Welcome to BuyAssociation.co.uk

Florida: Home Inspections & Surveys

Overview

When you have found a property that you like, you should make a close inspection of its condition. Obviously this will depend on its age and whether it has been restored or renovated, called remodelling in America, or is a new property. A common problem with a remodelled home is that you don’t usually know how well work has been carried out, particularly if the previous owner did it himself. If work has been done by a professional builder, you should ask to see the bills and check whether there’s a warranty. Note that a seller has a duty under Florida law to inform you of any defects which aren’t readily apparent and which materially affect the value of a property (which should be in writing). Note, however, that a seller may be able to deny any knowledge of a problem after the sale and it could be costly or impossible to prove otherwise.

Some simple checks you can do yourself include testing the electrical system, plumbing, mains water, hot water boiler, central heating and air-conditioning. Don’t assume that these are functional, but check them for yourself. If a property doesn’t have electricity, mains gas, mains water, or a telephone link, check the nearest connection point and the cost of extending the service to the property. If a home has a well or septic tank, you should have them tested. An older building may show visible signs of damage and decay, such as bulging or cracked walls, rising damp, missing roof slates and rotten woodwork. Some areas are prone to flooding, severe storms (e.g. hurricanes) and subsidence. It’s advisable to check an older property after a heavy rainfall, when any leaks should come to light.

The whole of Florida is infested with wood-boring insects such as subterranean termites, dry wood termites and powder post beetles, which can do thousands of dollars worth of damage. You should have a termite inspection on a resale property in Florida and the soil on a new house site must be treated against insect and vermin infestations. You may also be advised to have a radon test if a property is in an area susceptible to high levels of radon (a naturally occurring radioactive gas which can cause cancer). If you find or suspect problems, you should have a full home inspection carried out, which is advisable for a resale property. Many older properties were built with inferior materials and common problems include rusting lead water pipes; asbestos; poor wiring; defective plumbing and drains; lead-based paint (which is poisonous and now banned); rising damp; dry and wet rot; uneven flooring; collapsing facades; subsidence; woodworm and termites; bulging walls; and cracked internal and external walls. Serious problems are often found in properties built in the boom years of the 1980s and can even be found in properties less than five years old. Generally if you would have a home inspection carried out if you were buying the same property in your home country, then you should have one done in Florida.

Some experts even recommend a home inspection on a new property with a warranty, as some builders occasionally use short cuts and inferior materials which can lead to problems later. Alternatively you can hire a contractor, architect, engineer or other expert to check a building during construction to ensure that the building code has been met. You shouldn’t assume that everything is okay as shoddy workmanship and violations of the building code are fairly common in Florida. The good news is that with a new home you do at least have a warranty.

Home inspections aren’t usually performed prior to signing a contract in Florida and therefore if you decide to have an inspection done you must make the purchase contract contingent on a satisfactory report. If serious faults are revealed the inspection contingency clause allows you to obtain compensation for any work necessary or to cancel the contract and have your deposit returned. The contract should state who will pay for the inspection and any necessary repairs, although the inspector should always be working solely for (and under the instructions of) the buyer.

Always discuss with the inspector exactly what will be included in the inspection and most importantly, what will be excluded (you may need to pay extra to include certain checks and tests). A general inspection should include the structural condition of all buildings (particularly foundations, roofs, walls and woodwork); plumbing, electrical, heating and air-conditioning systems; and anything else you want inspected such as a swimming pool and its equipment (e.g. filter system or heating). A home inspection can be limited to a few items or even a single system only, such as the electrical wiring or plumbing in an old house. The average home inspection costs $300 to $500, which is a small price to pay when tens or hundreds of thousands of dollars are at risk.

Always use a certified and licensed professional inspector who’s a member of the American Society of Home Inspectors (847-759-2820, www.ashi.com) or another professional organisation. Whoever you employ, you should ensure that he’s experienced in the idiosyncrasies of local properties and that he has professional indemnity insurance (which means you can confidently sue him if he does a bad job!). Most companies provide a comprehensive one-year warranty. You should receive a written report on the structural condition of a house, including anything that could become a problem in the future. Some experts recommend that you accompany the inspector, who may produce a video film of his findings in addition to a written report.

Surveys

Before buying a single-family home on its own lot, you should walk the boundaries and look for fences, driveways, roads, and the overhanging eaves of buildings that might be encroaching upon the property. If you’re uncertain about a property’s boundaries or that of a neighbouring property, you should have a land survey done. A survey usually applies to unplatted land and provides that the lot on which a property is built is substantially as stated in terms of its size and location. It’s also intended to reveal any encroachments by neighbouring buildings or the shifting of boundary markers.

GARAGES & PARKING

A garage or private parking space may not be provided when you buy an apartment or townhouse, although there’s usually a general parking lot for both residents and visitors. Single-family homes have a car port or garage for one or more cars. Smaller or older homes may have a single car port or garage only, while larger homes often have garaging for up to four cars. Note that because of the absence of basements in Florida homes, the garage usually doubles as a storage area and workshop, and may also house the laundry room. Garages are usually an integral part of a house, with direct access to first (ground) floor rooms (detached garages are rare). New homes and apartment buildings usually have adequate parking for both residents and visitors (over 75 per cent of new homes have a two-car or larger garage).

When buying a property (whether it’s an apartment, townhouse or a single-family home) the cost usually includes the garage or garage space (if applicable), which isn’t sold separately as in some countries. If you wish to live in a city centre, it may be difficult to find an apartment or townhouse with a garage or parking space, although high-rise apartment blocks usually have underground parking lots where spaces are allocated to owners. A private lock-up garage is useful, particularly in areas with a high incidence of car theft, e.g. most cities. Free on-street parking may be difficult or impossible to find in cities and in any case isn’t advisable for anything but a wreck.

© Survival Books Limited 2004

“Buying a Home in Florida” 2nd Edition, David Hampshire.

Reproduced with the permission of Survival Books Limited.

Further information on this topic can be found in “Buying a Home in Florida” 2nd edition, by David Hampshire.

For extensive information about buying a property in Florida, you can purchase this book at www.survivalbooks.net

More pages

Page 1: Overview

Net yields of 12 per cent on tenanted Atlanta properties with 12-month rental guarantee

The best villa holidays from James Villas with our hand-picked villas and all the support you need in resort, we're the number one choice

New Year opportunities in USA property Very limited supply of high yielding USA investment properties previously unseen on the market

We are on your side in buying property in Florida Bristol-based law firm with international reach to serve your needs when buying property