What Inspections You Actually Need Before Buying a House (and How to Read the Roof Report)

First-time home buyers need at minimum a general home inspection ($300-$500), and depending on the home, should add WDO (termite), four-point (homes 30+ years old in Florida), wind mitigation (for insurance discounts), sewer scope (homes pre-1990 with mature trees), and a dedicated roof inspection if the general inspector flags concerns or the roof is over 12 years old. The most expensive surprise after closing is almost always the roof, so this guide ranks every inspection type and then walks through how to read the roof portion of the report the way a working roofer would.

If your inspection turns up roof problems and you're now deciding whether to walk, renegotiate, or schedule the repair after closing, see our roof replacement service for honest Jacksonville pricing on what the issues actually cost to fix. Most of what an inspector flags is fixable, but the price ranges in the cost section below will help you negotiate from real numbers, not seller estimates.

What Inspections Are Actually Needed When Buying a House?

At minimum, every first-time buyer needs a general home inspection. Beyond that, the right inspections depend on the home's age, location, condition, and your lender's requirements. In Florida specifically, expect to need a four-point inspection and a wind mitigation report on top of the general for any home older than 30 years.

The rest of this guide breaks down each inspection type by priority, then dives into the roof inspection in particular because that's where buyers get burned most often. A failing roof is the single most expensive item to surface after closing, and the easiest to negotiate away before closing if you know what you're looking at.

The 13 Types of Home Inspections, Ranked by Priority

General Home Inspection (always Required)

The catch-all visual inspection covering structure, roof (visually), electrical, plumbing, HVAC, insulation, drainage, exterior, and major appliances. A licensed inspector spends 2-4 hours and produces a 30-80 page report. Costs $300-$500 depending on home size. This is the foundation of every other negotiation, do not skip it under any market conditions.

Wood-Destroying Organism (WDO) / Termite Inspection

Most Florida lenders require a WDO inspection (sometimes called a "termite letter" or "clear pest report") before closing. $75-$150. Catches active termite infestations, prior damage, and wood rot. Almost always paid by the buyer in Florida, occasionally negotiated to the seller.

Four-Point Inspection (Florida Homes 30+ Years)

Required by most Florida insurers for homes 30+ years old (and many homes 20-30 years old). Covers roof, electrical, plumbing, and HVAC, the four "points." $75-$150. A failing roof on a four-point is what kills the most deals in Jacksonville, see whether insurance will cover an aging roof for the underwriting details.

Wind Mitigation Inspection

Not technically a buyer requirement, but you absolutely want one. The wind mitigation report documents hurricane-resistant features (roof shape, attachment, sealed deck, hurricane straps, opening protection) that qualify the home for insurance discounts up to 70%+. $75-$150. The savings often pay for the inspection in the first month.

Dedicated Roof Inspection

When the general inspector raises any roof concern, or when the roof is 12+ years old, pay $200-$400 for a roofer to do a proper roof-only inspection. Generalists look at roofs from the ground or eaves; a roofer walks the roof, opens flashing, checks underlayment, and produces material-specific recommendations. We cover what's actually checked below. For the full process, see our roof inspection guide.

Sewer Scope Inspection

A camera inspection of the main sewer line from the home to the city tap. Critical for homes built before 1990, especially with mature trees in the yard (root intrusion is the #1 sewer failure cause). $150-$300. A collapsed sewer line is a $5,000-$15,000 repair, well worth the upfront inspection.

HVAC Inspection

If the system is 10+ years old, get a dedicated HVAC technician to inspect (not just the generalist). $100-$250. Average HVAC replacement is $7,000-$15,000, knowing the realistic remaining life lets you negotiate either price or a home warranty.

Mold / Air-Quality Inspection

If the general inspection or your nose flags moisture, get a separate mold inspection. $300-$800. Florida humidity makes this more relevant than in drier states. Mold remediation can run $2,000-$15,000+ depending on scope.

Radon Test

Standard in many states; less critical in coastal Florida (radon levels are typically low here). $100-$200. Run a 48-hour test if you're concerned, or skip in Jacksonville's coastal zone unless the home has a finished basement (rare in FL).

Lead-Based Paint (homes Pre-1978)

Federally disclosed for homes built before 1978. If you're worried about young children or pregnancy, pay $300-$500 for a certified XRF test. Most pre-1978 Jacksonville homes have been repainted multiple times, but underlying layers may still be lead-based.

Pool / Spa Inspection

If the property has a pool, get a dedicated pool inspector. $150-$300. A failing pool pump, heater, or liner is a $3,000-$10,000 surprise. The general inspector may note "pool present" but won't dive into the equipment.

Foundation / Structural Engineer

Only if the general inspector flags cracks beyond hairline cosmetic, doors that don't latch, or visible settling. $300-$600 for a structural engineer to evaluate. Don't skip this if there's any structural concern, foundation repairs are the biggest financial surprises in homeownership.

Septic Inspection (rural / Non-City-Sewer Homes)

If the home isn't on city sewer (common in rural St. Johns and Clay County properties), get a dedicated septic inspection. $300-$500. Tank replacement is $5,000-$10,000; drain field replacement is $7,000-$20,000+.

Why the Roof Inspection Matters More Than the Rest

Of every system in a home, the roof is the most likely to be the single largest unexpected repair after closing, and the most likely to derail the closing itself. Three reasons:

• Insurance gates the deal. An old or worn roof can fail a four-point inspection, which means the buyer can't bind insurance, which means the lender won't fund. The closing collapses. See why Florida insurers drop old roofs for the underwriting reality.
• It's the most expensive single item. A roof replacement on a Jacksonville home is $14,000-$28,000. Compare that to a $200 leaky toilet or $500 worn shingle patch, different orders of magnitude.
• General inspectors don't really inspect it. Most home inspectors look at the roof from the ground with binoculars or from the eaves with a ladder. They may not walk the roof, open flashing, or check the underlayment. The roof section of a generalist's report is the least reliable part.

What a Roof Inspector Actually Checks (Beyond What a Generalist Does)

A dedicated roof inspection by a licensed roofer covers what the generalist misses. Here's what should be in the report:

• Shingle condition by section. Walking the roof, the inspector evaluates granule loss, lifted tabs, cracked shingles, blistering, and curling separately for each roof plane. The south-facing slope ages faster in Florida.
• Flashing integrity. Every penetration (vents, chimneys, skylights, sidewalls) gets opened or probed. Failed flashing is the #1 source of post-purchase roof leaks.
• Underlayment age and type. Even with sound shingles, old felt or synthetic underlayment past its service life means the next storm causes leaks. This is invisible from the surface.
• Decking condition. Soft spots, prior leak staining, or sagging indicates rotted plywood. Material is cheap, labor to replace is expensive.
• Ventilation adequacy. Improper attic ventilation shortens roof life and creates moisture problems. The inspector checks intake vs exhaust balance.
• Hurricane-mitigation features. Hurricane straps, sealed roof deck, attachment method, and overall code compliance, all critical for Florida insurance discounts.
• Estimated remaining life. A roofer can give you a credible "this roof has X-Y years remaining" assessment based on the material, age, and condition, generalists rarely do.

Roof Red Flags First-Time Buyers Should Know

If any of these show up in the roof section of the inspection report, pause and get a dedicated roof inspection before signing:

• "Roof age 15+ years" on an asphalt shingle roof in Florida. You're at end-of-life, full replacement likely needed within 0-5 years.
• "Granule loss heavy" or "shingles appear worn." Granules are the UV protection layer, losing them means the underlying mat is exposed and degrading fast.
• "Active leak observed" or "water staining in attic." Active leaks are buyer-killer findings, get a roofer assessment before agreeing to any repair credit.
• "Improper flashing at [chimney/vent/sidewall]." Almost always indicates DIY work or a contractor who cut corners. Flashing rebuilds run $500-$3,000.
• "Multiple shingle layers" / "second layer roof." Older homes sometimes have shingles installed over the original. This shortens life, voids many warranties, and complicates tear-off.
• "Repairs visible" / "patched areas." A few patches are normal; widespread patching suggests systemic problems.
• "Underlayment damage visible at eaves" or curling shingles at the edges. Often the first sign of full-system failure.
• No mention of the roof at all, or just "satisfactory" with no detail. A vague roof section means the inspector didn't look closely. Request more detail or pay for a dedicated roof inspection.

Florida-Specific Inspection Realities

Florida has rules and habits that change the inspection landscape compared to most states. Three you need to plan for:

Four-Point Inspection Failures Cluster on the Roof

Of the four points (roof, electrical, plumbing, HVAC), the roof is by far the most common failure cause in Jacksonville. If the home is 25+ years old, assume the four-point will find roof issues and budget for that conversation in advance.

Wind Mitigation Is Money in Your Pocket

A wind mitigation inspection isn't required by anyone, but the discounts it unlocks on insurance can save $300-$1,200+ per year. Always order one. If the home has hurricane straps, a sealed roof deck, and impact windows, you'll see immediate insurance savings.

Citizens' "old Roof" Coverage Gap

Citizens Property Insurance, Florida's insurer of last resort, will refuse or drop coverage on roofs older than 15-20 years. Private insurers are even stricter. If the home you're buying has a roof in that age range and no replacement scheduled, expect insurance friction at closing.

What You Can DIY Before Paying for an Inspector

Before you spend $400+ on inspections, walk the home with the seller's disclosure in hand and your phone camera. Things you can spot yourself:

• Roof age: Ask the seller for the permit date or the most recent roof replacement invoice. This is non-negotiable information.
• Stains on ceilings: Yellow rings on ceilings or upper walls indicate past or current roof leaks. See our yellow stain diagnosis guide for what they actually mean.
• Sagging gutters or downspouts: Indicates roof drainage issues or fascia rot.
• Granules in gutters or downspout splash zones: Heavy granule accumulation means the roof is shedding its UV layer.
• Daylight visible through the attic at any point: Should never happen on a sound roof.
• Stains around chimney or skylight in the attic: Flashing failure.
• Door/window operation: Doors that don't latch or windows that stick may indicate foundation settling.
• Floor flex around toilets and tubs: Soft floors near plumbing fixtures often mean water damage and subfloor rot.

None of these replace an inspector, but they help you know what to ask the inspector to focus on, and whether the home is worth inspecting at all.

When to Get a Separate Roof Inspection (Beyond the General)

Pay the extra $200-$400 for a dedicated roof inspection if any of these apply:

• The roof is 12+ years old (asphalt) or 25+ years old (metal/tile)
• The general inspector flagged ANY roof concern
• The seller's disclosure mentions prior roof repairs or leaks
• You see staining in the attic, gutters full of granules, or visible damage from the ground
• The home is in Florida's high-velocity hurricane zone (HVHZ) or near the coast
• You're financing through a lender that requires four-point clearance
• The seller is offering a "roof credit" instead of repair, you need real numbers to negotiate from

A roofer will spend an hour on the roof itself, check from the attic, and give you a written assessment with material-specific recommendations and remaining-life estimate. That's the document you take back to the negotiation.

What All These Inspections Actually Cost

Budget $400-$1,500 in total inspection costs for most Jacksonville home purchases. Here's the typical breakdown:

• Bare minimum (newer home, no concerns): General ($400) + WDO ($100) = ~$500
• Typical first-time buyer (15-30 year old home): General ($400) + WDO ($100) + four-point ($100) + wind mitigation ($100) = ~$700
• Older home or concerns: Above + dedicated roof inspection ($300) + sewer scope ($200) = ~$1,200
• Rural / unique property: Above + septic ($400) + structural ($500) = ~$2,100

Compare these costs to the $10,000-$30,000 surprises they prevent. Inspections are the highest-ROI spend in the entire home-buying process.

How to Use Inspection Findings to Negotiate

The inspection report is your leverage tool. Three ways to use it:

1. Request repairs before closing. Cleanest for major safety issues (electrical, structural, active leaks). The seller pays a vetted contractor; you get receipts.
2. Request a credit at closing. Cleaner for big-ticket items (roof, HVAC, full plumbing). You pocket cash and handle the work yourself. Often nets more value than seller-managed repairs, you choose the contractor and standard.
3. Request a price reduction. Same effect as a credit but baked into the contract price. Helps if you're financing tight and don't need cash at closing.

For roof issues specifically, request a credit large enough to cover full replacement, not just repairs. Sellers often offer to "repair" a 17-year-old roof, but a repaired old roof still fails insurance underwriting. Get the credit, see our roof replacement cost guide for the number to ask for, and handle the replacement on your terms after closing. For seller-side context on this same decision, our home value guide covers when sellers should replace before listing.

If your inspection turned up roof issues and you want a working roofer's honest read on what the report actually means, contact Gimo's Roofing for a follow-up inspection. We'll walk the roof, review the report, and tell you straight what needs replacing, what's a $500 fix, and what number to negotiate. Call (904) 606-5313.