The Most Common Things That Show Up on Miami Home Inspections (And What to Do About Them)
Buying a home in Miami? Get ready for sunshine, palm trees… and a few things you might not expect to find on your inspection report.
Whether you're buying a charming old Coral Gables home or a sleek new construction home in Pinecrest, it's pretty common to find some Florida-specific issues during inspections. But don’t panic. Most of these are totally fixable, often negotiable, and rarely deal-breakers when you know what to expect.
Here are the usual suspects:
1. Mold (Yes, Even in Beautiful Homes)
Miami’s humidity creates a PERFECT breeding ground for mold, especially in older homes or anywhere there's been a leak.
What to expect:
- Mold in A/C closets and around air vents. Like, almost every time.
- Musty smells in closed-off rooms, especially detached guest houses. It’s hard to control the humidity.
What to do:
A licensed mold assessor can evaluate it, and remediation is often straightforward. Sometimes (although not always) it just needs to be wiped down and it’s no big deal.
2. Termites
We have two types of houses in Miami. Houses that have termites, and houses that WILL have termites. They are just a fact of life in South Florida. Most homes here have been treated at some point.
What to expect:
- Evidence of drywood or subterranean termites, usually in the attic or along roof soffits
- If the owners have treated in the past, they sometimes have a warranty they can transfer to you. That is ideal! If not, the inspector will almost always recommend that you treat for termites if they find any evidence.
What to do:
Most issues can be handled with tenting or spot treatment. Look for a transferable termite warranty. It's a nice plus for buyers.
3. Roof Issues
Between blazing sun and tropical storms, roofs in Miami take a beating. And here’s the kicker: insurance companies really don’t care much what condition a roof is in. They only care about how old it is. Here’s the general rule of thumb from their eyes as far as how long roofs last:
- Metal roof – 40 years
- Tile roof – 30 years
- Shingle roof – 20 years
- Flat roof – 10 years
What to expect:
- Signs of patching or past leaks
- Roofs near end-of-life
- Flat roof sections with poor drainage
- If a roof leak is detected, most likely it will need to be repaired and reinspected prior to closing to avoid issues with your insurance company
What to do:
Your insurance quote will depend heavily on the age and condition of the roof. Roof replacements can be negotiated or credited at closing if needed.
4. Air Conditioning Problems
You’ll rely on your A/C almost year-round, so this one matters.
What to expect:
- Older or undersized units
- Leaks from clogged drain lines
- Mold in the a/c air handler closet and along ductwork
- Dirty a/c coils (most common finding on an inspection report!)
What to do:
A/C systems are expensive, but often repairable. So repairs and replacements can be negotiated if necessary.
5. Plumbing & Drainage
Older Miami homes (built before 1975) often have cast iron pipes — and they don’t age gracefully. It is highly recommended if the home was built before 1975 that you do a “sewer scope inspection” where they put a camera down the pipes, so you can determine what condition the pipes are in.
What to expect:
- Slow drainage or backups
- Visible corrosion or under-slab issues
What to do:
A camera sewer scope can reveal hidden problems. If issues are found, it’s common to negotiate a repair credit. Replacing pipes can be VERY expensive and often very messy.
6. Electrical Quirks
Especially in older homes that have been renovated over the years.
What to expect:
- Outdated panels (like Federal Pacific or Zinsco, which insurance companies won’t insure)
- Non-GFCI outlets in bathrooms/kitchens
- Double-tapped breakers (another one of the most commonly found issues on inspections, and VERY easy to fix)
What to do:
A qualified electrician can fix most issues affordably. Panels may need replacing for insurance eligibility.
Final Thought: Don’t Panic
A long inspection report doesn’t mean you’re buying a bad house — it means you're buying a Florida house. Knowing what’s normal helps you navigate the process with confidence and negotiate smartly. Seriously, don’t panic. Expect it!
And if you're working with me, I’ll walk you through every item, connect you with trusted inspectors and specialists, and help you make smart decisions without losing sleep.