Home Inspection vs Appraisal in Florida: Two Visits, Two Different Jobs

Home inspection vs appraisal Florida buyers pay for are both visits to the property with different purposes.

The inspection protects you from the condition of the home; the appraisal protects the lender from the price. Our guide to four-point inspections in Florida covers the third visit Florida adds.

The inspection

A licensed inspector examines the structure and systems, plus components.

The Florida DBPR licence lookup verifies the licence.

A written report with photos and findings.

You hire the inspector and receive the report.

Ordered during the inspection period in the contract.

The appraisal

A licensed appraiser estimates market value for the lender.

See our guide to low appraisals in Florida.

Comparable sales, condition rating, and any repairs affecting value or safety.

The lender orders it; you pay for it and receive a copy.

Ordered after the inspection period at most lenders.

What the inspection covers

Roof, attic, electrical, plumbing, air conditioning, structure, windows and doors, plus appliances.

See our guide to roof age and your mortgage in Florida.

Moisture and drainage, plus evidence of leaks.

Safety items.

Two to four hours on site.

What the appraisal covers

Size, layout, condition and quality, plus location.

Comparable sales within the last few months.

Visible defects that affect value or the lender's minimum standards.

Not a systems check.

Thirty minutes to an hour on site.

Who each protects

The inspection protects the buyer.

The appraisal protects the lender's collateral.

The buyer benefits from both.

A low appraisal is leverage; an inspection finding is leverage.

Neither replaces the other.

The Florida additions

Four-point inspection for insurance on older homes.

Wind mitigation for premium credits.

See our guide to wind mitigation inspections in Florida.

Termite inspection, often required by the lender.

See our guide to termite inspections in Florida.

Sewer scope and specialty

A camera through the drains on pre-1975 homes.

See our guide to cast iron pipes and your mortgage in Florida.

Pool and seawall, plus dock inspections on waterfront.

Mould and radon by request.

Each is a separate specialist.

Timing

Inspection first, inside the contract's inspection period.

Appraisal second, once you intend to proceed.

See our guide to closing date delays in Florida.

Paying for an appraisal on a home you then reject wastes the fee.

Order the inspection the day the contract is signed.

FHA and VA appraisals

Government appraisals include minimum property standards.

See our guide to VA home inspections in Florida.

Peeling paint, missing handrails, a roof with no remaining life.

Closer to an inspection than a conventional appraisal.

Still not a substitute.

Appraisal waivers

Some conventional loans skip the appraisal.

See our guide to appraisal waivers in Florida.

The inspection becomes the only visit.

Never skip it in that case.

The lender's estimate is not a condition check.

Using the inspection report

Request repairs, a credit or a price reduction inside the inspection period.

See our guide to AS IS contracts in Florida.

Or cancel and recover the deposit.

Prioritise safety, roof and electrical, plus water.

Cosmetic items are not negotiation material.

Using the appraisal report

A low value: renegotiate, cover the gap, or walk under the appraisal contingency.

See our guide to second appraisals in Florida.

Required repairs: negotiate who fixes them before closing.

A high value: nothing changes; the lender uses the lower of price and value.

Read the condition notes too.

Cost

Inspection: a few hundred dollars, more with the Florida add-ons.

Appraisal: a few hundred, more for jumbo or complex properties.

Both are paid by the buyer.

Neither is refundable if the deal falls through.

Both are cheap next to the purchase.

Condos

The inspection covers the unit and what the inspector can see of the building.

See our guide to condo questionnaires in Florida.

The appraisal compares to other units.

The building's condition comes from the association's documents.

Three sources, not two.

New construction

An independent inspection at framing and at completion.

See our guide to new construction walkthroughs in Florida.

The appraisal is on the completed home or the plans.

Builder walkthroughs are not inspections.

Hire your own.

Attending the inspection

Be there for the last hour and the walkthrough of findings.

Ask the inspector what they would fix first and what they would ignore.

Photograph the panel, the water heater label and the roof from the ground for your insurance file.

Appraisals are not attended; the appraiser works alone.

The inspection is your one chance to see the house with an expert.

Reports and the lender

The lender receives the appraisal directly and does not see the inspection unless you send it.

Sending it can trigger repair conditions on government loans.

Use it to negotiate with the seller, not to inform the lender, unless the lender asks.

The four-point and wind mitigation go to the insurer, not the lender.

Keep every report in one folder for closing and beyond.

Where to start

Book the inspector and the Florida add-ons the day you go under contract.

Let the lender order the appraisal once you decide to proceed.

Then start a conversation and we will time the appraisal to the inspection period.