Dream Home Inspection 
5889 S. Williamson Blvd. Unit 1428
Port Orange, Florida 32128
386-383-3270

Florida's State-Mandated Guidelines for Home Inspections

The following outlines the comprehensive guidelines set forth by the state of Florida for conducting home inspections. These guidelines are structured to ensure that home inspectors provide their clients with the highest standard of service.

Overview of Home Inspection Guidelines

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• General Home Inspection Guidelines: These guidelines are designed to set a uniform standard for home inspections, ensuring all home inspectors in Florida adhere to the same high standards.

• Structural Inspection Standards: This section details the requirements for inspecting structural components of a home, including foundations, walls, and roof structures.

• Electrical System Inspection Standards: Guidelines here focus on thoroughly inspecting the home's electrical systems, including wiring, panels, and safety devices.

• HVAC System Inspection Standards: This part addresses the inspection of heating, ventilation, and air conditioning systems, ensuring their proper function and safety.

• Roof Covering Inspection Standards: These standards cover the inspection of roofing materials, attic ventilation, and related structural components.

• Plumbing System Inspection Standards: Guidelines for inspecting all aspects of the home's plumbing system, including pipes, drains, and water heaters.

• Interior Component Inspection Standards: This section includes standards for inspecting interior elements like walls, floors, and installed appliances.

• Fireplace and Solid Fuel Burning Appliance Inspection Standards: Details the requirements for inspecting fireplaces, chimneys, and other related components.

• Household Appliance Inspection Standards: This section outlines the standards for inspecting household appliances for functionality and safety.

• Exterior Component Inspection Standards: These standards cover the inspection of the home's exterior, including walls, windows, and attached structures like decks and porches.

• Inspection Standards for Site Conditions Affecting Structure: This includes guidelines for inspecting external factors that might impact the home's structure, like drainage and landscaping.

• General Limitations and Exclusions in Inspection: This section clarifies the limitations of home inspections, outlining what is not included or beyond the scope of a standard inspection.

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Specific Provisions in Home Inspection Standards

• Structural Inspection Criteria: Inspectors must examine visible structural components using probing methods where deterioration is suspected. Inspectors describe the key structural elements and are exempt from entering potentially unsafe spaces.

• Electrical System Inspection Requirements: Inspectors are tasked with examining key components of electrical systems and describing their condition and capacity, but they are not required to inspect ancillary electrical systems.

• HVAC Inspection Guidelines: Inspectors must evaluate visible HVAC components, describing their type and condition. Certain areas, like the interiors of flues and solar heating systems, are outside the scope of inspection.

• Roof Inspection Protocols: Inspectors are to assess roofing materials and structures, with exemptions for inaccessible areas and safety concerns regarding walking on the roof.

• Plumbing Inspection Standards: The inspection includes examining the home's plumbing system, with details on the types of materials used and the location of main shut-off valves.

• Interior Component Inspection Practices: Inspectors evaluate the interior of the home, including walls, floors, and installed fixtures, with limitations on inspecting decorative finishes and non-structural elements.

• Fireplace and Appliance Inspection Rules: These standards require inspection of fireplaces and appliances for operational safety, with exemptions for certain components and operational testing.

• Exterior Inspection Requirements: This involves inspecting the home's exterior elements and describing the materials used, with exemptions for certain outdoor features and inaccessible areas.

• Site Condition Inspection Norms: Inspectors assess external factors that could affect the home, such as vegetation and surface drainage, with limitations on geological and geotechnical conditions.

• General Inspection Limitations: The guidelines also emphasize the visual and non-invasive nature of home inspections, outlining what inspectors are not required to do, such as determining the life expectancy of systems or components or assessing compliance with codes and regulations.

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Authority and Implementation

This comprehensive set of standards is authorized under Chapter 468, Section XV of the Florida Statutes and is enforced by the Department of Business and Professional Regulation. These guidelines ensure that Florida home inspectors provide their clients with consistent, thorough, and professional services.

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61-30.801 General Guidelines for Home Inspection Practice

1. Objective of the Guidelines: These guidelines aim to set a standard for home inspectors operating under Chapter 468 Section XV of the Florida Statutes. They provide a framework for conducting inspections consistently and professionally.

2. Purpose of Home Inspections Under These Guidelines: Inspections carried out under these standards are designed to inform the client about the current condition of the home's systems and components. This includes a review of visible and apparent conditions at the time of inspection and identifying any significant defects. These inspections do not predict the future conditions of the property.

3. Scope of the Inspection Standards: These standards are not meant to restrict the inspection process in areas where the inspector possesses specific expertise or qualifications.

4. Inspection Procedure: Inspectors are required to examine readily accessible systems and components listed in these guidelines. This involves using normal operating controls and accessing openable panels. A representative sample should be inspected if multiple instances of the same component are present.

5. Reporting Requirements: Inspectors are expected to describe systems and components as specified by these standards, including their type and significant features.

6. Inspection Findings: The inspector is required to report on any systems or components that are (a) malfunctioning, (b) unsafe or pose a significant risk, (c) significantly deficient, or (d) nearing the end of their service life, based on the inspector's professional judgment.

7. Explanation of Findings: Should it not be immediately apparent to the client, the inspector must explain why a system or component is considered significantly deficient or near the end of its service life.

8. Recommendations for Addressing Deficiencies: The inspector should provide recommendations for the repair, monitoring, or further evaluation of any deficiencies observed during the inspection.

9. Documentation of Non-Inspected Components: Any systems or components that were present but not inspected, as per these standards, should be documented, along with the reasons for not inspecting them.

10. Flexibility in Practice: These guidelines do not restrict inspectors from:

    • (a) Offering additional inspection services beyond the requirements of these standards.

    • (b) Recommending repairs, if qualified and willing to do so.

    • (c) Excluding certain systems or components from the inspection upon agreement with the client.

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61-30.802 Structural Inspection Standards

1. Inspection of Structural Components: Inspectors are required to assess all visible structural elements as defined in 61-30.801(26), F.A.C. This includes parts of the foundation, walls, beams, columns, joists, rafters, trusses, and other framing, as well as attic and foundation area ventilation. Inspectors should probe structural components where deterioration is visible or suspected, except in cases where probing could cause further damage or where no deterioration is apparent.

2. Reporting on Structural Components: The inspector must describe the (a) foundation, (b) floor structure, (c) wall structure, (d) ceiling structure, (e) roof structure, and (f) the methods used for inspecting attic spaces and under-floor crawl spaces.

3. Limitations on Structural Inspection: The inspector is not obligated to enter or move through any crawl space or attic if:

   • (a) Unsafe or unsanitary conditions are present.

   • (b) Inadequate clearance prevents safe entry or movement.

   • (c) There is a risk of causing damage to insulation, ductwork, or other components.

Inspectors are not obligated to offer any services related to engineering or architecture, nor are they required to provide judgments on the sufficiency of any structural system or component.

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61-30.803 Electrical System Inspection Guidelines

Scope of Electrical System Inspection: 

a) Inspectors are to examine the service entrance conductors, including the drip loop, cables, and raceways

(b) Examination of the main service equipment and main disconnects is required.

(c) Inspection of the service grounding.

(d) Assessment of the internal components of main service panels and subpanels.

(e) Review of the conductors.

(f) Evaluation of overcurrent protection devices and a selection of accessible installed lighting fixtures, switches, and receptacles.

(g) Inspection of ground fault and arc fault circuit interrupters.

Reporting Requirements:

(a) The inspector must document the amperage and voltage rating of the service.

(b) Location of the main disconnect(s) and subpanels must be described.

(c) The type or methods of wiring used should be reported.

(d) The presence or absence of smoke detectors and Carbon Monoxide detectors should be noted.

Exclusions from Electrical Inspection:

(a) Remote control devices are not part of the inspection.

(b) Security alarm systems and components are excluded.

(c) Low voltage wiring and systems not part of the primary electrical distribution system are not inspected.

(d) Generators, photovoltaic solar collectors, and battery or electrical storage devices and their equipment are not included in the inspection.

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Limitations of Electrical Inspection:

(a) Inspectors are not required to measure amperage, voltage, or impedance.

(b) Load calculations are not part of the inspection.

(c) Inspectors shall not insert any tools or devices into electrical components.

(d) Determining the accuracy of circuit labeling is beyond the scope of the inspection.

61-30.804 HVAC System Inspection Standards

Heating and Air Conditioning Component Inspection:

(a) Inspection includes all accessible heating and air conditioning components, such as installed heating equipment, fuel storage and distribution systems, vent systems, flues, chimneys, ductwork, air distribution components, and mechanical ventilation systems.

(b) The inspector must describe the heating system's energy sources, methods, capacity (in BTUs or kilowatts), and the location and condition of the air handler unit or furnace.

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HVAC Distribution Systems:

(a) Readily accessible HVAC distribution systems must be inspected.

(b) Descriptions should include the energy source, cooling methods, and the presence of condensate overflow warning or shutoff devices.

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Exclusions and Limitations in HVAC Inspection:

(a) Inspectors are not required to evaluate interiors of flues or chimneys that are not accessible, heat exchangers, humidifiers/dehumidifiers, electronic air filters, sanitizers, UV lights, or solar space heating systems.

(b) Inspectors are not to determine the adequacy of heat supply or distribution balance, nor operate heat pump systems under conditions that might damage the air conditioning system.

(c) Determining the adequacy of cooling supply, distribution balance, or indoor air quality, and operating the air conditioning system under potentially damaging conditions, are not part of the inspection.

61-30.805 Roof Covering Inspection Standards

Scope of Roof Inspection:

(a) Inspectors are to examine roofing materials, flashings, skylights, chimneys, roof penetrations, roof drainage systems, and attic and foundation area ventilation.

1. The inspector must provide details regarding: (a) The type of materials used for roofing; (b) The techniques employed in the roof inspection; (c) The lack of insulation in uncompleted areas adjacent to conditioned spaces.

2. The inspector is not obligated to examine:

(a) Elements or systems that are not easily accessible;

(b) Antennas or other installed add-ons;

(c) The insides of flues or chimneys that are not easily accessible.

1. The inspector is not obliged to traverse the roof surface if, in the inspector's judgment, the following conditions are present:

(a) The roof's incline is too steep for safe traversal;

(b) There is no secure route to the roof;

(c) Weather conditions make the roof treacherous to walk on;

(d) The state of the roofing material or roof decking makes it dangerous to walk on;

(e) Walking on the roof could harm the roofing materials;

(f) Walking on the roof could risk liability or danger to the homeowner or others involved in the home inspection process.

1. The inspector is not required to disturb insulation.

61-30.806 Standards of Practice, Plumbing System

1. The inspector must inspect:

(a) The interior water supply and distribution systems, including all fixtures, faucets, and components;

(b) The drain, waste, and vent systems, along with all plumbing fixtures;

(c) The water heating equipment;

(d) The vent systems, flues, and chimneys;

(e) The drainage sumps, sump pumps, and related piping.

1. The inspector must describe:

(a) The materials used for water supply, drain, waste, and vent piping;

(b) The water heating equipment, including the energy source;

(c) The main water and fuel shut-off valves' locations.

1. The inspector is not required to inspect:

(a) Wells or water storage-related equipment;

(b) Water conditioning systems;

(c) Solar water heating systems;

(d) Fire sprinkler systems;

(e) Private waste disposal systems;

(f) Testing of shower pans, tubs, and shower surrounds for leaks;

(g) Irrigation systems.

1. The inspector is not required to determine:

(a) Whether water supply and waste disposal systems are public or private;

(b) The water supply's quantity or quality, including that of the irrigation system, or whether it will meet the client's needs at the time of inspection or thereafter;

(c) Operation of safety valves or shut-off valves.

61-30.807 Standards of Practice, Interior Components

1. The inspector must inspect:

(a) Interior walls, ceilings, and floors;

(b) Steps, stairways, and railings;

(c) Countertops and a representative number of installed cabinets;

(d) Garage doors and their operators;

(e) A representative number of doors and windows, including their operating mechanisms, locks, and latches;

(f) Interior doors and windows, along with their operating mechanisms, locks, and latches;

(g) Insulation and vapor retarders in unfinished spaces.

1. The inspector must describe:

(a) The insulation and vapor retarders in unfinished spaces;

(b) The absence of insulation in unfinished spaces at conditioned surfaces.

1. The inspector is not required to disturb insulation.

2. The inspector is not required to inspect:

(a) Paint, wallpaper, window treatments, and other specialized finish treatments;

(b) Carpeting;

(c) Window treatments;

(d) Central vacuum systems;

(e) Household appliances;

(f) Recreational facilities.

1. The inspector is not required to open or operate any windows or doors and access covers that are permanently or temporarily secured by mechanical means, are painted shut, or are blocked by stored items or furniture.

61-30.808 Standards of Practice, Fireplaces and Solid Fuel Burning Appliances

1. The inspector must inspect:

(a) System components;

(b) Vent systems, flues, and chimneys.

1. The inspector must describe:

(a) Fireplaces and solid fuel burning appliances;

(b) Chimneys.

1. The inspector is not required to inspect:

(a) Fire screens and doors if not permanently attached;

(b) Seals and gaskets;

(c) Automatic fuel feed devices;

(d) Mantles and fireplace surrounds;

(e) Combustion make-up air devices;

(f) Heat distribution assists, whether gravity controlled or fan assisted.

1. The inspector is not required to:

(a) Ignite or extinguish fires;

(b) Light gas fireplaces or heaters, or other unlit pilot light devices;

(c) Determine draft characteristics;

(d) Move fireplace inserts, stoves, or firebox contents.

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61-30.809 Standards of Practice, Household Appliances

1. The inspector must inspect household appliances for normal operation using normal operating controls to activate a primary function.

2. The inspector must describe the type of household appliance.

3. The inspector is not required to:

(a) Activate any system or appliance that is shut down, disconnected, or otherwise inoperable;

(b) Operate or evaluate any system, component, or appliance that does not respond to normal user controls;

(c) Operate any gas appliance that requires the manual lighting of a pilot light or burner device;

(d) Operate any system, appliance, or feature that requires special codes, keys, combinations, or devices or where a user manual is needed for reference;

(e) Operate any system, component, or appliance where, in the opinion of the inspector, damage might occur;

(f) Determine the calibration of thermostats, adequacy of heating elements, or operate or evaluate self-cleaning cycles, door seals, indicator lights, timers, clocks, timed features, defrost cycles, frost-free features, or other specialized features of the appliance;

(g) Determine leakage from microwave ovens;

(h) Determine the presence or operation of backdraft damper devices in exhaust devices;

(i) Move any appliance;

(j) Confirm the operation of every control or feature of a system or appliance.

61-30.810 Standards of Practice, Exterior Components

1. The inspector must inspect:

(a) The exterior wall cladding, flashing, and trim;

(b) All exterior doors;

(c) Attached decks, balconies, stoops, steps, porches, and their associated railings;

(d) Eaves, soffits, and fascias where accessible from ground level;

(e) Walkways, patios, and driveways leading to dwelling entrances;

(f) Ventilation of attics and foundation areas.

1. The inspector must describe the exterior siding/cladding.

2. The inspector is not required to inspect:

(a) Window and door screening, shutters, awnings, and similar seasonal or protective accessories and devices;

(b) Fences;

(c) Geological, geotechnical, or hydrological aspects;

(d) Recreational facilities;

(e) Outbuildings;

(f) Swimming pools, seawalls, break-walls, boat lifts, docks;

(g) Erosion control and earth stabilization measures.

1. The inspector is not required to move furniture, appliances, lawn and garden equipment, tools, stored items, wall decorations, floor covering, clothing, or any items that may inhibit inspections.

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Inspector Limitations

System and Component Operation

• Inspectors are not required to operate systems or components that are:

  • Inoperable or could cause damage

  • Unresponsive to normal controls

  • Potentially unsafe to operate

Area Access

• Inspectors are not required to enter areas that are:

  • Dangerous to the inspector or others

  • Likely to damage the property

  • Difficult to access, such as crawl spaces or attics

Inspection Scope

• Inspectors are not required to inspect:

  • Underground items like storage tanks

  • Unfinished installations

  • Decorative items

  • Systems in inaccessible areas

  • Detached structures (except garages and carports)

  • Common areas in multi-unit housing

Additional Limitations

• Inspectors are not required to:

  • Perform dangerous procedures

  • Describe systems not covered by these standards

  • Move furniture or belongings blocking access

  • Dismantle systems or components

  • Inspect recreational facilities

  • Use specialized instruments or measuring devices

  • Determine calibration of timers, thermostats, etc.

  • Operate equipment beyond basic cycles or phases

  • Provide information on property ownership, liens, code violations, recalls, etc.

  • Assess thermal glass seals

  • Identify manufacturer defects or recall notices

  • Verify installation conformance to manufacturer instructions

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Rulemaking Authority: 468.8325, FS Law Implemented: 468.8323, 468.832(1)(j), FS Originator: Richard Morrison, Executive Director, Department of Business and Professional Regulation Supervisor: Charlie Liem, Secretary, Department of Business and Professional Regulation Date Approved: June 20, 2010 Date Published: April 9, 2010

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