What Happens During the Inspection Period in Florida?

What happens during the inspection period on a Florida home purchase?

In Florida, the inspection period is typically 10–15 days after contract execution. During that time, you have the right to conduct any inspections you choose — home inspection, 4-point, wind mitigation, pool, roof, mold — and the right to cancel the contract for any reason and receive your full deposit back. If you find issues, you can request repairs, credits, or a price reduction. If the seller won't negotiate, you can walk away. No explanation required.

The Timeline

Don't wait until day 8 to schedule your inspector. In Palm Beach County's active market, good inspectors book fast — call the day you go under contract.

• Day 1–2: Schedule all inspections
  
  
• Day 3–7: Complete inspections (be present — plan 3–4 hours)
  
  
• Day 7–10: Review reports and consult your agent
  
  
• Day 10–15: Submit repair/credit requests or issue cancellation notice
  
  

What Inspections to Schedule

General Home Inspection ($400–$600)

Covers roof, structure, electrical, plumbing, HVAC, windows, appliances. Non-negotiable — always get one.

4-Point Inspection ($75–$150)

Required by most insurers for homes 20+ years old. Covers roof, electrical, plumbing, HVAC.

Wind Mitigation Inspection ($150–$350)

Can save 10–45% on wind premiums. Valid 5 years. Smart to get on any purchase.

Pool/Spa Inspection ($100–$175)

Pool equipment failure and cracked shells are common and expensive.

Mold/Air Quality Testing ($300–$600)

More common on older homes or homes with past water intrusion history.

Sewer Scope ($150–$250)

Recommended on homes built before 1980 — cast iron plumbing can have root intrusion.

What Happens If the Inspector Finds Something

Almost every inspection finds something. After reviewing reports, you have three choices: accept the property as-is, request repairs/credits/price reduction, or cancel and walk away. Under the As-Is contract, you can cancel for any reason during the inspection period and receive your full earnest money back.

In a Florida As-Is contract — used in the vast majority of Palm Beach County transactions — sellers are not required to repair anything. But they have strong incentives to negotiate: if they refuse reasonable requests and you cancel, they go back on the market and the next buyer will find the same issues.

Frequently Asked Questions

What is the inspection period in Florida?

The inspection period is a negotiated window — typically 10–15 days from the contract effective date — during which buyers have the right to inspect the property and cancel for any reason with full return of their earnest money deposit.

Can I cancel a Florida home purchase during the inspection period?

Yes. Under the standard Florida As-Is contract, buyers can cancel for any reason during the inspection period and receive their full deposit back. No explanation is required. Once the period expires, cancellation may put your deposit at risk.

What inspections should I get when buying a home in Palm Beach County?

At minimum: a full home inspection and 4-point inspection. Also strongly recommended: wind mitigation inspection, pool inspection if applicable, and a roof inspection if the roof is older than 15 years.

Do sellers have to fix things found during inspection in Florida?

Under Florida's As-Is contract, sellers are not obligated to repair anything. However, sellers must disclose known material defects. Inspection results can be negotiated, but sellers have no legal obligation under the contract terms.

How long does a home inspection take in Florida?

A thorough home inspection typically takes 2.5–4 hours. Buyers should plan to be present for the full inspection and walk through findings with the inspector at the end.

The inspection period is your best chance to know exactly what you're buying. Connect with the Treu Group team at treugroup.com for guidance on what to request — and what to let go.

About Lisa Treu

Lisa Treu is the CEO of Treu Group Real Estate and has been helping buyers and sellers in Palm Beach County since 1989, with a focus on Jupiter, Palm Beach Gardens, and Delray Beach. She specializes in luxury homes, waterfront properties, new construction, and residential resale, and her team has earned 107 Google reviews, 265 Zillow team reviews, 79 Realtor.com reviews, and 21 Yelp reviews.