Cross-section of asphalt shingle roof showing shingles, underlayment, roof deck, and rafters. Three-tab shingles last 15-20 years; architectural shingles 25-30 years. Check for cur…

📐 Lifespan: 15-30 years depending on grade

💡 Most common Florida roof - check age, underlayment condition, and storm damage

Standing seam metal roof system with raised seams, underlayment, and concealed fastener clips. Excellent wind resistance (140+ mph rated), fire-resistant, and long-lasting. Check f…

📐 Lifespan: 40-70 years | Wind rating: 140+ mph

💡 Superior wind resistance - ideal for Florida hurricanes

Concrete or clay barrel/flat tile roof with underlayment, battens, and roof deck. While tiles last 40-50+ years, the underlayment beneath needs replacement every 20-25 years. Criti…

📐 Tiles: 40-50+ years | Underlayment: 20-25 years

💡 Tiles last decades but underlayment is the weak link - check age

Flat roof system (BUR, modified bitumen, TPO, or PVC membrane) with insulation and drainage slope. Check for ponding water, membrane blisters, seam separation, and proper drainage.…

📐 Lifespan: 15-25 years | Must have positive drainage

💡 Watch for ponding water - drainage is everything on flat roofs

Modern residential circuit breaker panel with main breaker, organized branch circuits, proper labeling, grounding bar, and neutral bar. Check for double-tapped breakers, proper tor…

📐 Standard: 200A service | NEC 2020 compliant

💡 Verify proper labeling, no double-taps, AFCI/GFCI where required

⚠️ KNOWN FIRE HAZARD - Federal Pacific Stab-Lok and Zinsco panels have documented failure rates. Breakers may not trip during overcurrent, creating fire risk. CPSC has investigated…

📐 Failure rate: up to 25% of breakers fail to trip

💡 IMMEDIATE REPLACEMENT RECOMMENDED - documented fire hazard

Standard modern copper NM-B (Romex) wiring with color-coded conductors: black (hot), white (neutral), bare copper (ground). Excellent conductivity, reliable connections, and long s…

📐 Lifespan: 50+ years | Standard since 1970s

💡 Standard modern wiring - check for proper connections and gauge

⚠️ FIRE RISK - Single-strand aluminum branch circuit wiring (1965-1973) expands/contracts differently than copper, loosening connections over time. Oxidation at connection points c…

📐 Era: 1965-1973 | 55x higher fire risk per CPSC

💡 FIRE RISK - requires CO/ALR devices or professional remediation

Copper supply piping with soldered joints, shut-off valves, and proper supports. The gold standard for plumbing - durable, reliable, and resistant to bacteria. Check for green pati…

📐 Lifespan: 50-70 years

💡 Gold standard - check for pinhole leaks and joint condition

PEX flexible piping system with color-coded red (hot) and blue (cold) tubing, crimp rings, and manifold distribution. Modern, freeze-resistant, and corrosion-proof. Check for prope…

📐 Lifespan: 40-50 years | Freeze-resistant

💡 Modern & reliable - verify no UV exposure and proper fittings

⚠️ Galvanized steel supply pipes with threaded connections. Internal corrosion and mineral buildup progressively restrict water flow and reduce pressure. Common in pre-1970s homes.…

📐 Lifespan: 40-50 years | Corrodes from inside out

💡 Check water pressure and flow - internal corrosion restricts flow over time

🚨 KNOWN DEFECTIVE - Polybutylene (PB) pipes (1978-1995) are gray/blue plastic with acetal or copper crimp fittings. Subject to a $1 billion class-action settlement. Chlorine in wa…

📐 Era: 1978-1995 | $1B class-action settlement

💡 INSURANCE RISK - many carriers refuse coverage until replaced

Central split HVAC system: outdoor condenser/compressor connected via refrigerant lines to indoor air handler with evaporator coil and ductwork distribution. The most common Florid…

📐 Lifespan: 15-20 years | SEER 14+ for FL efficiency

💡 Most common FL setup - check condensate drain, filter, and refrigerant lines

Package HVAC unit containing all heating and cooling components in a single outdoor unit. Ductwork connects directly to the home. Common in Florida slab-on-grade homes without atti…

📐 Lifespan: 12-15 years | All components accessible outdoors

💡 Common in slab homes - check pad level, duct connections, and clearances

Heat pump system providing both heating and cooling via a reversing valve. Similar to a split system but with a reversing valve that switches between heating and cooling modes. Hig…

📐 Lifespan: 15-20 years | Energy-efficient dual mode

💡 Efficient for FL climate - verify both heating and cooling modes work

Concrete slab-on-grade foundation: poured concrete slab over vapor barrier, gravel base, with rebar/wire mesh reinforcement and perimeter footing. The most common foundation in Flo…

📐 Typical thickness: 4-6 inches | Perimeter footing: 12-24 inches

💡 Most common FL foundation - check for settlement cracks and moisture

Crawlspace foundation with floor joists supported by CMU foundation walls and pier supports. Vapor barrier on ground controls moisture. Check for proper ventilation, wood rot/termi…

📐 Min clearance: 18 inches | Vapor barrier required

💡 Check moisture control, ventilation, and wood condition carefully

Concrete block (CMU) wall construction with cores, rebar reinforcement, grout fill, stucco exterior finish, and tie beam at top. The standard Florida wall construction method. Chec…

📐 Block size: 8×8×16 inches | Rebar every 4th core typical

💡 Standard FL construction - check stucco, tie beams, and lintels

Standard tank water heater with cold water inlet, hot water outlet, T&P relief valve with discharge pipe, anode rod, thermostat, and drain valve. Check age (data plate), T&P valve …

📐 Lifespan: 8-12 years (gas) / 10-15 years (electric)

💡 Check age, T&P valve, anode rod service, and base corrosion

Tankless (on-demand) water heater: compact wall-mounted unit heating water only when needed. Gas models require proper venting; electric models need dedicated high-amp circuit. Che…

📐 Lifespan: 20+ years | Flow rate: 2-5 GPM typical

💡 Energy-efficient - verify venting, gas line sizing, and maintenance history

⚠️ #1 SAFETY CHECK - Temperature & Pressure (T&P) relief valve prevents catastrophic tank explosion. Discharge pipe MUST run downward to within 6 inches of floor or exterior drain.…

📐 Rating: 150 PSI / 210°F | Discharge: within 6" of floor

💡 SAFETY CRITICAL - verify valve present, operational, and discharge pipe correct

Cross-section of a Florida stucco exterior wall: concrete block, moisture barrier, wire lath, scratch coat, brown coat, and finish coat. Extremely common in Florida construction. W…

📐 3-coat system over CMU block - 30-50 year lifespan with maintenance

💡 Most common exterior in Florida. Check for cracks >1/16", soft spots, and water staining.

Vinyl siding installation showing overlap pattern, J-channel trim, starter strip, nailing flange, and ventilation gap. Low maintenance but can crack in extreme cold, warp in heat, …

📐 Expected life: 20-40 years

💡 Check for warping, cracks, loose panels, and proper overlap. Inspect behind siding for moisture.

Fiber cement siding installation with flashing details, caulking at joints, proper nail placement, and paint protection. Durable, fire-resistant, and termite-proof. Requires regula…

📐 Expected life: 30-50 years - fire-rated, termite-proof

💡 Premium siding material. Check for cracking, chipping paint, and proper caulking at joints.

Roof edge detail showing soffit, fascia, drip edge, and gutter relationship. Perforated soffit panels provide attic ventilation. Damaged or blocked soffits lead to moisture buildup…

📐 Aluminum or vinyl soffit with perforation for attic airflow

💡 Inspect for wood rot (fascia), blocked vents (soffit), and proper drip edge installation.

Four types of wall cracks with severity: hairline settling (minor), diagonal from door/window corners (structural concern), horizontal (serious structural), and stair-step on block…

📐 Cracks >1/4" or with displacement = structural engineer referral

💡 Hairline cracks are normal settling. Diagonal/horizontal/stair-step patterns require further evaluation.

Common moisture stain patterns and their causes: ring stain (roof leak), corner stain (flashing failure), baseboard stain (rising damp), and window condensation stain. Pattern iden…

📐 Moisture content >15% = active concern; >20% = mold risk

💡 Active vs. old stains matter. Use moisture meter to confirm if stain is active.

Double-pane window cross-section showing proper seal vs. failed seal with condensation/fog between panes. Seal failure reduces energy efficiency and is a common finding in Florida …

📐 Window IGU seal failure - replacement of glass unit or entire window

💡 Fog/moisture between panes = failed seal. Note affected windows by location. Not a structural issue but affects energy and visibility.

Comparison of four insulation types: blown-in cellulose (R-3.2-3.8/in), fiberglass batts (R-2.9-3.8/in), open-cell spray foam (R-3.5-3.6/in), and closed-cell spray foam (R-6.0-7.0/…

📐 Florida Energy Code 2023: R-30 attic, R-13 walls

💡 Measure depth and calculate R-value. Florida requires R-30 in attics. Note gaps, compression, or missing sections.

Proper attic ventilation with ridge vent at peak, soffit vents at eaves, and baffles keeping insulation from blocking intake. Balanced intake and exhaust prevents moisture buildup,…

📐 1:150 vent ratio (or 1:300 with balanced intake/exhaust)

💡 Check for blocked soffit vents, missing baffles, and adequate ridge/gable venting. 1 sq ft vent per 150 sq ft attic.

Garage door safety: auto-reverse photoelectric sensors, emergency release handle, wind reinforcement bracing, and bottom weather seal. Florida requires wind-rated garage doors in c…

📐 ASTM E330 wind resistance; photoelectric sensors required since 1993

💡 Test auto-reverse by placing object in path. Verify emergency release works. Check wind rating label.

Fire separation between garage and living space: 5/8" Type X fire-rated drywall, self-closing fire-rated door, raised floor transition, and sealed penetrations. Required by Florida…

📐 5/8" Type X gypsum; 20-min fire-rated self-closing door to living space

💡 Missing fire separation is a safety hazard. Check for holes, unfinished drywall, and non-fire-rated doors.

Florida pool barrier code: 4-foot minimum fence height, self-closing/self-latching gate, no climbable objects within 3 feet, and door alarm if direct home access. Florida Residenti…

📐 F.S. 515.27 - at least one barrier method required for residential pools

💡 Non-compliant pool barriers are a child safety hazard. Verify all four barrier methods per FL statute.

Pool equipment pad showing pump, filter (DE/cartridge/sand), heater, chlorinator, timer box, bonding wire, and GFCI protection. All metal components within 5 feet must be bonded pe…

📐 NEC Article 680 - swimming pool electrical safety requirements

💡 Verify bonding of all metal within 5 ft, GFCI protection on pump circuit, and proper equipment grounding.

Proper vs. improper grading: ground should slope away from foundation at 6 inches in 10 feet. Negative grading directs water toward the foundation causing moisture intrusion, settl…

📐 IRC R401.3: 6" fall in first 10 ft from foundation (or 5% if impervious surface)

💡 Check all sides of foundation. Negative grading is one of the most common findings. Recommend regrading or French drain.

Safe tree distances: root zone concerns near foundation, 10-foot minimum branch clearance from roof, and overhanging limbs near power lines. Trees too close can damage foundations,…

📐 10 ft roof clearance; roots can extend 2-3x the canopy width

💡 Note trees within 10 ft of structure, overhanging branches, and roots visible near foundation. Hurricane risk factor.