Home Inspection Repairs: What Sellers Must Fix in Florida

One of the most common questions buyers and sellers face in Central Florida real estate is: after a home inspection, what does the seller actually have to fix? The short answer is — it depends. Florida law sets clear disclosure rules, but the repair obligation is largely driven by what you negotiate in your contract. Understanding the difference can save you thousands of dollars and prevent a deal from falling apart at the last minute.

Florida Law: What Sellers Must Disclose

Florida follows the Johnson v. Davis standard, which requires sellers to disclose all known material defects that are not readily observable and that could affect the property's value or desirability. This means a seller who knows about a leaking roof, active water intrusion, failed septic system, or serious structural issue is legally required to tell you — even if the home is being sold "as-is."

Selling "as-is" in Florida does not mean the seller can hide known problems. It means they don't plan to make any repairs before closing. The disclosure obligation still applies. Buyers still have the right to inspect, and they still have the right to walk away if they don't like what they find.

Unpermitted additions — a converted garage, a screen room added without permits, an electrical panel upgrade done without a permit — are also material defects that must be disclosed if the seller is aware of them. These items can become a serious problem during closing or with future insurance coverage.

What Sellers Are Typically Asked to Fix

After a home inspection, buyers typically submit a repair request — formally called an Inspection Repair Addendum in Florida — to the seller. The seller can agree to fix items, offer a credit at closing, reduce the purchase price, or decline entirely. The buyer then decides whether to proceed.

Items that tend to carry the most weight in negotiations include:

• Roof damage or active leaks — especially anything that could affect insurance eligibility
• Electrical safety hazards — double-tapped breakers, aluminum wiring in older homes, panel recalls (Federal Pacific, Zinsco)
• HVAC systems near end of life — Central Florida's climate means A/C is not optional; a failing unit is a major leverage point
• Plumbing defects — polybutylene pipe, active leaks, failed water heaters, signs of sewage backup
• Foundation issues — diagonal cracks, settlement, or signs of sinkhole activity require further review
• Wood-destroying organisms (WDO) — active termite infestations or prior termite damage that was never properly treated
• Four-point concerns — items that directly affect the ability to obtain or renew homeowner's insurance in Florida

The Difference Between Repairs and Cosmetic Issues

Not everything on an inspection report is equal. A seasoned inspector will distinguish between safety or structural defects and cosmetic or maintenance items. Buyers who ask sellers to fix every minor issue — a squeaky door hinge, a caulk gap around a tub, a slightly sticky window — often derail negotiations over issues worth far less than the deal itself.

The smarter approach is to focus repair requests on items that:

• Affect safety (electrical, structural, gas lines)
• Affect insurability (roof, HVAC, electrical panel)
• Are not visible during a normal showing (hidden water damage, pest infestation, foundation movement)
• Represent significant deferred maintenance with cost implications above $500

Minor wear-and-tear items — peeling exterior paint, outdated fixtures, small cracks in drywall — are generally expected in a used home and rarely worth fighting over. Your Simplispect inspector will clearly label findings by severity so you can prioritize accordingly.

As-Is Contracts in Florida: What Buyers Should Know

Most residential sales in Florida are written on the AS IS Residential Contract, which is the standard Florida Realtors form. Under this contract, the buyer still has a full inspection period (typically 10–15 days). If the buyer is not satisfied with the inspection results, they can cancel and receive their full earnest money deposit back — no questions asked.

This gives buyers real protection. You don't have to accept a property with serious problems just because it's labeled "as-is." What you cannot do under this contract is force the seller to make specific repairs — you can only negotiate or walk away.

Some buyers use the inspection findings to renegotiate the price rather than asking for repairs. In a competitive Central Florida market, a credit at closing may be easier for a seller to agree to than managing contractors and scheduling work before the closing date.

Why a Professional Inspection Strengthens Your Position

Whether you're the buyer or the seller, a thorough inspection report from a licensed inspector gives you documented evidence of the property's condition. For buyers, it's the foundation of any repair negotiation. For sellers who get a pre-listing inspection, it removes surprises and gives you the chance to fix or price-in known issues before going to market.

Simplispect serves buyers and sellers throughout Orlando and Central Florida — including Orange, Osceola, Seminole, and Polk counties. Our licensed inspectors provide detailed, photo-documented reports that clearly separate safety concerns from maintenance items, giving you exactly what you need to negotiate effectively.

Ready to schedule your inspection? Book online at Simplispect.com or call us at (407) 908-3845. You can also reach us at jesse@simplispect.com. We're here to make sure you know exactly what you're buying — or selling — before it's too late.