Required Repairs After a Home Inspection in Florida

If your home inspection revealed problems, you may be wondering: what repairs are actually required versus what's just negotiable? For buyers in Orlando, Kissimmee, and across Central Florida, understanding this distinction can mean the difference between a smooth closing and a deal that falls apart. Here's what Florida law, lenders, and contracts actually require—and what's up for negotiation.

Florida Law: What Sellers Are (and Aren't) Required to Fix

Florida follows an as-is real estate model more than most states. In an "as-is" contract—which is very common in Florida—sellers are not legally obligated to repair anything discovered during a home inspection. However, sellers are still required to disclose known material defects in writing. The law just doesn't compel them to fix those defects before closing.

That said, buyers in an as-is contract retain the right to inspect and walk away during the inspection period if they don't like what they find. If you're in a standard (non-as-is) contract, the repair obligations depend entirely on what was negotiated in your purchase agreement.

Bottom line: there's no blanket legal requirement in Florida for sellers to fix every item a home inspector flags. Negotiations and contract terms govern the outcome—which makes getting a thorough, professional inspection even more important.

When Your Lender Requires Repairs

Even if a seller won't fix something voluntarily, your mortgage lender may require certain repairs before approving your loan—particularly for government-backed loans like FHA, VA, and USDA.

Common lender-required repairs include:

• Structural defects: roof damage, foundation cracks, major water intrusion
• Health and safety hazards: active mold, faulty electrical panels, non-functional plumbing
• Inoperable systems: HVAC systems that don't function, water heaters past their useful life
• Code violations: conditions that make the home uninhabitable or unsafe
• Roof condition: FHA loans typically require a roof with at least two years of remaining life

Conventional loans tend to be less restrictive, but appraisers can still flag health-and-safety issues that must be addressed before closing. Always consult your loan officer about what your specific lender requires after receiving your inspection report.

What's Typically Negotiable After an Inspection in Florida

For most items flagged in a home inspection, buyers have three options:

1. Request repairs: Ask the seller to fix specific items before closing.
2. Request a price reduction: Accept the home in its current condition but negotiate a lower purchase price to offset repair costs.
3. Request a seller credit at closing: The seller provides funds at closing so you can handle repairs yourself after taking ownership.

Common negotiable items include aging HVAC units, worn roofing that still functions, minor electrical updates, cosmetic issues, and older water heaters. Sellers aren't required to address these, but motivated sellers often negotiate to keep the deal alive—especially in neighborhoods where comparable homes are plentiful.

In today's Central Florida market, how much leverage you have depends on current inventory levels and how the property is priced. Book your home inspection with Simplispect before making any repair requests so you have documented, professional findings to support your position at the negotiating table.

Red-Line Issues: When to Walk Away

Not every inspection finding is negotiable—and some should lead you to reconsider the purchase entirely. In Florida, watch out for these deal-breakers:

• Active sinkhole activity: Sinkholes are a real concern in certain Central Florida counties, particularly in Osceola, Hillsborough, and Pasco. If your home inspector sees signs of differential settling or soil movement, a professional sinkhole investigation is warranted.
• Severe structural damage: Foundation failures, significant roof decking rot, or compromised wall framing can cost tens of thousands to repair—potentially more than it's worth to proceed with the purchase.
• Active moisture intrusion or mold: Florida's heat and humidity make moisture damage especially costly to remediate. If your inspection reveals widespread mold or active leaks, get a specialist's estimate before deciding whether to negotiate or walk.
• Polybutylene or galvanized plumbing: These materials degrade over time and typically require full replacement—a significant expense in older Central Florida homes built before 1995.
• Knob-and-tube or aluminum wiring: Insurance companies often refuse coverage or charge steep premiums on homes with these outdated electrical systems. Factor full rewiring costs into your decision.

Your inspector will note severity levels in their report. Simplispect provides detailed, clearly written reports that distinguish cosmetic issues from genuine safety concerns so you know exactly what matters before you negotiate.

Putting It All Together

Understanding the difference between legally required repairs, lender-mandated repairs, and negotiable items gives you the confidence to move forward—or step away—from any home purchase in Central Florida. The key is having a comprehensive inspection report you can actually use.

Whether you're buying in Lake Nona, St. Cloud, Kissimmee, Winter Garden, or anywhere else in the Orlando area, Simplispect is here to help. Call us at (407) 908-3845, email jesse@simplispect.com, or book your inspection online. For more tips tailored to Central Florida buyers, visit our home inspection blog.