What to Do When a Home Inspection Finds Major Problems in FL

You found the right home in Orlando, Kissimmee, or another Central Florida community, your offer was accepted, and now the home inspection report is sitting in your inbox—and it does not look good. Maybe the inspector flagged a roof that's past its useful life, an aging electrical panel, or signs of moisture intrusion in the attic. Your first instinct may be panic. That is understandable, but it is also premature. Nearly every home inspection in Florida reveals something. The question is not whether issues were found, but what they mean and what you can do about them.

This guide from Simplispect, Central Florida's home inspection team, walks you through exactly how to respond when an inspection surfaces major problems—and how to protect yourself in the process.

Understanding What 'Major' Actually Means

Not all inspection findings are equal. Inspectors document everything observable, which means a report may run 30–60 pages and include hundreds of line items—many of which are minor maintenance issues or cosmetic conditions typical for a home of that age. Before deciding how to respond, sort your findings into three buckets:

• Safety defects: Items that create an immediate risk of injury or fire. Examples include missing GFCI protection near water sources, a cracked heat exchanger in the furnace, exposed wiring, and trip hazards on exterior stairs. These should always be addressed.
• Major system failures or near-end-of-life systems: A roof with less than two years of remaining life, an HVAC system over 15 years old, a water heater over 12 years old, polybutylene plumbing, a Federal Pacific or Zinsco electrical panel, or evidence of active water intrusion. These are high-cost items that can significantly affect your insurance coverage, future maintenance budget, and resale value.
• Routine maintenance and cosmetic issues: Worn caulking around tubs, minor drywall cracks, an aging exterior paint job, minor weatherstripping gaps, or general deferred maintenance. These belong on a post-closing to-do list, not a repair demand letter.

When you review your report with your real estate agent, focus almost entirely on the first two buckets. Requesting seller repairs for cosmetic items burns goodwill and can derail negotiations over the items that actually matter.

Your Options Under a Florida Real Estate Contract

Under the standard FAR/BAR (Florida Realtors / Florida Bar) AS IS residential contract—the most common form used in Central Florida transactions—you have a defined inspection period, typically 10–15 days from contract execution. During that window, you have three basic options:

1. Request repairs or a price reduction. Submit a written repair request to the seller through your agent, citing specific inspection findings. The seller is not obligated to agree—but in most markets, sellers prefer to fix or credit identified issues rather than lose the deal and start over with a new buyer who will likely hire their own inspector and find the same things.
2. Request a closing credit or price reduction in lieu of repairs. Instead of asking the seller to hire a contractor, ask for a reduction in the purchase price or a seller concession at closing. This gives you control over who does the work and at what cost. Your inspector can help you prioritize which items are most cost-significant.
3. Cancel the contract and recover your deposit. Under the AS IS contract, you can cancel for any reason during the inspection period—or for no stated reason at all—and receive a full refund of your earnest money deposit. If the inspection reveals problems that make the home unsuitable at the agreed price, walking away is a legitimate and financially sound decision.

The key is timing. All three of these options exist only while you are inside the inspection period. Once that window closes, you are generally committed to purchasing the home as-is under the contract terms. If you need more time to get contractor estimates on major repairs, ask your agent to request an extension of the inspection period before it expires.

What Florida Sellers Are—and Are Not—Required to Fix

Under an AS IS contract, the seller is not legally required to repair anything. That sounds alarming, but it cuts both ways: the AS IS structure is specifically designed to give buyers the right to inspect and walk away freely. The seller's disclosure obligations are separate—Florida law requires sellers to disclose known material defects that are not readily observable. If a seller knew about a roof leak and concealed it, that is a disclosure violation, not an inspection finding you simply negotiate around.

In practice, most Florida sellers will negotiate on inspection findings rather than lose a deal. The leverage dynamic depends on market conditions: in a hot seller's market, a seller may decline repairs entirely and know another buyer is waiting. In a softer market or with a property that has been listed for months, sellers have much more incentive to make concessions. Work with your agent to calibrate the request to current market reality.

One important note for Florida buyers: some repair items are not just negotiating points—they are insurance requirements. If an inspection reveals that the roof is over 20 years old or shows significant deterioration, your homeowners insurance carrier may decline to bind a policy until the roof is replaced. In that scenario, a seller who refuses to address the roof is not just declining to negotiate; they may be making the home effectively uninsurable at closing. Your agent should be prepared to communicate that reality.

Getting Repair Estimates and Specialist Evaluations

For any major finding your inspector flags, the next step is usually getting a written estimate from a licensed specialist before you finalize your repair request or negotiating position. Common specialist evaluations that follow a home inspection in Central Florida include:

• Roofing contractor: A licensed roofer can evaluate remaining life and the cost of repair versus full replacement. In Florida, roof replacement costs have risen significantly in recent years—budget $15,000–$30,000+ for a typical single-family home depending on size, pitch, and material.
• HVAC technician: An HVAC company can assess system condition, refrigerant levels, and the cost of replacement if the system is at end of life. A new central air system in Florida typically runs $5,000–$12,000 installed.
• Licensed electrician: If the inspector flagged aluminum wiring, an older Federal Pacific or Zinsco panel, or other electrical concerns, a licensed electrician can provide an assessment and remediation estimate.
• Plumber: If polybutylene pipe is present or the inspector noted plumbing leaks or drain issues, a plumber can scope the system and provide a re-piping estimate. Full re-pipe costs in Central Florida homes typically range from $4,000–$10,000 depending on size.

These estimates serve two purposes: they quantify what a repair demand or price reduction should look like, and they give you confidence that you understand what you are buying if you choose to proceed.

When to Walk Away

Sometimes the right answer is to cancel the contract. That decision becomes clearer when: the estimated cost of major repairs exceeds what the seller is willing to credit; the repairs required involve multiple major systems simultaneously; the home has structural issues that could be difficult to finance or insure; or your budget simply does not have room for the repair costs on top of closing costs and the mortgage.

Walking away during the inspection period is not a failure—it is the system working exactly as it was designed. You hired an inspector, got information, and made a rational decision. That is the entire point of the contingency.

Simplispect's inspectors serve buyers throughout Orlando, Kissimmee, St. Cloud, Lake Mary, Apopka, and all of Central Florida. We deliver same-day digital reports and are always available to walk you through findings by phone. Book your inspection online, call (407) 908-3845, or email jesse@simplispect.com. You can also explore more buyer resources on our blog.