FHA Property
Inspection Checklist
Florida

How to Use This Checklist

This checklist is organized by property system and mirrors the conditions FHA appraisers are required to evaluate under HUD Handbook 4000.1. Use it during any pre-offer walkthrough of a property you plan to finance with an FHA loan — particularly for properties built before 1978, properties with visible deferred maintenance, and any property in South Florida's abundant older CBS block inventory.

Each item marked with ⚠️ is a condition that, if present, typically requires seller correction before FHA will fund. Items marked with 🔍 require closer investigation — they may or may not trigger a condition depending on severity.

This checklist is not a substitute for a licensed home inspector's report or for Roland's pre-offer GC walkthrough — it is a field guide to help you identify obvious FHA concerns before committing to an offer.

Roof Checklist

• ⚠️ Shingle age over 15 years (assess remaining useful life — under 2 years remaining triggers FHA condition)
• ⚠️ Visible missing shingles, bare patches, or significant granule loss in gutters
• ⚠️ Water staining on interior ceilings or walls indicating active or recent roof leak
• ⚠️ More than two layers of roofing material visible at rake edge or from attic
• 🔍 Flat roof sections — assess condition and age of modified bitumen or membrane
• 🔍 Sagging or soft areas on roof deck visible from attic
• ✅ Fascia and soffit intact, no visible rot or deterioration

Electrical Checklist

• ⚠️ Federal Pacific (Stab-Lok) or Zinsco electrical panel — FHA may require replacement or insurance sign-off
• ⚠️ Any exposed or open wiring visible in accessible areas (garage, attic, crawl space)
• ⚠️ Missing GFCI outlets within 6 feet of water source (kitchen, bathrooms, garage, exterior)
• ⚠️ Panel with evidence of overheating, burning, or melted plastic
• 🔍 Knob-and-tube wiring visible in attic — requires electrician assessment
• 🔍 Aluminum branch circuit wiring — identify at outlet boxes if suspected
• 🔍 60A or 100A service on a home with central AC and electric appliances — may be undersized
• ✅ All outlets functional, no burning smell at panel

Plumbing Checklist

• ⚠️ Any visible active leak at supply lines, drain connections, or fixtures
• ⚠️ Non-functional hot water at any fixture (appraiser tests water at all sources)
• ⚠️ Water heater without Temperature and Pressure Relief (TPR) valve, or TPR not piped to safe discharge
• ⚠️ Polybutylene (PB) gray or blue flexible pipe — most South Florida insurers require disclosure or replacement
• 🔍 Low water pressure throughout the home — could indicate galvanized pipe corrosion
• 🔍 Rust-colored water at fixtures — indicates galvanized supply lines near end of life
• 🔍 Cast iron drains in pre-1975 construction — camera scope recommended, not visually assessable
• ✅ All drains flow freely, no standing water under sinks

HVAC Checklist

• ⚠️ Air conditioning system non-functional — in South Florida, FHA treats AC as essential habitability
• ⚠️ Heating system non-functional (required even in South Florida)
• 🔍 AC system age over 12 years — assess for near-term replacement, affects insurance
• 🔍 Visible mold growth at air handler or visible duct sections
• 🔍 Condensate drain — check secondary pan under air handler for standing water or staining
• ✅ System cools to set point within reasonable time, no unusual noises

Structural and Foundation Checklist

• ⚠️ Diagonal cracks at door and window corners throughout the home — structural engineer required
• ⚠️ Measurable differential at cracks (one side higher than other) — structural engineer required
• ⚠️ Multiple sticking doors throughout the home (not just humidity)
• ⚠️ Visible separation between walls and ceiling or walls and floor
• 🔍 Hairline cracks in garage slab — almost always cosmetic in Florida, but document
• 🔍 Stucco cracks at exterior — assess whether structural correlate exists inside
• ✅ Floors level throughout, no visible sag or bounce in center spans

Lead-Based Paint Checklist (Properties Built Before 1978)

• ⚠️ Any peeling, chipping, or flaking paint on interior surfaces
• ⚠️ Any peeling, chipping, or flaking paint on exterior surfaces (very common in SF climate)
• ⚠️ Deteriorated paint on window sills, door frames, or exterior trim
• 🔍 Chalking paint on exterior CBS block — may indicate moisture issues in addition to paint condition

Termites and Wood-Destroying Insects (WDI)

• ⚠️ Visible mud tubes on foundation or exterior walls — active subterranean termite evidence
• ⚠️ Wood damage at window frames, door frames, or structural wood visible in garage
• 🔍 Soft or hollow-sounding wood when tapped at baseboards or window sills
• ✅ Current WDO (termite) inspection — required by most FHA lenders in Florida

Site and Exterior Checklist

• ⚠️ Broken windows — any cracked or broken glass must be replaced
• ⚠️ Inoperable exterior entry doors — must lock and function properly
• ⚠️ Broken or missing steps to main entry — safety hazard
• ⚠️ Exposed/uncovered water well on the property (rural properties)
• 🔍 Grading that directs water toward the home — drainage concern
• 🔍 Significant concrete driveway or walkway heaving — trip hazard may be flagged
• ✅ Lot drains away from the structure, no standing water evidence