Choose a home inspector by checking the Florida license, written scope, sample report and availability within your contract deadline. A full home inspection, a four-point report and wind mitigation serve different purposes; ask your insurer which reports it needs for this property.
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Archived 2024 cover image. The guide below provides current license, scope and report-selection checks.
Start with the person and the scope. Verify the individual inspector through Florida DBPR, then ask who will perform any separate insurance or specialist reports. A license, trade membership or online review alone does not establish that every service you need is included.
When a West Palm Beach inspection is being scheduled, the useful question is what you will receive before your deadline. Ask for a sample report and an inspection agreement first. You need clear findings, photographs, limitations and time to decide whether a specialist or repair quote is needed.
Keep the property inspection separate from insurance underwriting. A house can have issues outside a four-point report, and a general inspection does not tell you whether a particular insurer will accept it.
Match the report to the decision
DBPR describes a home inspection as a visual inspection providing a written professional opinion of the home condition. Confirm which accessible systems and appliances are covered, what is excluded and how the inspector documents areas that cannot be reached.
Get a property-specific quote
Request the written scope and total charge, including travel, additional structures and any separate reports. Compare equivalent services rather than assuming the cheapest quote includes the roof access, pool, sewer scope or other work you need.
Separate the home and insurance reports
| Report | Purpose | What to confirm |
|---|---|---|
| General home inspection | Visual condition assessment within the agreed scope | Systems included, access limits and written report timing |
| Four-point | Roof, electrical, plumbing and HVAC information for insurance eligibility | The insurer's age threshold, form and acceptable signer |
| Wind mitigation | Documents wind-resistant features for insurer consideration | Authorized inspector and the current OIR-B1-1802 form |
| Roof or specialist report | Addresses a specific condition or underwriting question | Who is qualified to perform it and what the insurer or lender requires |
Keep the evaluation independent
Florida Statutes section 468.8319 prohibits an inspector or the inspector's company from performing or offering repairs on a home for which it prepared a home inspection report. Ask about any financial interests and review the inspection agreement before hiring.
1. Who will inspect, and is the license active?
Look up the individual name and license number in the Florida DBPR search. Confirm the status and review available disciplinary information. A contractor or engineer evaluating a component has a different professional scope; do not assume that credential automatically substitutes for a home inspector license when someone holds themselves out as a home inspector.
2. What does the agreement include?
Ask about the roof, structure, plumbing, electrical system, air conditioning, accessible interior and exterior areas and appliances. Identify exclusions and any separate pool, seawall, septic, water-quality, mold or wood-destroying-organism service before the visit. Use appropriately qualified professionals for the work being requested.
3. Who prepares the insurance reports?
A home inspection license alone does not automatically establish qualification for every insurance form. Ask who will complete the four-point and wind mitigation reports and whether the insurer accepts that professional. Florida permits qualified home inspectors with the required mitigation training and exam, as well as other authorized professionals, to complete wind mitigation inspections.
4. Can I see a sample report?
Look for photographs, a clear description of the condition, accessible locations inspected and explanations of limitations. Ask how urgent or safety-related findings are distinguished from maintenance items and when you can discuss the completed report.
5. How will access and timing work?
Ask whether you can attend, how roof and attic access are handled and what happens when a system is off or an area is inaccessible. Get the expected report delivery time in writing and leave room for follow-up within the contract deadlines. A drone image or ladder view is not a promise that every roof condition can be identified.
6. What insurance and follow-up are available?
Ask for current insurance information and discuss errors-and-omissions coverage separately from general liability. Confirm who will answer questions after the report, what a return visit includes and whether additional fees apply. Trade memberships and reviews can help your research, but they do not replace these checks.
Use insurance requirements for the actual insurer
Citizens requirements: Citizens currently requires a four-point inspection for property-owner, dwelling and mobile-home applications when the property is more than 20 years old. Its older-roof guidance calls for documentation of at least five years of remaining useful life for soft roofs, such as shingles, older than 25 years, and hard roofs, such as tile or metal, older than 50 years. These are Citizens guidelines, not a universal checklist for every insurer or every purchase.
Property-specific acceptance: Ask your insurance agent what applies to the address, roof and application. Do not assume the roof age establishes its condition, that an inspection guarantees coverage, or that every West Palm Beach home needs the same three reports.
Current wind form: For wind mitigation inspections conducted on or after April 1, 2026, Florida's consumer guidance identifies the revised OIR-B1-1802 form. Approved features may support insurance credits; the report does not promise that its cost will be recovered through savings.
Report validity: OIR says the completed wind mitigation form is valid for up to five years if no material changes are made to the structure and no inaccuracies are found. Ask your insurer whether the existing report is acceptable for your application.
Build time for the findings, not just the visit
Check the dates and notice requirements in your signed contract, then book early enough for the inspection, report review and any recommended specialist assessment. If access or scheduling is delayed, discuss the contract implications with your agent or attorney before the deadline passes.
The report does not make the transaction automatically pass or fail. Use it to understand the condition, obtain appropriate quotes and consider any request under your agreement. A seller is not automatically obliged to make every repair the report identifies.
For related planning, explore West Palm Beach homes, our Palm Beach County inspection guide and the pre-listing inspection guide.
Selling before you buy?
A pre-listing inspection can help you understand condition questions before a buyer inspection. Discuss the scope, any follow-up work and applicable disclosure responsibilities with appropriate professionals. We can coordinate the sale and purchase timelines around the information you have.
Frequently Asked Questions
How do I check a Florida home inspector license?
Do I need a full inspection, four-point and wind mitigation?
What does a four-point inspection cover?
Which wind mitigation form should the inspector use?
Can the inspector repair defects found in the inspection?
Does a clean report guarantee insurance or future condition?
Plan the inspection before the deadline gets close.
Tell Brian the property, contract dates and questions you need answered. We can help organize the inspection and insurance steps around your purchase or sale.
Brian: 561-201-4717. Spanish: Lucy Lopez, 561-285-8809.
Get the buyer guide Get the seller guide Book a 15-minute buyer discovery call
Brian Wilder
Wilder Real Estate Group at Keller Williams Realty
1,500+ homes sold. Investing in Palm Beach County real estate since 1996, licensed agent since 1998.
561-201-4717 | Lucy Lopez: 561-285-8809
Brian@WilderREG.com
Sources checked October 28, 2026: Florida DBPR home inspector FAQ; Florida Statutes Chapter 468, Part XV, including section 468.8319; Citizens inspection guidance; and Florida OIR wind mitigation resources. Requirements depend on the service, property and insurer.