Devon Morante owns DBJ Home Inspections and JLX Environmental here on the Treasure Coast. In this episode of The Current, he walks through what actually happens during a home inspection and shares the problems he sees most often in Florida homes.
Whether you’re buying, selling, or just trying to maintain your property, this conversation covers practical information that can save you money and headaches down the road.
Simple Maintenance Checks Anyone Can Do
You don’t need to be a home inspector to catch problems early. Devon shared a few things every homeowner and renter can check regularly:
- Look at your ceilings. Small water stains don’t just appear overnight. They signal roof leaks, plumbing issues, or condensation line problems. Catching a small spot now beats dealing with major water damage later.
- Check under your sinks. A slow drip can rot out cabinets and subfloors long before you notice standing water. A quick look every few months can prevent thousands in repairs.
- Inspect window caulking. Cracks in the seal let moisture inside. Once you see water stains on interior walls, there’s probably mold growing behind the drywall.
These aren’t difficult tasks. They’re just about paying attention before minor issues turn expensive.
What Your Home’s Age Reveals
The year your home was built tells you a lot about what problems might be lurking. Devon has seen enough houses to know exactly what to expect based on the construction era.
For example, homes built before 1970 often have cast-iron plumbing that corrodes from the inside out over time. You won’t see the problem until pipes start failing.
Houses constructed between 1978 and 1996 may contain polybutylene plumbing, the gray plastic pipes that insurance companies refuse to cover because they fail without warning.
Certain electrical panels popular in the 1970s and 1980s are now uninsurable due to fire risk. If you’re shopping for a home, knowing these age-related red flags helps you budget realistically before making an offer.
Understanding Different Types of Inspections
Not all inspections serve the same purpose. Here’s what each one actually covers:
Full Home Inspection
This is a complete visual assessment of the property at that moment in time. Inspectors examine the structure, roof, electrical system, plumbing, HVAC, windows, and doors. They use thermal imaging cameras and moisture meters to identify issues not visible to the naked eye.
The inspection is non-invasive, meaning inspectors won’t tear into walls or move heavy furniture. They document current conditions so buyers know what they’re getting into.
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Wind Mitigation Inspection
This inspection evaluates how well your home can withstand high winds. The inspector looks at roof attachment methods, hurricane straps, window protection, and construction date. Homes with strong wind resistance often qualify for significant insurance discounts.
Four-Point Inspection
Required by most insurance companies for homes over 20 years old, this inspection focuses on four major systems: roof, plumbing, electrical, and HVAC. It’s not a pass or fail test. The inspector simply reports on the condition and functionality of these systems so insurers understand what they’re covering.
The last two inspections directly impact your insurance premiums and whether you can even get coverage.
The Reality of Termites in Florida
Termites are a fact of life in Florida. Your home either has them now or will have them eventually. The key is treatment, not panic.
Devon has inspected homes with visible termite damage to major structural beams. In many cases, structural engineers have confirmed that proper treatment is sufficient. Full beam replacement isn’t always necessary.
Termites cause damage, but catching them early and treating them properly means your home remains structurally sound. The worst thing you can do is avoid inspections out of fear of what you might find.
New Construction Needs Inspection Too
There’s a common myth that new homes don’t need inspections. Devon’s team has found serious issues in brand new construction:
- Homes with zero attic insulation installed
- HVAC vents that were ducted but never cut through the ceiling
- Roof leaks from improperly installed materials
- Mold already growing on wooden trusses from exposure during construction
Most problems in new homes are cosmetic, like paint imperfections or trim gaps. But real issues do occur, and builders conduct their final walkthroughs to protect themselves, not you.
An inspection before closing or at the 11-month warranty mark catches problems while they’re still the builder’s responsibility.
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How Coastal Living Affects Your Home
The salt air and humidity near the coast significantly shorten the lifespan of major home systems.
Air conditioning units that would last 10 to 12 years inland might only give you 5 to 6 years near the beach. Metal surfaces corrode rapidly without regular maintenance. Roofing materials degrade faster under constant sun exposure, wind, and salt.
This affects everyone from luxury waterfront homeowners to condo residents several blocks inland. Budget for more frequent replacements of major systems if you live near the water.
Interpreting Inspection Findings
Devon says that most inspection findings sound scarier than they actually are. A roof leak is usually repairable. Mildew in the attic can be treated with proper ventilation improvements. An outdated electrical panel can be replaced.
The inspection provides facts about the home’s current condition. What matters is whether those facts work within your budget, timeline, and risk tolerance.
Some buyers walk away from easily fixable issues. Others purchase homes needing significant work because they understand exactly what they’re getting into. The inspection simply gives you the information to make an informed decision.
Why Pre-Purchase Inspections Matter
Home inspections aren’t just hurdles to clear before closing. They’re opportunities to understand what you’re buying and budget for future repairs, according to Devon.
For sellers, a pre-listing inspection identifies problems you can address before putting your home on the market. This prevents last-minute negotiations or deals from falling through.
For existing homeowners, periodic inspections catch developing issues before they become emergencies. Finding a small roof leak now is far cheaper than replacing water-damaged ceilings and treating mold growth later.
Practical Takeaways
The most valuable part of this conversation is how actionable the advice is. You don’t need special tools or expertise to start protecting your investment.
Walk through your home and look up. Check under sinks. Examine window seals. These simple habits catch problems while they’re still manageable.
If you’re buying a home, research common issues for that construction era before you make an offer. Know what you’re likely to encounter so you can negotiate appropriately or budget for repairs.
And don’t skip inspections on new construction. New doesn’t mean perfect, and catching problems during the warranty period saves you from paying for builder mistakes out of pocket.
Call DBJ Home Inspection or JLX Environmental directly to schedule an inspection. Listen to the full episode on Spotify, Apple Podcasts, or YouTube.
