— Buying tools
First-tour checklist.
What to actually look for on every showing — beyond curb appeal. Florida-specific signals (roof age, AC date, hurricane prep, salt corrosion) and the livability gut-checks that take 30 seconds but save you a year of regret.
Outside, before you walk in
- Roof condition + visible age (Florida insurance hates anything 15+ years)
- Driveway + foundation cracks (hairline OK; horizontal/stair-step is a flag)
- Soffits + fascia (rotted wood = water intrusion)
- AC condenser unit — look for the manufacture date sticker (15+ years = budget for replacement)
- Yard drainage — does water pool near the foundation?
- Fence condition + property line clarity
Inside, room by room
- Water-stain ceilings or walls (active leak vs. old patched leak)
- Window seals — fogged or broken seals throughout = window replacement budget
- Smell — musty = moisture issue; pet odor = subfloor risk
- Bathroom + kitchen floors near plumbing — soft spots indicate hidden leaks
- Electrical panel — Federal Pacific or Zinsco brands are insurance dealbreakers
- Plumbing under sinks — corroded pipes, recent patches, polybutylene supply lines
Florida-specific
- Hurricane shutters or impact windows (impact = insurance discount)
- Wind mitigation features visible (hip roof, secondary water resistance)
- Pool equipment age + screen enclosure condition
- Salt-air corrosion if waterfront (especially HVAC + railings)
- Sinkhole repair history — ask the listing agent directly
Lifestyle gut-checks
- How does it sound? (Highway noise, school bell, train tracks)
- How does the light feel at this time of day vs. when you would actually be home?
- Is the kitchen workable for how you actually cook?
- Where do you put guests? The dog? A home office?
- Could you live here for 5 years even if your situation changes?
“The buyers who notice the AC date sticker on the first walkthrough save themselves $8K of negotiating room. Cost: 30 seconds.”
— Ben Laube
Want me along on showings?
I attend tours for everything I represent. We'll work the checklist together.