The short answer
When touring a house, look past finishes at the expensive systems: roof age, air conditioning age, electrical panel, plumbing, windows, and any sign of water intrusion. In Florida these items also drive your insurance premium and insurability. Score every home on the same criteria, photograph anything questionable, and note what cannot be changed — location, lot, layout, and noise — because those are the things money cannot fix later.
- Roof service life
- ~15–25 years
- AC service life
- ~10–15 years
- Water heater
- ~8–12 years
- Insurance driver
- Roof age & windows
01
Start outside
- Roof condition and age — ask the year and whether a permit was pulled
- Soffits, fascia, and gutters for staining that suggests past leaks
- Windows and doors — impact-rated glass or shutters change your premium
- Grading and drainage; standing water near the foundation is a warning
- Driveway, walkway, and pool deck cracking
- AC condenser age plate and whether the unit sits level and clear
- Fence condition and where the property lines actually run
02
Inside, follow the systems
- Electrical panel — the brand and amperage matter; some older panels are insurance problems
- Water heater age and any corrosion at the fittings
- Water pressure at multiple fixtures, and how long hot water takes
- Ceilings and the base of exterior walls for staining or fresh isolated paint
- Under every sink for rot, active drips, or replaced cabinet bases
- Air handler closet for standing water, rust, or mildew smell
- Windows that open, close, and lock properly
- Floor level and doors that latch — sticking doors can point to movement
03
The Florida-specific checks
These items decide whether you can insure the property affordably — and sometimes whether you can insure it at all.
| Item | What to ask | Why it matters |
|---|---|---|
| Roof | Year installed and material | Older roofs raise premiums or block coverage |
| Windows and doors | Impact-rated or shuttered? | Wind mitigation credits lower premiums |
| Electrical | Panel brand and age | Certain panels are declined by insurers |
| Plumbing | Polybutylene or cast iron present? | Both can trigger coverage exclusions |
| Flood zone | Which zone is the property in? | Determines required flood coverage |
| Elevation and drainage | Any history of water intrusion? | Recurring claims affect future insurability |
Condos shift the questions
In a condo, the association owns the roof and exterior — so your questions move to reserves, milestone inspection status, and whether a special assessment is approved. Those figures appear on the estoppel letter and in the association's financials.
04
Judge what you cannot change
Kitchens and paint are fixable. Position is not. Visit at different times if you can, and notice traffic noise, flight paths, adjacent commercial use, streetlights, and how the light falls through the main living space at the hour you would actually be home.
05
Touring a condo or association property
Walk the common areas, not just the unit. Deferred maintenance in hallways, garages, and pool areas usually means an assessment is coming. Confirm dues, rules, and balances against the HOA estoppel letter once you are under contract.
- Parking — assigned, guest, and whether it is included
- Noise transfer from neighbors, elevators, and mechanical rooms
- Leasing restrictions and minimum lease terms
- Pet rules and weight limits
- Storage and whether a unit conveys with the purchase
06
Keep a record, then compare
Photograph every concern and write one line per home on the day you tour it. Pair this checklist with the questions to ask before buying a house so you leave each showing with facts rather than impressions.
Bring a second set of eyes. Touring with the best real estate agent in Hollywood, FL means someone is checking roof permits, association reserves, and insurability while you are picturing the furniture.
The same rules apply for clients across Dania Beach and Cooper City and the surrounding South Florida communities.