My First Home Inspection in Jacksonville: What I Wish I'd Known

Published January 4, 2025 by Mike Chen

Jacksonville, FL

Key Takeaways

  • Attend your Jacksonville home inspection in person if at all possible
  • The inspection report will seem overwhelming at first but most items are minor
  • Jacksonville-specific issues like humidity damage and termites are common findings
  • Use the inspection to learn about your potential home, not just find problems

I still remember my first home inspection as a buyer. Years before I became an inspector myself, I stood in a 1970s split-level in Orange Park, watching a guy in khakis poke at things with various tools, and I had no idea what was happening.

He'd mutter something, write on his clipboard, move to the next room. I followed him around like a confused puppy. When the report came three days later (this was before same-day digital reports), it was 40 pages of technical language that might as well have been written in another language.

Now I'm on the other side of that interaction. I see first-time buyers in Jacksonville every week, standing where I once stood, trying to make sense of what's happening. Here's what I tell them.

Why You Should Be There

I know it's tempting to skip the inspection and just read the report later. You're busy. You've already taken time off for the showing. But being there in person is worth it.

When I'm inspecting a Jacksonville home and the buyer is present, I can show them things in real-time. "See this staining on the ceiling? That's what old water damage looks like." "Feel how this floor slopes toward the back? That's settling." "Hear that noise when the AC kicks on? That's normal for this type of unit."

A report can describe these things, but experiencing them helps you understand your potential home in a way that photos and text can't replicate. Plus, you can ask questions on the spot.

I had a first-time buyer in Southside last month who asked about every outlet cover that was painted over. Valid question! She learned that painted outlets are common in older homes, usually cosmetic, but sometimes indicate lazy painters who might have cut other corners too. That context doesn't always make it into a written report.

The Report Will Overwhelm You

A typical Jacksonville home inspection report runs 30-50 pages. Photos of everything. Notes on every system. It looks terrifying.

Here's what I tell first-time buyers: most of what's in that report is informational, not problematic. I document the water heater's age and condition even if it's fine. I note the type of electrical panel even if it's perfectly safe. I photograph the HVAC filter even if it's clean.

The things that actually matter are usually called out clearly. "Safety hazard." "Recommend repair." "Further evaluation needed." Focus on those first. The rest is documentation that might be useful someday but doesn't require immediate action.

One buyer told me she'd stayed up until 2 AM reading her report, increasingly panicked about every item. When we talked the next day, I walked her through it. Of 47 pages, maybe 5 items needed attention. The rest was just thorough documentation of a normal house.

Jacksonville-Specific Things to Expect

If you're new to Jacksonville, some findings might surprise you. They're normal here even if they wouldn't be normal in, say, Ohio.

Humidity damage at exterior wood trim is extremely common. Our climate is brutal on exposed wood. Seeing some deterioration at fascia boards or window trim doesn't mean the house is falling apart. It means it's a house in Jacksonville.

Termite evidence appears in a lot of inspection reports. Finding old termite damage that's been treated isn't necessarily a deal-breaker. Active termites are different and need immediate attention, but evidence of past activity that's been addressed is part of owning a Florida home.

HVAC systems here work hard and wear out faster than in cooler climates. A 12-year-old system in Jacksonville has worked harder than a 12-year-old system in Seattle. Expect HVAC findings related to age and wear.

Stucco cracks are common in our climate too. Temperature swings and settling cause hairline cracks in stucco that look alarming but are usually cosmetic. Large cracks or patterns suggesting structural movement are different.

Questions to Ask Your Inspector

Don't be shy about asking questions. Good inspectors expect them. Here are some I recommend for first-time Jacksonville buyers:

"What are the most important things in this report?" Sometimes you need the inspector to prioritize for you. Ask them to rank the top three concerns.

"Is this normal for Jacksonville homes?" Context matters. What's concerning in one market might be expected in another.

"What would you do if this were your house?" I get this question a lot. I can't tell you whether to buy, but I can tell you how I'd prioritize repairs if I lived there.

"What should I budget for in the next five years?" The HVAC is 15 years old. The water heater is 10. The roof has another decade. Knowing what's coming helps you plan financially.

It's Not Pass or Fail

The biggest mindset shift for first-time buyers: a home inspection isn't a test the house passes or fails. Every house has something. New construction has punch list items. Historic homes have era-specific concerns. Nothing is perfect.

The inspection gives you information to make a decision. Maybe you negotiate based on findings. Maybe you budget for future repairs. Maybe you walk away if something's too serious. But you're making an informed choice, not just hoping for the best.

That split-level I inspected as a first-time buyer? I bought it anyway. The report had plenty of items, but none were deal-breakers. I lived there for six years and addressed things as they came up. The inspection didn't scare me away. It prepared me.

That's what a good Jacksonville home inspection does. It doesn't tell you what to decide. It gives you what you need to decide wisely.