HVAC: Working Harder, Wearing Faster
National statistics show HVAC issues in roughly 25% of home inspections. In Jacksonville, that number approaches 40%.
The difference is usage. In most of the country, HVAC systems cycle seasonally. They work hard in summer, rest in fall and spring, work again in winter. In Jacksonville, air conditioning runs 8-10 months per year. The system rarely gets a break.
Comparison Table: HVAC Lifespan
| Location | Typical HVAC Lifespan | Annual Runtime |
|---|---|---|
| Northern States (MN, WI, MI) | 18-22 years | 3,500-4,500 hours |
| Mid-Atlantic (PA, NJ, MD) | 15-18 years | 4,000-5,000 hours |
| Jacksonville, FL | 12-15 years | 6,000-7,000 hours |
| South Florida (Miami) | 10-12 years | 7,000-8,000 hours |
A 15-year-old HVAC system in Ohio might have another 5-7 years of life. The same age system in Jacksonville is on borrowed time. Buyers from northern states sometimes underestimate how much sooner they'll face replacement costs.
Roofing: Shingles Under Siege
Nationally, major roof issues appear in about 15% of inspection reports. In Jacksonville, that's closer to 20%, and the nature of the concerns differs.
What's Different in Jacksonville
Northern roof issues typically involve ice dams, snow load damage, and freeze-thaw cycling. Jacksonville never sees these.
Instead, Jacksonville roofs face: intense UV degradation year-round, hurricane wind exposure, heavy rain events that test flashing and seals, algae growth from constant humidity. The failure modes are different, but the end result is similar. Roofs wear out.
Comparison Table: Roof Concerns by Region
| Concern | Jacksonville | Northeast | Midwest | Southwest |
|---|---|---|---|---|
| Wind damage | Very common | Moderate | Moderate | Rare |
| UV degradation | Very common | Moderate | Moderate | Very common |
| Ice dam damage | Never | Very common | Very common | Never |
| Algae/moss growth | Very common | Moderate | Moderate | Rare |
| Hail damage | Rare | Moderate | Very common | Moderate |
Termites and Wood-Destroying Organisms
Termite findings appear in roughly 5-8% of inspection reports nationally. In Jacksonville, evidence of termite activity shows up in 20-30% of inspections.
This isn't because Jacksonville homes are poorly maintained. It's biology. Subterranean termites thrive in warm, humid environments with sandy soil. Jacksonville provides all three.
What the Numbers Mean
Finding termite evidence in a Jacksonville home isn't automatically alarming. The question is whether the evidence shows active infestation or past activity that's been treated.
Most findings fall into these categories: old damage from activity that's been treated and resolved, evidence of current treatment (bait stations, treatment records), active infestation requiring immediate treatment. A competent Jacksonville inspector distinguishes between these and explains what you're actually looking at.
Comparison: WDO Inspection Requirements
| Region | WDO Inspection Typically Required | Most Common WDO |
|---|---|---|
| Florida (including Jacksonville) | Yes, usually by lender | Subterranean termites |
| Gulf Coast States | Usually required | Subterranean termites, Formosan termites |
| Northeast | Sometimes optional | Carpenter ants, powder post beetles |
| Pacific Northwest | Sometimes required | Dampwood termites, carpenter ants |
| Upper Midwest | Rarely required | Carpenter ants (termites rare) |
Foundation and Structural: Different Challenges
Foundation issues appear in about 10% of inspections nationally. Jacksonville sees similar rates but for different reasons.
What Jacksonville Doesn't Have
Most Jacksonville homes don't have basements. The high water table and sandy soil make basement construction impractical. This eliminates an entire category of issues common elsewhere: basement water intrusion, foundation wall cracking from lateral soil pressure, sump pump failures.
If you're from the Midwest or Northeast, the absence of basements is noticeable. Jacksonville homes are typically slab-on-grade or have raised crawlspaces.
What Jacksonville Does Have
Sandy soil brings its own challenges. Differential settling is common as sandy soil compacts unevenly over decades. Slab cracks appear as the ground shifts. Crawlspace moisture problems occur when ground humidity migrates into floor systems.
Sinkholes are a Florida-specific concern, though Northeast Florida sees fewer than Central Florida. Still, unusual settling patterns warrant investigation.
Comparison: Foundation Concerns by Region
| Concern | Jacksonville | Northeast | Midwest | Texas |
|---|---|---|---|---|
| Basement water intrusion | N/A (no basements) | Very common | Very common | Rare |
| Slab settling | Common | Moderate | Moderate | Very common |
| Expansive clay issues | Rare | Moderate | Moderate | Very common |
| Frost heave | Never | Very common | Very common | Never |
| Sinkhole risk | Low-moderate | Rare | Rare | Rare |
Plumbing: The Polybutylene Factor
Nationally, polybutylene plumbing appears in a small percentage of homes. In Jacksonville, it's present in a significant portion of homes built between 1978 and 1995.
This material was used heavily in Florida and the Southeast because it was cheap and fast to install during building booms. The result is that Jacksonville has more poly pipe per capita than most markets.
Insurance Implications
In most of the country, polybutylene is an inspection finding that buyers can address whenever they choose. In Florida, it's often an insurance requirement. Many Florida insurers won't cover homes with poly pipes, or they exclude plumbing claims.
This makes polybutylene a more urgent issue in Jacksonville than the same finding would be in, say, North Carolina. The material is equally problematic everywhere, but the market consequences differ.
Humidity and Moisture: Jacksonville's Constant Challenge
Humidity-related findings that barely register in dry climates appear regularly in Jacksonville inspections.
Common Humidity Issues
Mold or mildew evidence in attics, crawlspaces, or bathrooms. Condensation staining at windows. Wood rot at exterior trim, fascia, and soffits. Musty odors indicating moisture problems. Rust on metal components inside and outside. HVAC condensate line issues.
In Arizona or Colorado, inspectors rarely document humidity concerns. In Jacksonville, they're standard findings that every buyer should expect to see mentioned.
What's Normal vs. Concerning
Some humidity effects are just Jacksonville life. A little mildew on the north side of a fence isn't alarming. Algae stains on the roof don't mean failure.
What's concerning: active moisture intrusion into living spaces, mold growth inside the home, structural wood with moisture content over 20%, humidity damage that's progressing rather than stable.
Jacksonville inspectors calibrate their findings to the local environment. Transplants from dry climates sometimes worry about issues that locals take in stride.
What Jacksonville Homes Don't Have
Some common national inspection findings rarely or never appear in Jacksonville:
Regional Differences Table
| Issue | Jacksonville Frequency | Why |
|---|---|---|
| Basement water problems | Almost never | No basements in most homes |
| Ice dam damage | Never | No freezing temperatures |
| Frost heave cracks | Never | Ground doesn't freeze |
| Heating system issues | Rare | Heat pumps handle mild winters easily |
| Frozen pipe damage | Very rare | Infrequent freezing, mostly above-ground pipes |
| Snow load roof damage | Never | No snow accumulation |
Bottom Line for Relocating Buyers
If you're moving to Jacksonville from another region, recalibrate your expectations:
HVAC age matters more here. A system that would be mid-life elsewhere is near end-of-life in Jacksonville. Budget accordingly.
Termite findings are normal, not alarming. Focus on whether there's active infestation versus treated history.
Humidity effects are everywhere. Some level of moisture-related wear is expected. Concern yourself with active problems, not cosmetic evidence of Florida's climate.
Roofs face different stresses. UV and wind matter more than snow and ice. Evaluation criteria differ.
No basements isn't a problem. It's just different. Storage and living space work differently here.
Insurance drives some repair urgency. Issues that might be optional elsewhere become mandatory when Florida insurers require them.
Local inspectors know these patterns. Trust their calibration to Jacksonville conditions, even if their assessments differ from what you'd hear in your previous market.