Before Inspection Day
The work starts before the inspector arrives.
Confirm Access with Your Agent
The seller needs to provide access to all areas of the home. That means:
Utilities turned on (electric, gas, water). Access to the attic entry, even if it's in a closet. Access to the electrical panel (sometimes in a locked garage or closet). Crawlspace access if the home has one. Pool or spa equipment accessible if applicable. Outbuilding and shed access.
Your agent should confirm these with the listing agent before inspection day. Showing up to find the power off or the attic blocked wastes everyone's time.
Research the Home's History
Pull what information you can before the inspection:
The year built (affects what materials and codes applied). Permit history from Duval County's online records. Flood zone status from FEMA maps. Any disclosures from the seller about past repairs or issues. The neighborhood's general age and construction patterns.
This context helps you understand what the inspector finds. A 1983 Mandarin home with polybutylene plumbing is expected. The same finding in a 2010 home would be strange.
Prepare Your Questions
Write down specific questions you want answered:
What concerns you about this home based on the listing photos or your showing visit? Any Jacksonville-specific issues you've heard about (flooding, termites, hurricane damage)? Specific systems you want extra attention on? Budget questions about upcoming maintenance or repairs?
Having questions ready means you won't forget to ask in the moment. Inspectors expect questions and good ones welcome them.
What to Bring on Inspection Day
Pack a small bag with:
A notepad and pen for jotting down observations. Your phone for photos (the inspector will provide photos in the report, but your own help you remember). The questions you prepared. Comfortable clothes you don't mind getting dusty. Closed-toe shoes since you may be in the garage, attic entry area, or exterior grounds. A flashlight (your phone works but a real one is better). Water and snacks since inspections run 2-3 hours.
Dress practically. You might be crouching to look at things under sinks or following the inspector to dusty areas. This isn't a time for nice clothes.
During the Inspection
How to make the most of your time at the property.
Arrive on Time and Plan to Stay
A typical Jacksonville home inspection takes 2-3 hours for a standard single-family home. Larger homes, older homes, or homes with pools take longer. Plan your schedule accordingly.
Arrive when the inspector does or shortly after. Let them get started, then join them. Some inspectors prefer to do an initial walkthrough alone before engaging with clients. Others like company from the start. Follow their lead.
Follow but Don't Hover
The best approach is engaged observation. Follow the inspector through the home. Watch what they examine. Ask questions when they're between tasks, not while they're focused on something.
Good times to ask: when they finish a room, when they're writing notes, when they invite questions. Bad times: when they're on a ladder, testing electrical, or clearly concentrating on something specific.
Take Your Own Notes
The formal report comes later, but your own notes capture things that matter to you specifically. Write down:
Items the inspector mentions verbally. Questions you think of as you walk through. Things you notice about the home's condition or layout. Anything you want to research more later.
Your notes supplement the professional report with your personal observations and concerns.
Ask Jacksonville-Specific Questions
Every market has local concerns. In Jacksonville, ask about:
Signs of past water intrusion or flooding. Humidity damage at exterior wood and in the attic. Evidence of termite activity or treatment. Hurricane preparation features (shutters, impact windows, roof clips). HVAC condition given Jacksonville's demanding climate. Condition of stucco if applicable. Pool equipment condition if the home has one.
Local inspectors know what to look for in this market. Tap that knowledge.
After the Inspection
What to do once the walkthrough ends.
Get the Summary On Site
Before you leave, ask the inspector for a verbal summary. What are the biggest concerns? What's in good shape? What should you prioritize?
This preview helps you process the findings before the formal report arrives. It also gives you a chance to ask clarifying questions while you're still at the property.
Wait for the Written Report
Most Jacksonville inspectors deliver reports within 24-48 hours, often same-day. Resist the urge to panic about anything until you've read the full report with context and photos.
When the report arrives, read it completely before reacting. The summary section highlights significant items. The full report documents everything, including informational items that aren't problems.
Identify Your Next Steps
Based on the report, determine what action to take:
Items to request seller repair or credit for. Items to get contractor quotes on for budgeting. Items that need specialist evaluation (structural engineer, HVAC tech, roofer). Items that are informational only and don't require action.
Your agent helps navigate what to request from the seller. The inspection gives you the information; the negotiation determines who addresses what.
Jacksonville-Specific Preparation Tips
A few things specific to buying in the Jacksonville market:
If the home is in a flood zone, ask about flood history beyond official records. Matthew in 2016 and Irma in 2017 affected areas that had never flooded before.
If the home is older than 25 years, you'll likely need a four-point inspection for insurance. Consider scheduling that at the same time to save a trip.
If the home was built between 1978-1995, expect polybutylene plumbing findings. Budget for replumbing if you proceed.
If buying near the river or in coastal areas, pay extra attention to hurricane preparation features. These affect insurance costs significantly.
The more you know about Jacksonville's specific concerns before inspection day, the better prepared you'll be to understand what the inspector finds.