The Home Buyer's Red Flag Cheat Sheet: Northeast Florida Edition
If you've started touring homes in Jacksonville, St. Augustine, or anywhere in Northeast Florida, you've probably noticed something: our housing stock has its own personality. Between the sandy soil, the humidity, the salt air near the coast, and a mix of homes built anywhere from the 1920s to last year, this market comes with its own set of things to watch for.
I walk buyers through homes every week, and there's a handful of issues that come up again and again. None of these should automatically kill a deal — but every one of them is worth knowing about before you fall in love with a house. Here's my real-world cheat sheet.
1. Roof age (this one affects your insurance, not just your ceiling)
In Florida, your roof isn't just a maintenance item — it's an insurance underwriting item. Most carriers now want a roof under 15 years old, or they'll require a four-point inspection before they'll write a policy, and some will charge significantly more (or decline coverage outright) for anything older. Ask for the roof's install date and permit history before you get attached to a house. A 12-year-old roof is a conversation. A 22-year-old roof is a budget line.
2. Polybutylene or galvanized plumbing
If a home was built between the late 1970s and mid-1990s, there's a real chance it still has polybutylene piping, which is prone to failure and can affect insurability. Homes from the 1960s-70s sometimes still have galvanized pipe, which corrodes from the inside out over time. Neither is a dealbreaker, but both are worth asking about — and worth having a plumber physically confirm rather than guessing based on the year built.
3. Aluminum wiring
Similar era, similar story. Some homes built in the 60s and 70s have aluminum branch wiring, which insurance companies scrutinize closely and some won't cover at all without remediation. If a listing feels like a great deal for its age and location, this is one of the first things I'd check.
4. Termite and wood rot damage
Subterranean termites are a fact of life here, not a rare event. Florida law requires a WDO (Wood Destroying Organism) inspection as part of most transactions, and I always recommend getting one even when it's not required. Look for soft trim, especially around windows and where the house meets the slab, and ask about any past termite bonds or treatment history.
5. Drainage and grading
Our sandy soil drains fast, which is usually a good thing — until a home is graded wrong and water pools against the foundation or under the house during our summer downpours. Walk the yard after a hard rain if you can, or at least ask the seller directly about standing water, especially on lots near retention ponds, marshland, or the St. Johns River.
6. Flood zone and elevation
This is a Northeast Florida-specific one. A home doesn't have to be waterfront to sit in a flood zone — plenty of homes well inland of the Intracoastal or St. Johns River still fall into one. Ask for the flood zone designation and, if there is one, the elevation certificate. It has a real, sometimes significant, effect on your insurance premium.
7. HVAC age
Air conditioning isn't optional here, and it isn't cheap to replace. A unit past 12-15 years old is running on borrowed time, especially with how hard our systems work May through October. Ask when it was installed and whether it's been serviced regularly.
8. Septic vs. sewer
More common the further out you go — parts of St. Johns County and the outskirts of Duval still rely on septic systems. If a home has one, ask when it was last pumped and inspected. A septic system that hasn't been serviced in years can turn into a expensive surprise fast.
If you're house hunting in the Jacksonville or St. Augustine area, I'd rather you know about these things on the front end than find them during (or after) closing. None of them mean walk away — they just mean ask, inspect, and negotiate accordingly. That's what I'm here for.
Have a home you're considering? Send me the address and I'll tell you what I'd look at twice.
Matt Quitter, Brkr Assoc Your Home Sold Guaranteed Realty Advisors 904-654-9742 | mattquitter.com