House Hunting Checklist for Palm Beach County: Florida-Specific Things to Check at Every Showing

A house hunting checklist keeps you focused on the things that cost real money after you move in, instead of the paint color or the staging. In Palm Beach County, that list looks different from one you would use in Ohio or Texas. The age of the roof can decide whether you get affordable insurance. The flood zone can add a second policy. And an HOA can limit what you park, rent or build. Use this guide at every showing, then compare homes side by side on the same points.

Key takeaways

• Roof age, AC age, wind protection and flood zone drive Florida ownership costs more than most cosmetic features.
• Florida law bars insurers from refusing a policy solely because a roof is under 15 years old. Older roofs can still qualify if an inspection shows 5 or more years of life left.
• Citizens requires a four-point inspection for homes more than 20 years old.
• FEMA flood maps for Palm Beach County changed on December 20, 2024, so check the current zone yourself.
• Sellers in HOA communities must give you a disclosure summary before you sign, and sellers must also give a flood disclosure.

How to use this house hunting checklist

Print a copy for each home, or keep it on your phone. At each showing, spend the first few minutes on the items below before you fall for the kitchen. Then take photos of labels, the electric panel and the roof from the street. Those photos help a lot when you compare three homes at night.

Also keep your notes honest. A home that scores well on the big items but needs paint is often a better buy than a pretty one with a 20 year old roof.

The roof: the first item on any Florida house hunting checklist

The roof matters more here than almost anywhere else, because it shapes your insurance options. So start with these questions.

• How old is the roof, and is there a permit to prove it? You can often find roof permits on the city or county permit search.
• What type is it: shingle, tile or metal? Each has a different expected life.
• Are there stains on ceilings, soft spots, or loose tiles you can see from the ground?

Florida law helps a bit here. Under section 627.7011, an insurer cannot refuse to write or renew a policy solely because a roof is less than 15 years old. For a roof 15 years or older, the owner can get an inspection. If it shows at least 5 years of useful life left, the insurer cannot deny coverage based on age alone. Still, an older roof can raise your premium or limit your carrier choices.

AC, water heater and electric panel

The AC runs almost all year here. A tired system means higher bills and a big bill soon. Find the outdoor unit and snap a photo of its label. The install year is often on the data plate or in the model and serial number.

Next, look at the water heater label for its age. Then open the electric panel door and take a photo. Some insurers ask about certain older panel brands. Your inspector can tell you if the panel raises any flags.

Insurance ties in again. Citizens Property Insurance requires a four-point inspection, covering the roof, electrical, plumbing and HVAC, for homes more than 20 years old. Many private carriers ask for one too. So if a home was built before about 2006, plan for that report.

Plumbing type

Ask what the supply pipes are made of. Copper, CPVC and PEX are common. Some older homes may have polybutylene, a gray plastic pipe that many insurers dislike. Homes from the middle of the last century may also have cast iron drain lines, which can crack and leak under the slab. A sewer scope during inspection can check the drains.

Windows, doors and storm protection

Hurricane protection affects both safety and insurance. During the showing, check:

• Are the windows and doors impact rated? Look for a small label or etching in a corner of the glass.
• If not, are there shutters? Are they accordion, roll down or panels, and are all the panels there?
• Is the garage door rated for wind?
• Is there a recent wind mitigation report? It shows which insurance credits the home already earns.

Florida requires insurers to offer discounts for proven wind mitigation features. So two homes with the same price can carry very different insurance bills.

Flood zone and drainage on your house hunting checklist

Do not guess at flood risk. FEMA's new maps for Palm Beach County took effect on December 20, 2024, and the county says thousands of eastern parcels moved into higher risk zones. Look up each address on the county's flood zone map or the FEMA Flood Map Service Center before you write an offer.

A home in a high risk zone with a federally backed mortgage will usually need flood insurance. Even outside those zones, many owners buy it anyway. At the showing, also look for water lines on walls, fresh baseboards in one room only, or a yard that sits lower than the street.

Florida now gives you more help here as well. Under section 689.302, sellers of residential property must give a flood disclosure at or before signing. It asks whether the seller knows of past flooding, filed a flood claim, or got federal disaster aid for flood damage. Read it closely.

HOA and condo rules

A large share of homes here sit in some kind of association. Rules can be strict, and fees can change. Ask your agent for these before you get serious about a home:

• The monthly or quarterly fee, and what it covers
• Any special assessments, now or planned
• Rental limits, such as a minimum lease term or a wait period after purchase
• Rules on pets, trucks, boats, RVs, fences and exterior changes
• Whether the community requires buyer approval or an interview

Florida law protects you on the paperwork. Under section 720.401, the seller of a home in an HOA must give you a disclosure summary before you sign. If you do not get it, you can cancel within 3 days of receiving it or before closing, whichever comes first. Condos follow their own rules, and older buildings may have big repair projects ahead. So ask about reserves and recent inspections.

Neighborhood and daily life

The house is only part of the deal. Before you leave, check a few outside items.

• Drive the commute at rush hour, not on a Sunday.
• Note the noise from highways, rail lines or flight paths.
• Find the assigned public schools on the school district site, since boundaries can change.
• Look at the street after a heavy rain if you can.

Every city here feels different. For example, our Boca Raton and Wellington pages show current listings and prices, while Port St. Lucie offers a lower price point just to the north.

Questions for the listing agent to add to your house hunting checklist

Your own eyes catch a lot, but the listing agent knows the history. So ask a few direct questions at or after the showing, and write down the answers.

• Why is the owner selling, and how firm is the timing?
• Has the home had any insurance claims, leaks or storm damage?
• Are there open permits, or work done without a permit?
• Which items stay with the home, such as shutters, the generator or pool equipment?
• Has the owner had any recent inspection, appraisal or wind mitigation report?

Then compare those answers with the disclosures when they arrive. If something does not match, ask about it before you sign. A short delay now costs far less than a surprise after closing.

Get insurance quotes before you fall in love

This is the step most buyers skip. Once a home makes your short list, send the address, roof age, AC age, year built and any wind mitigation report to an insurance agent. Ask for a rough homeowners quote and a flood quote.

Then add those numbers to the mortgage, taxes and HOA fees. That total, not the list price, tells you whether a home fits your budget. Many deals in Florida fall apart late because of an insurance surprise. So get ahead of it.

A printable house hunting checklist

Here is the short version to bring to each showing:

1. Roof type, age and permit year
2. AC age and last service date
3. Water heater age
4. Electric panel brand and age
5. Plumbing pipe type
6. Impact windows, shutters and garage door rating
7. Wind mitigation report on file?
8. Flood zone and any signs of past water
9. HOA or condo fee, assessments and key rules
10. Rental limits, if you may rent it later
11. Commute, noise and school assignment
12. Rough insurance quote requested?

After you move in, switch to our new house checklist for the first weeks in your home.

Frequently asked questions

What should be on a house hunting checklist in Florida?

Focus on roof age, AC age, storm protection, flood zone, plumbing type, HOA rules and insurance cost. Those items affect your monthly budget far more than finishes do.

How old is too old for a roof when buying in Florida?

There is no single cutoff, but age shapes your insurance. Florida bars insurers from refusing coverage solely because a roof is under 15 years old. Older roofs may still qualify if an inspection finds 5 or more years of life left.

Do I need a four-point inspection?

Citizens requires one for homes more than 20 years old, and many private insurers ask for one on older homes too. Your inspector can do it with the general inspection.

How do I check a home's flood zone in Palm Beach County?

Use the county's flood zone map or the FEMA Flood Map Service Center. The maps changed in December 2024, so do not rely on an old listing note.

Can I get HOA rules before I make an offer?

Yes. Ask your agent for the governing documents and the fee schedule early. The seller must also give you the HOA disclosure summary before you sign a contract.

Sources

• Florida Statutes, section 627.7011 (roof age and coverage)
• Citizens Property Insurance, Inspection requirements
• Palm Beach County, Update on flood zones
• FEMA Flood Map Service Center
• Florida Statutes, section 689.302 (flood disclosure)
• Florida Statutes, section 720.401 (HOA disclosure summary)
• Florida Statutes, section 627.0629 (wind mitigation discounts)

Selling first? Buyers will run this same list on your home, so let us help you prepare the roof, AC and insurance details up front. Check your home's value. Buying in Palm Beach County or Port St. Lucie? Ask us to set up new-listing alerts that match your must-haves.