Life 2.01,000 issues that can create problems when buying or selling a home. Welcome to my world!
You need — and deserve — an experienced professional on your side.
Navigating a real estate transaction is not something you master in a two-week at-home licensing course. It takes years of real-world experience to know how to spot problems, avoid unnecessary drama, and keep a deal moving toward closing. It’s a minefield, and you need a professional to navigate it. You should carefully interview and screen the people you do business with, and beware of the “fake it till you make it” part-time beginners with NO experience.
Buyers and sellers believe that once an offer is signed, the closing just somehow magically happens. It does not!
I’ve closed 1000s of residential home transactions in Sarasota County. With 18 years as the owner/broker of my own residential mortgage company, plus 25 years as a Florida Broker/Realtor, I’ve been through just about every issue that can come up before closing.
Proactively managing a transaction keeps my clients smiling. My strategy for keeping transactions as smooth and stress-free as possible is very simple: listen to my clients, ask the right questions, do the up-front prep work, and avoid properties and crazy people who are likely to cause problems. There are no shortcuts to a successful closing. You have to do the work!
Here are a few issues you may need help with after you get an accepted offer.
A signed contract is only the beginning. After that, there are inspections, repair issues, insurance questions, title work, surveys, appraisals, loan conditions, HOA documents, permit searches, code concerns, and closing deadlines to manage.
Welcome to my world! With thought, effort, and proactive planning, most, if not all, of these issues can be avoided! So here’s a big, scary list of 1,000 physical, mechanical, legal, title, financing, insurance, HOA, zoning, permitting, environmental, and government issues that can create problems when buying or selling a home. And yes — I have dealt with most of them.
This post is written with Florida/Sarasota-area transactions in mind, but most items apply broadly.
In Florida, sellers generally must disclose known latent defects that materially affect value and are not readily observable, even in “as-is” sales. (Florida Realtors) Florida insurers may also require a 4-point inspection focused on the roof, electrical, plumbing, and HVAC systems to assess insurability. (FLDFS) Sarasota County’s Building Division handles permitting/code enforcement functions, and local permit records can be crucial when verifying renovations, additions, roofing, AC changes, windows, plumbing, and electrical work. (Sarasota County Government) Florida homestead, Save Our Homes, and portability rules can also affect the buyer’s future property-tax picture. (Florida Department of Revenue)
The 1,000 issues at a glance:
- 100 roof, attic & exterior issues
- 100 wall, window, drainage & structure issues
- 100 electrical issues
- 100 plumbing, sewer & water issues
- 100 HVAC, air & appliance issues
- 100 moisture, mold, pest, pool & dock issues
- 100 interior & safety issues
- 100 legal, contract, title & closing issues
- 200 government, permit, tax, insurance, financing & HOA issues
The full list is easiest to read on a computer or tablet.
Roof, attic, wind, and exterior.
100 roof, attic & exterior issues (full list on a computer or tablet)
- Roof too old for insurance.
- Roof age cannot be verified.
- No roof permit record.
- Unpermitted roof replacement.
- Roof permit not finalized.
- Missing shingles.
- Lifted shingles.
- Cracked shingles.
- Curling shingles.
- Granule loss.
- Hail damage.
- Wind damage.
- Broken roof tiles.
- Slipped roof tiles.
- Missing ridge caps.
- Loose ridge caps.
- Cracked ridge mortar.
- Failed tile adhesive.
- Damaged metal roof panels.
- Rusted metal roof panels.
- Loose metal roof screws.
- Missing metal roof fasteners.
- Exposed fasteners are leaking.
- Failed roof sealant.
- Roof penetrations are leaking.
- Plumbing vent boots are cracked.
- Vent flashing is loose.
- Chimney flashing is defective.
- Wall flashing is missing.
- Kickout flashing is missing.
- Valley flashing is damaged.
- Roof valley clogged.
- Ponding on a flat roof.
- Flat roof blistering.
- Flat roof cracking.
- Flat roof seam separation.
- Wrong roof material on a low slope.
- Multiple roof layers.
- Sagging roof plane.
- Soft roof decking.
- Rotten roof decking.
- Delaminated sheathing.
- Active attic leak.
- Old attic water stains.
- Attic mold-like growth.
- Attic ventilation inadequate.
- Blocked soffit vents.
- Missing ridge ventilation.
- Bathroom vent into attic.
- Dryer vent into attic.
- Inadequate attic insulation.
- Compressed insulation.
- Missing insulation.
- Rodent tunnels in insulation.
- Damaged trusses.
- Cut truss members.
- Improper truss repairs.
- Missing hurricane clips.
- Hurricane straps not visible.
- Weak roof-to-wall connections.
- Gable bracing missing.
- Gable vent not protected.
- Garage door not wind-rated.
- The garage door lacks bracing.
- No impact windows.
- No storm shutters.
- Incomplete shutter set.
- Shutter hardware is missing.
- Shutter anchors corroded.
- Window protection undocumented.
- Door protection undocumented.
- Wind mitigation report unfavorable.
- Roof geometry affects insurance credits.
- Roof deck attachment weak.
- Secondary water barrier missing.
- Skylight leaking.
- Skylight cracked.
- Solar mounts poorly flashed.
- Satellite dish penetrations are leaking.
- Antenna penetrations are leaking.
- Fascia rot.
- Soffit rot.
- Missing fascia.
- Damaged soffit panels.
- Gutters missing.
- Gutters leaking.
- Gutters clogged.
- Downspouts missing.
- Downspouts drain at the foundation.
- Splash blocks are missing.
- Roof drainage inadequate.
- Eaves damaged.
- The roof overhang is sagging.
- Chimney cap missing.
- Chimney crown cracked.
- Chimney masonry deteriorated.
- Roof moss or algae.
- Tree limbs are touching the roof.
- Debris piled on the roof.
- Evidence of prior storm repairs.
Exterior walls, openings, drainage, site, and structure…been there done that!
100 wall, window, drainage & structure issues (full list on a computer or tablet)
- Stucco cracks.
- Stucco delamination.
- Bulging stucco.
- Stucco below grade.
- Missing weep screed.
- Failed exterior paint.
- Peeling exterior coating.
- Cracked masonry.
- Stair-step block cracks.
- Spalling concrete.
- Rusting lintels.
- Corroded fasteners.
- Rotten siding.
- Loose siding.
- Missing siding.
- Rotted trim.
- Wood-to-ground contact.
- Vegetation touching walls.
- Vines trapping moisture.
- Window caulk failed.
- Door caulk failed.
- Window flashing missing.
- Door flashing missing.
- Water stains under windows.
- Fogged insulated windows.
- Windows painted shut.
- Windows do not lock.
- Windows do not open.
- Broken window balances.
- Cracked glass.
- Missing tempered glass.
- Sliding doors hard to operate.
- Sliding door tracks corroded.
- Sliding door locks defective.
- Exterior doors rubbing.
- Exterior doors not sealed.
- Door frames rusted.
- Garage door damaged.
- Garage opener unsafe.
- Garage auto-reverse fails.
- Garage firewall penetrated.
- Garage attic hatch not fire-rated.
- Driveway cracked.
- Walkway cracked.
- Trip hazards.
- Patio settled.
- Pavers settled.
- Pool deck cracked.
- Pool deck slopes the wrong way.
- Lanai slab settlement.
- Lanai screen torn.
- The screen enclosure is corroded.
- Pool cage fasteners rusted.
- Pool cage footers cracked.
- Exterior stairs unsafe.
- Handrails missing.
- Guardrails too low.
- Guardrails loose.
- Balcony leaks.
- Balcony railing corroded.
- Deck rot.
- Deck ledger improper.
- Deck fasteners corroded.
- Porch columns damaged.
- The carport structure is weak.
- Shed too close to the property line.
- Shed unpermitted.
- Fence leaning.
- Fence encroaches.
- Retaining wall leaning.
- Retaining wall drainage missing.
- Soil erosion near the house.
- Negative grading.
- Standing water near the foundation.
- Swales blocked.
- French drain failed.
- Drainage easement obstructed.
- Irrigation spraying walls.
- Irrigation floods the yard.
- Sprinkler heads are broken.
- Foundation cracks.
- Slab cracks.
- Slab heaving.
- Slab settlement.
- Differential settlement.
- Uneven floors.
- Doors out of square.
- Windows are out of square.
- Ceiling sagging.
- Wall bowing.
- Load-bearing wall removed.
- Beam undersized.
- Column missing.
- Improper structural alteration.
- Unpermitted addition.
- Converted garage unpermitted.
- Enclosed lanai unpermitted.
- Foundation for addition inadequate.
- Sinkhole-related movement suspected.
- Prior structural repair undocumented.
Electrical systems.. issues are common!
100 electrical issues (full list on a computer or tablet)
- Federal Pacific panel.
- Zinsco panel.
- Problematic Challenger panel.
- Fuse panel still in use.
- Undersized service.
- Panel overcrowded.
- Double-tapped breakers.
- Overfused circuits.
- Breaker mismatch.
- Improper tandem breakers.
- Breakers not labeled.
- Missing panel cover.
- Missing panel screws.
- Open panel knockouts.
- Corrosion in the panel.
- Burn marks in the panel.
- Overheated conductors.
- Aluminum branch wiring.
- Cloth-covered wiring.
- Knob-and-tube wiring.
- Exposed wiring.
- Open junction boxes.
- Splices outside boxes.
- Missing wire clamps.
- Extension cords permanent.
- Power strips overloaded.
- Ungrounded outlets.
- Reverse polarity outlets.
- Open neutral outlets.
- Loose outlets.
- Damaged outlets.
- Painted outlets.
- Missing GFCI protection.
- GFCI fails test.
- Missing AFCI protection.
- Bathroom outlet unsafe.
- Kitchen outlet unsafe.
- Garage outlet unsafe.
- Exterior outlet unsafe.
- Pool outlet unsafe.
- Exterior covers missing.
- Wet-location covers wrong.
- Light fixtures loose.
- Ceiling fans unsupported.
- Recessed lights overheating.
- Wrong bulbs installed.
- Dimmer incompatible.
- Flickering lights.
- Frequent breaker trips.
- Low voltage issue.
- Improper subpanel bonding.
- Neutral and ground mixed.
- Grounding electrode missing.
- Ground wire damaged.
- Main disconnect missing.
- Service mast damaged.
- Meter can corroded.
- Underground service issue.
- Generator interlock missing.
- Generator backfeed risk.
- Solar electrical issue.
- Solar disconnect missing.
- EV charger unpermitted.
- EV circuit overloaded.
- Dock wiring unsafe.
- Boat lift wiring unsafe.
- Pool bonding defective.
- Spa bonding defective.
- Landscape lighting unsafe.
- Doorbell transformer exposed.
- Low-voltage wiring messy.
- Security system abandoned.
- Smoke alarms missing.
- Smoke alarms expired.
- Smoke alarms not interconnected.
- CO alarms missing.
- Attic wiring chewed.
- Rodent-damaged wiring.
- DIY electrical work.
- Electrical work unpermitted.
- Electrical permit not closed.
- Panel inaccessible.
- Panel clearance obstructed.
- Rusted exterior disconnect.
- AC disconnect unsafe.
- Water heater disconnect missing.
- Microwave circuit inadequate.
- Dishwasher circuit improper.
- Disposal circuit improper.
- Laundry circuit inadequate.
- Dryer outlet wrong type.
- Range outlet wrong type.
- Old two-prong outlets.
- Bootleg grounds.
- Arc marks at outlets.
- Overloaded lighting circuit.
- Abandoned live wires.
- Improper conduit.
- Underground wiring shallow.
- Electrical insurance concern.
★★★★★
“If you are looking for someone who will take care of you and not simply desire to move property, then look no further!”
— Sam and Chris K.
Plumbing, sewer, water, gas, and irrigation
100 plumbing, sewer & water issues (full list on a computer or tablet)
- Active supply leak.
- Active drain leak.
- Polybutylene piping.
- Galvanized water lines.
- CPVC brittle or cracked.
- PEX poorly installed.
- Copper pinhole leaks.
- Mixed metals corrosion.
- Missing pipe insulation.
- Low water pressure.
- Excessive water pressure.
- Pressure-reducing valve failed.
- No main shutoff found.
- Main shutoff leaking.
- Fixture shutoffs frozen.
- Fixture shutoffs leaking.
- Water hammer.
- Cross-connection risk.
- Backflow preventer missing.
- Irrigation backflow missing.
- Irrigation leak.
- Sprinklers hit house.
- Well pump issue.
- Well water quality issue.
- Well permit issue.
- Septic system aging.
- Septic drainfield failing.
- Septic tank damaged.
- Septic location unknown.
- Septic permit issue.
- Sewer line cast iron.
- Cast iron drain deterioration.
- Sewer root intrusion.
- Sewer belly.
- Sewer offset.
- Sewer blockage.
- Orangeburg sewer pipe.
- Cleanout missing.
- Cleanout inaccessible.
- Slow drains.
- Gurgling drains.
- Sewer odor.
- Improper venting.
- S-traps present.
- P-traps missing.
- Trap leaks.
- Sink drain corroded.
- Disposal leaking.
- Dishwasher high loop missing.
- Dishwasher air gap missing where required.
- Refrigerator supply leak.
- Ice maker line brittle.
- Washer hoses old.
- Washer valves leaking.
- Laundry drain undersized.
- Hose bib leaking.
- Hose bib loose.
- Missing vacuum breaker.
- Toilet loose.
- Toilet leaks at base.
- Toilet running.
- Toilet cracked.
- Tub drain leaks.
- Shower valve leaks.
- Shower pan failed.
- Tub surround failed.
- Missing grout.
- Cracked grout.
- Failed caulk.
- Water heater too old.
- Water heater leaking.
- Water heater rusted.
- Water heater not strapped where required.
- TPR valve missing.
- TPR discharge wrong.
- Water heater pan missing.
- Water heater pan drain missing.
- Water heater not elevated in garage.
- Tankless heater improper.
- Hot water insufficient.
- Gas leak.
- Gas shutoff missing.
- Gas flex connector wrong.
- Gas appliance venting unsafe.
- Gas water heater backdrafting.
- Combustion air inadequate.
- Propane tank too close.
- Propane line unprotected.
- Gas permit missing.
- Plumbing permit missing.
- Plumbing permit open.
- Sewer connection unverified.
- Illegal sump discharge.
- Improper condensate connection.
- Water softener leaking.
- Water filtration system abandoned.
- Reverse osmosis leak.
- Greywater modification illegal.
- Outdoor shower drain issue.
- Plumbing insurance concern.
HVAC, ventilation, indoor air, appliances, and energy.
100 HVAC, air & appliance issues (full list on a computer or tablet)
- AC system too old.
- AC not cooling.
- Poor temperature split.
- Refrigerant leak.
- R-22 system obsolete.
- Dirty condenser coil.
- Dirty evaporator coil.
- Rusted evaporator coil.
- Air handler corroded.
- Air handler leaking.
- Condensate drain clogged.
- Float switch missing.
- Condensate pan rusted.
- Condensate line improper.
- Outdoor unit not level.
- Outdoor unit too close to wall.
- Outdoor unit salt-corroded.
- AC disconnect unsafe.
- Refrigerant line insulation missing.
- Ductwork leaking.
- Ductwork disconnected.
- Duct insulation damaged.
- Ducts sweating.
- Mold-like growth in ducts.
- Return air undersized.
- Supply airflow poor.
- Room imbalance.
- Filter missing.
- Filter dirty.
- Filter slot open.
- Thermostat defective.
- Thermostat poorly located.
- Heat mode fails.
- Emergency heat fails.
- Heat pump reversing valve issue.
- Furnace burner issue.
- Furnace heat exchanger concern.
- Gas furnace venting unsafe.
- Furnace age issue.
- Boiler issue.
- Mini-split leak.
- Mini-split unpermitted.
- Oversized AC.
- Undersized AC.
- Poor dehumidification.
- High indoor humidity.
- Bathroom fan missing.
- Bathroom fan ineffective.
- Kitchen exhaust missing.
- Range hood recirculates only.
- Dryer vent clogged.
- Dryer vent too long.
- Dryer vent into attic.
- Dryer vent damaged.
- Whole-house fan unsafe.
- Attic fan defective.
- Energy audit concerns.
- Missing weatherstripping.
- Air leakage excessive.
- Insulation gaps.
- Old refrigerator.
- Refrigerator leak.
- Dishwasher leak.
- Dishwasher not secured.
- Range anti-tip missing.
- Oven not heating.
- Cooktop burner defective.
- Microwave vent improper.
- Garbage disposal jammed.
- Washer leak.
- Dryer unsafe.
- Appliance recalls.
- Appliance age undocumented.
- Built-in appliance not working.
- Pool heater defective.
- Pool pump defective.
- Spa heater defective.
- Sauna ventilation issue.
- Dehumidifier drain issue.
- Humidistat defective.
- Smart thermostat subscription issue.
- HVAC service records absent.
- AC permit missing.
- AC permit not finaled.
- AC warranty not transferable.
- Air quality complaint.
- Odor from HVAC.
- Pest contamination in ducts.
- Asbestos duct wrap suspected.
- Lead paint disturbed by HVAC work.
- Noise from equipment.
- Vibration from compressor.
- Improper equipment platform.
- Ductwork in hot attic inefficient.
- Return draws attic air.
- Missing combustion clearance.
- Garage HVAC duct safety issue.
- HVAC insurance concern.
- Energy-code compliance issue.
- Utility bill unusually high.
Moisture, mold, pests, pools, docks, seawalls, environmental.
100 moisture, mold, pest, pool & dock issues (full list on a computer or tablet)
- Ceiling water stains.
- Wall water stains.
- Baseboard swelling.
- Soft drywall.
- Peeling interior paint.
- Bubbling paint.
- Musty odor.
- Visible mold-like growth.
- Closet mildew.
- Mold near vents.
- Mold under sinks.
- Mold behind furniture.
- Wet carpet.
- Damp slab.
- Moisture meter elevated.
- Prior flood damage.
- Storm surge damage.
- FEMA flood zone issue.
- Elevation certificate missing.
- Flood vents missing.
- Crawlspace moisture.
- Vapor barrier missing.
- Termite evidence.
- Subterranean termites.
- Drywood termites.
- Old termite damage.
- Termite treatment expired.
- No termite bond.
- Wood-boring beetles.
- Carpenter ants.
- Rodent activity.
- Rodent droppings.
- Rodent-damaged insulation.
- Rodent entry gaps.
- Roach infestation.
- Ant infestation.
- Bee or wasp nests.
- Bat guano.
- Wildlife in attic.
- Pool surface cracked.
- Pool plaster failing.
- Pool tile loose.
- Pool coping loose.
- Pool leak suspected.
- Pool pump leaking.
- Pool filter defective.
- Pool heater defective.
- Pool light unsafe.
- Pool bonding defective.
- Pool barrier noncompliant.
- Pool gate defective.
- Pool alarm missing.
- Spa blower defective.
- Spa GFCI issue.
- Pool deck trip hazard.
- Screen enclosure unsafe.
- Dock decking rotten.
- Dock pilings deteriorated.
- Dock fasteners corroded.
- Boat lift defective.
- Davit corrosion.
- Shore power unsafe.
- Seawall cracking.
- Seawall leaning.
- Seawall cap damaged.
- Seawall tiebacks failing.
- Riprap displaced.
- Canal access limited.
- Mangrove trimming violation.
- Wetlands encroachment.
- Protected species issue.
- Gopher tortoise issue.
- Tree removal violation.
- Contaminated soil.
- Underground oil tank.
- Abandoned septic tank.
- Asbestos suspected.
- Lead-based paint issue.
- Chinese drywall concern.
- Radon disclosure issue.
- Meth contamination concern.
- Mold remediation undocumented.
- Fire damage undisclosed.
- Smoke damage odor.
- Pet urine contamination.
- Sewer backup history.
- Water intrusion litigation history.
- Sinkhole claim history.
- Insurance claim history conflict.
- Environmental lien.
- Coastal erosion issue.
- Beach access dispute.
- Canal dredging issue.
- Boat depth limitation.
- Nuisance noise source.
- Nearby industrial odor.
- Airport noise zone.
- Road widening impact.
- Utility easement across yard.
- Conservation easement restrictions.
Interior, safety, livability, accessibility, and general condition
100 interior & safety issues (full list on a computer or tablet)
- Flooring damaged.
- Flooring uneven.
- Tile cracks.
- Hollow tile.
- Loose laminate.
- Carpet stained.
- Subfloor rot.
- Stair treads loose.
- Handrail missing.
- Guardrail unsafe.
- Interior doors damaged.
- Doors do not latch.
- Closet doors broken.
- Cabinet damage.
- Countertop cracks.
- Stone countertop loose.
- Backsplash gaps.
- Drywall cracks.
- Ceiling cracks.
- Nail pops widespread.
- Popcorn ceiling asbestos concern.
- Interior paint poor.
- Smoke odor.
- Pet odor.
- Cooking odor.
- Sewer odor.
- Inadequate egress.
- Bedroom window too small.
- Illegal bedroom.
- Missing closet falsely marketed.
- Room count discrepancy.
- Square footage discrepancy.
- Ceiling height too low.
- Attic access missing.
- Crawlspace access missing.
- Unsafe fireplace.
- Chimney flue damaged.
- Gas logs unsafe.
- Wood stove unpermitted.
- Missing fire separation.
- Garage bedroom conversion unsafe.
- Garage floor settlement.
- Garage door gaps.
- Laundry area unsafe.
- Exhaust fan noisy.
- Bathroom ventilation poor.
- Tub slippery.
- Shower glass unsafe.
- Mirrors loose.
- Shelving unstable.
- Built-ins damaged.
- Attic ladder unsafe.
- Pull-down stairs broken.
- Pest droppings inside.
- Insect damage to cabinets.
- Water stains hidden by paint.
- Fresh paint concealing defects.
- Furniture blocking damage.
- Rugs hiding floor damage.
- Seller repairs cosmetic only.
- Poor workmanship.
- Contractor warranty missing.
- No maintenance records.
- Deferred maintenance.
- Excessive clutter blocks inspection.
- Utilities off during inspection.
- Pilot lights off.
- Locked rooms.
- Attic inaccessible.
- Crawlspace inaccessible.
- Outbuilding inaccessible.
- Tenant denies access.
- Pets prevent inspection.
- Unsafe property conditions.
- Alarm system not disclosed.
- Smart locks not transferred.
- Cameras create privacy issue.
- Built-in speakers defective.
- Network wiring abandoned.
- Home automation proprietary.
- Security contract not transferable.
- Solar monitoring inaccessible.
- Water softener rented.
- Propane tank leased.
- Alarm equipment leased.
- Appliance lease undisclosed.
- Missing manuals.
- Missing remotes.
- Missing keys.
- Missing mailbox keys.
- Garage remotes missing.
- Gate fobs missing.
- Amenity fobs missing.
- HOA parking sticker missing.
- Unsafe indoor air.
- Inadequate natural light.
- Poor noise isolation.
- Accessibility barriers.
- Unsafe aging-in-place modifications.
- Personal property dispute.
★★★★★
“Where it takes days to hear back from realtors, he has responded within minutes, sometimes even seconds.”
— Tracy S.
Legal, contract, disclosure, title, survey, and closing issues… Oh yeah baby!
100 legal, contract, title & closing issues (full list on a computer or tablet)
- Seller failed to disclose known defect.
- Incomplete seller disclosure.
- Misleading “as-is” understanding.
- Prior inspection not shared.
- Known roof leak undisclosed.
- Known plumbing leak undisclosed.
- Known termite damage undisclosed.
- Known mold issue undisclosed.
- Known flood history undisclosed.
- Known sinkhole issue undisclosed.
- Active litigation undisclosed.
- Neighbor dispute undisclosed.
- Boundary dispute undisclosed.
- Easement dispute undisclosed.
- HOA violation undisclosed.
- Code violation undisclosed.
- Unpermitted work undisclosed.
- Open permit undisclosed.
- Insurance claim history undisclosed.
- Death or stigma issue mishandled.
- Lead paint disclosure missing.
- Radon disclosure missing.
- Condo disclosure missing.
- HOA disclosure missing.
- Flood disclosure issue.
- Coastal disclosure issue.
- Contract deadline missed.
- Inspection period expired.
- Financing contingency missed.
- Appraisal contingency issue.
- Title objection deadline missed.
- Survey objection missed.
- HOA review deadline missed.
- Escrow deposit late.
- Escrow dispute.
- Ambiguous repair addendum.
- Seller repair not completed.
- Seller repair poor quality.
- Repair receipt missing.
- Licensed contractor not used.
- Final walk-through failure.
- Property condition changed.
- Seller removed fixtures.
- Seller left debris.
- Personal property excluded.
- Personal property included by mistake.
- Leaseback dispute.
- Occupancy date conflict.
- Tenant rights conflict.
- Short-term rental bookings conflict.
- Probate issue.
- Estate authority issue.
- Divorce decree issue.
- Power of attorney issue.
- Trust authority issue.
- Corporate seller authority issue.
- Foreign seller FIRPTA withholding.
- IRS lien.
- Judgment lien.
- Contractor lien.
- HOA lien.
- Condo lien.
- Municipal lien.
- Utility lien.
- Open mortgage.
- Unreleased mortgage.
- HELOC not closed.
- Tax deed issue.
- Quiet title needed.
- Forged deed concern.
- Fraudulent seller concern.
- Wire fraud risk.
- Title commitment exception.
- Title insurance exclusion.
- Survey exception.
- Encroachment.
- Fence over boundary.
- Driveway encroachment.
- Pool encroachment.
- Dock encroachment.
- Easement across improvement.
- Access easement missing.
- Shared driveway agreement absent.
- Private road agreement absent.
- Maintenance agreement absent.
- Mineral rights exception.
- Riparian rights issue.
- Dock rights issue.
- Boat slip ownership unclear.
- Parking space ownership unclear.
- Storage unit ownership unclear.
- Condo limited common element unclear.
- Legal description error.
- Name mismatch.
- Homestead status issue.
- Outstanding property taxes.
- Special assessment pending.
- Closing statement error.
- Proration dispute.
- Recording delay.
Government, permits, zoning, taxes, insurance, financing, and the joys of dealing with the HOA… the HOA police!
200 government, permit, tax, insurance, financing & HOA issues (full list on a computer or tablet)
- Open building permit.
- Expired permit.
- Permit never finaled.
- Work done without permit.
- Roof permit missing.
- AC permit missing.
- Electrical permit missing.
- Plumbing permit missing.
- Window permit missing.
- Door permit missing.
- Pool permit missing.
- Dock permit missing.
- Seawall permit missing.
- Addition permit missing.
- Garage conversion permit missing.
- Lanai enclosure permit missing.
- Shed permit missing.
- Fence permit missing.
- Code enforcement case open.
- Code fine accruing.
- Unsafe structure notice.
- Stop-work order.
- Certificate of occupancy missing.
- Certificate of completion missing.
- Nonconforming use issue.
- Zoning prohibits intended use.
- Setback violation.
- Lot coverage violation.
- Height violation.
- Parking violation.
- Short-term rental restriction.
- Accessory dwelling unit illegal.
- Home business prohibited.
- Commercial vehicle prohibited.
- Boat/RV parking prohibited.
- Fence height violation.
- Signage violation.
- Tree protection violation.
- Protected wetland buffer violation.
- Coastal construction control issue.
- FEMA substantial improvement limit.
- Flood insurance required.
- Flood premium too high.
- Elevation too low.
- Lender requires repairs.
- Appraisal comes in low.
- Appraiser notes safety issue.
- FHA condition issue.
- VA condition issue.
- Conventional loan property issue.
- Condo not warrantable.
- Condo reserves inadequate.
- Condo litigation.
- Condo insurance inadequate.
- HOA insurance inadequate.
- HOA budget weak.
- HOA reserves weak.
- HOA special assessment.
- HOA pending litigation.
- HOA architectural violation.
- HOA rental cap.
- HOA approval required.
- HOA buyer rejected.
- HOA pet restriction.
- HOA age restriction.
- HOA fee delinquency.
- Estoppel error.
- Condo milestone inspection issue.
- Structural reserve issue.
- Insurance carrier declines roof.
- Insurance carrier declines electrical.
- Insurance carrier declines plumbing.
- Insurance carrier declines HVAC.
- 4-point inspection fails underwriting.
- Wind mitigation unfavorable.
- Replacement cost too high.
- Prior claims affect insurance.
- Sinkhole claim affects insurance.
- Flood claim affects insurance.
- Citizens eligibility issue.
- Roof age surcharge.
- Polybutylene insurance problem.
- Aluminum wiring insurance problem.
- Old panel insurance problem.
- Cast iron drain insurance problem.
- No proof of repairs.
- No proof of roof age.
- No proof of shutters.
- No proof of impact glass.
- Homestead exemption misunderstanding.
- Portability not available.
- Property taxes reset higher.
- Non-ad valorem assessment high.
- CDD assessment.
- PACE loan assessment.
- Solar loan lien.
- Solar lease complication.
- Utility balance unpaid.
- Municipal utility assessment.
- Road assessment.
- Septic-to-sewer assessment.
- Water connection assessment.
- Private road maintenance cost.
- Shared well agreement missing.
- Private utility easement issue.
- Impact fee issue.
- School concurrency issue.
- Future land-use change.
- Rezoning nearby.
- Road widening planned.
- New development impact.
- Construction noise nearby.
- Airport expansion impact.
- Flood map change.
- Insurance market change.
- Tax law change.
- Building code change.
- Rental ordinance change.
- HOA rule change.
- Seller cannot deliver clear title.
- Buyer financing falls apart.
- Buyer debt-to-income changes.
- Buyer job change.
- Buyer credit change.
- Appraisal repairs required.
- Lender overlays.
- Rate lock expires.
- Closing delayed by title.
- Closing delayed by lender.
- Closing delayed by HOA.
- Closing delayed by probate.
- Closing delayed by permits.
- Closing delayed by repairs.
- Closing delayed by insurance.
- Closing delayed by survey.
- Wire instructions compromised.
- Seller payoff error.
- Buyer funds not seasoned.
- Gift funds documentation issue.
- Foreign buyer documentation issue.
- FIRPTA escrow dispute.
- Association right of first refusal.
- Tenant estoppel dispute.
- Lease terms conflict.
- Security deposit transfer issue.
- Illegal rental unit.
- Airbnb permits missing.
- Occupancy limits.
- Fire marshal issue.
- Bed tax noncompliance.
- Seller bankruptcy.
- Buyer bankruptcy.
- Lis pendens.
- Partition action.
- Guardianship approval needed.
- Heir missing.
- Seller deceased.
- Marital signature missing.
- Homestead spousal consent issue.
- Notary defect.
- Deed defect.
- Prior deed restriction.
- Restrictive covenant violation.
- Conservation district approval needed.
- Historic district approval needed.
- Demolition restriction.
- Exterior color restriction.
- Roof material restriction.
- Fence style restriction.
- Landscaping restriction.
- Dock size restriction.
- Boat size restriction.
- Pet breed restriction.
- Vehicle restriction.
- Commercial use restriction.
- Sign restriction.
- Political sign dispute.
- Solar panel restriction dispute.
- Satellite dish placement dispute.
- Landscaping easement issue.
- Drainage easement issue.
- Utility easement issue.
- Ingress/egress issue.
- No legal access.
- Shared wall agreement missing.
- Party wall dispute.
- Boundary survey outdated.
- Old plat conflict.
- Lot split issue.
- Subdivision restriction.
- Minimum lot size issue.
- Unbuildable lot issue.
- Nonconforming structure rebuild risk.
- Fire district requirement.
- Utility capacity issue.
- Water meter size issue.
- Sewer capacity issue.
- Addressing discrepancy.
- Mail delivery issue.
- Marketability harmed by unresolved legal, permit, insurance, or title defects.
AND THIS IS MY SHORT LIST !!!
For a Sarasota/Florida deal, the highest-risk buckets are usually roof/insurance, open permits, unpermitted renovations, electrical panels/wiring, cast iron or polybutylene plumbing, AC age, flood zone/elevation, HOA or condo restrictions, title exceptions, seller disclosure problems, and property-tax surprises after homestead changes.
