Most rental properties in St. Augustine should be inspected at least four times over a lease’s life: a detailed move-in inspection, a quick check about 90 days in, a mid-lease or annual walkthrough, and a thorough move-out inspection. Coastal homes in St. Johns County often benefit from an extra look before and after hurricane season, because moisture, wind and salt air do damage quietly.
If you’ve never inspected a rental you own, you’re not alone. Many accidental landlords assume that no news is good news, until a slow leak under a kitchen sink turns into a subfloor replacement. At Struck Property Management, we manage rental homes across St. Johns County and Northeast Florida, and the pattern is consistent: the owners who inspect on a schedule spend less on repairs and keep better tenants. Here’s how to do it without being a nuisance to the people living in your home.
How often should a rental property be inspected?
For a typical long-term rental, plan on four inspections per tenancy, plus a seasonal check if you own near the water. More often than that and tenants feel watched; less often and small problems get expensive. A good rhythm looks like this:
| When | Purpose | Typical time |
|---|---|---|
| Move-in | Document condition with dated photos so the starting point is on record | 45–60 minutes |
| About 90 days in | Confirm the tenant settled in, spot early leaks or pet issues, check filters | 20–30 minutes |
| Mid-lease or annually | Look for wear, moisture, pests, safety items | 30–45 minutes |
| Move-out | Compare against move-in photos; scope repairs and any deposit claims | 60+ minutes |
| Pre/post hurricane season | Roof, gutters, shutters, drainage, trees, storm damage | Exterior-focused, 20–30 minutes |
Can a landlord inspect whenever they want in Florida?
No. In Florida, a landlord generally has to give reasonable notice before entering, and the statute treats 12 hours’ notice as presumptively reasonable for things like repairs and inspections. Entry has to happen at a reasonable time. The main exceptions are genuine emergencies, such as a fire or an active water leak, and situations where the tenant has clearly abandoned the home. Florida’s landlord-tenant statute is Chapter 83, Part II, and section 83.53 covers access.
That is the legal floor, not the best practice. We recommend giving written notice at least 24 to 48 hours ahead, offering a window, and stating the purpose. Tenants who feel respected are far more likely to report problems early and renew. Also read your lease: it should describe your inspection rights so nobody is surprised. This is general information, not legal advice, so check with a Florida attorney for your specific situation.
What should a move-in inspection include?
A move-in inspection should document the condition of every room, appliance and system, with dated photos or video, signed or acknowledged by the tenant. It is your best protection if a dispute comes up over the security deposit later.
- Photograph every wall, ceiling, floor and window, including existing scuffs and stains.
- Run every appliance and note make, model and condition.
- Test smoke detectors and carbon monoxide alarms, and note battery dates.
- Run every faucet and flush every toilet; look under sinks for moisture.
- Check the HVAC filter, drain line and thermostat. Note the filter size for the tenant.
- Record keys, garage remotes and gate codes handed over.
- Photograph the exterior: roof line, gutters, fence, landscaping, irrigation.
What should you look for during a mid-lease inspection?
Look for the quiet, expensive stuff first: moisture, HVAC problems, pests and safety hazards. Cosmetic wear matters much less. In Northeast Florida’s humidity, water and mold are the big ones.
- Water: stains on ceilings, soft spots near tubs and toilets, damp cabinet bases, water heater leaks.
- HVAC: dirty filters, ice on lines, a drain pan that is overflowing or a drain line that is clogged. Air conditioning is the hardest-working system in a Florida rental.
- Humidity and mold: musty smell, dark spots in bathrooms or closets, windows with heavy condensation.
- Pests: droppings, chewed material, ant trails, termite frass or mud tubes.
- Safety: working smoke and CO alarms, no blocked exits, no overloaded outlets or extension-cord abuse.
- Lease compliance: unauthorized pets, extra occupants, or modifications.
- Exterior: roof condition, gutters, drainage away from the foundation, trees near the roofline.
Why do coastal properties in St. Johns County need extra inspections?
Salt air, humidity, heavy summer rain and hurricane exposure are harder on a building than conditions inland. Metal fixtures corrode faster, roofs and sealants age sooner, and water finds any gap. A quick exterior check before June 1 and again after a major storm or heavy rain catches loose shingles, clogged gutters, failing caulk, dead tree limbs and drainage problems before they become claims.
For homes in older parts of St. Augustine, and for beach-area and flood-prone properties, pay attention to crawl spaces and slab edges, exterior wood trim, and window and door seals. Check your insurance policy’s requirements for roof age and maintenance too, since coverage conditions can affect what happens after a loss.
What does a move-out inspection do for you?
It tells you what the home needs before the next tenant and gives you the evidence to separate normal wear from tenant-caused damage. Compare every room to your move-in photos. Faded paint and worn carpet in a long tenancy is normal wear; holes in walls and pet-damaged flooring is not. Florida has specific deadlines and notice rules for claiming against a security deposit under section 83.49, so follow them exactly and keep records.
Myths vs. facts about rental inspections
| Myth | Fact |
|---|---|
| “Inspections upset good tenants.” | Handled politely with notice, they usually reassure tenants that the home is being cared for. |
| “If something’s wrong, the tenant will tell me.” | Many tenants don’t report small leaks or pests, or they assume it will be fixed on its own. |
| “I can drop by whenever I want, I own it.” | Florida law requires reasonable notice except in emergencies. |
| “Move-in photos aren’t necessary.” | Without a baseline, deposit disputes become your word against theirs. |
What are the most common inspection mistakes?
- Skipping the move-in documentation, then being unable to prove damage.
- Giving no notice, or vague notice, and damaging the relationship.
- Only looking at cosmetic issues instead of water, HVAC and roof.
- Not writing it down. Notes and photos are only useful if you keep them organized and dated.
- Finding a problem and not following up. A noted issue with no action costs more later.
- Inspecting the inside but ignoring the exterior, roof and drainage.
Expert tips from a property manager
- Send the notice, then a friendly reminder the day before.
- Use a consistent checklist so each inspection is comparable to the last.
- Take photos in the same order every time: it makes comparisons easy.
- Change HVAC filters during inspections if your lease makes that your responsibility, or confirm the tenant has done it.
- Tell the tenant what you found, even when it’s good. Thank them.
- Handle repairs quickly; that keeps tenants honest about reporting issues.
Should you do inspections yourself or hire a property manager?
If you live nearby and have time, doing it yourself is perfectly reasonable. If you’re an out-of-state owner, or you’d rather not schedule walkthroughs, a property manager can handle notices, photo-documented reports and follow-up repairs for you. That’s one of the things people often underestimate when they ask what a property manager really does.
The bottom line
Inspect at move-in, around 90 days, once a year or mid-lease, and at move-out, with an exterior check around hurricane season if you own near the coast. Give proper written notice, use a checklist, take dated photos, and act on what you find. Small habits like these protect both your investment and the relationship with your tenant.
Frequently asked questions
1. How often should I inspect my rental property in Florida?
At least at move-in, around 90 days, once a year or mid-lease, and at move-out. Coastal homes also benefit from a seasonal exterior check.
2. How much notice must a Florida landlord give before entering?
Florida law requires reasonable notice, and 12 hours is presumed reasonable for repairs and inspections. We recommend 24 to 48 hours in writing. Check your lease and confirm with an attorney.
3. Can I enter without notice in an emergency?
Yes. Florida law allows entry without notice when there is a genuine emergency, such as a fire or serious water leak.
4. Does the tenant have to be home?
Not necessarily, but many landlords prefer they are, or at least give consent. Your lease should explain how access works.
5. What should I photograph at move-in?
Every room, wall, floor, appliance, fixture and exterior area, with dates, then share a copy with the tenant.
6. Is a drive-by inspection enough?
A drive-by shows the exterior and yard, but not leaks, mold, HVAC problems or pests inside. It’s a supplement, not a replacement.
7. What if the tenant refuses an inspection?
Stay calm, put the request and the reason in writing, and review your lease. Repeated unreasonable refusal may be a lease issue, so talk to a Florida attorney or property manager before acting.
8. Should I inspect after a hurricane or tropical storm?
Yes, as soon as it is safe. Check the roof, windows, trees, drainage and any signs of water intrusion, and document everything for insurance.
9. Can I charge the tenant for an inspection?
Routine inspections are generally part of owning a rental, not a tenant fee. Check your lease and local rules.
10. Does Struck Property Management handle inspections?
Yes. We handle notices, documented inspections and follow-up for rental homes in St. Augustine and across St. Johns County.
Own a rental in St. Augustine or elsewhere in St. Johns County and want a second set of eyes on it? Struck Property Management is happy to talk through what an inspection schedule would look like for your home, no pressure.
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