Cracks, Rot & Loose Railings: What Florida Homebuyers Should Know About Deck and Patio Inspections

We understand that outdoor living is a huge part of the Florida lifestyle. Whether it’s morning coffee on the patio or weekend barbecues on the deck, these spaces are more than amenities—they’re extensions of your living space. With this being said, when buying an older home in Florida, a worn-out deck or poorly maintained patio can go from charming to concerning rather quickly. Over the years, we’ve seen buyers surprised by hidden damage, unsafe structures, or costly repairs that may have been caught during a home inspection. Below, we have included a few things you should know and look for:


Why Deck and Patio Inspections Matter in Florida

The weather here is tough on exterior structures. Constant sun, humidity, and heavy rains take a toll on wood, concrete, and metal over time. Older homes—especially those built before 2000—often have decks or patios that have been added, modified, or neglected over the years.

We often find:

  • Rotting or weakened deck joists and beams

  • Loose railings or deteriorating support posts

  • Cracked, uneven, or shifting pavers or concrete slabs

  • Improper or unsafe additions not built to code


Some issues are cosmetic, but others pose safety risks and can lead to bigger structural concerns if ignored.


Some Things Buyers Should Look for During their Walkthrough

While not everything is visible to the untrained eye, here are some red flags you can look for when evaluating a deck or patio:

For Decks:

  • Wobbly railings or steps that feel unstable

  • Spongy or soft spots in deck boards—this could indicate rot

  • Visible rust on fasteners or brackets

  • Sagging or uneven decking

  • Vegetation growth between boards, indicating moisture retention

For Patios:

  • Cracks in concrete or pavers that are widening

  • Pooling water or poor drainage near the home’s foundation

  • Mildew or algae that makes the surface slippery

  • Uneven surfaces that could be tripping hazards


If the patio or deck looks like a DIY project or shows signs of age, it’s worth having a professional inspector assess the structure more closely.


A Couple of Cases In Point

  • Hidden Wood Rot Beneath the Surface
    One buyer purchased a 1980s home with a spacious second-story deck that looked fine at first glance. Our inspection revealed extensive rot in the joists and beams—not visible from the top—due to years of water exposure and lack of flashing where the deck met the home. It required a full rebuild.


  • Patio Slope Causing Water Intrusion
    Another buyer discovered that the concrete patio sloped toward the house instead of away from it. During heavy rains, water was being pushed into the foundation, causing damage to the block wall and interior flooring.


How Inspections Can Help You Avoid These Surprises

A detailed inspection can help uncover hidden or future risks before you sign on the dotted line on your new home. There are a few inspections that can help with deck and patio assessments:

  • General Home Inspection

Includes a visual inspection of all outdoor structures, including decks, patios, stairs, railings, and drainage. An evaluation of the materials condition, structural integrity, and adherence to code.


  • Moisture Intrusion Inspection

Especially useful if the deck or patio connects to the home. We look for signs of water penetration, improper flashing, or drainage issues that could impact interior walls or flooring.


  • Infrared Thermal Imaging

Reveals trapped moisture or hidden deterioration in areas that look normal on the surface. This is especially helpful for decks with enclosed framing or patio slabs with suspected foundation issues.


  • 4-Point Inspection

For homes over 30 years old, this covers roof, plumbing, HVAC, and electrical systems. While not focused on decks or patios, it gives insurance-required insight into overall home safety and condition.


Bottom Line

Decks and patios are often seen as “bonus features,” but if they’re damaged or improperly constructed, they can become liabilities. As a buyer, it’s important to go beyond appearance and ensure these structures are safe, functional, and built to last. You should have a full understanding of what you're buying—what needs maintenance, what might need repairs, and what could be used to negotiate the sale price.


We’re Here To Help

Feel free to call us if you have questions at 407-319-4608. You may also schedule your inspection or find additional information on our website.


*Image from Shutterstock