St. Augustine’s mix of historic charm, beachy vibes, and family-friendly neighborhoods makes it a dream location for homebuyers—but before you submit an offer on that perfect property, there are a few critical things to check.
As your local St. Augustine, FL Realtor, I always remind my clients that the home’s appearance may win your heart, but it’s the unseen systems that could break your budget. Here’s why it’s so important to look beneath the surface—and what to ask about before you commit.
1. Roof Age & Condition
Roofs in Florida take a beating from sun, rain, and wind. Even if a roof looks fine from the ground, its materials could be at or near the end of their lifespan.
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Why it matters: Replacing a roof in St. Augustine can cost $11,000 or more. Insurance companies in Florida are especially strict about roof age—many won’t insure homes with roofs over 15 years old, even if they’re in good shape. They may require additional certifications.
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What to ask: What is the roof’s age? What type of material is it? Are there any active leaks or past repairs?
2. HVAC (Heating, Ventilation, and Air Conditioning)
In Florida’s hot and humid climate, a well-functioning AC isn’t a luxury—it’s a necessity.
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Why it matters: HVAC systems generally last 10–25 years. If it’s older, you may be looking at a $5,000–$8,000 replacement bill soon after moving in. Plus, an older system may not cool the home efficiently, increasing your electric bill.
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What to ask: How old is the system? When was it last serviced? Is it sized correctly for the home’s square footage?
3. Plumbing System
Older homes in St. Augustine may have outdated plumbing, including galvanized steel or polybutylene pipes, both of which are prone to leaks and corrosion.
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Why it matters: Plumbing failures can cause significant water damage and mold. Re-piping a home can cost several thousand dollars.
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What to ask: What type of piping is in the home? Have there been any leaks or major plumbing repairs? When was the water heater last replaced?
4. Windows
Energy-efficient, impact-rated windows are a big value add in Florida, where heat, UV rays, and hurricanes are constant considerations.
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Why it matters: Older single-pane or wooden windows let in heat and moisture, raising your energy bill and decreasing comfort. They may also not meet current hurricane code.
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What to ask: Are the windows original? Are they double-pane or impact-rated? Have they been recently caulked or sealed?
5. Electrical System
Florida homes built before the 1980s may have outdated electrical panels or wiring that doesn’t meet today’s safety standards.
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Why it matters: Older electrical panels like Federal Pacific or Zinsco brands are fire hazards. Insurance companies may also require an upgrade before issuing a policy.
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What to ask: What type of electrical panel is installed? Has the wiring been updated? Are there enough circuits for today’s appliances and electronics?
6. Water Heater
It’s often overlooked—but a water heater that’s ready to fail can leave you cold and wet.
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Why it matters: Standard tank water heaters last about 8–12 years. A failing water heater can flood nearby areas and reduce your hot water availability.
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What to ask: How old is it? Is it gas or electric? Does it meet the needs of the household size?
7. Sewer or Septic System
Homes in rural parts of St. Augustine may be on a septic system rather than city sewer.
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Why it matters: Replacing or repairing a septic system can be costly and disruptive. It’s important to know what you’re dealing with before buying.
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What to ask: Is the home connected to city sewer or a septic tank? If septic, when was it last pumped or inspected?
Why Homebuyers in St. Augustine Must Ask These Questions
St. Augustine’s historic homes and coastal weather add unique charm—but also unique risks. A home built in the 1920s might have original windows, plumbing, and wiring unless updated. Even newer homes can hide issues if systems haven’t been maintained.
A detailed inspection and the right questions can help you:
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Avoid hidden repair costs
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Negotiate price or repairs
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Prepare for future upgrades
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Qualify for homeowners insurance
Be a Smart Shopper, Not Just a Dreamer
Falling in love with a house is easy. But as your dedicated Realtor in St. Augustine, I’ll help you look at the full picture—function, not just finish. The goal is to find a home you love that won’t turn into a money pit.
Want to tour homes with a Realtor who knows what to look for and what to ask? Let’s connect!