For real estate and mortgage professionals, and anyone thinking of joining

Runs the whole sale or purchase for you. Your Realtor prices the home or finds the right one, prepares the purchase contract using the standard state-approved forms, negotiates the price, repairs and credits, tracks every deadline (inspection, financing, appraisal and closing) and coordinates the lender, inspector, insurance agent and title company right through to the closing table. In Florida, as in many states, you don't need a lawyer for a normal home purchase or sale: your Realtor handles the contract and a title company handles the closing. "Realtor" means an agent who is a member of the National Association of Realtors and follows its Code of Ethics.

When you need them: From the moment you start thinking about buying or selling.

Tip: Ask how they will market your home or find yours, how they get paid, and how often they will update you. Realtors can't give legal advice, so for an unusual legal question (an estate, a divorce, a title problem) they will suggest an attorney.

Finds the right loan for you, takes your application, explains your options, rate and costs, and guides the loan through to closing. A mortgage broker can shop many lenders; a bank loan officer offers that bank's loans.

When you need them: Before you start looking at homes, so you know your budget and can be pre-approved.

Tip: Compare Loan Estimates side by side, not just the rate: look at fees, points and the cash you need to close.

The processor gathers and checks your documents; the underwriter reviews everything and decides whether the loan meets the lender's rules, often with conditions you need to meet.

When you need them: After you're under contract and have applied.

Tip: Answer document requests quickly and don't open new credit or change jobs before closing.

A licensed, independent professional who estimates the home's market value for the lender, based on its condition and recent sales nearby.

When you need them: Ordered by the lender once you're under contract.

Tip: If the appraisal comes in low, you have options: renegotiate, pay the difference, challenge it with better comparable sales, or cancel if your contract allows.

Checks the home's condition from roof to foundation: structure, roof, plumbing, electrical, heating and air, and appliances, and gives you a written report. In Florida, home inspectors are licensed.

When you need them: Right after your offer is accepted, during the inspection period.

Tip: Go along if you can. In Florida, ask about a wind-mitigation report and a 4-point inspection too: they can lower your insurance.

Checks for termites and other wood-destroying organisms and any damage they have caused. Many Florida lenders and buyers want this report.

When you need them: During the inspection period, often at the same time as the home inspection.

Tip: Ask whether the home has had termite treatment and whether there is a transferable warranty (bond).

Finds homeowners insurance (and flood or wind cover if needed) and explains deductibles and what is covered. Your lender needs proof of insurance before closing.

When you need them: As soon as you're under contract; in Florida, earlier is better.

Tip: Get quotes on a specific home before your inspection period ends: roof age and wind features change the price a lot.

Checks that the seller can legally sell (a title search), arranges title insurance, holds the money, prepares the closing documents and runs the closing.

When you need them: Opened as soon as the contract is signed.

Tip: Never wire money based on an email alone. Call the title company on a number you know is real to confirm wiring instructions.

Gives legal advice on title problems, estates, divorces, disputes and unusual deals. In Florida, an attorney is not required for a normal home purchase or sale: Realtors prepare the contract on standard forms and title companies run the closing, although some attorneys also act as closing agents. A few states (mostly in the Northeast and Southeast) do require an attorney at closing.

When you need them: Only when something is unusual or you need legal advice.

Tip: Ask for the fee up front: flat fee or hourly.

Measures the property and marks the boundaries, showing fences, buildings and easements so you know exactly what you are buying.

When you need them: Usually ordered through the title company before closing.

Tip: Check the survey for fences or sheds over the line, and for easements where you plan to build a pool.

Advises on the tax side: deductions for mortgage interest and property tax, capital gains when you sell, rental income, and income documents for self-employed borrowers.

When you need them: Before you buy if you're self-employed, before you sell a home you haven't lived in, and when buying rentals.

Tip: Self-employed? Lenders usually look at the income on your tax returns, so talk to your CPA and loan officer together before you file.

Builds new homes or carries out repairs and improvements. In Florida, contractors must be licensed for most work.

When you need them: When buying new construction, or before and after closing for repairs and upgrades.

Tip: Check the license on the state's website and get a written contract and warranty. With new construction, you can still bring your own agent and inspector.

Runs rentals for owners: finding and screening tenants, collecting rent, handling repairs and following landlord-tenant law.

When you need them: When you own a rental and don't want to manage it yourself.

Tip: Compare fees (often a percentage of rent plus a leasing fee) and ask how they handle repairs and vacancies.

Runs the day-to-day business of an HOA for its board: budgets, collecting dues, vendors, rule enforcement and meetings. In Florida, community association managers are licensed.

When you need them: When you buy in an HOA community, and for questions about dues, rules or approvals.

Tip: Ask for the HOA documents, budget and any planned special assessments before you buy.

Sells a yearly service contract that pays toward repairing or replacing covered home systems and appliances (such as the AC, water heater and kitchen appliances) when they fail from normal wear. It isn't insurance: it doesn't cover storms, fire or water damage.

When you need them: Often bought at closing (sometimes paid by the seller), or any time after you own the home.

Tip: Read what's excluded and the service-call fee. Older AC units and pre-existing problems are often not covered.

Packs, loads, moves and unloads your belongings. Moves within Florida are handled by movers registered with the state; moves from another state by movers registered with the federal motor carrier authority (they have a USDOT number).

When you need them: Book 4 to 8 weeks before your closing or lease date, longer in summer.

Tip: Get at least 3 written estimates, check the registration and reviews, and never pay a large deposit up front.

Inspects, repairs and replaces roofs. In Florida the roof's age and condition can decide whether you can get insurance, and at what price.

When you need them: Before you buy an older home, when an insurer asks for a roof certification, or after storm damage.

Tip: Use a state-licensed roofing contractor, make sure permits are pulled, and keep the paperwork: insurers ask for the roof's age.

Checks a pool and spa: the shell, equipment, pumps, heater, plumbing, electrical bonding and safety barriers. A standard home inspection may only take a quick look.

When you need them: During the inspection period on any home with a pool.

Tip: Ask about leaks and the age of the pump and heater, and check the pool safety features Florida law requires for new pools.

Tests the air and surfaces for mold, and the home for radon (a natural gas that can build up indoors). Florida has some areas with higher radon levels.

When you need them: If you see signs of moisture or mold, smell mustiness, or want peace of mind during the inspection period.

Tip: Fixing the moisture source matters more than the mold itself. Florida law requires a radon notice in sale and rental contracts.

Protects the lender (not you) if a borrower with a small down payment stops paying. It's what makes low-down-payment loans possible. Private mortgage insurance (PMI) is used on conventional loans; FHA loans have their own mortgage insurance premium.

When you need them: Arranged by your lender when you put down less than 20% on a conventional loan, or on any FHA loan.

Tip: On a conventional loan you can ask to remove PMI at 20% equity; it usually ends automatically at 22%. Ask us how FHA's rules differ.

A stager arranges furniture and decor so a home photographs and shows at its best for sale. An interior designer helps you plan the look of a home you're moving into.

When you need them: Before listing photos are taken, or after you buy.

Tip: Even simple staging (decluttering, lighter colors, fewer pieces of furniture) can help a home sell faster.

Takes the listing photos, and often video, drone shots and floor plans. Most buyers see a home online first, so the photos decide whether they come to see it.

When you need them: Once the home is clean and ready, just before it's listed.

Tip: Ask your Realtor what's included in your listing; professional photos usually are.

Designs and installs solar panels and sometimes batteries. In Florida, solar can lower power bills and keep some power on during outages if there's a battery.

When you need them: When you're thinking about lowering your power bill, or when buying a home that already has panels.

Tip: If panels are leased or financed, the contract may need to transfer to the buyer when you sell. Check the details before you buy or list.

Looks at your whole financial picture (savings, retirement, insurance, debt and taxes) and helps you decide how a home purchase fits.

When you need them: Before a big purchase, when your income changes, or when deciding whether to keep a home as a rental.

Tip: Ask how they're paid (a flat fee, hourly, or commission) and whether they act as a fiduciary.