Home Inspection in South Florida (CMI Certified)
Comprehensive buyer, seller, and maintenance inspections for Miami-Dade, Broward, and Palm Beach homes. Same-day digital reports, 15+ years of local hurricane, moisture, and salt-air expertise.
What We Inspect (Florida-Ready Checklist)
- Structure & foundation: slabs, framing, settlement, moisture intrusion, crawl areas.
- Roof system: covering, flashing, penetrations, ventilation, attic moisture, insulation.
- Electrical: service drop, panel, breakers, GFCI/AFCI, bonding/grounding, visible wiring.
- Plumbing: supply and drain lines, shutoffs, water heater, fixtures, visible leaks, pressure.
- HVAC: cooling/heating performance, air handler, condenser, ductwork, filters, condensate.
- Interiors: doors, windows, glazing, floors, walls, ceilings, stairs, guardrails.
- Exteriors: siding, stucco, paint, grading, drainage, decks, patios, driveways.
- Safety: smoke/CO alarms, egress, trip hazards, pool barriers where present.
Every report is written for Florida insurance and resale expectations. We highlight hurricane wear, UV exposure, wind uplift risks, and moisture-prone details common in coastal homes.
Deliverables Built for Buyers, Sellers, and Agents
- Same-day PDF report with 200+ annotated photos, summary by priority (safety, major, maintenance).
- Actionable repair notes that agents can share directly with contractors and insurers.
- Insurance-friendly language to reduce underwriting questions and delays.
- Bilingual support (English/Spanish) for walkthroughs and clarifications.
- Follow-up call to review top concerns and next steps for negotiations.
Timeline, Pricing, and Appointment Details
- Typical duration: 2-4 hours based on size/age; luxury homes may require more time.
- Report delivery: same-day email with PDF and photo gallery links.
- Availability: same-day and next-day slots across Miami-Dade, Broward, Palm Beach.
- Pricing: competitive tiered pricing by square footage and roof type; bundle pricing when paired with 4-Point or Wind Mitigation.
- What to have ready: access to attic, electrical panel, water heater, HVAC closets, and all utilities on.
Local Focus: South Florida Conditions We Watch
- Hurricane and wind exposure: uplift risk at edges/ridges, missing fasteners, opening protection readiness.
- Moisture and humidity: attic ventilation, bath exhaust performance, window seals, stucco cracks, tile roof underlayment.
- Salt-air corrosion: coastal metal components, AC coils, exterior fixtures, railings, fasteners.
- Insurance red flags: recalled panels, aluminum branch wiring, polybutylene or galvanized plumbing, older water heaters.
- Pool and enclosure issues: screen integrity, deck settlement, bonding, and safety barriers when present.
Why Buyers, Sellers, and Agents Choose Us
- CMI-certified, bilingual, Florida-licensed (HI7640 & HI8652): seasoned inspectors who explain issues clearly in English or Spanish.
- Same-day, lender- and insurer-friendly reports: formatted to satisfy underwriters and speed closings.
- Local climate expertise: hurricane uplift, salt-air corrosion, attic moisture, stucco cracks, tile underlayment aging.
- Negotiation-ready summaries: safety/major/maintenance categories plus photos and repair notes contractors can quote from.
- Bundled savings: add 4-Point, Wind Mitigation, and Roof Certification in one visit to avoid repeat trips.
High-Impact Findings We Catch Early
- Roof & exterior: loose tile fasteners, failing underlayment, soffit damage, window/door water intrusion, missing kick-out flashing.
- Electrical: Federal Pacific/Zinsco panels, aluminum branch wiring, double-lugged breakers, missing GFCI/AFCI protection.
- Plumbing: polybutylene/galvanized lines, aged water heaters, high water pressure, corroded shutoffs, supply line leaks.
- HVAC: clogged coils, duct leakage, improper condensate drains, oversized systems causing humidity issues.
- Moisture & structure: elevated moisture at baseboards, settlement cracks, attic ventilation deficits, insulation gaps.
Local Proof & Coverage
- Miami-Dade County: Serving Miami, Coral Gables, Doral, Aventura, Miami Beach, Hialeah, Homestead, North Miami, North Miami Beach, Cutler Bay, Miami Lakes, Palmetto Bay, Hialeah Gardens, Sunny Isles Beach, Sweetwater, Pinecrest, Opa-locka, Key Biscayne, Miami Springs, and Miami Gardens—hurricane wear, impact protection, roof-to-wall tie-downs.
- Broward County: Serving Fort Lauderdale, Pembroke Pines, Coral Springs, Hollywood, Pompano Beach, Deerfield Beach, Hallandale Beach, Miramar, Sunrise, Plantation, Weston, Coconut Creek, Margate, Parkland, and Lauderdale-By-The-Sea—stucco cracks, electrical panel recalls, flat-roof ponding.
- Palm Beach County: Serving West Palm Beach, Boca Raton, Jupiter, Boynton Beach, Delray Beach, Lake Worth Beach, Palm Beach, Palm Beach Gardens, Wellington, and Greenacres—tile underlayment age, salt-air metal corrosion, window/door seals.
Serving condos, single-family, townhomes, and luxury waterfront properties with tailored reporting for each property type. View all 27+ cities we serve.
Complete Guide to Home Inspections in South Florida
Understanding the Home Inspection Process
A home inspection is a comprehensive visual examination of a property's physical structure and systems, conducted by a licensed professional inspector. In South Florida, home inspections are particularly critical due to the region's unique climate challenges including hurricanes, high humidity, salt-air exposure, and intense UV radiation. Our inspections follow InterNACHI and ASHI standards while incorporating Florida-specific building codes and insurance requirements.
What Makes South Florida Home Inspections Different
South Florida properties face environmental challenges not found in other regions. Our inspectors are trained to identify:
- Hurricane damage and wind mitigation features: We assess roof-to-wall connections, window and door protection, garage door reinforcement, and overall structural integrity against wind loads.
- Moisture intrusion and humidity issues: High humidity levels (often 70-90%) create ideal conditions for mold, wood rot, and structural deterioration. We use moisture meters to detect hidden problems.
- Salt-air corrosion: Coastal properties experience accelerated corrosion of metal components including electrical panels, plumbing fixtures, HVAC systems, and structural fasteners.
- UV degradation: Intense year-round sunlight causes premature aging of roofing materials, exterior finishes, and window seals.
- Foundation and settlement issues: South Florida's sandy soil and high water table create unique foundation challenges including settling, shifting, and water intrusion.
The Inspection Timeline: What to Expect
Most residential home inspections take 2-4 hours depending on property size, age, and complexity. Larger homes (3,000+ sq ft) or older properties (30+ years) may require additional time. The inspection process follows a systematic approach:
- Exterior examination (30-45 minutes): Roof, gutters, siding, windows, doors, foundation, grading, drainage, decks, and exterior structures.
- Interior systems (60-90 minutes): Electrical panel and outlets, plumbing fixtures and water pressure, HVAC operation, appliances, and visible structural elements.
- Attic and crawl space (20-30 minutes): Insulation, ventilation, structural framing, moisture, and evidence of pests.
- Documentation and reporting (same-day): Digital report with 200+ photos, prioritized findings, and repair recommendations delivered via email.
Understanding Your Inspection Report
Our reports categorize findings into three priority levels to help you understand what needs immediate attention:
- Safety issues (red flag): Immediate hazards requiring urgent repair including electrical safety violations, structural concerns, gas leaks, or fire hazards. These items should be addressed before occupancy.
- Major defects (yellow flag): Significant problems that will likely require expensive repairs or replacement including roof leaks, foundation issues, HVAC system failures, or plumbing problems. These often become negotiation points in real estate transactions.
- Minor/maintenance items (green flag): Cosmetic issues, minor repairs, or routine maintenance items that don't affect safety or function but should be addressed to maintain property value.
Common Issues Found in South Florida Homes
Based on our 15+ years of experience inspecting thousands of South Florida properties, we consistently identify these recurring issues:
- Roof problems (found in 60% of inspections): Missing or damaged tiles, failing underlayment, deteriorated flashing, inadequate ventilation, and storm damage from hurricanes.
- Electrical concerns (found in 45% of inspections): Outdated Federal Pacific or Zinsco panels (fire hazards), aluminum wiring in older homes, missing GFCI/AFCI protection, double-tapped breakers, and overloaded circuits.
- Plumbing issues (found in 40% of inspections): Polybutylene or galvanized steel pipes (common in 1980s-1990s homes), water heater age/condition, high water pressure, leaking fixtures, and drain problems.
- HVAC deficiencies (found in 50% of inspections): Inadequate cooling capacity, ductwork leaks, clogged coils, improper condensate drainage, and systems not sized for Florida's climate demands.
- Moisture and water intrusion (found in 35% of inspections): Elevated moisture readings, evidence of past leaks, poor ventilation, and humidity-related damage.
When to Schedule a Home Inspection
Home inspections are valuable at multiple stages of property ownership:
- Pre-purchase (most common): Conducted during the due diligence period (typically 10-15 days) after an offer is accepted. This is your opportunity to identify issues and negotiate repairs or price adjustments.
- Pre-listing: Sellers benefit from identifying and addressing problems before listing, preventing surprises during buyer inspections and enabling proactive repairs.
- Annual maintenance: Regular inspections help homeowners catch problems early, before they become expensive repairs. Recommended annually for homes 20+ years old.
- Pre-renovation: Understanding existing conditions helps plan renovations, identify code compliance issues, and avoid costly surprises during construction.
- Insurance claims: After storm damage or insurance claims, inspections document conditions and verify repair completion.
Comprehensive Home Inspection FAQs
A comprehensive home inspection evaluates all major systems and components of the property including structure and foundation, roofing system, electrical system (panel, wiring, outlets, GFCI/AFCI protection), plumbing system (supply lines, drains, water heater, fixtures), HVAC system (cooling, heating, ductwork), interior elements (doors, windows, floors, walls, ceilings), exterior elements (siding, paint, grading, drainage), appliances, attic and insulation, and safety systems (smoke/CO alarms, egress, pool barriers). In South Florida, we pay special attention to hurricane resistance, moisture intrusion, salt-air corrosion, and UV degradation.
Most residential inspections take 2-4 hours depending on the size, age, and complexity of the property. Smaller homes (under 1,500 sq ft) typically take 2-3 hours, while larger homes (3,000+ sq ft) may require 4-5 hours. Older homes (30+ years) or properties with multiple structures (guest houses, pool houses) require additional time. We never rush inspections and take the time needed to thoroughly examine every accessible area.
We deliver comprehensive digital reports the same day as the inspection, typically within 4-6 hours. Reports are sent via email as a PDF file that you can easily share with your real estate agent, lender, insurance company, or contractors. The report includes 200+ photos, detailed descriptions of all findings, prioritized recommendations (safety, major, minor), and maintenance suggestions specific to South Florida conditions.
Yes, we strongly encourage clients to attend the inspection. While not required, attending allows you to see issues firsthand, ask questions in real-time, and receive on-site explanations of defects and their severity. We provide a walkthrough at the end of the inspection to review major findings and answer questions. If you cannot attend, we offer detailed video walkthroughs and phone consultations to ensure you understand all findings.
Discovering major problems during inspection is actually a positive outcome—it's better to know before closing than after. You have several options: negotiate repairs with the seller, request a price reduction to cover repair costs, request seller credits at closing, extend the inspection period to get contractor estimates, or in extreme cases, walk away from the deal if repairs are too extensive. We provide detailed documentation and repair estimates to support your negotiations.
Standard home inspections include visual identification of mold, termite damage, and other pest issues, but we do not perform specialized testing. If we observe signs of mold, termites, or other concerns, we recommend hiring specialized inspectors. We can coordinate these additional inspections. Radon testing is not typically performed in South Florida as radon levels are generally low, but we can arrange testing if requested.
Home inspections are visual, non-invasive examinations. We cannot inspect areas that are inaccessible, concealed, or require destructive testing. This includes areas behind walls, under floors, inside sealed systems, or areas blocked by furniture or storage. We also don't inspect detached structures (unless specifically requested), swimming pools/spas (separate inspection available), septic systems (requires specialized inspection), wells (requires specialized inspection), or security systems. We note any inaccessible areas in the report.
Yes, we offer bundled inspection packages that save time and money. We can combine home inspection with 4-Point Insurance Inspection, Wind Mitigation Inspection, and Roof Certification in a single visit. This is especially valuable for buyers who need multiple inspections for insurance and loan requirements. Bundled inspections typically save 15-20% compared to scheduling separately and ensure all reports are delivered together.
Absolutely. We work closely with real estate agents, lenders, and insurance companies to ensure smooth transactions. We can provide insurance-friendly summaries, lender-required documentation, and coordinate scheduling with all parties. Our reports are formatted to satisfy underwriting requirements and help speed up closing processes. We're available to answer questions from any party involved in the transaction.
Our inspectors are CMI (Certified Master Inspector) certified, the highest certification level in the industry. We're licensed by the State of Florida (License #HI7640 and HI8652), certified by InterNACHI (International Association of Certified Home Inspectors), and maintain continuing education requirements. Our inspectors have 15+ years of experience specifically in South Florida, understanding local building codes, insurance requirements, and regional property challenges.
Home inspection pricing varies based on property size, age, and type. Typical pricing ranges from $350-$600 for standard residential properties. Larger homes (3,000+ sq ft), luxury properties, or homes with additional structures may cost more. We provide transparent pricing upfront with no hidden fees. Bundled inspections (home + 4-Point + Wind Mitigation) offer significant savings. Contact us for a specific quote based on your property details.
Yes, we offer re-inspection services to verify that repairs have been completed properly. Re-inspections are valuable for buyers who want to ensure seller repairs meet standards, for insurance companies requiring verification, or for homeowners documenting completed work. Re-inspections are typically shorter and less expensive than full inspections, focusing only on the specific items that were repaired.
South Florida's unique climate and building requirements create inspection challenges not found elsewhere. We specifically assess hurricane resistance (roof-to-wall connections, window protection, garage door reinforcement), moisture and humidity issues (mold risk, ventilation adequacy), salt-air corrosion (metal component deterioration), UV degradation (premature material aging), and foundation issues related to sandy soil and high water tables. Our inspectors understand Florida building codes, insurance requirements, and regional property characteristics.
Yes, we inspect condominiums, townhomes, and other attached properties. Condo inspections focus on the interior unit (walls, floors, ceilings, electrical, plumbing, HVAC within the unit), while exterior elements, roofs, and common areas are typically the HOA's responsibility. We note any concerns about shared systems or structural elements and can coordinate with HOA documentation reviews. Townhome inspections include both interior and exterior elements of the individual unit.
While we're not contractors and cannot provide exact repair costs, we do provide general cost ranges for major repairs based on our experience and local market knowledge. For accurate pricing, we recommend obtaining quotes from licensed contractors. Our reports include detailed descriptions of issues that help contractors provide accurate estimates. We can also recommend reputable local contractors if needed.
We're always available to answer questions about your inspection report. You can call, email, or schedule a follow-up consultation to discuss any findings. We provide ongoing support throughout your real estate transaction and beyond. Many clients contact us months or years after inspections with questions about maintenance or new concerns that have developed.
Yes, we inspect new construction homes, including pre-drywall inspections (before walls are closed) and final inspections before closing. New construction inspections are important because even brand-new homes can have defects, code violations, or installation errors. We verify that construction meets building codes, manufacturer specifications, and quality standards. Many builders have their own inspections, but an independent third-party inspection provides unbiased verification.
Scheduling is easy—call us at (786) 301-5677 or use our online contact form. We typically schedule inspections within 24-48 hours, though we can accommodate same-day or next-day requests when needed. We work around your schedule and coordinate with real estate agents, sellers, and other parties. Weekend and evening appointments are available. We'll confirm all details and send a reminder before your inspection.
Yes, we offer bilingual inspection services in English and Spanish. Our inspectors can conduct walkthroughs, explain findings, and answer questions in either language. Reports are provided in English, but we can provide Spanish translations or summaries upon request. This is especially valuable in South Florida's diverse communities where many buyers and sellers prefer Spanish communication.
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Schedule today for same-day reporting and CMI-certified expertise.