Home Inspector in Aventura, FL
CMI-certified home inspections in Aventura for mainland condos, townhomes, and HOA communities at the Miami-Dade/Broward line. Same-day digital reports, plus 4-point, wind mitigation, and roof certification. Call (786) 301-5677.
How it works
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Call or book online
We answer. Same-day and next-day slots are often open.
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We inspect — you're welcome
Come along and ask anything.
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Report the same day
A digital PDF with photos, sent to you — and to your agent if you want it there.
What Green Foot actually inspects in Aventura
Written from field inspections by Fabian Fernandez, CMI® (Florida license HI7640). Updated September 19, 2026.
Aventura sits in northeast Miami-Dade, inland of the beach, against the Broward county line. The stock is high-rise and mid-rise condominiums, plus townhomes in HOAs.
What inspectors commonly find in Aventura homes
Condo interiors, sliders, and closet air handlers
Most files are condominium units: interiors, unit HVAC, plumbing fixtures, electrical we can access, and balcony or terrace condition. Water intrusion at sliding doors and aging air handlers in closets are ordinary. The roof and garage are association unless we are hired on a townhome or house.
HOA documents vs the walk-through
HOA and condo documents matter as much as the walk-through: insurance, reserves, special assessments, and any ongoing concrete or roof work. We inspect the residence. We do not audit the association’s books.
When a 4-point still appears
When a 4-point appears, it is usually an older mid-rise, a townhome roof, or a carrier request—not the default on a new tower unit.
Mainland, not the sand
Aventura is northeast Miami-Dade, inland of the beach, against the Broward line. Salt is milder than on the sand, but high-rises still have envelope and mechanical issues. Wind mitigation credits, when they exist, are often building-level.
What an Aventura inspection includes — and what it does not
Mainland condominiums
Most files are units. Salt is milder than on the sand, but high-rises still have envelope and mechanical issues. Wind mitigation credits, when they exist, are often building-level.
Townhomes and HOA houses
A smaller share of files are townhomes or HOA houses. Those get a full home inspection and, where the insurer requires it, a 4-point and roof certification.
Not in this inspection
We do not audit association books. Recertification is a structural and electrical report by a Florida-registered engineer or architect; Miami-Dade excludes single-family homes and duplexes. Engineering, specialized testing, seawalls, and docks are out of scope. We inspect the residence and accessible systems.
We perform 4-point inspections in Aventura where needed—age of building, undocumented roof, or the insurer’s form. Wind mitigation is Florida’s Uniform Mitigation Verification Inspection Form (OIR-B1-1802); inspections on or after April 1, 2026 use the revised form. We do not quote a premium dollar savings.
Source: Florida OIR wind mitigation resources (OIR-B1-1802; Rule 69O-170.0155, F.A.C.).
Services in Aventura
Residential inspection
Condo or townhome inspection: the residence and systems we can reach, plus visible envelope.
Learn more →4-Point (where needed)
Roof, electrical, plumbing, HVAC when the carrier or building age requires it—less automatic than on 1950s CBS streets.
Learn more →Wind mitigation
OIR-B1-1802 as installed—often building-level on towers; townhomes may have unit-level opening protection. No promised premium number.
Learn more →Roof certification
Townhomes and houses; tower roofs stay with association records unless we have access.
Learn more →Aventura inspection questions
Is Aventura the same inspection as Sunny Isles?
No. Aventura is mainland northeast Miami-Dade condominiums and HOAs. Sunny Isles is ocean high-rises on Collins. Different envelope, different association pattern.
Do you inspect in North Miami Beach?
North Miami Beach does not have a dedicated page. Call with the address; that job is quoted per call.
When is a 4-point needed in Aventura?
When the insurer or the age of the property requires the four systems. Citizens requires a 4-point on applications for homes more than 20 years old; private carriers vary. Many newer tower units will not need it. Townhomes and older mid-rises more often will.
Source: Citizens Inspections.
Does a home inspection replace Miami-Dade recertification?
No. Recertification is a structural and electrical report by a Florida-registered engineer or architect. Miami-Dade excludes single-family homes and duplexes. We inspect the unit or townhome and accessible systems.
Source: Miami-Dade County Building Recertification.
Is a townhome inspection the same as a tower unit?
No. Townhomes and HOA houses get a full house inspection, and often a roof certification when the carrier asks. Tower units are unit-plus-association documents; the roof usually stays with the association.
Do you inspect seawalls in Aventura?
No. Seawalls, docks, and marine structures are outside a home inspection and outside our insurance inspections. Aventura is mainland stock; we still do not inspect marine structures.
Source: InterNACHI Standards of Practice (home inspection of readily accessible systems).
Related resources
Ready to Schedule Your Aventura Home Inspection?
Call us today at (786) 301-5677 or schedule online. Same-day and next-day appointments available.