Condo Inspection Aventura, FL | Towers, Villas, Townhomes

Condos in Aventura

What Makes Buying an Aventura Condo Different

One 2013 count put more than 40 condo developments inside the city limits, on about 3.5 square miles of land and water. The questions here are about buildings and calendars as much as the unit.

Local field sheetAventura, FL

Sheet · Condo Inspection

A city of about 3.5 square miles, a quarter of it water, built mainly as condo towers from the 1970s on around Turnberry and Williams Island, with smaller pockets of townhomes, villas and gated single-family homes.

County: Miami-Dade County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 7.7 miles from 3610 N 65th Ave, Hollywood
Typical homes: Condo towers from the 1970s to the 2010s, 1960s mid-rises at Point East, some townhomes and villas
Single-family: Few: gated enclaves such as Island Estates, with homes listed from about 2000 to 2009
Roofs: Association roofs on towers. On townhomes and villas, the community's documents decide who holds them
Condos: More than 40 condo developments by one 2013 count. Recertification runs under Miami-Dade Section 8-11(f)
Water and salt: Intracoastal, Dumfoundling Bay, Maule Lake and the Ojus Canal. Flood zones vary by address
ZIP codes: 33180 · 33160

Neighborhoods we cover

Turnberry Isle
Williams Island
Country Club Drive
The Waterways
Point East
Island Estates
Mariner Village
Golden Pointe
Portsview
Aventura Marina
The Hamptons
Island Way
Harbor Village
Terzatto Villas
Aventura Bay
Parc Central

Buildings on different calendars
Miami-Dade's recertification rule sets 25 years for coastal condo buildings of three or more stories, then every 10. Williams Island alone has towers dated from 1985 to 2013. The county's transition set December 31, 2024 for coastal buildings from 1983 through 1997, so ask about your own building.
Half a century between neighbors
Listings date the Point East complex to the late 1960s, Turnberry's development began in the 1970s, and Williams Island's towers kept rising until 2013. Two units in the same city can differ by decades in panels, plumbing and window type, so your building's age shapes what we check first.
Salt, sliders and the high floors
Hurricane Wilma broke high-rise windows and flooded upper-floor condos here in 2005, a useful reminder that sliders and balcony thresholds are where a tower lets water in. We test how yours run, lock and seal, and we flag rust stains or balcony cracks for the association and its engineer.

Inside the unit

Seven Stops Inside Your Aventura Condo

Scroll or tap a pin. We move through the unit from the electrical panel out to the balcony, with notes for buildings of each age here.

Electrical panel & outlets
Panel, breakers, GFCI protection in kitchens and baths, outlets, switches and smoke alarms. Units from the 1960s and 1970s can still have Federal Pacific or Zinsco panels.
Breakers · GFCI
Water heater
Tank age, installation, drain pan and leaks. A closet failure on a high floor can travel several units down, so this one gets early attention.
Age · drain pan
Air conditioning
Air handler, drain and cooling equipment, tested in operation. Some towers use a shared water loop rather than a condenser of your own, which changes what you maintain.
Air handler · cooling
Plumbing & leaks
Supply lines, shutoffs, drains and fixtures, with a meter where we suspect a leak. Units plumbed from the late 1970s to the mid-1990s may have polybutylene.
Lines · shutoffs
Ceilings & shared walls
Stains and moisture from the unit above or next door. A photo with a meter reading gives you something specific to bring up before closing.
Stain from above
Windows & sliding doors
Operation, locks and seals, plus impact ratings where we can verify them. Older sliders often stick in the salt air of the bay and the Intracoastal.
Impact-rated where verified
Balcony & railing
Visible surface, railing and door threshold. Cracks or rust staining get flagged for the association and its engineer, who handle the structure.
Visible condition

Oceanfront condominium towers along Hollywood Beach, Florida

Oceanfront condos

What you are buying

A Share of the Building and All of the Unit

Florida's condo statute separates the two fairly clearly. The association's property insurance covers the building as originally installed, and it excludes things like floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters and built-in cabinets inside your unit. Maintaining common elements is the association's job, while your declaration sorts out limited common elements, which in many buildings include the balcony.

So a condo inspection looks at what falls on you and flags what appears to belong to someone else. Peter checks the panel, plumbing, A/C, water heater, appliances, windows and sliders, scans for water from around the unit and looks at the visible condition of the balcony. Most units take around two hours, and we set up access with your agent and the manager.

Read the paperwork as well. Resale buyers are entitled to the declaration, budget and financial statement, any milestone summary and the latest structural integrity reserve study, or a statement that none has been completed. The contract generally gives you seven days, not counting weekends and legal holidays, to void after you receive them. Ask your agent or attorney how that applies to you.

Unit panel, plumbing, A/C, water heater and appliances
Sliders, windows and balcony condition, tested and photographed
Add a 4-point or mold check to the same trip

Neighbors in every direction
A stain can come from above, beside or through a shared riser. We document it before it becomes yours.
Renovated is not the same as new
New finishes can sit on an old panel or old shutoffs, so we look past the kitchen.
HO-6 paperwork
If your carrier wants a 4-point on an older unit, it can be done on the same trip.
Something to negotiate with
Photos and readings give you and your agent specifics to raise before the inspection period ends.

Who handles what

Your Aventura Unit and the Association's Side of the Line

The exact split comes from your declaration. This is where it usually falls, and what to ask when you are not sure.

Included in your condo inspection

Electrical panel, outlets, GFCI protection and smoke alarms
Plumbing fixtures, supply lines, shutoffs and drains
Water heater and its drain pan
A/C air handler, condensate drain and the unit's condenser
Windows, sliding doors, locks and seals
Visible balcony and railing condition
Ceilings and shared walls for leaks from other units
Kitchen appliances, cabinets, doors and finishes

Usually handled by the association

Roof and building structure
Exterior walls, foundation and parking garage
Elevators, hallways, pools and other common areas
Milestone structural inspections and structural integrity reserve studies (SIRS)
Building-wide plumbing, electrical and fire systems

Before you buy, ask the association for the latest milestone inspection, reserve study and any planned special assessments.

Simple from start to finish

Inspecting an Aventura Condo, Start to Finish

Book and clear access
We arrange the time with your agent and the manager, including front desk, elevator and parking rules.
Work through the unit
Panel, plumbing, A/C, water heater, appliances, windows, sliders and balcony, each one photographed.
Meter the shared walls
Ceilings and party walls are read with a moisture meter, since water does not respect unit lines.
Report before your deadline
Findings and photos arrive within 24 hours, which leaves room to negotiate while the window is open.

Peter Lemos, certified home inspector in South Florida

Your inspector

Peter Lemos, Certified Master Inspector®

Locally owned in Hollywood, FL and serving South Florida since 2008. Peter holds InterNACHI certifications in wind mitigation, 4-point and mold inspection, and clients rate Global Home Inspectors 5 stars on Google.

Meet Peter

2008Since

4.9★Google

3Counties

24hReports

Client notes · Google reviews

What South Florida Homeowners Say

4.9 Based on 82 Google reviews

“I called Global Home Inspectors to conduct a 4 point inspection and wind mitigation inspection. Peter arrived on time and was very professional. He started the inspection process immediately and took pictures. I received my report the same day and I am very pleased with the service. …”

Monique M.4-point & wind mitigation

“From start to finish, Peter was prompt, professional, and incredibly thorough. He took the time to explain every detail, answer our questions, and provide a clear and comprehensive report.”

Kendry A.Home inspection

“He was able to come out and complete the inspection within 24 hours and send me the report the same day. Most companies would have taken a week to come out and another week to send the report.”

R. Mast4-point inspection

“After a few upgrades to our home, we needed to provide our insurance company with an updated 4 point & wind mitigation inspection. I’m so glad I went with Peter because he was fantastic! He arrived on time, was a great communicator, and sent the reports very quickly. …”

Mari H.4-point & wind mitigation

“Peter visited my place as scheduled and came prepared with a good understanding of my house's historical record. … I received the report 20 minutes right after his leave. Super fast! … p.s. the drone is really cool; used to take a full view of the roof.”

NeilInsurance inspection

“Mr. Lemos is very responsive, attentive, customer friendly. Working with him and mutual customer was an absolute breath of fresh air. …”

Angela C.Insurance agent, State Farm

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Good questions

Aventura Condo Inspection Questions

What buyers here ask most. For anything else, call (954) 297-0317.

Do you inspect condos on Williams Island, Turnberry Isle and Country Club Drive?

Yes, along with Point East, The Waterways and the rest of Aventura. We inspect the unit and the visible condition of its balcony, and we work out access with your agent and the building's manager.

Which recertification rule applies to my Aventura building?

Miami-Dade's Section 8-11(f) uses 25 years for coastal condo and co-op buildings three stories or taller within three miles of the coast, then every 10 years, and with the ocean just past Sunny Isles Beach, this city sits well inside that band. Florida's separate milestone law, Section 553.899, also covers condo buildings of three or more habitable stories. Each city's building official has jurisdiction here, so ask the association or Aventura's building department for your building's status.

My building is over 25 years old. Is that a red flag?

Not in itself. Age only tells you which calendar applies. What matters is whether the report was done, what repairs it called for and how they are being funded. Those are questions for the association, and the answers belong in your review before closing.

Who inspects the building itself?

Engineers and architects hired by the association. For buildings four stories or taller, the county calls for separate structural and electrical engineers. We inspect the unit. We do not certify the structure, and our report is no substitute for theirs.

Can I change the windows or sliders in my unit?

Usually, if you follow the board's specifications. Under Section 718.113(5), Florida Statutes, the board adopts hurricane protection specifications and may not refuse a conforming installation or replacement by an owner, though it can require a uniform appearance. Ask for them in writing first.

Does an older Aventura condo need a 4-point?

Some HO-6 carriers ask on older units, so check with your agent. If yours does, we can complete a 4-point inspection on the same visit. A wind mitigation report is a separate question, because much of it depends on a roof you do not control.