Condo Inspection Boca Raton, FL | Towers, Villas, Townhomes

City rules and building types

Boca Raton Has Its Own Condo Recertification Rules

On top of Florida's milestone law, the city runs a recertification program of its own. That, plus where a unit sits, should shape what you ask before closing.

Local field sheetBoca Raton, FL

Sheet · Condo Inspection

A 1920s Mizner core and 1960s subdivisions near the Intracoastal in the east, condo towers on the barrier island and downtown, then gated club communities running west, some of them beyond the city limits despite a Boca Raton address.

County: Palm Beach County, FL
Building code zone: Outside the HVHZ · region set by design wind speed
From our office: 23.3 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1920s Spanish-style houses, one-story 1960s subdivisions, gated club homes further west
Roofs: Barrel and flat tile on Mediterranean-style homes, plus shingle, metal and flat sections
Condos: Barrier island and downtown towers, plus inland low-rise buildings and club villas
Wind form: Outside the HVHZ. The Region answer depends on the design wind speed at the address
Water and salt: Ocean, Intracoastal, Lake Boca Raton and canals on the east side. Flood zones vary by address
ZIP codes: 33428 · 33431 · 33432 · 33433 · 33434 · 33486 · 33487 · 33496 · 33498

Neighborhoods we cover

Old Floresta
Pearl City
Downtown and Mizner Park
Royal Palm Yacht and Country Club
Camino Gardens
Boca Square
Boca Harbour
The Sanctuary
Marina Del Mar
Rio Del Mar
Via Verde
Royal Palm Polo
Broken Sound
Woodfield Country Club
Boca West

Recertification, organized by zone
The program, adopted in 2021, covers condo and co-op buildings of three or more stories or 50 feet and taller, at 30 years, or 25 years within three miles of the coast. Inspections were organized in four zones, starting on the barrier island and moving west past I-95.
What to ask the association
Recertification reports come through the association, not from us. Ask for the latest structural and electrical reports, any repair schedule and the reserve study, since repairs can turn into special assessments. Outside the city limits, Florida's milestone law is the baseline instead.
Not every condo here is a tower
Villas, townhomes and garden buildings in the club communities raise different questions: who maintains the shared roof, how old the A/C on the slab is and what comes through shared walls. Under the state law, dwellings of one to four units with three or fewer habitable stories are exempt from milestone inspections.

Panel to balcony

What We Check Inside Your Boca Raton Condo

Go down the list, or tap a pin, and the drawing moves through the unit from the panel to the balcony.

Electrical panel & outlets
Panel, breakers, GFCI protection in kitchen and baths, outlets and alarms. Buildings old enough for recertification may still have original panels in the units.
Breakers · GFCI
Water heater
Age, install and drain pan. In a stacked building, a failed tank can reach the floors below, so we look closely at the closet floor and the shutoff.
Age · drain pan
Air conditioning
Air handler, condensate drain and the condenser serving your unit, run and tested. Equipment close to the ocean ages faster in salt air.
Air handler · condenser
Plumbing & leaks
Supply lines, shutoffs, drains and fixtures, with a meter wherever a leak is suspected. Units closed for the summer can hide slow drips under sinks.
Leak under sink
Ceilings & shared walls
Stains and damp spots from the unit above or next door. Documenting them before closing gives you something to raise with the seller and association.
Stain from above
Windows & sliding doors
Operation, locks and seals on windows and sliders, plus impact ratings we can verify. Salt on barrier island and Intracoastal units can make tracks stick.
Impact-rated
Balcony & railing
Visible condition of the surface, railing and door threshold. Cracks or rust staining get flagged for the association and its engineer, especially on coastal buildings.
Visible condition

Oceanfront condominium towers along Hollywood Beach, Florida

Oceanfront condos

Who owns what

A Condo Inspection in Boca Raton Covers What the Association Won't

The association usually handles the roof, structure and common areas, and the recertification program deals with the building. Neither one tells you whether the air handler in your closet is near the end of its life or whether the slider will seal in a summer storm. Those costs land on you after closing, whether the unit is in a tower on A1A or a villa near a golf course.

We work through most units in about two hours, with a moisture meter on ceilings and shared walls. Gated communities and towers often have contractor hours, elevator reservations or parking rules, so we set the appointment with your agent and management. If your HO-6 carrier wants a 4-point, it can go on the same visit.

Unit systems: panel, plumbing, A/C and water heater
Sliders, windows and balcony condition noted
A 4-point or mold check can share the visit

Recertification on the calendar
Buying near the 25- or 30-year mark? Know whether the building has filed, and what its report says, before your deadline.
Seasonal unit
A unit closed for months can hide slow leaks and a tired A/C. We run the equipment and scan for moisture.
HO-6 paperwork
If your insurer asks for a 4-point on an older Boca Raton unit, we can do it during the same trip.
Leverage before closing
Photos and clear findings give you and your agent something concrete to raise before the inspection period ends.

Unit or association?

Where Your Boca Raton Unit Ends and the Association Begins

The line varies by declaration, so read yours. This is how it usually divides in a Florida condo.

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

How a Boca Raton Condo Inspection Goes

Arrange the building
We coordinate with your agent and management on gate lists, contractor hours and elevator reservations.
Go through the unit
Peter tests the panel, plumbing, A/C, water heater, appliances, windows and sliders, and views the balcony.
Check for outside water
A moisture meter on ceilings and shared walls helps show whether a leak comes from beyond your unit.
Report within 24 hours
Photos and findings arrive in time to use during your inspection period.

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

Read all 82 reviews on Google Leave a review See all client reviews

Good questions

Boca Raton Condo Inspection Questions

What buyers ask before closing on a unit here. Call (954) 297-0317 with anything else.

Does Boca Raton have its own condo recertification program?

Yes. The city adopted a building recertification program in 2021. It covers condo and co-op buildings of three or more stories or 50 feet and taller, at 30 years old, or 25 within three miles of the coast, then every 10 years. Single-family homes and duplexes are excluded.

Does recertification cover my unit?

No. It looks at the building's structure and electrical systems, and the owner or association handles it. Our inspection looks at your unit, so the two complement each other. Ask the association for the latest report and any planned assessments.

Does the city's program apply in West Boca?

It is a City of Boca Raton program. A condo with a Boca Raton mailing address in unincorporated Palm Beach County falls outside it, and Florida's milestone law applies to buildings of three or more habitable stories instead. Check the property record if you aren't sure.

Do you inspect Boca Raton condos on the barrier island and downtown?

Yes. We inspect units on A1A, along the Intracoastal and downtown near Mizner Park, and we work with management on parking and elevator rules. The balcony's visible condition is part of the report. Structural evaluation belongs to the association's engineers.

What about a villa in a gated community?

The unit-level inspection is the same. Villas and townhomes can share roofs and walls, so check the declaration for who handles the roof. We look for signs of leaks from inside and note them for you to raise with the association.

Will my insurer want a 4-point on an older condo?

Possibly. Some HO-6 carriers want a 4-point report once a unit reaches a certain age, so ask your agent first. It can be done during the same appointment.