Condo Inspection Davie, FL | Condos and Townhomes

Condos in this town

What to Know Before Buying a Davie Condo or Townhome

With no beachfront here, salt and towers are not the conversation. Golf course associations, campus-area buildings and gated townhomes are, and each puts the line of responsibility in a different place.

Local field sheetDavie, FL

Sheet · Condo Inspection

A town with rural roots that grew in layers: horse properties and acreage lots, planned subdivisions from the 1980s on, condos and townhomes near the campuses and golf courses, and a long list of mobile home parks.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 3.1 miles from 3610 N 65th Ave, Hollywood
Typical homes: Acreage and horse properties, subdivisions from the mid-1980s to the 2000s, and older homes in Old Davie
Mobile homes: An older Town report counted about 25 parks and more than 5,400 units
Condos: Garden condos at Pine Island Ridge and near the campuses, plus townhomes in gated communities
Water and sewer: Town or City of Sunrise service in many areas, private wells and septic on some lots
Flood exposure: Most of the town's mapped flood zone lies in the C-11 West basin. Check by address
ZIP codes: 33312 · 33314 · 33317 · 33324 · 33325 · 33326 · 33328 · 33329 · 33330 · 33331

Neighborhoods we cover

Old Davie
Pine Island Ridge
Forest Ridge
Long Lake Ranches
Shenandoah
Rolling Hills
Flamingo Groves
Tropical Estates
Harmony Lakes
Poinciana Parc
New River Estates

Pine Island Ridge is many associations
The community wraps about 14 condo and homeowner associations around an 18-hole course, and listings show units from the late 1970s. Two units a short walk apart can answer to different boards and budgets, so ask which association yours belongs to and read its documents.
Low buildings can still owe a review
Florida's milestone law starts at three habitable stories. Broward's Building Safety Inspection Program starts at 25 years and exempts one- to four-family dwellings of three or fewer stories and minor structures under 3,500 square feet. A larger two-story garden building can fall under it, so ask for the reports.
Rentals near the campuses
Units close to Nova Southeastern, Broward College and University Drive are common on the rental market. Frequent turnover shows up in A/C filters, drains, appliances and door hardware, so we look at how the unit has really been used, not just how recently it was painted.

Inside the unit

What We Inspect in Your Davie Condo

Scroll or tap a pin and the drawing moves through the unit, from the panel box to the patio or balcony.

Electrical panel & outlets
Panel, breakers, GFCI protection, outlets, switches and smoke alarms. Late-1970s units may still have older equipment worth a note for your insurer.
Breakers · GFCI
Water heater
Age, install and drain pan, plus any leak. In a two-story garden building, a failed upstairs tank lands in the ceiling of the neighbor below.
Age · drain pan
Air conditioning
Air handler, condensate drain and the condenser serving your unit, run in operation. Ground-mounted condensers at low-rises can also take lawn equipment damage.
Air handler · condenser
Plumbing & leaks
Supply lines, shutoffs, drains and fixtures, with a moisture meter when something looks wrong. Older units may have shutoffs that no longer close all the way.
Leak under sink
Ceilings & shared walls
Stains or damp readings from the unit above or next door. In a townhome, shared walls get the same attention as ceilings.
Stain from above
Windows & sliding doors
Operation, locks and seals on windows and sliders, plus impact ratings when we can verify them. Ground-floor units deserve a close look at door thresholds.
Impact-rated
Balcony & railing
Visible condition of the balcony or screened patio, the railing and the doors. Shared stairs and catwalks belong to the association, so we flag what we see.
Visible condition

Home inspector testing kitchen appliances during an inspection

Inside the unit

Condo and townhome living

In a Davie Townhome, the Roof May Be Yours

In a typical condo, the association maintains the roof, structure and common areas, and you handle what is inside. Townhomes vary more. Some owners keep their own roof and exterior, while others pay the association to do it, so read the documents in townhome communities such as Harmony Lakes or Poinciana Parc before you assume either way.

The inspection sticks to what becomes yours at closing: the equipment you will pay to replace, the doors and windows you use every day, and any water arriving from around the unit. Most units take around two hours, and we coordinate access with your agent and any gate or property management rules.

Panel, plumbing, A/C, water heater and appliances
Sliders, windows, and balcony or patio condition
A 4-point or mold check can join the visit

The unit next door
Water does not respect walls. A stain or damp reading gets documented, so you can raise it before closing.
Equipment that becomes yours
The air handler and condenser for your unit are typically your cost when they fail, so we run them.
HO-6 paperwork
If your condo insurer asks for a 4-point on an older Davie unit, it fits in the same trip.
Negotiating with facts
A clear list of findings gives you and your agent real points to bring up while there is still time.

Who handles what

Your Unit and Your Association in a Davie Condo

Every association draws this line in its own documents, so use this as a starting point for your questions.

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 Davie Condo Inspection Works

Book and clear access
We set the time with your agent and the property manager, including any gate or visitor rules.
Go through the unit
Electrical, plumbing, A/C, the water heater and appliances, then the windows, sliders and outdoor space.
Look for outside water
Moisture readings on ceilings and party walls show whether water is arriving from next door or upstairs.
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

Condo Inspection FAQs for Davie, FL

What condo and townhome buyers in town ask. Have another? Call (954) 297-0317.

Do you inspect condos at Pine Island Ridge?

Yes, along with condos near the campuses and in other Davie communities. We inspect the unit and the visible condition of its balcony or patio. Your association's rules and documents are a separate review, so ask for them early.

Does a two-story garden condo in Davie need a safety inspection?

Possibly. Florida's milestone law covers buildings of three or more habitable stories, but Broward's program applies to many buildings from 25 years of age, with limited exemptions. Ask the association for its latest report and any planned assessments.

Who is responsible for the roof on a Davie townhome?

It depends on the association. Some cover the roof and exterior, and others leave them to the owner. Read the declaration and the budget before closing. If the roof turns out to be yours, a roof inspection makes sense.

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

Some HO-6 carriers ask for one on older units, so check with your agent. If yours does, we can complete a 4-point inspection on the same visit and save you a second appointment.

I am buying a rental near Nova Southeastern. What should I focus on?

Focus on the equipment that takes the most wear from tenants: A/C, water heater, appliances and doors. We note leaks and deferred upkeep. Also ask the association about its rental rules before you buy, since they can affect your plans.

How much time should I set aside?

Plan on around two hours for most units, less than a house. Larger townhomes take longer because there are more rooms, more stairs and often a garage to check.

Often booked together