Condo Inspection Delray Beach, FL | 55+ and Beach Condos

Condos in this city

Low-Rise Condo Living in Delray Beach: What to Ask

Large 55+ communities west of town hold many of the older condos, in low buildings with associations of their own. The building's age and who holds the roof decide most of your questions.

Local field sheetDelray Beach, FL

Sheet · Condo Inspection

A historic core of 1920s to 1940s houses around Atlantic Avenue and the Marina, canal and beachside streets along the Intracoastal, and, outside the city limits to the west, large 55+ condo communities with Delray Beach mailing addresses.

County: Palm Beach County, FL
Building code zone: Outside the HVHZ · region set by design wind speed
From our office: 30.4 miles from 3610 N 65th Ave, Hollywood
Typical homes: Frame and masonry houses from 1902 to the 1940s downtown, then mid-century and newer rebuilds
West of town: 55+ condos from the 1970s to the 1990s, some unincorporated but with Delray Beach addresses
Roofs: Mission and Mediterranean tile, flat parapet sections, cottage gables, association roofs on condos
Condos: One- and two-story buildings in Kings Point, low-rise near the beach, newer units downtown
Water and salt: Intracoastal seawalls, king tides on low streets, Tropic Isle canals. Flood zones vary by address
ZIP codes: 33444 · 33445 · 33446 · 33483 · 33484

Neighborhoods we cover

Marina Historic District
Old School Square
Del-Ida Park
Nassau Park
West Settlers
Pineapple Grove
Osceola Park
Lake Ida
Seagate
Vista Del Mar
Tropic Isle
Rainberry Bay
Lakes of Delray
Kings Point
High Point
Villages of Oriole

Below the milestone line
Florida's milestone law applies to condo buildings of three or more habitable stories, and Kings Point's buildings are listed at one or two. So that state inspection may not apply to your building. Ask the association directly about roof age, structural repairs, reserves and planned assessments.
Units from the 1970s and 1980s
Kings Point was built from 1973 to 1985, High Point of Delray from 1973 to 1984 and Lakes of Delray from 1982 to 1994. Original panels, shutoffs and water heater pans are worth checking on any unit of this age, even under fresh paint.
Gates, sections and house rules
Kings Point is gated and divided into sections with names like Monaco, Flanders and Burgundy, and rules can vary from one association to the next. Ask yours about replacing an A/C or changing windows. We arrange gate access with your agent ahead of time.

Unit walk-through

What We Check Inside Your Delray Beach Condo

Tap a pin or scroll. The drawing moves through the unit, from the panel to the balcony.

Electrical panel & outlets
Panel, breakers, GFCI protection, outlets, switches and smoke alarms. In units from the 1970s, we note the panel brand and any wiring an insurer may ask about.
Breakers · GFCI
Water heater
Tank age, installation, drain pan and leaks. On the upper floor of a two-story building, a failed tank can reach the unit directly below.
Age · drain pan
Air conditioning
Air handler, condensate drain and the condenser that serves your unit, run in operation. Find out whether your section has rules on replacing it.
Air handler · condenser
Plumbing & leaks
Supply lines, shutoffs, drains and fixtures, with a meter where a leak is suspected. Shutoffs that sat unused through a long vacancy may not close.
Leak under sink
Ceilings & shared walls
Stains and moisture from the unit above or next door. On a top-floor unit, we also consider a leak coming from the roof itself.
Stain from above
Windows & sliding doors
Operation, locks and seals on windows and sliders, plus impact ratings where verifiable. Salt air near the beach works on tracks and hardware.
Impact-rated
Balcony & railing
Visible condition of the balcony or patio, railing and door. Rust stains or cracks go to the association and its engineer for review.
Visible condition

Oceanfront condominium towers along Hollywood Beach, Florida

Oceanfront condos

Whose is what

In a Delray Beach Condo, Your Responsibility Starts at the Drywall

Condos here come in three broad types. West of the city are large 55+ communities such as Kings Point, Lakes of Delray and High Point of Delray. East of the Intracoastal, height rules keep new construction low, so you will see plenty of low-rise buildings. Downtown, mixed-use projects built since about 2003 added newer units around Atlantic Avenue.

Whichever you buy, the association usually looks after the roof, structure and common areas, while the A/C, water heater, fixtures and appliances in your unit are usually yours. That is what we inspect, along with the windows, sliders, balcony and signs of water from around you. Most units take about two hours, and we arrange access with your agent and management.

Electrical, plumbing, cooling, water heater, appliances
Windows, sliders and balcony condition
A 4-point or mold check can join the visit

Stacked neighbors
In a two-story building, one tank or drain line can affect two units. We look for the signs early.
Older equipment you inherit
A unit long held by one owner may have older systems. Know their ages before closing.
HO-6 questions
If your insurer wants a 4-point on an older unit, it can be done during the same visit.
Buying from far away
Out of state until closing? You get photos and a phone review of the report without flying down.

Unit or association

Unit Owner vs. Association in a Delray Beach Condo

Documents vary by association, so read yours. Here is how the split usually works.

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 Delray Beach Condo Inspection Works

Arrange gate and unit access
We coordinate with your agent and management, including gate passes for guarded communities.
Inspect the unit
Panel, plumbing, A/C, water heater, appliances, windows, sliders and balcony, one by one.
Moisture check
Ceilings and shared walls get a meter, since water can come from above or next door.
Report within 24 hours
Photos and findings in time to use before your inspection period ends.

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 Delray Beach, FL

Common questions from Delray Beach condo buyers. Something else? Call (954) 297-0317.

Do you inspect condos in Kings Point, High Point and Lakes of Delray?

Yes. These are 55+ communities with Delray Beach addresses. We work with your agent to get gate access, then inspect the unit and the visible condition of any patio or balcony.

Does the milestone inspection apply to a two-story condo in Kings Point?

State law covers condo and co-op buildings of three or more habitable stories, so a one- or two-story building falls below it. Taller buildings need one by a licensed architect or engineer by December 31 of the year they reach 30 years, then every 10 years. Ask the association for its roof and structural records either way.

Does Delray Beach have its own building recertification program?

State law sets the baseline, and it lets a local agency require the inspection at 25 years based on conditions such as proximity to salt water. Nearby Boca Raton runs its own recertification program. For a building in this city, ask the association and the Building Division what applies.

Will my HO-6 insurer want a 4-point?

Some do on older units, and many of the 55+ communities here date from the 1970s to the 1990s. Check with your agent. If the answer is yes, a 4-point inspection can happen on the same trip.

Why inspect if the association takes care of the building?

Your air handler, water heater, fixtures and appliances do not care who maintains the roof. They are usually your cost, and in a long-held unit they may be old. An inspection tells you before you close, not after.

My Delray Beach unit was closed for months. Is that a concern?

It can be, since humidity builds fast with the A/C off or set high. We scan closets and walls with a meter during the visit, and a mold inspection with air samples can be added if something seems off.

How long should I plan for?

Plan on about two hours for most units. A larger unit, or one with more to check, can take longer, so allow time at the gate of a guarded community too.

Often booked together