Condo Inspection Fort Lauderdale, FL

Condos in this city

What to Know Before Buying a Fort Lauderdale Condo

High-rise living started early here. One local history counts 23 high-rises built between 1956 and 1965, so some buildings are far older than the beach views suggest.

Local field sheetFort Lauderdale, FL

Sheet · Condo Inspection

Finger isles and canals dredged in the 1920s, an old west side around Sailboat Bend, broad 1950s and 1960s subdivisions that filled in the rest, and condo high-rises along the beach and downtown.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 7.6 miles from 3610 N 65th Ave, Hollywood
Typical homes: Much of the city dates from the 1950s and 1960s, with older cottages in Sailboat Bend
Waterfront: About 165 miles of canals and waterways. Keeping a seawall in good repair is the owner's job
Condos: High-rises on Galt Ocean Mile and the beach, some from the late 1950s and 1960s, plus downtown towers
Historic area: Sailboat Bend, the city's largest local historic district, with more than 550 buildings
Water and salt: Salt air at the beach and isles. The April 2023 rain flooded parts of the city
ZIP codes: 33301 · 33304 · 33305 · 33306 · 33308 · 33309 · 33311 · 33312 · 33315 · 33316 · 33334

Neighborhoods we cover

Las Olas Isles
Nurmi Isles
Seven Isles
Rio Vista
Sailboat Bend
Victoria Park
Colee Hammock
Tarpon River
Harbor Beach
Harbordale
Central Beach
Galt Ocean Mile
Coral Ridge
Coral Ridge Isles
Imperial Point
Poinsettia Heights

Some older towers are co-ops
Several of the first high-rises on and near the beach were sold as co-ops around the time of Florida's 1963 condo law. A co-op purchase runs through the corporation and its board, but the unit inspection is the same, and milestone rules cover co-ops too.
Two review clocks, not one
Broward's Building Safety Inspection Program starts at 25 years and repeats every 10. The state milestone law covers condo and co-op buildings of three or more habitable stories at 30 years. A low-rise walk-up can miss the milestone rule and still fall under Broward's program, so ask for whichever report applies.
Oceanfront weather at your door
Galt Ocean Mile is lined with high-rise condominiums on the Atlantic. Direct exposure works on slider tracks, railing anchors and A/C equipment. We check how sliders run and seal and flag rust staining or cracks for the association, whose engineers handle the structure.

Inside the unit

What We Inspect in Your Fort Lauderdale Condo

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

Electrical panel & outlets
The unit's panel, breakers, GFCI protection, outlets, switches and smoke alarms. In a 1960s building, an old panel is worth knowing about before you close.
Breakers · GFCI
Water heater
Tank age, install, drain pan and any leak. In a stacked tower, one failed heater can reach your floor and the neighbor's ceiling below.
Age · drain pan
Air conditioning
Air handler, condensate drain and condenser serving your unit, tested running. Salt-heavy oceanfront air can shorten equipment life.
Air handler · condenser
Plumbing & leaks
Supply lines, shutoffs, drains and fixtures, with a moisture meter wherever a leak looks possible. Original shutoffs in older buildings may no longer close.
Leak under sink
Ceilings & shared walls
Stains and damp readings that point to the unit above or next door. Raising them during your inspection period beats arguing after closing.
Stain from above
Windows & sliding doors
Windows and sliders for operation, locks and seals, and impact ratings where we can confirm them. Beachfront tracks tend to stick from salt and sand.
Impact-rated
Balcony & railing
Visible condition of the balcony surface, railing and doors. Any cracks or rust staining go to the association and its engineer.
Visible condition

Oceanfront condominium towers along Hollywood Beach, Florida

Oceanfront condos

Condo and co-op living

In a Fort Lauderdale Condo, the Lobby Isn't What You Buy

From Galt Ocean Mile to the towers downtown near Las Olas, the association generally looks after the roof, structure and common areas. The systems inside your walls are usually yours. That means a worn A/C or a leaking water heater becomes your bill the day you close, however good the building's lobby looks.

We go through what you will live with: panel, plumbing, A/C, water heater, windows, sliders and the balcony's visible condition, along with moisture coming from around you. Most units take around two hours. We coordinate access with your agent and the building's management, and you have the report within 24 hours, which leaves time to act during your inspection period.

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

Water from neighbors
A ceiling stain may start one floor up. We photograph it so you can raise it with the seller and association.
Equipment you will own
Air handlers and condensers are usually an owner's expense, so we test yours in operation.
HO-6 questions
Some carriers ask for a 4-point on older Fort Lauderdale units. It can be done during the same visit.
Facts for your deal
Photos and plain findings give you and your agent something concrete to bring up before your deadline.

Who handles what

Your Unit and the Association in a Fort Lauderdale Condo

Where the line falls decides who pays. Knowing it tells you what to ask for before you commit.

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 Fort Lauderdale Condo Inspection Works

Arrange access
We set the time with your agent and management, including any building rules for parking and elevators.
Go through the unit
Peter checks the panel, plumbing, A/C, water heater, appliances, windows, sliders and balcony.
Trace moisture
A meter goes over ceilings and shared walls, since a leak can come from any side of your unit.
Report in time to use it
Photos and findings within 24 hours, so you can act within 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 Fort Lauderdale, FL

What unit buyers here ask us most. Have another question? Call (954) 297-0317.

Do you inspect high-rise units on Galt Ocean Mile?

Yes, along with condos in downtown Fort Lauderdale, on the beach and inland. We inspect the unit and the visible condition of its balcony. The association's engineers handle the building itself, so ask them for the structural reports.

I'm buying a co-op in an older beach building. Is the inspection different?

The unit inspection is the same. The paperwork differs, since you are buying into a corporation with its own board rules. Florida's milestone law covers co-op buildings as well as condos, so ask for the same reports you would in a condo.

Does Fort Lauderdale have a building recertification rule?

Yes. The city runs the Broward Building Safety Inspection Program, which starts at 25 years and repeats every 10, with exceptions such as small homes and minor structures. Reports are the owner's or association's job, so ask for the latest one.

What is the milestone inspection?

Under Section 553.899, condo and co-op buildings of three or more habitable stories need one from a licensed architect or engineer by December 31 of the year they reach 30 years, then every 10. A local agency may require it at 25 based on conditions such as salt water.

Why inspect a unit when the association handles the building?

Because the A/C, water heater, plumbing fixtures, electrical and appliances inside a unit are typically yours to repair, and they are what we cover. Our mold inspection page explains what to do if moisture shows up.