Condo Inspection Miami, FL | Brickell and Edgewater Units

Condos in Miami

What Is Different About Buying a Miami Condo

Residential towers in lower Brickell go back to the 1970s, and the boom that began in the mid-1990s pushed high-rises across Brickell and Edgewater. A building's age now decides which county deadlines apply and which questions to ask.

Local field sheetMiami, FL

Sheet · Condo Inspection

Bay-facing high-rises in Brickell and Edgewater stand apart from older inland neighborhoods, where 1920s bungalows, Mission and Mediterranean Revival houses, small apartment buildings and postwar homes fill areas like Morningside, Palm Grove, Little Havana and Shenandoah.

County: Miami-Dade County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 19.4 miles from 3610 N 65th Ave, Hollywood
Typical homes: Wood-frame bungalows and masonry houses from the 1920s to the 1950s, plus small apartment buildings
Roofs: Gables on bungalows, flat roofs behind parapets on Mission and Pueblo houses, tile and shingle elsewhere
Condos: Towers in Brickell and along the Edgewater bayfront, with condo buildings in Coconut Grove too
Water and salt: Coast, river and canals raise flood exposure. King tides reach low streets such as those in Shorecrest
Permits: City of Miami Building Department, through iBuild. Historic properties also need a COA
ZIP codes: 33125 · 33127 · 33128 · 33129 · 33130 · 33131 · 33132 · 33133 · 33135 · 33136 · 33137 · 33138 · 33142 · 33145 · 33150

Neighborhoods we cover

Brickell
Edgewater
Coconut Grove
Little Havana
Shenandoah
Silver Bluff
Morningside
Upper Eastside
MiMo
Buena Vista
Palm Grove
Shorecrest
Spring Garden
Allapattah
Little Haiti
Flagami

Your A/C may be tied to the building
In some towers the A/C is not a condenser on a balcony but a water-source heat pump inside the unit, connected to a shared water loop and a rooftop cooling tower. We test the equipment in your closet. The loop and tower belong to the association, so ask who maintains them.
The 40-year name, the 25-year rule
People still say 40-year recertification, but the county program now starts at 30 years, and at 25 for condo and co-op buildings three stories or taller within three miles of the coast, then every 10 years. Towers from the early 2000s are reaching that window. Ask for the reports.
Street level and the floors above
Brickell Bay Drive has been a temporary pump location during king tides, so ask how the building handles water at garage and ground level. Upstairs the risk changes: stacked plumbing means a leak above can show on your ceiling, so we scan ceilings and shared walls with a moisture meter.

Inside the unit

What We Check in a Miami Condo Unit

Move down the list or tap a pin to go through the unit, from the panel to the balcony door.

Electrical panel & outlets
Unit panel, breakers, GFCI protection in kitchen and baths, outlets, switches and smoke alarms. Older buildings in Brickell and inland may still have dated equipment worth noting.
Breakers · GFCI
Water heater
Age, installation, drain pan and leak signs. In a tower, a tank failing in a closet can reach the units below before anyone shuts it off.
Age · drain pan
Air conditioning
Air handler or water-source heat pump, condensate drain and controls, tested in operation. Shared towers and loops stay outside the scope, and any outdoor condenser serving the unit gets checked.
Unit equipment · drain
Plumbing & leaks
We run the fixtures and check drains, supply lines and shutoffs, using a moisture meter if a leak seems likely. In older buildings, an aged shutoff may not close when you need it.
Leak under sink
Ceilings & shared walls
Stains and damp readings from the unit above or next door, documented so you can raise them with the association before closing.
Stain from above
Windows & sliding doors
Do the windows and sliders open, lock and seal? We check, and we note impact ratings when they can be verified. On bay-facing floors, wind-driven rain tests every seal.
Impact-rated
Balcony & railing
We look at the balcony surface, railing and door as far as they are visible. Rust stains or cracks go in the report for the association's engineer, who handles the structure.
Visible condition

Oceanfront condominium towers along Hollywood Beach, Florida

Oceanfront condos

Owner or association

In a Miami Condo, the Association Has the Building and You Have the Unit

In a Brickell tower or a smaller building inland, the association generally looks after the roof, structure and common areas, while the systems inside your unit are yours to repair. That includes the heat pump or air handler, the water heater and the slider. Those repair bills start the day you close, so it pays to know their condition before then.

This inspection looks at the unit, the balcony and the openings you will use daily, and it checks for water arriving from around you. Most units take around two hours. We set the time with your agent and the building's management, since towers often have rules on elevators and parking. The building's structural and electrical condition belongs to the association's engineers, whose reports you should request separately.

Panel, plumbing, A/C, water heater and appliances
Windows, sliders and balcony condition
A 4-point or mold check can be added

A leak one floor up
Stains on your ceiling may start in the unit above. We document them for the conversation before closing.
Equipment you will own
The heat pump or air handler is usually your cost when it fails, so we run it.
HO-6 paperwork
If your insurer wants a 4-point on an older Miami unit, it can be done on the same trip.
Time to negotiate
Photos and plain findings reach you in time to use them before the inspection period ends.

Who handles what

Miami Condo Owner vs. Association: Where the Line Falls

Your declaration has the final word, but here is how responsibilities usually divide.

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 Miami Condo Inspection Works

Arrange access
We set the time with your agent and management, including any elevator reservation or parking rules.
Go room by room
Peter moves through the panel, plumbing, A/C, water heater and appliances, then the windows, sliders and balcony.
Check for outside water
Ceilings and shared walls get a moisture meter, since a leak can start in any unit around yours.
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

Miami Condo Inspection FAQs

Common questions from condo buyers in Miami. Not listed? Call (954) 297-0317.

Is Miami-Dade's recertification the same as the state milestone inspection?

They are separate rules with overlapping purposes. Miami-Dade's recertification, under County Code Section 8-11(f), covers most building types except exempt ones such as houses and duplexes, and it looks at both structural and electrical systems. Florida's milestone law applies to condo and co-op buildings. Ask for the latest reports on both.

Do Brickell and Edgewater condos need anything special?

The unit inspection itself is the same. What changes is the paperwork and logistics: building age decides which recertification deadline applies, many towers have elevator and access rules, and the A/C may connect to a building water loop. We work through those with your agent.

My tower has no outdoor condenser. What do you test?

We run the heat pump or air handler in the unit and check its drain, pan and controls. The shared loop and cooling tower belong to the building, so ask management about their age and service history.

What does the milestone law require in Miami?

Condo and co-op buildings of three or more habitable stories need one by December 31 of the year they reach 30 years, then every 10 years, done by a licensed architect or engineer for the association. A local agency may require it at 25 years near salt water.

Does an older Miami condo need a 4-point?

Some HO-6 insurers ask for one on older units, so check with your agent. If yours does, a 4-point inspection fits into the same visit.

Can you also check the unit for mold?

Yes. If there is a musty smell, a past leak or a stain, add a mold inspection with moisture mapping and air samples. Lab results usually take a few business days, so book early in your inspection period.

How long does it take?

Most units take around two hours. Bigger units can take longer, and building access rules may shape the start time, so tell us what management requires.

Often booked together