Condo Inspection Miramar, FL | Townhomes, Villas, 55+

Attached homes in this city

Townhome or Condo? In Miramar, the Paperwork Matters

Communities such as Nautica and the gated subdivisions around Miramar Town Center mix condos and townhouses that can look alike from the street. Before you compare prices, find out which one you are buying.

Local field sheetMiramar, FL

Sheet · Condo Inspection

Concrete homes from the 1950s and 1960s near the original city limits, then master-planned lake communities from the 1990s and 2000s running west toward the Everglades, with townhomes and gated low-rise condos mixed in.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 6.4 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1950s and 1960s concrete homes in the east, master-planned lake communities from the 1990s on in the west
Roofs: Flat roofs on the city's first homes. Later subdivisions mix tile and shingle, so confirm by address
Attached homes: Townhomes, villas and gated low-rise condos, with few towers. Some communities are listed as 55-plus
Water: Lakes and canals, mostly South Broward Drainage District. Inland, with less salt air than the coast
Code and limits: HVHZ, like all of Broward. City limits run from US 441 to the Everglades Conservation Area
ZIP codes: 33023 · 33025 · 33027 · 33029

Neighborhoods we cover

Historic Miramar
Miramar Isles
Miramar Park
Silver Lakes
Silver Shores
Monarch Lakes
Sunset Lakes
Riviera Isles
Huntington
Nautica
Sunset Falls
Silver Falls
Avalon
Villages of Renaissance
Miramar Town Center

Fee-simple or condo
A fee-simple townhouse and a condo unit can look identical, yet split roof, exterior and insurance duties very differently. Read the declaration and ask the association. The answer tells you which systems are yours, and whether the roof above you is your problem or theirs.
The city's building safety program
It covers buildings 25 years or older, then every 10 years, typically three stories or more and over 3,500 square feet, with reports from an engineer or architect. The city lists fee-simple townhouses as exempt. Attached housing from around 2000 or earlier has reached that age, so ask whether a notice has arrived.
55-plus listings
Listing sites tag a few communities here as 55-plus, including parts of Miramar Isles and Village Walk. Age rules live in the association's documents, not the listing, so confirm them. An older section can also mean original plumbing and panels inside the unit, which is what we check.

Inside the unit

What We Inspect in Your Miramar Condo or Townhome

Scroll the list, or tap a pin, and we move through the unit from the panel to the balcony or rear patio.

Electrical panel & outlets
The unit's panel, breakers, GFCI protection, outlets, switches and smoke alarms. A fee-simple townhome may also have its own service equipment outside, which we note.
Breakers · GFCI
Water heater
Tank age, installation, pan and leaks. A closet heater on the second floor of a townhome can reach your ceilings and, in a row, the neighbor's wall.
Age · drain pan
Air conditioning
Air handler, condensate drain and the condenser serving your unit, run in operation. In a shared row or pad, confirm which condenser belongs to you.
Air handler · condenser
Plumbing & leaks
Supply lines, shutoffs, drains and fixtures, with a meter where a leak is suspected. Shutoffs in older buildings here may no longer close all the way.
Leak under sink
Ceilings & shared walls
Stains and damp spots from the unit above or beside yours. In a townhome row, the shared wall matters as much as the ceiling.
Stain from above or beside
Windows & sliding doors
Operation, locks and seals on windows and sliders, plus impact ratings where we can verify them. Rear sliders facing a lake or courtyard get a close look.
Impact-rated
Balcony & railing
Visible surface, railing and doors on any balcony, or the rear patio in a ground-level unit. Cracks or rust staining go to the association and its engineer.
Visible condition

Home inspector testing kitchen appliances during an inspection

Inside the unit

What's yours

The HOA Covers Some of It. Your Miramar Condo Inspection Covers the Rest.

In many attached communities here, an association looks after the common areas and, depending on the documents, roofs and exteriors too. The A/C, water heater, electrical and plumbing inside your unit are usually yours to repair, whatever the clubhouse looks like. A tired system becomes your bill on the day you close.

A condo inspection looks at what you will own and live with, and checks for water arriving from the units around you. Most units take around two hours, and we coordinate access with your agent and any gate or management office. Ask the association separately for reserve information, any building safety or milestone reports, and what happens if a shared wall or roof leaks.

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

Shared walls
A stain or damp baseboard may start next door. We document it so it can be raised before you close.
Your own equipment
Air handlers and condensers are usually an owner expense, so we test them and note their age.
HO-6 or HO-3?
Your policy may depend on how the unit is legally set up. If a carrier asks, a 4-point can share the trip.
Something to negotiate with
Dated photos and plain wording give you and your agent specifics to raise before your deadline runs out.

Who handles what

Your Unit vs. the Association in a Miramar Community

Where that line falls varies by community and by declaration. Knowing it helps you ask better questions before you buy.

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 Miramar Condo Inspection Works

Arrange gate and access
We set the time with your agent and the association, including any gate or visitor rules.
Through the unit
Peter checks the panel, plumbing, A/C, water heater, appliances, windows, sliders and any balcony.
Check for outside water
Ceilings and shared walls get a moisture meter, since a leak can come from a neighboring unit.
Findings within 24 hours
Photos and a plain summary reach you in time to use them 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 Miramar, FL

What townhome and condo buyers here ask most. Have another question? Call (954) 297-0317.

Do you inspect Miramar townhomes and villas, not just condos?

Yes. Most attached housing here is townhomes, villas and low-rise condos, and each gets the same inside-the-unit inspection. If the home is fee-simple, tell us, since the roof and exterior may also be yours to check.

Does Miramar's Building Safety Inspection Program apply to my townhome?

The city lists fee-simple townhouses among the exemptions. The program covers buildings 25 years or older, typically three stories or more and over 3,500 square feet, with exemptions for small residential dwellings and minor structures. Ask the Building Division or the association how your building is classified.

What is the milestone inspection, and does it apply in Miramar?

Florida's milestone law covers condo and co-op buildings of three or more habitable stories, by December 31 of the year they reach 30 years, then every 10 years. A licensed architect or engineer does it for the association. A two-story building falls outside that rule, but the association's records are still worth asking about.

Is a 55-plus community in Miramar inspected differently?

The inspection is the same. What changes is the age of some buildings and the rules, so confirm age restrictions with the association. An older unit may also need a 4-point inspection for its carrier.

Do I need a wind mitigation report for a townhome?

It depends on your policy. A wind mitigation inspection documents your unit's roof and openings, and your agent can tell you whether the association's insurance changes what the form is worth to you.

Can moisture from a neighbor cause mold in my unit?

It can. A leak behind a shared wall or from the unit above can feed growth you never see. If you notice a smell or stain, a mold inspection traces the moisture and can include air samples.