Condo Inspection Pembroke Pines, FL | Century Village, Villas

Condos in this city

What Pembroke Pines Condo Buyers Should Know Before Signing

Think inland, gated and low to mid-rise. The age of the building now matters as much as the floor plan, and the rules change from one community to the next.

Local field sheetPembroke Pines, FL

Sheet · Condo Inspection

A postwar core near University Drive, a middle stretch of condos and 55+ living opened by a 1980 annexation, and lake-filled gated subdivisions west toward U.S. 27, many built after Hurricane Andrew as the population doubled in the 1990s.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 5.2 miles from 3610 N 65th Ave, Hollywood
Growth: Annexed from Flamingo Road to U.S. 27 in 1980. Population more than doubled from 1990 to 2000
Typical homes: Older homes near University Drive, then 1990s and 2000s gated subdivisions out to West Pines
Roofs: Tile and shingle. Whether it is original or re-roofed matters most, and permit records can show it
Condos: Century Village (gated, 55+), plus low-rise condos, villas and townhomes, all well inland
Water: Lakes through the western subdivisions. No salt-air front, but flood zones vary by address
ZIP codes: 33023 · 33024 · 33025 · 33026 · 33027 · 33028 · 33029

Neighborhoods we cover

Century Village
Chapel Trail
Silver Lakes
Pembroke Falls
Pembroke Shores
Pembroke Lakes
Pembroke Isles
Towngate
Boulevard Heights
Walnut Creek
Spring Valley
Hollybrook
Big Sky
Pasadena Lakes

Century Village runs by section
This gated community for residents 55 and over holds thousands of condos in sections such as Cambridge, Kingsley, Plymouth and Suffolk, in buildings that listing records date largely to the 1980s and 1990s. Rules and fees can differ by section, so ask for your building's documents.
The 25- and 30-year marks have arrived
The city runs a 25 Year or Older Building Safety Program under Broward's rules, repeating every 10 years, and the state's milestone law reaches condos of three or more habitable stories at 30. Many buildings here have reached those ages, so ask the association for its reports and any planned assessments.
Two stories can still count
A two-story garden building sits below the state's milestone threshold, but it can still fall under Broward's program, whose exemptions are one- to four-family dwellings of three or fewer habitable stories and minor structures under 3,500 square feet. Villa and townhome buyers should also check who owns the roof.

Inside the unit

What We Inspect in Your Pembroke Pines Condo

Follow the checklist, or tap a pin, and the view moves through the unit from the panel out to the balcony or patio.

Electrical panel & outlets
The unit's panel, breakers, GFCI protection at kitchens and baths, outlets, switches and smoke alarms. A panel from the 1980s gets a note if it shows wear.
Breakers · GFCI
Water heater
Tank age, installation, drain pan and leaks. In a four-floor building, a failure in a closet can reach the units below yours.
Age · drain pan
Air conditioning
We run the air handler and the condenser that serves your unit, and check the condensate drain. Ask where your condenser sits, since layouts differ by building.
Air handler · condenser
Plumbing & leaks
Supply lines, shutoffs, drains and fixtures, with a moisture meter where a leak is suspected. Shutoffs from the 1980s and 1990s may no longer close fully.
Shutoffs · leaks
Ceilings & shared walls
Stains and moisture from the unit above or next door. Ground-floor units can also show water coming from outside after heavy rain.
Stains · moisture
Windows & sliding doors
How windows and sliders run, lock and seal, and any impact rating we can confirm. Patio enclosures get a look at how they meet the building.
Seals · impact ratings
Balcony & railing
Surface, railing and doors of the balcony or patio, as far as we can see them. Rust stains or cracks go in the report, for the association and its engineer to assess.
Visible condition

Home inspector testing kitchen appliances during an inspection

Inside the unit

Unit and association

A Condo Inspection in Pembroke Pines: Your Unit, Their Building

In most condo communities here, the association looks after the roof, structure and common areas, while the systems inside the unit are yours. That does not always hold for villas and townhomes, where the owner may carry the roof, so read the declaration closely. Either way, a tired A/C or a leaking water heater becomes your expense on closing day.

The visit stays on your side of that line: panel, plumbing, A/C, water heater, appliances, windows and sliders, plus the balcony or patio. Ceilings and shared walls get a moisture scan as well. Two hours covers most units, and your agent or property manager can help line up the gate and building access.

Panel, plumbing, A/C, water heater and appliances
Windows, sliders and balcony or patio condition
Add a 4-point or mold check on the same visit

Buying in a 55+ community
An older unit may still have original equipment. We date what we can, so you can budget for replacements.
Equipment you will own
The air handler and condenser are usually your cost when they fail, so we run and test them.
HO-6 paperwork
If your carrier wants a 4-point on an older unit, it can be done on the same visit.
Villas and townhomes
Roof and exterior responsibility varies by community. We report condition, and your documents settle who pays.

Drawing the line

Your Unit vs. the Association in a Pembroke Pines Condo

The split varies by community, more so in villas and townhomes than in condo buildings. These are the usual lines, and your declaration has the final word.

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 Pembroke Pines Condo Inspection Works

Book and arrange the gate
We set the time with your agent or the association office, including gate passes and any rules for visitors.
Inside the unit
Peter goes system by system through the unit, from the panel and water heater to the sliders and patio.
Neighboring water
We run a moisture meter over ceilings and party walls, since a leak can start next door or upstairs.
Report within 24 hours
You get photos and findings in time to use them 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 Pembroke Pines, FL

What condo and villa buyers here ask most. Don't see yours? Call (954) 297-0317.

Do you inspect units in Century Village in Pembroke Pines?

Yes, in any section. We inspect the unit and the visible condition of its balcony or patio, and we can coordinate gate access with your agent or the association office.

Does the 25-year program apply to my Century Village building?

The city's 25 Year or Older Building Safety Program follows Broward's rules: inspection from 25 years of age, then every 10, with exemptions for smaller dwellings and structures. Ask your association for the latest report, and for any assessments tied to it.

How does that differ from the state milestone inspection?

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, then every 10 years. A licensed architect or engineer does it for the association. Broward's program starts earlier, at 25.

Is a villa or townhome inspected the same way?

Close to it, and often with more to check. If you own the roof or exterior, we add them to the scope, and a full home inspection may fit better. In Pembroke Pines, tell us what the declaration says so we can quote correctly.

Does an older Pembroke Pines unit need a 4-point for HO-6 insurance?

That is up to your HO-6 carrier, and your agent can tell you. A 4-point inspection takes little extra time when we are already in the unit, and a mold inspection can join the trip if something smells off.

Why inspect the unit if the association handles the building?

An association rarely touches what is behind your front door. If the air conditioner quits, the water heater leaks or a breaker keeps tripping, that repair is typically yours, however well kept the clubhouse looks.