Condo Inspection Pompano Beach, FL | Palm Aire to the Ocean

Condos here

Before You Buy a Pompano Beach Condo

The city has condos going back to the late 1960s and others finished in the last few years. Age, location and even the city line change what you should ask.

Local field sheetPompano Beach, FL

Sheet · Condo Inspection

A postwar city that filled in fast: 1950s and 1960s block homes inland, canal plats on the east side, golf-course condos in Palm Aire, 55+ living in Leisureville and oceanfront towers from the late 1960s onward.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 14.8 miles from 3610 N 65th Ave, Hollywood
Typical homes: Concrete block homes from the mid-1950s through the 1960s, with newer rebuilds on some canal lots
Condos: Garden and high-rise buildings in Palm Aire, 55+ Leisureville, oceanfront towers from the late 1960s on
Water: Intracoastal, Pompano and Cypress Creek canals, tide-influenced drainage. Flood zones vary by parcel
Salt and coast: About 3 miles of Atlantic beach up to Hillsboro Inlet, with salt air reaching canal-side metal
Building department: City Hall, 100 W Atlantic Blvd, which also runs the Building Safety Inspection Program
ZIP codes: 33060 · 33062 · 33064 · 33069

Neighborhoods we cover

Old Pompano
Cresthaven
Pompano Beach Highlands
Palm Aire
Leisureville
Garden Isles
Pompano Isles
Harbor Village
Santa Barbara Shores
Terra Mar
Hillsboro Shores
Cypress Bend
Cypress Lakes
Golfview Estates
Collier City

Palm Aire crosses a city line
Part of Palm Aire is in Fort Lauderdale and a large part is in Pompano Beach, and listings date its condos from the late 1960s into the 2000s. Confirm the city and the year built first: they tell you which building department holds the records and how old the building is.
The notice that comes by certified mail
Under BORA Policy 05-05, the city mails a Notice of Required Inspection to owners or associations between June and August, and an engineer's or architect's report is due within 180 days. Balconies count, and so do docks and seawalls attached to a structure. Ask the association for the last notice and report.
A1A towers of very different ages
Oceanfront towers began rising here in the late 1960s, and the city treats land east of A1A as a coastal zone with greater wave and surge risk. Newer buildings now stand near decades-old ones, so sliders, railings and A/C equipment can be in very different shape.

Unit by system

What We Inspect in a Pompano Beach Condo

Scroll down or tap a pin to zoom through the unit, from the panel to the balcony.

Electrical panel & outlets
Panel, breakers, GFCI protection, outlets, switches and smoke alarms. Buildings from around 1970, in Leisureville or Palm Aire, may still have dated panels.
Breakers · GFCI
Water heater
Tank age, installation, drain pan and leaks. When a heater lets go in a stacked building, the water does not stop at your floor.
Age · drain pan
Air conditioning
Air handler, condensate drain and the condenser that serves your unit, run in operation. Equipment on an A1A tower takes more salt than equipment out in Palm Aire.
Air handler · condenser
Plumbing & leaks
Shutoffs, supply lines, drains and fixtures, metered wherever a leak looks likely. Original valves in older units may no longer close fully.
Leak under sink
Ceilings & shared walls
Stains and damp from the unit above or next door. We document them, which gives you something to raise before closing.
Stain from above
Windows & sliding doors
We open, close and lock each window and slider, check the seals and note any impact rating we can confirm. Salt can stiffen tracks in units close to the beach.
Impact-rated
Balcony & railing
What can be seen of the slab edge, railing and doors. Cracks or rust stains are for the association and its engineer, since balconies fall under the city's safety program.
Visible condition

Oceanfront condominium towers along Hollywood Beach, Florida

Oceanfront condos

Who owns what

Your Pompano Beach Condo Inspection Starts at the Unit Door

In most associations here, the shared part is the roof, the structure and the common areas, and the systems behind your front door are your own bill. That line matters more than any lobby renovation. A tired A/C or a failing slider is your problem from closing day, however good the pool and clubhouse look.

The visit follows what you would pay to fix: the panel, the water heater, the A/C, the fixtures and the appliances. It also takes in the balcony, the glass you slide open every morning and any damp creeping in from neighbors. Plan on roughly two hours in most units. Your agent and the manager help us work out gate and elevator access.

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

Water from above
That ceiling stain may belong to the neighbor upstairs. A dated photo gives you something to bring up before you sign.
Equipment you will own
Air handlers and condensers are usually an owner's cost, so we run them and note their age.
HO-6 paperwork
Some carriers want extra reports on an older Pompano Beach unit. Those can be handled on the same trip.
Facts for negotiating
Your agent can only push back on what is documented, so every finding comes with a photo and plain wording.

Who handles what

Your Unit vs. the Association in Pompano Beach

Knowing who pays for what shapes the questions you put to the seller and the manager.

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 Pompano Beach Condo Inspection Works

Book and arrange access
Your agent and the manager help us pick a time that works with gate, elevator and parking rules.
Work through the unit
From the panel to the balcony, Peter runs what can be run and photographs what he finds along the way.
Check for outside water
A moisture meter goes over ceilings and shared walls, since a leak can start above you or beside you.
Report within 24 hours
It lands with time to spare, so you can still use it before your inspection period closes.

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 Pompano Beach, FL

What condo buyers in Pompano Beach tend to ask. Not here? Call (954) 297-0317.

Do you inspect Palm Aire condos on both sides of the city line?

Yes. Part of Palm Aire is in Fort Lauderdale and a large part is in Pompano Beach. The inspection is the same, but confirm the city, because permits and the building safety program run through that city's building department.

Do you inspect units in Leisureville?

Yes. This 55+ community has homes and condos that listings date mostly to the late 1960s and early 1970s, so the panel, plumbing and A/C usually deserve close attention. We inspect the unit and note anything for the association.

What does the Pompano Beach Building Safety Inspection Program cover?

Buildings 25 years or older, then every 10 years, with a report from a Florida-licensed engineer or architect on structural and electrical safety. Exemptions include one- to four-family dwellings of three or fewer habitable stories, minor structures under 3,500 square feet and fee simple townhouses.

What is the milestone inspection?

Section 553.899, Florida Statutes, covers condo and co-op buildings of three or more habitable stories. A licensed architect or engineer performs it for the association by December 31 of the year the building turns 30, then every 10 years, and a local agency may require it at 25. Request the reports and any planned assessments.

Why inspect the unit if the association handles the building?

Its job generally ends where your unit begins. Repairs to your A/C, water heater, fixtures, wiring and appliances are typically your bill, and those are exactly what this inspection reviews.