Condo Inspection South Florida | Condo & Townhome Inspector

Inside unit 504

What We Inspect in Your Condo

Scroll the checklist, or tap a pin, and we zoom into the unit, from the electrical panel to the balcony.

Electrical panel & outlets
The unit's panel, breakers, GFCI protection in kitchens and baths, outlets, switches and smoke alarms.
Breakers · GFCI
Water heater
Age, installation, drain pan and signs of leaking, a common source of water damage between floors.
Age · drain pan
Air conditioning
The air handler, condensate drain and the condenser serving your unit, tested in operation.
Air handler · condenser
Plumbing & leaks
Supply lines, shutoffs, drains and fixtures, with a moisture meter wherever a leak is suspected.
Leak under sink
Ceilings & shared walls
Stains and moisture from the unit above or next door, something you want documented before you buy.
Stain from above
Windows & sliding doors
Operation, locks and seals of windows and sliders, impact ratings and signs of water intrusion.
Impact-rated
Balcony & railing
Visible condition of the balcony surface, railing and doors. Cracks or rust staining are flagged for the association.
Visible condition

Hollywood Beach

Condo living

The Association Covers the Building. You Own What's Inside.

In a condo, the association typically maintains the roof, structure and common areas, but the systems inside your unit are usually yours to repair. A leaking water heater, a worn-out A/C or a failing slider can become your expense the day you close.

A condo inspection focuses on everything inside the unit, plus the balcony, windows and doors you'll live with every day, and looks for water coming from the units around you.

Electrical, plumbing, A/C, water heater and appliances
Windows, sliders and balcony condition
Add a 4-point or mold inspection to the same visit

Water from above
Leaks from neighboring units are one of the most common condo problems. We look for stains and moisture.
Your A/C, your bill
Air handlers and condensers are usually the owner's responsibility, and expensive to replace.
Insurance (HO-6)
Some condo insurers ask for a 4-point inspection on older units. We can do it in the same visit.
Negotiate with facts
A clear report helps you request repairs or credits before closing.

Who handles what

Your Unit Inspection vs. the Association's Responsibilities

Knowing where the line is helps you ask the right 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 Your Condo Inspection Works

Book & coordinate access
We coordinate the appointment with your agent and the building's management.
Inspect the unit
Electrical, plumbing, A/C, water heater, appliances, windows, sliders and balcony.
Moisture checks
Ceilings and shared walls are scanned for leaks from neighboring units.
Report within 24 hours
A photo-rich report to share with your agent 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

Straight answers from a South Florida inspector. Don't see yours? Call (954) 297-0317.

Do I need an inspection if the association maintains the building?

Yes. The association usually maintains the building itself, but the unit's systems (A/C, water heater, plumbing fixtures, electrical and appliances) are typically the owner's responsibility.

Do you inspect the balcony?

We inspect the visible condition of the unit's balcony, railing and doors and flag cracks or rust staining. Structural evaluation of balconies and the building is done by licensed engineers for the association.

Does my condo need a 4-point inspection?

Some HO-6 insurers request one for older units. If yours does, we can complete it during the same visit.

What about milestone inspections and reserve studies?

Florida requires many condo buildings to complete milestone structural inspections and structural integrity reserve studies, performed by licensed engineers or architects for the association. Ask the association for the latest reports before you buy.