Condo Inspection West Palm Beach, FL

Condos in West Palm Beach

Two Very Different Condo Markets in West Palm Beach

Along the Lake Worth Lagoon, older waterfront buildings now stand near a new wave of towers. West of Haverhill Road, Century Village has thousands of 55+ units from one building boom. Who you ask, and what you check, changes with the address.

Local field sheetWest Palm Beach, FL

Sheet · Condo Inspection

A Flagler-era city on the Lake Worth Lagoon: 1910s to 1930s historic districts near downtown, towers on Flagler Drive, post-war growth westward with former wetlands filled for building, and gated communities out by Grassy Waters.

County: Palm Beach County, FL
Building code zone: Outside the HVHZ · region set by design wind speed
From our office: 47.7 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1910s to 1930s bungalows, Mission and Mediterranean Revival near downtown, later subdivisions west
Historic districts: 18 local districts and 46 individual sites. Exterior changes go through city review
Roofs: Barrel tile and flat sections behind parapets on older homes. Newer communities vary
Condos: Towers on Flagler Drive, plus Century Village: gated, 55+, West Palm Beach address, confirm the jurisdiction
Water and salt: Lake Worth Lagoon to the east. King tides September to November. Flood zones vary by address
ZIP codes: 33401 · 33405 · 33406 · 33407 · 33409 · 33411 · 33412 · 33415 · 33417

Neighborhoods we cover

Downtown
El Cid
Flamingo Park
Grandview Heights
Central Park
Prospect Park
Southland Park
SoSo (South End)
Old Northwood
Northwood Hills
Northboro Park
Bel Air
Northwest
Villages of Palm Beach Lakes
Ibis
Century Village

Flagler Drive and the lagoon
Units on the water take wind and salt off the lagoon. Even a newer building can show it first at the slider track, the railing base and any outdoor A/C equipment. We run the sliders, check the seals and flag rust stains or balcony cracks for the association.
Century Village, one building at a time
Built from the late 1960s to the mid-1970s, the community has more than 7,800 units, and each building has its own association and rules. Two-story buildings have no elevators, while taller ones do. Ask that building's board about approvals and rules, and we arrange access around them.
Whose milestone rule applies
Florida's law reaches condo buildings with at least three habitable stories at 30 years, and local agencies may set 25 near salt water. Unincorporated Palm Beach County uses 25 within 3 miles of a coast and 30 beyond. Inside the city limits, ask the association for its reports and what age applied.

Inside the unit

Seven Stops in a West Palm Beach Condo Inspection

Tap a pin or scroll down to move through the unit, from its panel out to the balcony.

Electrical panel & outlets
The unit's panel and breakers, GFCI protection in wet areas, other outlets and smoke alarms. In 1970s units, the panel brand and any aluminum wiring are worth noting.
Breakers · GFCI
Water heater
Age, installation, drain pan and leaks. In a stacked building, whether a tower or a four-story in Century Village, a failed tank can damage the unit below as well as yours.
Age · drain pan
Air conditioning
We run the air handler and the condenser that serves you, and check the condensate drain. Condensers exposed near the lagoon can age sooner, so we note the year.
Air handler · condenser
Plumbing & leaks
Fixtures, drains, supply lines and shutoffs, plus a moisture reading anywhere a leak seems likely. Shutoff valves in 1970s units deserve a close look.
Supply · shutoffs · leaks
Ceilings & shared walls
Stains and moisture from above or next door. In a low-rise or a tower alike, raising it before closing beats discovering it afterward.
Stain from above
Windows & sliding doors
How windows and sliders run, lock and seal, and any impact rating we can confirm. High floors on Flagler Drive take more wind at the glass.
Impact-rated where verified
Balcony & railing
Surface, railing and door condition, as far as we can see. Cracks and rust staining on a balcony go to the association and its engineer.
Visible condition

Oceanfront condominium towers along Hollywood Beach, Florida

Oceanfront condos

Condo living

A West Palm Beach Condo Inspection Looks at What You Will Own

Whether it is a new tower or a 55+ building, the roof, structure and common areas usually fall to the association, while what runs inside your walls usually falls to you. In Century Village, each building has its own association, so check the documents for your building rather than relying on what a neighbor's board does. A condo inspection focuses on the part that becomes your bill.

Peter goes through the electrical, plumbing, A/C, water heater, appliances, windows and sliders, then checks ceilings and shared walls for moisture. Allow about two hours for a typical unit. Building-wide reviews, such as milestone inspections by a licensed architect or engineer, belong to the association, so ask for those reports and any planned assessments before your inspection period ends.

Panel, plumbing, A/C, water heater and appliances
Windows, sliders and the visible balcony
Can add a 4-point or mold check to the visit

Buying on Flagler Drive
A view doesn't tell you how the sliders seal or how old the condenser is. We check both.
Buying in a 55+ community
Units can date to the 1970s, so original systems may still be in place. We note what looks original.
HO-6 paperwork
An HO-6 carrier asking for a 4-point on an older unit? That can happen during the same appointment.
Facts for the negotiation
Your agent can work from clear photos and plain findings before the deadline passes.

Who handles what

Where Your West Palm Beach Unit Ends and the Association Begins

Once you know the line, you know what to ask. In Century Village, read it for your specific building, since each has its own association.

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

Inspecting Your West Palm Beach Condo, Step by Step

Book and arrange access
Your agent and the building help us fix a time, including gate or front desk rules where they apply.
Go through the unit
Room by room, Peter covers the panel, plumbing, A/C, water heater, appliances, windows, sliders and balcony.
Scan for outside water
A moisture meter goes over ceilings and shared walls, because any neighboring unit can be the source of a leak.
Report within 24 hours
Photos and findings reach you while your inspection period is still open.

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 West Palm Beach, FL

What West Palm Beach condo buyers ask most. Don't see yours? Call (954) 297-0317.

Do you inspect units in Century Village West Palm Beach?

Yes. We inspect the unit's electrical, plumbing, A/C, water heater and windows. The community is gated and 55+, and each building has its own association, so access is arranged through your agent. A second-floor unit in a two-story building means stairs, which is worth weighing for any 55+ buyer.

Does a West Palm Beach condo need a milestone inspection?

If the building has three or more habitable stories, Florida's milestone law applies: a licensed architect or engineer inspects it by December 31 of the year it reaches 30, then every 10 years, and a local agency can set 25 years near salt water. Ask the association for the report.

Is Century Village under the county or the city for building rules?

It is generally described as unincorporated Palm Beach County, and the county's milestone rule uses 25 years within 3 miles of a coast and 30 beyond, for buildings of three or more stories. Confirm your parcel's jurisdiction, then ask the association for its records.

Do you inspect new towers on Flagler Drive?

Yes. New buildings have fewer aged systems, but finish work, slider seals and A/C condensate drains are worth checking while the builder's warranty still applies. Our report covers the unit, and the structure stays with the association and its engineers.

Isn't the building the association's job?

The building, usually yes. Inside your West Palm Beach unit, though, the A/C, water heater, fixtures, wiring and appliances are typically yours, so those are what we inspect.

Will my insurer want a 4-point on an older West Palm Beach condo?

Ask your agent, since only some HO-6 carriers want one on older units. A 4-point inspection fits in the same appointment, and a mold check can be added if a closet smells musty.