Home Inspector Fort Lauderdale, FL | Reports Within 24 Hours

Before you buy here

What a Fort Lauderdale Home Inspector Looks at First

Buyers in this city face questions that rarely come up inland. A home's age, its water frontage and its place on the historic map all change what you should ask.

Local field sheetFort Lauderdale, FL

Sheet · Home Inspection

Finger isles and canals dredged in the 1920s, an old west side around Sailboat Bend, broad 1950s and 1960s subdivisions that filled in the rest, and condo high-rises along the beach and downtown.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 7.6 miles from 3610 N 65th Ave, Hollywood
Typical homes: Much of the city dates from the 1950s and 1960s, with older cottages in Sailboat Bend
Waterfront: About 165 miles of canals and waterways. Keeping a seawall in good repair is the owner's job
Condos: High-rises on Galt Ocean Mile and the beach, some from the late 1950s and 1960s, plus downtown towers
Historic area: Sailboat Bend, the city's largest local historic district, with more than 550 buildings
Water and salt: Salt air at the beach and isles. The April 2023 rain flooded parts of the city
ZIP codes: 33301 · 33304 · 33305 · 33306 · 33308 · 33309 · 33311 · 33312 · 33315 · 33316 · 33334

Neighborhoods we cover

Las Olas Isles
Nurmi Isles
Seven Isles
Rio Vista
Sailboat Bend
Victoria Park
Colee Hammock
Tarpon River
Harbor Beach
Harbordale
Central Beach
Galt Ocean Mile
Coral Ridge
Coral Ridge Isles
Imperial Point
Poinsettia Heights

The seawall is a separate job
InterNACHI's residential standards do not require a home inspector to inspect seawalls or docks, so hire a marine contractor or engineer. It matters here: the owner must keep the wall in good repair, and since 2023 the city's standard for new or substantially repaired walls is 5 feet NAVD.
Subdivisions from the 1960s
Imperial Point began in October 1960, and much of the city filled in around those years. Homes of that era can carry Federal Pacific or Zinsco panels, aluminum branch wiring and aging cast iron drains. We open the panel, run the fixtures and tell you when a sewer scope makes sense.
A cottage in a historic district
Sailboat Bend houses date from the early 1900s to the 1950s, and most are small one-story homes. Older materials, rewiring done in stages and past additions all get a close look. Exterior changes may need a Certificate of Appropriateness, so allow for that step in your repair plans.

System by system

What's Included in a Fort Lauderdale Home Inspection

Follow the checklist, or tap any pin, and the drawing moves through the house in the order Peter usually works.

Roof & drainage
Covering, flashing, gutters and leak signs. Near the beach and the isles, we look hard at metal edges and fasteners, where salt does its work first.
Up close or by drone
Attic, insulation & ventilation
Deck, framing, insulation, ventilation and roof-to-wall connections. In 1950s and 1960s houses, we also note later repairs and old staining on the deck.
Straps · insulation · deck
Structure & foundation
Slab, walls and ceilings for cracks and water marks. On low canal lots we watch for signs of past water at floors and door thresholds.
Monitor
Electrical system
Service size, panel brand, breakers, grounding and GFCI or AFCI protection. Panels and wiring from the 1960s and 1970s get called out clearly.
Panel · wiring
Plumbing & leaks
Supply and drain lines, shutoffs, fixtures and pressure. Older Fort Lauderdale homes can still have galvanized supply pipe and cast iron drains under the slab.
Pipe material · leaks
Water heater
Age, venting, TPR valve, discharge line and any corrosion. We also read the data plate, since a carrier may later ask for the year.
Age · TPR valve
Heating & cooling
Air handler, condenser, ducts and condensate drain, tested in operation. Condensers on waterfront lots and near the ocean take the most salt.
Tested in operation
Windows, doors & interior
Windows, sliders, doors, shutters or impact glass, plus stairs, railings and finishes. Waterfront houses often put their largest glass on the water side, so we test how it runs.
Openings · interior
Built-in appliances
Range, oven, dishwasher, disposal, exhaust fans and garage door opener with its safety reverse, each one run and checked in turn.
Operated

Home inspector Peter Lemos walking the exterior of a home in Hollywood, FL during a home inspection

On site

Your inspection period

A Home Inspector for Fort Lauderdale's Mix of Eras

Search for Fort Lauderdale home inspectors and you will find plenty of names. Ask each one how they would approach the house you are buying. The isles off Las Olas were dredged in the 1920s, but the homes on them can date from any decade since. Victoria Park was already being advertised in 1925, and today cottages stand near 1950s concrete houses. The street tells you little, so we go by what is in the house.

Peter checks every readily accessible system, photographs what he finds and sorts it by priority: safety items, repairs, maintenance and things to watch. Come along for all of it, or join for the final walkthrough. If you are flying in for closing, he can go over the report with you by phone.

Home inspections in Fort Lauderdale often turn on permits too. We don't pull permit records ourselves, but the city's Property Records Office keeps digital and microfilm records of permits and plans, which is how you check an addition or a re-roof.

Follows InterNACHI Standards of Practice
Thermal camera, moisture meter and drone as needed
Wind mitigation and 4-point can join the same visit

Buying a canal-front home
Separate the house from the wall. We inspect the house, and a marine contractor or engineer looks at the seawall and dock.
Selling in Fort Lauderdale
A pre-listing inspection tells you what a buyer's inspector is likely to write up, so you fix it on your schedule.
New construction
Worth doing before the final walkthrough, and again before your 11th-month builder warranty runs out.
Investors and agents
Findings sorted by priority make it simpler to compare properties and talk through repairs with sellers.

Clear expectations

What a Fort Lauderdale Home Inspection Covers, and What It Doesn't

Think visual and non-invasive: we look at what is accessible. On waterfront lots, that line matters more, since seawalls and docks sit outside it.

Included in every home inspection

Roof, flashing, gutters and visible leaks
Foundation, framing, walls, ceilings and floors
Electrical service, panel, outlets and GFCI/AFCI protection
Plumbing supply, drains, fixtures and water heater
Heating and air conditioning, tested in operation
Attic, insulation, ventilation and hurricane straps
Windows, doors, shutters and interior finishes
Built-in appliances and the garage door opener

Not part of a standard home inspection

Anything hidden behind walls, flooring or stored items
Building code compliance or permit research
Cosmetic issues and personal preferences
Mold, radon, sewer line or well water testing (available as add-ons)
Pools, spas and septic systems unless ordered
Predicting when a system will fail

Popular add-ons for the same visit:

Wind mitigation 4-point Mold & air quality Roof

Simple from start to finish

How Your Fort Lauderdale Home Inspection Works

Get a firm price
Share the address, size and year built. Our estimate by phone is free, and the price is set before booking.
Work back from your deadline
Tell us when your inspection period ends. We run 5 AM to 10 PM daily, so tight windows can often work.
Walk through with Peter
He goes system by system with a camera in hand. Stay for all of it or just the wrap-up at the end.
Read the report
Within 24 hours you have photos, findings in plain English and a summary you can forward to your agent or lender.

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

Home Inspector FAQs for Fort Lauderdale, FL

Common questions from buyers across the city. Have another? Call (954) 297-0317.

Does a home inspection in Fort Lauderdale cover my seawall or dock?

Not under the standard we follow. InterNACHI's residential standards say a home inspector is not required to inspect seawalls or docks. If we see an obvious problem from the yard, we will tell you, but plan on a marine contractor or engineer for a real evaluation.

What does Fort Lauderdale require for seawalls?

Owners must keep seawalls in good repair. In 2023 the city raised its standard to 5 feet NAVD for new or substantially repaired walls, with a phase-in period. Walls in good shape at an appropriate height are not affected, so ask a marine contractor how yours measures up.

What should I know about buying in Sailboat Bend?

It is a locally designated historic district, so a Certificate of Appropriateness is required for work that changes a property's exterior appearance. Routine upkeep and like-for-like replacement can be reviewed by city staff. Talk to the city's historic preservation staff before you count on replacing a roof or windows.

What problems show up in homes from the 1950s and 1960s?

Homes of that era can have Federal Pacific or Zinsco panels, aluminum branch wiring from about the mid-1960s on, galvanized supply lines and aging cast iron drains. None of those rule a home out, but you want them priced before your inspection period ends.

Can you tell me if an addition was permitted?

We do not pull permit records, though we flag work that looks unpermitted. For the official history, the City of Fort Lauderdale's Property Records Office keeps digital and microfilm records of permits and plans, and it takes requests by email.

Should I add a wind mitigation or 4-point inspection?

Often, yes. A wind mitigation report and, for older homes, a 4-point inspection can both be done on the same visit, which lets you get a real insurance quote before you close.

How much does a home inspector cost in Fort Lauderdale?

It depends on the home's size, age and type and on any add-ons you choose. Call (954) 297-0317 for a free estimate, and you will have a firm price before anything is scheduled.

Often booked together