Home Inspection Aventura, FL | Townhomes, Villas and Houses

Honest about the housing

Aventura Is Mostly Condos. Here Is Who Needs a Home Inspection.

With so many towers, a full home inspection is not always the right order. It earns its cost when you will own more than the inside of a unit, and those homes fall into three rough groups.

Local field sheetAventura, FL

Sheet · Home Inspection

A city of about 3.5 square miles, a quarter of it water, built mainly as condo towers from the 1970s on around Turnberry and Williams Island, with smaller pockets of townhomes, villas and gated single-family homes.

County: Miami-Dade County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 7.7 miles from 3610 N 65th Ave, Hollywood
Typical homes: Condo towers from the 1970s to the 2010s, 1960s mid-rises at Point East, some townhomes and villas
Single-family: Few: gated enclaves such as Island Estates, with homes listed from about 2000 to 2009
Roofs: Association roofs on towers. On townhomes and villas, the community's documents decide who holds them
Condos: More than 40 condo developments by one 2013 count. Recertification runs under Miami-Dade Section 8-11(f)
Water and salt: Intracoastal, Dumfoundling Bay, Maule Lake and the Ojus Canal. Flood zones vary by address
ZIP codes: 33180 · 33160

Neighborhoods we cover

Turnberry Isle
Williams Island
Country Club Drive
The Waterways
Point East
Island Estates
Mariner Village
Golden Pointe
Portsview
Aventura Marina
The Hamptons
Island Way
Harbor Village
Terzatto Villas
Aventura Bay
Parc Central

Townhomes tucked between the towers
The city's townhome communities include Mariner Village, Golden Pointe and Portsview at The Waterways. Some townhomes are sold as condominiums and others sit under a homeowners association, so your documents decide who holds the roof, and that decides how much of the report is really your problem.
Low-rise homes inside tower communities
Places like the Mediterranean Village on Williams Island and Terzatto Villas are small buildings in a city known for tall ones. These homes can share walls and a roof with neighbors, so we inspect what you can reach and point out what looks like it belongs to the association.
The few single-family streets
Gated Island Estates is the clearest example, with waterfront homes that listings date to about 2000 through 2009. Those bills are the owner's. At that age, the first big items are often original A/C equipment, water heaters and underlayment nearing 20 to 25 years, plus salt damage on exterior metal.

What we inspect

Nine Stops in an Aventura Home Inspection

Scroll or tap a pin. The drawing moves through each system, and each note says what tends to differ on a townhome, villa or waterfront house here.

Roof & drainage
Covering, flashing, drainage and leak signs. On a row or low-rise building, we note where your section ends and what the association may maintain.
Up close or by drone
Attic, insulation & ventilation
Framing, deck, insulation and connectors where an attic exists and can be reached. Townhome attics can be small or shared, so access decides what we can report.
Access permitting
Structure & foundation
Slab, block, stucco and ceilings for cracks and water marks. Developers drained swampland and cut canals to build here, so walls near the water get a close look.
Monitor
Electrical system
Service size, panel brand, breakers, grounding and GFCI or AFCI protection. Panels in garages and exterior closets near salt water get a corrosion check.
Panel · corrosion
Plumbing & leaks
Supply and drain lines, fixtures, shutoffs and pressure. Homes plumbed from the late 1970s to the mid-1990s may have polybutylene, which insurers ask about directly.
Pipe material · leaks
Water heater
Age, venting, TPR valve and discharge line. In a multi-level townhome, a tank on an upper floor can send a failure down through the rooms below.
Age · TPR valve
Heating & cooling
Air handler, condenser, ducts and condensate drain, run and measured. Salt air off the bay works on condenser coils, and upstairs units can hide clogged drains.
Run and measured
Windows, doors & interior
Windows, sliders, doors and shutters, plus stairs and railings. Multi-story townhomes add balconies and stair rails that we check by hand.
Openings · stairs
Built-in appliances
Range, oven, dishwasher, disposal and exhaust fans, run one at a time, plus the garage door opener and its safety reverse where a garage exists.
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 Aventura's Townhomes and Houses

Searching for a home inspector in Aventura, FL usually brings up condo advice, because condos are most of what is here. But a townhome owner can answer for a roof that costs far more than any appliance, and a house on the water carries every system alone. Those buyers need a different inspection than someone moving into a 20th-floor unit.

Peter Lemos inspects each readily accessible system, photographs it and sorts the findings: safety first, then repairs, maintenance and things to watch. In a community with an association, the report also separates what looks like yours from what looks like theirs, so you can check it against the documents. The final word on that line comes from the declaration, not from us. Come along for the walk, or go over the findings by phone afterward.

Buying a unit in a tower instead? You do not need a roof-to-foundation scope on a building you do not control. A condo inspection concentrates on the panel, plumbing, A/C, windows and sliders, and on moisture arriving from around the unit.

Follows the InterNACHI Standards of Practice
Drone, thermal camera and moisture meter as needed
Wind mitigation and a 4-point can share the visit

Buying a townhome
Know how much of the roof and exterior is yours before the inspection period closes, and what it needs.
Selling on your own terms
A pre-listing inspection shows what a buyer's inspector is likely to flag, so you choose what to fix.
Newer homes too
Fresh eyes before a final walkthrough, and again before an 11th-month builder warranty runs out.
Investors and agents
In a city of associations, a report that marks the unit-versus-association line saves time in negotiations.

Clear expectations

What an Aventura Home Inspection Covers, and Where It Stops

It is visual and non-invasive, and in a shared building it stops at what you can reach. Here is how the line usually falls.

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

Your Aventura Home Inspection, Step by Step

Describe the property
Address, year built, and whether it is a townhome, villa or house. The price is firm before you book.
Plan around the gate
Many communities here control access. Give us your inspection deadline and we set the visit with your agent.
Walk it with Peter
Each system is checked and photographed. Stay for all of it, or join for the summary at the end.
Report within 24 hours
Photos, priorities and plain language, ready to set beside the association's documents.

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 Inspection Questions From Aventura Buyers

Most of these come up because of how this city is laid out. Anything else, call (954) 297-0317.

Are there really single-family homes in Aventura?

Yes, though not many compared with condos. Gated Island Estates is a clear example, and the city also has townhome communities such as Mariner Village, Portsview and Golden Pointe. If you are looking at one of those, this is the right page.

Who owns the roof on my Aventura townhome?

Your documents decide. Some townhomes are sold as condominiums, where the association usually handles the roof, and some have a homeowners association, where the owner often does. Read the declaration or ask your agent before you order extras. We report the roof's condition either way.

Should I order a home inspection on a high-rise unit on Williams Island or Country Club Drive?

A condo inspection is the better fit. The roof and structure of a tower are beyond what one owner can repair or a unit inspection can reach, so there is no reason to pay for them. We concentrate on what you will own.

Does Miami-Dade's recertification apply to my townhome or house?

Single-family homes and duplexes are exempt, along with very small buildings. Townhome rows are not named in that exemption, so ask your association or Aventura's building department how your building is treated. If a report is due, it comes from an engineer or architect, not from a home inspector.

What should I add on a house or townhome?

Often a wind mitigation report and, on older property, a 4-point inspection, since your insurer may want both. They fit in one visit, which helps you get a more accurate insurance quote before you close.

Can you tell whether work on my Aventura home was permitted?

We do not pull permit records, but we point out work that looks unpermitted. In Miami-Dade, each city's building official handles permitting, so the official answer comes from Aventura's building department. Your agent can usually request the history.

What does a home inspection cost in Aventura?

It depends on the size, age and type of property and any add-ons. Call (954) 297-0317 for a free estimate, and you will have a firm price before anything goes on the calendar.

Often booked together