Home Inspection Boca Raton, FL | Certified Master Inspector

Know the decade

What a Boca Raton House Tells You by Its Age

This city grew in distinct waves, and each one left its own weak spots. The decade usually tells an inspector where to look first.

Local field sheetBoca Raton, FL

Sheet · Home Inspection

A 1920s Mizner core and 1960s subdivisions near the Intracoastal in the east, condo towers on the barrier island and downtown, then gated club communities running west, some of them beyond the city limits despite a Boca Raton address.

County: Palm Beach County, FL
Building code zone: Outside the HVHZ · region set by design wind speed
From our office: 23.3 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1920s Spanish-style houses, one-story 1960s subdivisions, gated club homes further west
Roofs: Barrel and flat tile on Mediterranean-style homes, plus shingle, metal and flat sections
Condos: Barrier island and downtown towers, plus inland low-rise buildings and club villas
Wind form: Outside the HVHZ. The Region answer depends on the design wind speed at the address
Water and salt: Ocean, Intracoastal, Lake Boca Raton and canals on the east side. Flood zones vary by address
ZIP codes: 33428 · 33431 · 33432 · 33433 · 33434 · 33486 · 33487 · 33496 · 33498

Neighborhoods we cover

Old Floresta
Pearl City
Downtown and Mizner Park
Royal Palm Yacht and Country Club
Camino Gardens
Boca Square
Boca Harbour
The Sanctuary
Marina Del Mar
Rio Del Mar
Via Verde
Royal Palm Polo
Broken Sound
Woodfield Country Club
Boca West

Mizner-era houses in Old Floresta
Addison Mizner's company announced Spanish-style houses here in 1925, with a contract for 29 of them, and the city made Old Floresta its first historic district in 1990. Few are still well preserved, so we trace where old work meets new: roof joints, wiring, galvanized lines and cast iron drains.
Early subdivisions from 1959 on
Royal Palm Yacht and Country Club broke ground in 1959, and Camino Gardens' one-story homes followed in the 1960s. Where an original house remains, look for Federal Pacific or Zinsco panels and some aluminum branch wiring. Salt near the Intracoastal also works on exterior metal and condensers.
The growth years after IBM
IBM's campus was dedicated in 1970, and the population climbed from 28,506 that year to 61,492 by 1990. Homes plumbed from the late 1970s to the mid-1990s may have polybutylene, and any original tile underlayment, A/C equipment or water heater from then belongs in your budget.

System by system

What a Boca Raton Home Inspection Includes

Move down the list, or tap a pin, and the drawing follows Peter from the roof to the appliances.

Roof & drainage
Barrel tile, flat tile, shingle, flashing and gutters. Mediterranean-style houses often have many valleys and roof levels, which is where leaks tend to begin.
Up close or by drone
Attic, insulation & ventilation
Framing, deck, insulation, straps and old stains. Large club homes may have several attics behind separate hatches, and we check each one we can reach safely.
Straps · insulation · deck
Structure & foundation
Slab, block or stucco walls and ceilings. The high water table here rules out basements, so we read floors and walls for settlement and moisture instead.
Slab · walls
Electrical system
Service size, panel brand, breakers, grounding and GFCI or AFCI protection. Subpanels feeding pools, additions or guest wings get opened when it is safe to do so.
Panel · wiring
Plumbing & leaks
Supply, drains, fixtures, shutoffs and pressure. Lines here run under the slab, so we watch for damp floors near plumbing walls and slow drains in older houses.
Pipe material · leaks
Water heater
Age, venting, TPR valve and discharge line, plus corrosion. Bigger homes may run more than one tank, and a rarely used guest wing can hide a slow leak.
Age · TPR valve
Heating & cooling
Air handlers, condensers, ducts and condensate drains, tested running. Larger houses often have several systems, and coastal condensers take a beating from salt near the Intracoastal.
Each system tested
Windows, doors & interior
Windows, sliders, shutters or impact glass, stairs, railings and finishes. Arched doors and old casements on Spanish-style houses get a close look for operation and seals.
Openings · interior
Built-in appliances
Range, oven, dishwasher, disposal, fans and the safety reverse on the garage door opener. Each one gets switched on and watched through a cycle.
Operated

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

On site

Inspection period

Home Inspections in Boca Raton, Sorted by What Matters

Buyers here often look at large homes where one item can outweigh a long list of small ones: a panel an insurer won't accept, a tile roof due for new underlayment or a slab leak. Peter sorts findings by safety first, then repairs, maintenance and things to watch, so you can decide what deserves a contractor's quote.

Some things on a waterfront or historic property fall outside a standard inspection. Seawalls and docks are one example, and engineering questions behind an old addition are another. We note what we can see and tell you who should look next. If the house is in a historic district or gated community, ask early about the rules that govern exterior work.

Inspected to InterNACHI Standards of Practice
Thermal camera, moisture meter and drone on hand
One visit can include wind mitigation and a 4-point

Older house, newer finishes
Renovated interiors can hide original panels and drains. Find out what stayed behind the new kitchen before you close.
Selling first
A pre-listing inspection lets you price and repair on your schedule, not in a rush during a buyer's inspection period.
New homes and rebuilds
New construction benefits from a second look before the final walkthrough, and again before the 11th-month warranty mark.
Out-of-town buyers
Plenty of buyers here live elsewhere for part of the year. If you can't attend, Peter goes through the photos with you by phone.

Where the line falls

What a Boca Raton Home Inspection Covers, and What It Leaves Out

It is a visual, non-invasive review of what can be safely reached. Seawalls, docks and engineering questions go to specialists. Here is how the rest divides up.

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

From Call to Report: A Boca Raton Home Inspection

Give us the basics
Address, square footage and year built are enough for a firm price. Tell us about gates or extra structures.
Work back from your deadline
We schedule seven days a week, 5 AM to 10 PM, so the report lands inside your inspection period.
Join Peter at the house
He inspects and photographs each system. Stay for all of it, or come for the walkthrough at the end.
Read the report
Photos and plain-English findings within 24 hours, ready to 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

Boca Raton Home Inspection Questions

What buyers ask about homes here. Still unsure? Call (954) 297-0317.

Do you inspect the old Mizner houses in Old Floresta?

Yes. We inspect what is accessible, note where original construction meets later work and say so when a specialist should review something. Old Floresta is a city historic district, so check with the City of Boca Raton before planning exterior changes.

What do you look for in a 1960s home in Royal Palm or Camino Gardens?

Original panels, aluminum branch wiring, galvanized or cast iron piping and salt wear on exterior metal, A/C units and sliding doors. Homes of that age have often been remodeled more than once, so we check how old systems and new work connect.

Are seawalls and docks part of a home inspection?

No. They fall outside a standard inspection. We mention obvious concerns we can see from the property and suggest a marine contractor or engineer when one is warranted, which is worth doing before you close on a waterfront lot in Boca Raton.

Can you check whether an addition was permitted?

We do not pull permit records, but we flag work that looks unpermitted. The City of Boca Raton keeps records for properties inside the city, and Palm Beach County does for unincorporated areas such as Boca West.

How long do home inspections take in Boca Raton?

Most homes take about two to four hours. Large club homes and estates with several A/C systems, attics and outbuildings can run longer, and we will tell you when we quote.

Should I add wind mitigation and a 4-point?

Usually, yes. Your insurer will likely want the wind mitigation form, and homes more than about 20 years old often need a 4-point report. We can do them on the same visit, so your quote reflects the house before closing.