Home Inspection Davie, FL | Subdivisions and Acreage Homes

Before you buy here

Questions a Davie Lot Adds to Your Home Inspection

A rural, equestrian way of life sets this town apart within Broward. Some of what matters on these properties sits outside the walls, and a standard inspection does not automatically reach it.

Local field sheetDavie, FL

Sheet · Home Inspection

A town with rural roots that grew in layers: horse properties and acreage lots, planned subdivisions from the 1980s on, condos and townhomes near the campuses and golf courses, and a long list of mobile home parks.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 3.1 miles from 3610 N 65th Ave, Hollywood
Typical homes: Acreage and horse properties, subdivisions from the mid-1980s to the 2000s, and older homes in Old Davie
Mobile homes: An older Town report counted about 25 parks and more than 5,400 units
Condos: Garden condos at Pine Island Ridge and near the campuses, plus townhomes in gated communities
Water and sewer: Town or City of Sunrise service in many areas, private wells and septic on some lots
Flood exposure: Most of the town's mapped flood zone lies in the C-11 West basin. Check by address
ZIP codes: 33312 · 33314 · 33317 · 33324 · 33325 · 33326 · 33328 · 33329 · 33330 · 33331

Neighborhoods we cover

Old Davie
Pine Island Ridge
Forest Ridge
Long Lake Ranches
Shenandoah
Rolling Hills
Flamingo Groves
Tropical Estates
Harmony Lakes
Poinciana Parc
New River Estates

Nobody tests the well for you
Florida does not require a well test when a private home is sold, and the Department of Health advises testing for bacteria and nitrate at least once a year. If the home you are buying runs on a well, add our water testing to the job.
A septic tank sits outside the standard scope
Septic systems are not part of a home inspection unless ordered, so raise it on your first call. Running the fixtures says little about the tank itself. Ask the seller for pumping records, and leave room in your inspection period for a septic contractor.
Barns, sheds and guest quarters
Detached buildings have their own wiring, plumbing and roofs, and some went up long after the house. List them when you call, so the scope and price are right. For permit history, ask the Town of Davie Building Division on SW 36th Street.

The walk-through

Nine Systems We Check in a Davie Home Inspection

Move down the list, or tap a pin, and the drawing follows Peter through the house one system at a time.

Roof & drainage
Shingle, tile and metal coverings, flashing, gutters and leak signs. On wooded lots we also note limbs over the roof and debris packed into valleys.
Up close or by drone
Attic, insulation & ventilation
Framing, decking, insulation, ventilation and straps, plus old stains. Long one-story homes mean long attic runs, so we go as far as safe access allows.
Straps · insulation · deck
Structure & foundation
Slab, walls and ceilings for cracks and water marks. This town started as reclaimed swampland, so settlement signs and past high water get careful attention.
Settlement · water marks
Electrical system
Service size, panel, breakers, grounding and GFCI or AFCI protection. Circuits feeding a detached building or a well pump get noted when we can see them.
Panel · feeders
Plumbing & leaks
Supply and drain lines, fixtures, shutoffs and pressure. On a well, pressure depends on the pump and tank. Homes plumbed from the late 1970s to the mid-1990s may have polybutylene.
Pipe material · pressure
Water heater
Age, venting, TPR valve, discharge line and corrosion. Mineral-heavy well water can be hard on tanks and fittings, so we look closely at both.
Age · TPR valve
Heating & cooling
Air handler, condenser, ducts and condensate drain, all run in operation. Larger custom homes often have more than one system, and we test each one.
Every system run
Windows, doors & interior
Windows, sliders, doors, shutters or impact glass, stairs, railings and finishes. Mixed openings are common after partial upgrades, so each one gets a look.
Openings · interior
Built-in appliances
Kitchen appliances, exhaust fans and the garage door opener, operated one by one. A second kitchen in guest quarters counts only if you add it.
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 Davie's Mix of Lots and Layouts

Homes here are not one era or one type. Forest Ridge and Shenandoah went up from around the mid-1980s on lots well under an acre, Long Lake Ranches came together from the late 1990s into the 2000s, and the rural areas hold custom houses built over decades. Each ages differently, so the report is built around the house in front of us.

Findings come back in order of what matters: safety first, then needed repairs, routine maintenance and items to monitor. Join Peter on the walk if you can. If a flood zone is part of the question, ask the Building Division whether an elevation certificate is on file, and talk to your agent about coverage before closing.

Follows the InterNACHI Standards of Practice
Add-on well water testing for homes not on a utility
Wind mitigation and a 4-point can join the same trip

Buying on acreage
Get the house checked, test the well and line up your septic questions while the inspection period is still open.
Selling in Davie
A pre-listing inspection shows what a buyer's inspector may flag, and it leaves time to fix things on your schedule.
New construction
Fresh construction deserves a fresh look: before your final walkthrough, and again before your 11th-month builder warranty runs out.
Investors and agents
Campus-area rentals and ranch lots raise different repair questions. Prioritized findings keep both conversations short.

Where the line falls

What a Davie Home Inspection Covers, and What Needs an Add-On

The inspection is visual and non-invasive, and it centers on the house. Wells, septic tanks and outbuildings are where buyers here should ask the most questions.

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 Davie Home Inspection Works

Start with a free estimate
Share the address, size, year built and anything else on the lot. You get a firm price before booking.
Set the date
Let us know when your inspection period ends, and we will look for a time that leaves room for follow-ups.
Walk it with Peter
He tests and photographs each system. Stay for all of it, or come for the summary at the end.
Read your report
Within 24 hours you get photos and plain-English findings 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

Home Inspection FAQs for Davie, FL

What buyers around town ask first. Have another question? Call (954) 297-0317.

Do you test well water in Davie?

Yes, as an add-on to your home inspection. Florida's Department of Health advises testing private wells at least once a year for bacteria and nitrate. Because the state does not require a test at sale, the decision falls to you as the buyer.

Does a home inspection cover the septic system?

Not as standard. Septic systems stay outside the normal scope unless ordered, so bring it up when you call. A poorly kept system can also affect a nearby well, which is one more reason to test the water and consult a septic contractor.

How do I find out whether a Davie home is on a well or septic?

Ask the seller or listing agent first, then confirm with the utility. Parts of town get service from the Town of Davie and others from the City of Sunrise. Some homes near a main still use a well or septic tank, so do not assume from the street.

Does a rural lot in Davie have to hook up to a water main?

It depends on the address. Broward's connection ordinance, posted on the Town's website, exempts premises in the Rural Ranches and Rural Estates land use categories from connecting to an abutting water main if the owner files yearly test results. Ask the Town's utilities staff how it applies to you.

How long does a home inspection take in Davie?

Most houses take about two to four hours. Larger custom homes run longer, especially with more than one A/C system. Mention any detached buildings you want looked at, since they change both the time and the price.

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

Usually, yes. Your insurer will probably want a wind mitigation report, and a house past about 20 years old often needs a 4-point inspection. In 2026, that includes homes from the early 2000s.

Can you tell me whether a barn or addition was permitted?

We do not research permits, though we point out work that looks unpermitted. For the official record, ask the Town of Davie Building Division or have your agent request the permit history.

Often booked together