Home Inspection Delray Beach, FL | Historic to Newly Built

Before you buy

Three Delray Beach Houses That Call for Three Different Inspections

One neighborhood can mix a wood cottage with a large new build. Before anything else, we work out which of these you are buying.

Local field sheetDelray Beach, FL

Sheet · Home Inspection

A historic core of 1920s to 1940s houses around Atlantic Avenue and the Marina, canal and beachside streets along the Intracoastal, and, outside the city limits to the west, large 55+ condo communities with Delray Beach mailing addresses.

County: Palm Beach County, FL
Building code zone: Outside the HVHZ · region set by design wind speed
From our office: 30.4 miles from 3610 N 65th Ave, Hollywood
Typical homes: Frame and masonry houses from 1902 to the 1940s downtown, then mid-century and newer rebuilds
West of town: 55+ condos from the 1970s to the 1990s, some unincorporated but with Delray Beach addresses
Roofs: Mission and Mediterranean tile, flat parapet sections, cottage gables, association roofs on condos
Condos: One- and two-story buildings in Kings Point, low-rise near the beach, newer units downtown
Water and salt: Intracoastal seawalls, king tides on low streets, Tropic Isle canals. Flood zones vary by address
ZIP codes: 33444 · 33445 · 33446 · 33483 · 33484

Neighborhoods we cover

Marina Historic District
Old School Square
Del-Ida Park
Nassau Park
West Settlers
Pineapple Grove
Osceola Park
Lake Ida
Seagate
Vista Del Mar
Tropic Isle
Rainberry Bay
Lakes of Delray
Kings Point
High Point
Villages of Oriole

Frame houses near Atlantic Avenue
Frame vernacular is the most common style in Old School Square, and most Del-Ida Park homes date from the 1920s to the 1940s. Wood siding and framing bring rot and termite questions a block house rarely raises, so we look hard at low boards and window sills.
Rebuilds beside the originals
On the north beach side, around Seagate Drive and Vista Del Mar, owners have been replacing older houses with far larger ones, enough that the city moved to cap their size in 2024. A new house still needs an inspection, especially flashing on tall walls and drainage between lots.
Seawalls and king tides
The city's stormwater engineer has counted 19 miles of seawall along the Intracoastal, only a small fraction of it public. Local reporting describes king tides topping the wall on Marine Way. We note water marks and grading from the yard, but a seawall itself calls for a marine contractor or engineer.

System by system

What a Delray Beach Home Inspection Includes

Tap a pin or scroll down. The drawing follows Peter from the roof to the appliances, one system at a time.

Roof & drainage
Barrel tile on Mission and Mediterranean houses, gables on old cottages, flat sections behind parapets. We check flashing, drainage and leak signs, by drone when that is safer.
Up close or by drone
Attic, insulation & ventilation
Framing, decking, insulation, ventilation and any visible straps. Older frame houses may have board decking and shallow attics, and flat-roofed homes may have almost no attic at all.
Straps · insulation · deck
Structure & foundation
Slab or raised floor, framing and walls. A frame house on piers gets a look underneath where access allows, for rot, termite tracks and sagging.
Monitor
Electrical system
Service size, panel, breakers, grounding, GFCI and AFCI. A century-old house can carry wiring from several decades, so we note where old and new circuits meet.
Panel · wiring
Plumbing & leaks
Supply and drain lines, shutoffs, pressure and leaks. Cast iron and galvanized pipe are the usual suspects in older Delray houses, even after a kitchen remodel.
Pipe material · leaks
Water heater
Age, venting, TPR valve, discharge line and corrosion. Small cottages often tuck the tank into a closet, so we check what it would wet if it failed.
Age · TPR valve
Heating & cooling
Air handler, condenser, ducts and condensate drain, run in operation. Salt air near the ocean and the Intracoastal is hard on condensers, so we note age and coil condition.
Tested in operation
Windows, doors & interior
Windows, sliders, doors, shutters or impact glass, plus stairs and finishes. Multi-paned wood windows on older cottages need a closer look at the sills and sashes.
Openings · interior
Built-in appliances
Range, oven, dishwasher, disposal, exhaust fans and the garage door opener with its reverse. A remodeled kitchen in an old house can strain an older circuit.
Operated

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

On site

Use your inspection period

A Home Inspection Built Around Delray Beach's Mix of Eras

The city grew in bursts. Seasonal artists and writers brought winter homes from the mid-1920s, Lake Ida filled in from mid-century, and a downtown building boom has run since about 2003. So a house's age often tells you more than its street does, and it steers which questions deserve a contractor's quote before your inspection period ends.

Peter reviews every readily accessible system, photographs what matters and ranks it: safety first, then repairs, upkeep and things to watch. Come along for the visit if you can, because an old house explains itself best in person. Out of town for the season? He will go through the report with you by phone.

Follows InterNACHI Standards of Practice
Moisture meter, thermal camera and drone on hand
Wind mitigation and a 4-point can share the visit

Buying an old house
The charm is real, and so are old wires, pipes and sills. Get them priced before your deadline.
Selling a home
A pre-listing report tells you what a buyer's inspector is likely to raise, on your own schedule.
New construction
A second opinion before the final walkthrough on a rebuild, and again before the 11th-month warranty ends.
Agents and investors
Ranked findings make it easier to compare a downtown cottage with a suburban house and plan the repairs.

Where the line falls

Inside the Scope and Outside It: Delray Beach Home Inspections

We inspect what is visible and accessible, without opening walls. Seawalls, docks and historic-district approvals sit with other specialists.

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: Your Delray Beach Home Inspection

Get a free estimate
Share the address, size and year built, and whether it sits in a historic district. The price is firm before scheduling.
Pick a slot before your deadline
Tell us when your inspection period ends. We work seven days a week, from 5 AM to 10 PM.
Walk through with Peter
He inspects and photographs each system. Follow along the whole way, or join him at the end.
Photo report within 24 hours
Plain-English findings in priority order, ready to forward to your agent and 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

Delray Beach Home Inspection FAQs

What buyers in Delray Beach ask before they sign. Have another question? Call (954) 297-0317.

Should I worry about termites in an old Delray Beach cottage?

On a wood-frame house, it is a fair question. We point out visible damage during the home inspection, and a separate WDO inspection looks specifically for termites and other wood-destroying organisms. Lenders often ask for one, and it can be added to the same visit.

Can I change the windows on a house in the Marina Historic District?

Usually, but plan for an extra step. The city requires a Certificate of Appropriateness for exterior improvements and alterations in designated districts, reviewed by preservation staff or the Historic Preservation Board. Ask them before you budget, since their answer can affect what you are able to install.

Does the inspection cover my seawall or dock?

No. We can mention cracks, leaning or water marks visible from the yard, but judging a seawall or dock is a job for a marine contractor or engineer. Along the Intracoastal in Delray Beach, most seawall is private, so find out who is responsible before you close.

Is a house in Tropic Isle in a flood zone?

Many are. In one check of Tropic Isle listings against FEMA's maps, most fell in high-risk A zones, while much of the city maps as Zone X. Zones vary by parcel, so check FEMA's Flood Map Service Center and ask for any elevation certificate. Oceanfront V-Zone lots face extra permit documents from the city.

How long does a home inspection take in Delray Beach?

Expect two to four hours for most single-family homes. A much-renovated cottage or a large beachside house can run longer, and condos usually need less.

Should I add wind mitigation or a 4-point?

Often, yes. A wind mitigation report can support insurance credits, and a 4-point inspection is what many insurers want once a home passes about 20 years. Both fit in one visit, so you can get an accurate quote before you close.