Home Inspection Miami Beach, FL | Island and Historic Homes

What the listing leaves out

Low Ground, Old Houses: A Home Inspection in Miami Beach

Much of the island land here was dredged from Biscayne Bay in the 1920s, and it still sits close to the tide. That shapes the questions worth asking about any house.

Local field sheetMiami Beach, FL

Sheet · Home Inspection

A chain of barrier and man-made islands between the ocean and Biscayne Bay: 1930s apartment buildings in South Beach, MiMo garden buildings and towers in Mid and North Beach, and single-family houses on the islands.

County: Miami-Dade County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 18.2 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1930s apartments turned condos, MiMo garden buildings, towers, and houses on the islands
Roofs: Flat roofs on low-rise Deco and MiMo buildings, clay tile on Mediterranean Revival houses
Condos: Low-rises around Flamingo Park and in North Beach, towers on Collins Ave and at South Pointe
Water and salt: Ocean on one side, Biscayne Bay on the other. King tides still reach some low streets
Building records: County recertification filed with the city, searchable by address on its online permit portal
ZIP codes: 33139 · 33140 · 33141

Neighborhoods we cover

South Beach
South of Fifth
Flamingo/Lummus
West Avenue
Sunset Harbour
Venetian Islands
Star Island
Palm and Hibiscus Islands
Sunset Islands
Mid-Beach
Nautilus
North Beach
La Gorce
North Shore
Normandy Isles
Biscayne Point

A road higher than the yard
Sunset Harbour got the first raised roads, and other neighborhoods have followed. Engineers have had to tie private lots into a right-of-way about two feet higher on average, and some yards that once drained to the street no longer do. We walk the grading and look for water marks.
The 50 percent rule
Planning a big remodel? The city adds up permit job values over one year and compares them with the property value. At 50 percent, the FEMA rule can require the whole building to meet flood standards, which may mean elevating it. Talk to the Building Department before you budget.
The seawall is a separate question
Many island and bayfront lots end at a seawall. We note what can be seen from the yard, such as cracks, gaps or sinking behind the cap, but its structure and height belong to a marine engineer. Raise it early if the purchase depends on it.

System by system

Inside a Miami Beach Home Inspection

Scroll the list or tap a pin. The drawing follows the same path Peter takes through a house.

Roof & drainage
Clay tile on older Mediterranean Revival houses, flat sections on postwar homes, plus flashing, drains and leak signs. Salt-worn metal gets extra attention.
Tile · flat · flashing
Attic, insulation & ventilation
Framing, deck, insulation and any straps or old stains. Some flat-roofed houses have little or no attic, and we say so when access limits the view.
Access varies
Structure & foundation
Slab, walls and ceilings for cracks, rust stains and settlement. On filled land and in salt air, rust bleeding through older concrete deserves a close look.
Cracks · rust stains
Electrical system
Service size, panel, breakers, grounding and GFCI or AFCI protection. Decades of remodels can leave old wiring behind a newer panel, so we read what is inside.
Panel · wiring
Plumbing & leaks
Supply and drain lines, fixtures, shutoffs and pressure. Cast iron drains and galvanized supply lines are still possible in houses from the earlier decades.
Pipe material · leaks
Water heater
Age, venting, TPR valve and discharge line. Corrosion moves faster in salt air, especially where a heater sits in a vented closet or outdoors.
Age · corrosion
Heating & cooling
Air handler, condenser, ducts and condensate drain, run and measured. Condenser coils close to the ocean or the bay take a steady beating from salt.
Tested in operation
Windows, doors & interior
Windows, sliders, doors, shutters or impact glass, plus stairs and finishes. Older houses may mix original openings with replacements from several different decades.
Openings · interior
Built-in appliances
Range, oven, dishwasher, disposal, exhaust fans and any garage door opener, each one run through a cycle.
Each one operated

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

On site

Before the deadline

A Home Inspector Miami Beach Buyers Can Walk the House With

A 1920s Mediterranean Revival house and a recent rebuild can sit a few lots apart on these islands, and they age in completely different ways. Knowing which one you are looking at tells an inspector where trouble usually starts, and it helps you decide what deserves a contractor's quote before your inspection period ends.

Peter inspects every readily accessible system, photographs it and sorts his notes by priority: safety, repairs, maintenance, things to watch. Come along and ask questions as he goes. Buying from out of town? He can go through the report with you by phone. If you are buying a unit instead of a house, a condo inspection is the better fit, because it is built around what you own inside the walls.

Follows the InterNACHI Standards of Practice
Thermal camera and moisture meter for low-lying homes
Wind mitigation and a 4-point can share the visit

Buying on the islands
Older waterfront houses carry more unknowns. Use your inspection period to find them while you can still ask for repairs or a credit.
Selling an older home
Find out what a buyer's inspector is likely to flag, and handle it on your own schedule.
New builds and rebuilds
A second set of eyes before the final walkthrough, and again before the 11th-month builder warranty ends.
Investors and agents
Prioritized findings for single-family homes and small apartment buildings alike, ready for a repair discussion.

Know the limits

Where a Miami Beach Home Inspection Stops

It is a visual, non-invasive look at the accessible systems. Flood history, seawall structure and what sits inside closed walls need other sources, and we tell you which.

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 First Call to Report: Home Inspection in Miami Beach

Get a firm price
Share the address, size and year built. The estimate is free, and the price is settled before we book.
Fit your deadline
Give us the last day of your inspection period. We schedule seven days a week, 5 AM to 10 PM.
Walk the house together
Peter inspects and photographs each system. Stay for the whole visit or join for the walkthrough at the end.
Read the report
Photos, plain-English findings and a summary to forward to your agent and lender, within 24 hours.

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

Miami Beach Home Inspection FAQs

What buyers on the beach and the islands tend to ask. Need something else? Call (954) 297-0317.

Will a home inspection tell me if a Miami Beach house floods?

Not directly. We look for water marks, damp walls, rust at door frames and drainage running toward the house, but a dry-day visit cannot show a king tide. Ask the seller about past water, check the flood zone and ask for an elevation certificate if one exists.

What is the FEMA 50 percent rule, and why does it matter here?

It is a flood rule the city applies through its Building Department. If permit job values in a year reach half the property value, every aspect of the building must be brought into flood compliance, which can mean elevating it. That is a key question before remodeling a low older house.

Do you inspect homes on the Venetian, Sunset and Normandy islands?

Yes. Much of that land was built up from dredged bay bottom in the 1920s, so we pay attention to settlement cracks, moisture around the slab and how the lot drains. Older houses here also tend to carry decades of changes worth tracing.

I searched for a home inspector in North Miami Beach. Is that you?

Yes, we work there too, but it is a different city from Miami Beach, west of the Intracoastal and with no beach of its own. Tell us the address so we point you to the right building department for permit questions.

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

Often, yes. A wind mitigation report documents hurricane features, and a 4-point inspection covers the systems an underwriter asks about on an older house. Both fit in the same visit, which helps you get an accurate insurance quote before closing.

How long does a home inspection take in Miami Beach?

Most houses take about two to four hours, depending on size, age and condition. A large older house with several additions will run longer, and a condo unit usually takes less.

Can you tell whether past work had permits?

We do not pull permit records, but we note work that looks unpermitted. The City of Miami Beach Building Department's online portal is the place to check, and your agent can help you read what it shows.

Often booked together