Home Inspection Miami, FL | Bungalows, Houses and Condos

Old Miami, up close

What a Home Inspector Looks for in Older Miami Houses

Many inland neighborhoods date to the 1920s land boom and the decades right after it. That raises questions you would not have on a newer house. Our guide to common inspection findings covers the general list. These three are more particular to this city.

Local field sheetMiami, FL

Sheet · Home Inspection

Bay-facing high-rises in Brickell and Edgewater stand apart from older inland neighborhoods, where 1920s bungalows, Mission and Mediterranean Revival houses, small apartment buildings and postwar homes fill areas like Morningside, Palm Grove, Little Havana and Shenandoah.

County: Miami-Dade County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 19.4 miles from 3610 N 65th Ave, Hollywood
Typical homes: Wood-frame bungalows and masonry houses from the 1920s to the 1950s, plus small apartment buildings
Roofs: Gables on bungalows, flat roofs behind parapets on Mission and Pueblo houses, tile and shingle elsewhere
Condos: Towers in Brickell and along the Edgewater bayfront, with condo buildings in Coconut Grove too
Water and salt: Coast, river and canals raise flood exposure. King tides reach low streets such as those in Shorecrest
Permits: City of Miami Building Department, through iBuild. Historic properties also need a COA
ZIP codes: 33125 · 33127 · 33128 · 33129 · 33130 · 33131 · 33132 · 33133 · 33135 · 33136 · 33137 · 33138 · 33142 · 33145 · 33150

Neighborhoods we cover

Brickell
Edgewater
Coconut Grove
Little Havana
Shenandoah
Silver Bluff
Morningside
Upper Eastside
MiMo
Buena Vista
Palm Grove
Shorecrest
Spring Garden
Allapattah
Little Haiti
Flagami

Wood framing, not concrete block
The city's preservation office describes South Florida bungalows as wood-frame houses of one or one-and-a-half stories, most often with weatherboard or shingle siding. We look for rot at sills and eaves, termite damage and patched framing, and a WDO inspection is a sensible add-on.
Dade County pine and what replaced it
Early builders here favored Dade County pine, a dense native wood known for resisting rot and termites. The supply was logged out long ago, so later repairs usually use other lumber. We pay attention where old and new framing meet, since patches can age differently.
The flood zone rule renovators miss
In a flood zone, the city says a home damaged or improved beyond half its market value must be raised to the current elevation requirement if it sits below it. Planning a big renovation? Ask the Building Department about the floodplain and any elevation certificate before you close.

What we inspect

Inside a Miami Home Inspection, System by System

Move down the list or tap a pin. The drawing follows along, one system at a time.

Roof & drainage
Covering, flashing, gutters and leak signs, whether it is a gable shingle roof or a flat section behind a parapet with its own drains.
Up close or by drone
Attic, insulation & ventilation
Framing, board or plywood deck, insulation, ventilation, straps and old stains. Flat-roofed houses may have no attic to enter, and the report will say so.
Deck · insulation · straps
Structure & foundation
Foundation, framing, walls and ceilings. Frame houses get checked for rot and termites, masonry ones for cracks, and old limestone or block details for water damage.
Frame or masonry
Electrical system
Service size, panel, breakers, grounding and GFCI or AFCI protection, plus visible wiring. Houses this old have usually been altered, so we look at how the pieces connect.
Panel · wiring
Plumbing & leaks
Water pressure, fixtures, shutoffs and the supply and drain lines. Galvanized supply and cast iron drains are typical of older homes, as in Little Havana and Shenandoah.
Pipe material · leaks
Water heater
Age, venting, TPR valve and discharge line. Wherever the tank ended up in an older floor plan, we check clearance, leaks and corrosion.
Age · TPR valve
Heating & cooling
Air handler, condenser, ducts and drain, run in operation. Early bungalows were designed for natural ventilation, so central air came later and the duct runs deserve a look.
Tested in operation
Windows, doors & interior
Sash windows, sliders, doors, shutters or impact glass, plus stairs, railings and finishes. Historic districts have added rules on replacing windows, so we note what looks original.
Openings · interior
Built-in appliances
Range, oven, dishwasher, disposal, exhaust fans and any garage door opener with its safety reverse, each one run and observed.
Operated

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

On site

Inspection period, well spent

A Home Inspector Who Reads a Miami House by Its Era

A Mission-style house in Buena Vista East, a bungalow in Palm Grove and a duplex in Flagami have little in common beyond the city limits. One may have thick walls and a flat roof, another a wood frame and a gable, and each tends to give trouble in its own places. Knowing the era tells an inspector where to look first, and it tells you which contractor quotes deserve your time before the inspection period runs out.

Everything readily accessible gets looked at and photographed. The report then ranks it, with safety concerns on top and routine upkeep at the bottom, so a long list does not bury the two or three things that matter. Come along on site and ask questions. If you are buying from out of town, the same conversation can happen by phone once the report is in.

InterNACHI Standards of Practice on every visit
Moisture meter, thermal camera and drone as needed
Wind mitigation and a 4-point can share the appointment

Buying an older house
Learn what the age of the framing, wiring and drains will mean before your inspection period ends.
Selling in Miami
See what a buyer's inspector is likely to write up, and deal with it before it turns into a negotiation.
New construction
An independent look before the final walkthrough, and again before the 11th-month builder warranty ends.
Investors and agents
Clear priorities for comparing small apartment buildings, duplexes and houses across the city.

Clear expectations

What a Miami Home Inspection Covers, and Where It Stops

The inspection is visual and non-invasive: we look at accessible systems without opening walls. In an old house with layers of past repairs, that line matters.

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: A Miami Home Inspection

Free estimate by phone
Share the address, size and year built. If you know it is wood-frame or in a historic district, mention that too.
Book around your deadline
Let us know when the inspection period ends. We schedule seven days a week, starting as early as 5 AM.
Walk it with Peter
He covers each system and photographs it. Stay for all of it or come for the walkthrough at the end.
Report within 24 hours
Photos and plain-English findings, plus a summary that is easy 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

Questions Miami Home Buyers Ask

Common questions before a home inspection in Miami. Need something else? Call (954) 297-0317.

Are wood-frame bungalows in Miami harder to inspect?

They take a different kind of attention. We look for rot, termite damage and past framing repairs, and at how newer wiring, plumbing and A/C were fitted into an old house. A termite (WDO) inspection pairs well with it.

Can you tell me if a Miami house was altered without a permit?

Not officially. We point out work that looks unpermitted, and you confirm it with the city. Permit history is on the iBuild portal, and the Building Department's microfilm section can supply records for a fee. Only certified copies count as official documents.

Does a house have to be raised if I renovate in a flood zone?

It can. The city says that when damage or improvements exceed half of market value and the home sits below the required elevation, it has to be raised. Ask the Miami Building Department about your floodplain status before planning major work.

Do you inspect homes in Miami Shores?

Yes. Miami Shores is its own municipality just north of the city, with its own building department, and it has older bungalows of its own. The inspection and report are the same, but permit questions go to the local department rather than the City of Miami.

Should I add wind mitigation or a 4-point?

Usually. A wind mitigation report helps your agent quote the insurance accurately, and a 4-point is common on a home past about 20 years. Older houses here often need both, and they fit into one appointment.