Home Inspection Miramar, FL | Older and Lake-Lot Homes

What changes with the address

Three Questions Miramar Home Inspections Have to Answer

Between 1960 and 1970 the population more than quadrupled, and it tripled between 1990 and 2010. Those two waves left very different houses, and a lot of the newer ones share a back fence with a lake.

Local field sheetMiramar, FL

Sheet · Home Inspection

Concrete homes from the 1950s and 1960s near the original city limits, then master-planned lake communities from the 1990s and 2000s running west toward the Everglades, with townhomes and gated low-rise condos mixed in.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 6.4 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1950s and 1960s concrete homes in the east, master-planned lake communities from the 1990s on in the west
Roofs: Flat roofs on the city's first homes. Later subdivisions mix tile and shingle, so confirm by address
Attached homes: Townhomes, villas and gated low-rise condos, with few towers. Some communities are listed as 55-plus
Water: Lakes and canals, mostly South Broward Drainage District. Inland, with less salt air than the coast
Code and limits: HVHZ, like all of Broward. City limits run from US 441 to the Everglades Conservation Area
ZIP codes: 33023 · 33025 · 33027 · 33029

Neighborhoods we cover

Historic Miramar
Miramar Isles
Miramar Park
Silver Lakes
Silver Shores
Monarch Lakes
Sunset Lakes
Riviera Isles
Huntington
Nautica
Sunset Falls
Silver Falls
Avalon
Villages of Renaissance
Miramar Town Center

East side: what is left from the first boom?
Homes from the 1960s can still hold Federal Pacific or Zinsco panels, aluminum branch wiring, cast iron drains and galvanized supply lines. None of that condemns a solid concrete house, but carriers ask about it, so you want it priced before closing. Our guide to common inspection issues goes further.
West side: polybutylene or not?
Polybutylene supply lines were used from the late 1970s to the mid-1990s, and recent Silver Lakes sales cluster around build years of 1993 to 1996. We identify what we can see at the water heater and shutoffs. If it shows up, get a plumber's opinion before your deadline.
Lake lots: what happened to the bank?
Reports from 2006 describe Hurricane Wilma taking up to 20 feet off some lakefront yards in this area. The city's embankment program stabilizes eligible banks once per address and is not meant to reclaim all lost land. Ask the seller whether it has been used. We note visible erosion near patios, fences and pool decks.

System by system

What's Included in a Miramar Home Inspection

Scroll the list, or tap a pin, and the drawing moves to each system in the order Peter works through a house.

Roof & drainage
Covering, flashing, drainage and leak signs. Flat sections on older east side homes and valleys on bigger west side roofs both get a close look.
Close up or by drone
Attic, insulation & ventilation
Framing, deck, insulation, ventilation and straps, plus old stains. Two-story homes can have tight access, so we note what we could and could not reach.
Straps · insulation · deck
Structure & foundation
Slab, block walls and ceilings for cracks and water marks. On lake lots we also look at the grade and any settlement toward the rear of the home.
Monitor
Electrical system
Service size, panel brand, breakers, grounding and GFCI or AFCI protection. Federal Pacific and Zinsco are the names to watch in homes of the 1960s and 1970s.
Panel · wiring
Plumbing & leaks
Supply and drain lines, fixtures, shutoffs and pressure. Galvanized and cast iron on the older side, and polybutylene in homes up to the mid-1990s.
Pipe material · leaks
Water heater
Age, venting, TPR valve, discharge line and corrosion. An original heater in a 2000s house is likely near the end of its run, so we read the data plate.
Age · TPR valve
Heating & cooling
Air handler, condenser, ducts and condensate drain, run in operation. An upstairs air handler in a two-story house needs a clear pan and drain line.
Tested in operation
Windows, doors & interior
Windows, sliders, doors, shutters or impact glass, plus stairs, railings and finishes. Rear sliders facing open water take wind-driven rain, so we check their seals.
Openings · interior
Built-in appliances
Range, oven, dishwasher, disposal, microwave and fans, plus the garage door opener and its safety reverse, each one run through a cycle.
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 Both Sides of University Drive

University Drive was the western city limit when Miramar incorporated in 1955. Today the city runs on to the Everglades Conservation Area, and the houses change as you drive. That matters during a short inspection period, because it tells you where to spend your attention and which contractor quotes are worth getting before the deadline.

Peter inspects every readily accessible system, photographs what he sees and ranks it: safety items, then repairs, maintenance and things to watch. Come along and ask questions on site, or have him go over the report by phone if you are buying from out of town. He will also tell you when a question belongs to the association, a drainage permit or a contractor.

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

Buying east of University
Panels, drains and past roof work are where an older concrete home tends to surprise a buyer.
Buying a lake lot
Get the visible bank condition in writing, then ask the seller and association what has been done about it.
Listing your home
Learn what a buyer's inspector will raise, and pull together roof and A/C paperwork while there is time.
New construction
A second set of eyes before the walkthrough, and again before your 11th-month builder warranty runs out.

Where the line falls

What a Miramar Home Inspection Covers, and What Goes to Someone Else

We look at what is visible and accessible. Bank repairs, HOA rules and code compliance belong to other people, and we tell you who.

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 Miramar Home Inspection Works

Start with a free estimate
Send the address, square footage and year built. The price is firm before you pick a date.
Work back from your deadline
Give us the last day of your inspection period, plus any gate or association access rules.
Walk it with Peter
He photographs each system as he goes. Stay for the whole visit, or just join for the end.
Share the report
Within 24 hours you have photos and plain findings ready for your agent, lender or contractor.

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 Miramar, FL

What buyers here ask before they sign. Have another one? Call (954) 297-0317.

What does a home inspector in Miramar look for on a lake lot?

The visible slope and edge of the yard, erosion near structures and drainage toward the home. We do not survey property lines or design repairs, but a clear photo of the bank gives you something specific to take to the seller.

Who do I ask about erosion behind a Miramar home?

Start with the seller and the association, then the city. Public Works runs the Embankment Restoration Program for eligible single-family lots, and homes west of University Drive need a South Broward Drainage District permit application. It is a one-time service per address, and upkeep afterward falls to the resident.

What problems are common in older east Miramar homes?

Original electrical panels, aluminum branch wiring in some 1960s and 1970s houses, aging cast iron drains, galvanized lines and flat roof sections. A well-kept concrete house can still be a sound buy. Knowing these things before closing is what lets you price them.

Can the city give me old plans for my Miramar home?

Often not. The city says it is unlikely to hold plans or blueprints for homes built more than 10 years ago, and it does not have to keep residential plans past that point. Try the permit portal, the Building Division at 2200 Civic Center Place, or the seller.

How long does a home inspection take?

Most single-family homes take about two to four hours. Townhomes are usually shorter, while larger two-story houses and older homes with additions tend to run longer.

Should I add wind mitigation or a 4-point?

Usually, yes. Your insurer will want a wind mitigation report for its credits, and Citizens requires a 4-point inspection on homes more than 20 years old. In this city that now includes many 1990s and early 2000s houses. Both can share the visit.