Home Inspection Pembroke Pines, FL | East Side to West Pines

Buying here

What a Pembroke Pines Home Inspector Checks First

A clean gatehouse and fresh paint can sit in front of a 30-year-old house. These are the points where age tends to show first in the western subdivisions.

Local field sheetPembroke Pines, FL

Sheet · Home Inspection

A postwar core near University Drive, a middle stretch of condos and 55+ living opened by a 1980 annexation, and lake-filled gated subdivisions west toward U.S. 27, many built after Hurricane Andrew as the population doubled in the 1990s.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 5.2 miles from 3610 N 65th Ave, Hollywood
Growth: Annexed from Flamingo Road to U.S. 27 in 1980. Population more than doubled from 1990 to 2000
Typical homes: Older homes near University Drive, then 1990s and 2000s gated subdivisions out to West Pines
Roofs: Tile and shingle. Whether it is original or re-roofed matters most, and permit records can show it
Condos: Century Village (gated, 55+), plus low-rise condos, villas and townhomes, all well inland
Water: Lakes through the western subdivisions. No salt-air front, but flood zones vary by address
ZIP codes: 33023 · 33024 · 33025 · 33026 · 33027 · 33028 · 33029

Neighborhoods we cover

Century Village
Chapel Trail
Silver Lakes
Pembroke Falls
Pembroke Shores
Pembroke Lakes
Pembroke Isles
Towngate
Boulevard Heights
Walnut Creek
Spring Valley
Hollybrook
Big Sky
Pasadena Lakes

Original equipment in 1990s homes
Silver Lakes and Chapel Trail went up largely in the 1990s. If the A/C, water heater or roof covering has never been replaced, you may be buying it near the end of its life. We note ages from data plates, so you can budget before closing.
Polybutylene's last years
Polybutylene supply lines were used from the late 1970s to the mid-1990s, a window that overlaps the early phases of the western subdivisions. Insurers ask about pipe material, so we identify it wherever we can see it, and we tell you when we cannot.
Lake lots and rear slabs
Dozens of lakes shape Silver Lakes and other communities out west. On those lots we look at how the yard drains, the condition of rear slabs and sliders, and water marks low on the walls. Lake-bank upkeep is a question for the association.

What we inspect

Inside a Pembroke Pines Home Inspection

Move down the list, or tap a pin, and the drawing goes through the house system by system, the way Peter does on site.

Roof & drainage
Covering, flashing, gutters and leak signs. We note whether the roof looks original, because a 1990s house may or may not have been re-roofed since.
Up close or by drone
Attic, insulation & ventilation
Trusses, deck, insulation and connectors. Attics over two-story sections can be tight, so any limits on access go in the report.
Deck · straps · insulation
Structure & foundation
Slab, walls and ceilings for cracks and water marks, including patio slabs and later additions on the side facing a lake.
Cracks · water marks
Electrical system
Panel brand, service size, breakers, grounding and GFCI or AFCI protection. Older homes on the east side get extra attention for dated panels.
Panel · protection
Plumbing & leaks
Supply and drain lines, shutoffs and pressure. We look for polybutylene in homes plumbed up to the mid-1990s and note what we can see.
Pipe type · pressure
Water heater
Age, venting, TPR valve and discharge line. A unit in an interior closet can damage finished rooms when it fails, so we check for leaks.
Age · discharge line
Heating & cooling
Air handler, condenser, ducts and condensate drain, run and checked. Large West Pines homes may have two systems of different ages, so we date each one.
Run and checked
Windows, doors & interior
Operation and seals, shutters or impact glass, stairs, railings and finishes. Tall entry windows and second-floor sills get a look where we can reach them.
Openings · stairs
Built-in appliances
Range, oven, dishwasher, disposal, exhaust fans and the garage door opener, including its safety reverse, each one run in turn.
Each one run

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

On site

Your inspection period

Home Inspection in Pembroke Pines, From the Oldest Streets to the Newest

The east and west sides of the city ask different questions. On the oldest streets, east of University Drive, homes of the 1960s and 1970s can carry Federal Pacific or Zinsco panels, aluminum branch wiring and cast iron drains. In Chapel Trail or Pembroke Falls, the concern is more often a set of systems reaching the end of their service lives at about the same time.

Every readily accessible system gets inspected and photographed, then ranked: safety items, repairs, maintenance and things to keep an eye on. Come along for the walk if you can. If you are buying from out of town, Peter will go through the report with you by phone, so you can decide what deserves a contractor's quote.

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

Buying a boom-era home
Learn the age of the roof, A/C and water heater while you can still ask for a repair or a credit.
Selling your house
A pre-listing inspection shows you what a buyer's inspector is likely to raise, while you still control the timing.
New construction
Newer communities still go up in the city. Get a second look before the final walkthrough, and again before the 11th-month warranty date.
Investors and agents
Findings in priority order make it easier to compare a Towngate townhouse with a single-family home in West Pines.

Know the limits

What a Pembroke Pines Home Inspection Covers, and What It Leaves Out

This is a visual, non-invasive look at accessible systems. Walls stay closed, and association matters such as lake banks or gate equipment sit outside the scope.

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 Pembroke Pines Home Inspection Works

Get your firm price
Share the address, size and year built by phone. You hear the price before anything goes on the calendar.
Work back from your deadline
Tell us the last day of your inspection period, and who at the gate needs our name if the community is gated.
Walk through with Peter
Each system gets inspected and photographed. Stay for all of it, or join him for the review at the end.
Photo report within 24 hours
Plain-English findings and a summary you can send straight to your agent and your 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 Pembroke Pines, FL

What buyers in the city ask most. Don't see your question? Call (954) 297-0317.

Do you inspect homes inside gated communities in Pembroke Pines?

Yes. Pembroke Falls, Pembroke Shores and the gated parts of Chapel Trail and Silver Lakes are all within our service area. Your agent or the seller usually arranges the pass, and the inspection itself is the same as anywhere else.

My Chapel Trail house was built in the 1990s. Is an inspection still worth it?

Yes. A house of that age has often reached the point where original equipment and roofing need decisions. Its age does not rule it out, but knowing what has been replaced, and when, changes what you should budget.

What should I look for in an older home east of University Drive?

Original panels, aluminum wiring in some houses from the mid-1960s to the early 1970s, cast iron drains and galvanized supply lines. None of these rule out a house, but insurers often ask about them, so you want to know before you close.

Can you check the permit history of a Pembroke Pines home?

We do not pull records, but we flag work that looks unpermitted. You can search a property by folio number in the city's Development HUB, which covers permits back to at least 1992. For older files, ask the Building Department's records clerk.

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

Usually, yes. Most insurers will want a wind mitigation report, and a house over about 20 years old commonly needs a 4-point inspection. Both can be done on the same visit, so your quote reflects the real house before closing.

How long does the inspection take in a large two-story house?

Plan on two to four hours for most single-family homes, with size, age and condition making the difference. Larger two-story homes sit at the long end of that range. A condo or villa usually takes less.

How much does a home inspection cost in Pembroke Pines?

The size, age and type of home, plus any add-ons, set the price. Call (954) 297-0317 for a free estimate by phone, and you will have a firm number before anything is scheduled.

Often booked together