Home Inspection Plantation, FL | Certified Master Inspector

Buying in Plantation

Three Plantation Houses, Three Different Inspections

Age is only part of it. The lot and the water around it matter just as much, and both change quickly as you move west across the city.

Local field sheetPlantation, FL

Sheet · Home Inspection

A drained, canal-laced city planned in the 1940s and incorporated in 1953: older ranch and canal homes east of University Drive, Jacaranda's condos, townhomes and villas west of it, and rural Plantation Acres on the western side.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 6.0 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1950s to 1970s ranch and canal homes in the east, planned communities in the center, acreage to the west
Roofs: Shingle and tile, often under big shade trees, with flat sections on older additions
Condos: Garden condos, villas and townhomes in Jacaranda, plus 55+ Lauderdale West. No oceanfront towers
Water: Inland, so less salt air. Drainage runs on canals and pump stations. Flood zones vary by address
Septic and wells: Many Plantation Acres listings show septic tanks, and some show wells
ZIP codes: 33317 · 33322 · 33323 · 33324 · 33325

Neighborhoods we cover

Plantation Isles
Plantation Gardens
Plantation Manors
Plantation Hills
Plantation Park East
Country Club Estates
Mirror Lake
Jacaranda
Lauderdale West
Plantation Acres
Melaleuca Isles
Plantation Preserve

Canal homes in Plantation Isles
Listings there date mostly from the late 1950s to the 1970s, many of them on canals. Homes of that age can carry original panels and cast iron drains. Seawalls and docks fall outside a standard home inspection, so ask a marine contractor to look at those.
Septic and wells in the Acres
Plantation Acres was annexed in 1973 and is a designated rural district, and its listings often show septic tanks, sometimes wells. We run the fixtures and report what we see. A septic contractor should assess the tank and drain field, and we can test well water.
Roots, canals and rights-of-way
Mature trees and old drains are a poor pairing, so a sewer scope is worth adding on an older home. If your yard meets a canal, city code requires the district's right-of-way kept clear. Check your survey before trusting a fence or shed line.

System by system

Inside a Plantation Home Inspection

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

Roof & drainage
Tile, shingle and flat sections, flashing and gutters. Under big trees we look for packed valleys, overflowing gutters and scrapes from limbs.
Up close or by drone
Attic, insulation & ventilation
Framing, deck, insulation, ventilation and straps. Low-pitched ranch homes on the east side can have shallow attics and tight access.
Straps · insulation · deck
Structure & foundation
Slab, block walls and ceilings, checked for cracks and water marks. This is low, drained ground, so grading and old water lines get attention too.
Monitor
Electrical system
Service size, panel brand, breakers, grounding and GFCI or AFCI protection. Homes from the 1960s and 1970s may still have Federal Pacific or Zinsco panels.
Panel · wiring
Plumbing & leaks
Supply and drain lines, fixtures, shutoffs and pressure. Polybutylene can appear in homes plumbed from the late 1970s to the mid-1990s, a window that overlaps Jacaranda's growth.
Pipe material · leaks
Water heater
Age, venting, TPR valve, discharge line and corrosion. Tanks in old carport closets and utility rooms get checked for leaks and safe clearance.
Age · TPR valve
Heating & cooling
Air handler, condenser, ducts and condensate drain, run and tested. Leaf litter packed around an outdoor unit can hurt airflow, so we check its surroundings.
Tested in operation
Windows, doors & interior
Windows, sliders, doors, shutters or impact glass, stairs, railings and finishes. Large homes on western lots can have many oversized openings, so this section runs longer.
Openings · interior
Built-in appliances
We run the range, oven, dishwasher, disposal and exhaust fans, then test the auto-reverse on each garage opener.
Operated

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

On site

Your inspection period

Why a Home Inspector in Plantation Starts With the Address

Frederick Peters bought the land around 1939, the first homes went up on East Acre Drive in 1947 and the city incorporated in 1953. Everything since was added in stages, so a ranch house in Plantation Gardens, a 1980s Jacaranda townhome and a newer house out west age differently. Knowing the era tells you where to spend your inspection period.

Peter checks every readily accessible system, photographs his findings and ranks them: safety first, then repairs, maintenance and items to watch. Come along for the walk if you can. Buyers who are out of town get a phone review of the report, and your agent can have a copy too.

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

Older east-side homes
Learn what the panel, drains and roof look like while repairs or credits are still on the table.
Selling in Plantation
Inspect before listing, then handle the findings on your own timeline instead of the buyer's.
Newer construction
Get independent eyes on a new home before the last walkthrough, then again before month 11 of the builder warranty.
Large lots and investors
Prioritized findings make it easier to weigh a bigger property with more systems, or to compare several units.

Know the limits

What a Plantation Home Inspection Includes and Leaves Out

We look at the accessible parts of the home without opening walls. Septic tanks, seawalls and docks are common here and sit outside the standard 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

Your Plantation Home Inspection, Step by Step

Free phone estimate
Share the address, size and year built. We tell you the firm price before booking.
Set it around your deadline
Give us the last day of your inspection period. We work every day of the week, and next-day slots are often open.
Inspection and walkthrough
Peter goes system by system, camera in hand. Stay for all of it, or join him at the end.
Report in your inbox
Photos and plain-English findings within 24 hours, ready for 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

Questions About Home Inspections in Plantation, FL

What buyers in Plantation ask before they book. Something else on your mind? Call (954) 297-0317.

Do you inspect homes in Plantation Acres and Melaleuca Isles?

Yes. Both joined the city in 1973, and both are part of our coverage. If a lot has a barn, guest house or other outbuilding, mention it when you call, so we can scope it and price it before booking.

Does a home inspection cover my septic tank or well?

Not the tank, drain field or well equipment itself. We run the water and report what we can see in the home. In the Acres, plan on a septic contractor for the tank, and we can add well water testing for a home on a private well.

What problems show up in older Plantation homes?

Original panels, aluminum branch wiring in some homes from the mid-1960s to the early 1970s, aging cast iron drains, galvanized supply lines and roofs worn under heavy shade. None of them rule out a house, but they belong on your budget. See our guide to common inspection findings.

How long does a home inspection take?

Most single-family homes take two to four hours. A townhome or villa often takes less, and a large western home with several A/C systems can take longer.

Should I add wind mitigation or a 4-point?

Usually. A wind mitigation report can help your insurance quote, and a 4-point inspection is commonly requested once a home passes about 20 years, which describes much of Plantation. Both can be done on the same visit.

Can you tell me if an addition or enclosed carport was permitted?

We flag work that looks unpermitted, but we do not pull records. The City of Plantation Building Department is the official source, and its Microfilm Division can help with copies of older plans, sometimes by appointment.