Home Inspection Pompano Beach, FL | Certified Master Inspector

Before you buy here

Three Things to Settle on a Pompano Beach House

Block construction holds up well in this climate, but three local questions can change what a house is really worth to you.

Local field sheetPompano Beach, FL

Sheet · Home Inspection

A postwar city that filled in fast: 1950s and 1960s block homes inland, canal plats on the east side, golf-course condos in Palm Aire, 55+ living in Leisureville and oceanfront towers from the late 1960s onward.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 14.8 miles from 3610 N 65th Ave, Hollywood
Typical homes: Concrete block homes from the mid-1950s through the 1960s, with newer rebuilds on some canal lots
Condos: Garden and high-rise buildings in Palm Aire, 55+ Leisureville, oceanfront towers from the late 1960s on
Water: Intracoastal, Pompano and Cypress Creek canals, tide-influenced drainage. Flood zones vary by parcel
Salt and coast: About 3 miles of Atlantic beach up to Hillsboro Inlet, with salt air reaching canal-side metal
Building department: City Hall, 100 W Atlantic Blvd, which also runs the Building Safety Inspection Program
ZIP codes: 33060 · 33062 · 33064 · 33069

Neighborhoods we cover

Old Pompano
Cresthaven
Pompano Beach Highlands
Palm Aire
Leisureville
Garden Isles
Pompano Isles
Harbor Village
Santa Barbara Shores
Terra Mar
Hillsboro Shores
Cypress Bend
Cypress Lakes
Golfview Estates
Collier City

Canal lots and what the seawall adds
Listings in Garden Isles and Pompano Isles often show houses from the late 1950s and 1960s on seawalled lots. We note what is visible from the yard and dock, but a qualified engineer or marine contractor should judge the wall. City seawall standards changed in January 2022.
Mackle-era block in the Highlands
The Mackle Company built Pompano Beach Highlands from the mid-1950s, using a few single-story concrete block models on lots of about 75 by 100 feet. Much of Cresthaven followed around 1960. Expect to talk about original cast iron drains, galvanized supply lines and whatever panel is in the wall.
The 49 percent line on a big remodel
City flood guidance says that when repairs or alterations pass 49 percent of a building's market value, the entire building must meet new-building requirements. If you plan to gut an older house, ask the Building Division before you close. Our report helps you size the work.

System by system

What's Inside a Pompano Beach Home Inspection

Follow the list or tap a pin, and the drawing moves through each system in the same order Peter walks a house.

Roof & drainage
Covering, flashing, gutters and leak signs, plus low-slope sections that older block homes can pick up over carports or rear rooms. Metal edges near the water get a closer look.
Up close or by drone
Attic, insulation & ventilation
Decking, trusses, insulation and ventilation, with straps noted where we can reach them. Attics from the 1950s and 1960s can have little insulation by current standards.
Straps · insulation · deck
Structure & foundation
Slab, block walls and ceilings for cracks and water marks. On canal lots we also look at grade and whether the yard drains toward the house.
Monitor
Electrical system
Panel brand, service size, breakers, grounding and GFCI or AFCI protection. Federal Pacific and Zinsco panels are a known concern in homes from the 1960s and 1970s.
Panel brand · wiring
Plumbing & leaks
Supply and drain material, fixtures, shutoffs and pressure. Cast iron drains and galvanized lines are still possible in older houses around Old Pompano and Cresthaven.
Pipe material · leaks
Water heater
Age, venting, TPR valve, discharge line and corrosion. City flood guidance suggests raising water heaters above flood level, so we note where this one sits.
Age · TPR valve
Heating & cooling
Air handler, condenser, ducts and condensate line, run in operation. Condensers near the Intracoastal or on A1A take more salt, and we note how high they are set.
Tested in operation
Windows, doors & interior
Windows, sliders, doors, shutters or impact glass, stairs and finishes. Large original window openings on 1950s block models deserve a closer look at seals and frames.
Openings · interior
Built-in appliances
Kitchen appliances, bath and range fans, and any garage door opener with its safety stop. We run each one and note what fails or runs poorly.
Operated

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

On site

Your inspection period

A Pompano Beach Home Inspector for Your Inspection Period

A 1960 ranch in Cresthaven, an older canal house in Garden Isles and a 2020s rebuild in Pompano Isles do not age the same way. The era you are standing in tells an inspector where to look first, and it tells you what deserves a contractor's quote before your inspection period ends.

Peter works through every readily accessible system, photographs what he finds and ranks it: safety first, then repairs, maintenance and items to watch. Come along for all of it or only the final walkthrough. Buying from out of state? He can go through the report with you by phone.

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

Buying an older house
Panel, drains and roof age are easier to negotiate before closing than after, so get them on paper early.
Selling in Pompano
A pre-listing report shows you what a buyer's inspector will write, so you can repair it or price it on your terms.
New builds and rebuilds
Recent construction on a canal lot still deserves a fresh look, before the final walkthrough and again before an 11th-month builder warranty ends.
Investors and agents
Ranked findings make it easier to compare a Cresthaven rental with a condo, and to talk through repairs.

Where the line falls

Inside and Outside the Scope of a Pompano Beach Home Inspection

It is a visual, non-invasive review of accessible systems. Seawalls, docks and buried lines generally call for a specialist.

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: Pompano Beach Home Inspections

Get a free estimate
Share the address, size and year built by phone. You have a firm price before a date is set.
Book around your deadline
Say when your inspection period ends. We work seven days a week and will look for the earliest slot that fits.
Walk the house with Peter
He photographs each system as he goes. Stay for the whole visit or join at the end.
Photo report within 24 hours
Findings in plain English, with a summary you can forward to your agent and 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 Pompano Beach, FL

What Pompano Beach buyers tend to ask. Still unsure? Call (954) 297-0317.

Do you inspect canal homes in Garden Isles and Pompano Isles?

Yes. We inspect the house and note what is visible of the seawall, dock and drainage from the property. We do not rate the structural condition of a seawall, so budget for a marine contractor or engineer if it is a concern.

Are older Cresthaven homes worth inspecting closely?

Any house from around 1960 deserves attention to its panel, cast iron drains, supply lines and past roof work. None of these rule a house out, but they can change your repair budget and what a carrier asks for.

How can I check flood information for a Pompano Beach address?

The city has an online flood tool where you enter the address and see its flood zone and any elevation certificate on file. The Building Division also takes those questions at (954) 786-4670. A home inspection does not determine flood risk.

How long does a home inspection take in Pompano Beach?

Count on about two to four hours for most single-family homes. Size, age and condition move that number, and houses with rear additions or converted carports take longer because there is more to trace.

Should I add wind mitigation or a 4-point?

Usually, if you are buying. Your insurer will likely want a wind mitigation report, and a 4-point inspection is common once a home is past about 20 years. Both fit in the same visit, so you can get a real insurance quote before closing.

Can you tell me if a room addition was permitted in Pompano Beach?

We don't pull permit records, but we flag work that looks unpermitted. The city's Building Department at 100 W Atlantic Blvd has a permit records search, which is the place for the official answer.

How much does a home inspection cost here?

Size, age, type of home and any add-ons set the fee. A call to (954) 297-0317 gets you a free estimate, and the price is firm before anything is scheduled.

Often booked together