Home Inspection West Palm Beach, FL | Historic to New Homes

Before you buy

Frame or Block: What a West Palm Beach Home Inspector Checks First

Old Northwood, Bel Air and Northboro Park all include frame vernacular houses, while Flamingo Park and El Cid are known for Mission and Mediterranean Revival. What sits behind the stucco changes the inspection.

Local field sheetWest Palm Beach, FL

Sheet · Home Inspection

A Flagler-era city on the Lake Worth Lagoon: 1910s to 1930s historic districts near downtown, towers on Flagler Drive, post-war growth westward with former wetlands filled for building, and gated communities out by Grassy Waters.

County: Palm Beach County, FL
Building code zone: Outside the HVHZ · region set by design wind speed
From our office: 47.7 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1910s to 1930s bungalows, Mission and Mediterranean Revival near downtown, later subdivisions west
Historic districts: 18 local districts and 46 individual sites. Exterior changes go through city review
Roofs: Barrel tile and flat sections behind parapets on older homes. Newer communities vary
Condos: Towers on Flagler Drive, plus Century Village: gated, 55+, West Palm Beach address, confirm the jurisdiction
Water and salt: Lake Worth Lagoon to the east. King tides September to November. Flood zones vary by address
ZIP codes: 33401 · 33405 · 33406 · 33407 · 33409 · 33411 · 33412 · 33415 · 33417

Neighborhoods we cover

Downtown
El Cid
Flamingo Park
Grandview Heights
Central Park
Prospect Park
Southland Park
SoSo (South End)
Old Northwood
Northwood Hills
Northboro Park
Bel Air
Northwest
Villages of Palm Beach Lakes
Ibis
Century Village

Wood frame versus concrete block
Stucco can cover either one. A frame wall can hide termite damage and rot at the sill, and older frame houses often sit over a crawl space. Block gives termites nothing to eat, but it shows cracks and rust staining, and the roof framing above it is still wood.
Apartments over the garage
Grandview Heights includes apartments built over garages, originally for rental income. Buying one means inspecting a second set of wiring, plumbing and stairs. We look at how each was tied in, and we say when it is worth asking the city for the permit history.
Flood maps changed in December 2024
New FEMA maps took effect in Palm Beach County on December 20, 2024, and the county says more than 16,000 parcels saw base flood elevation rise a foot or more. Ground varies: Flamingo Park sits on a coastal ridge, other streets lie lower. Ask the city for your zone.

What we inspect

Inside a West Palm Beach Home Inspection, System by System

Scroll the checklist, or tap a pin, to follow Peter through a house one system at a time.

Roof & drainage
Barrel tile, shingle, flat sections behind parapets, scuppers, flashing and gutters. We use a drone when a steep or fragile old roof calls for it.
Up close or by drone
Attic, insulation & ventilation
Rafters or trusses, roof deck, insulation and ventilation. Attics in pre-war houses often show board decking and no hurricane connectors at all.
Deck · connectors · insulation
Structure & foundation
Slab or crawl space, framing, walls and ceilings. In frame homes we look for termite damage, sill rot and sloping floors. In block homes, for cracks.
Frame or block
Electrical system
Service size, panel, grounding, breakers, plus GFCI and AFCI protection. In the oldest homes we also watch for cloth-covered or knob-and-tube wiring still in use.
Panel · wiring era
Plumbing & leaks
Water pressure, supply and drain lines, fixtures and shutoffs. Houses near downtown from the 1910s to the 1930s may still have galvanized pipe and cast iron drains.
Pipe material · leaks
Water heater
Tank age, venting, the TPR valve and its discharge line. When an old house has had its heater moved to a closet or a back unit, we check that install too.
Age · TPR valve
Heating & cooling
Condenser, air handler, ductwork and condensate drain, all run in operation. Central A/C is usually a retrofit in pre-war homes, so duct routing gets a closer look.
Tested in operation
Windows, doors & interior
Operation and seals of original wood or metal windows, French doors, shutters and impact glass, plus stairs, railings and plaster finishes.
Openings · interior
Built-in appliances
Built-in kitchen appliances, exhaust fans, and the garage door opener and its reverse, operated one at a time. If there is a garage apartment, its kitchen gets tested as well.
Operated

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

On site

Your inspection period

A West Palm Beach Home Inspection for the House You Actually Have

The 1928 hurricane destroyed 1,711 homes in West Palm Beach and damaged 6,369 more, according to historical accounts. The 1920s houses standing today may have been repaired after it, re-roofed several times and rewired in parts, often by different owners in different decades. So the year on the listing tells you little. What matters is the state of each system now.

Peter goes through every system he can safely reach, takes photos and ranks the results: safety items on top, then repairs, upkeep and items to keep an eye on. West of Military Trail the house may be decades newer, and the list moves to roof age, A/C and the plumbing materials of its own era. Come along if you can. Buying from out of state? He can review it with you by phone. Our guide to common issues is a useful read beforehand.

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

Buying a historic home
Learn what has and has not been updated while there is still room to negotiate.
Selling in West Palm Beach
Inspect before you list, and the surprises reach you first, with time to handle them on your schedule.
New construction
Have it checked ahead of the final walkthrough, then once more in month 11, before the builder's one-year warranty ends.
Investors and agents
Prioritized findings help when you are comparing a duplex near downtown with a newer house in the western suburbs.

Clear expectations

What a West Palm Beach Home Inspection Covers, and What It Leaves Out

This is a visual inspection of what can be reached, with nothing taken apart. We do not open old plaster or pull up floors, and here is where else the line falls.

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 West Palm Beach Home Inspection, Step by Step

Free estimate by phone
Share the address, square footage and year built, and we quote a firm price before you book.
Plan around your deadline
Call as your inspection period opens. We travel up from Hollywood, seven days a week, and will find the first slot that works.
Walk the house with Peter
Follow along from system to system, or come for the review at the end. Either way, every finding is photographed.
Report within 24 hours
You receive photos, findings in plain English and a summary you can pass along 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 West Palm Beach, FL

What buyers ask about West Palm Beach homes. Don't see your question? Call (954) 297-0317.

Is a wood-frame home in West Palm Beach a bad sign?

No. Many of the city's oldest houses are frame, and plenty have lasted a century. It just means a different checklist: termites, rot at the base of the walls, sloping floors and how the roof is tied down. A termite (WDO) inspection is a sensible add-on.

Can I insure a 1920s home in Flamingo Park or Old Northwood?

Insurers decide, so we can't promise anything. Expect questions about wiring, plumbing and roof age. Citizens requires a 4-point inspection on properties more than 20 years old, and private carriers set their own limits. Get quotes during your inspection period, not after it.

Can I replace the windows in a West Palm Beach historic district?

Usually, but ask first. The city requires a permit to replace windows and doors, and in a historic district, work that changes the exterior appearance needs a Certificate of Appropriateness. Interior remodeling isn't reviewed. City preservation staff can tell you which level of review applies.

How do I check permits on an older West Palm Beach house?

The city's Civic Access portal searches by address or permit number. We do not pull records, but we flag work that looks unpermitted, such as a garage apartment or a closed-in porch, so you know what to look up.

How long does a home inspection take?

Plan on about two to four hours for most single-family homes. Old houses with additions or garage apartments can run longer, since there is more to trace.

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

Often, yes. A wind mitigation report documents the features your insurer may credit, and older homes commonly need a 4-point as well. Doing both on one visit lets your agent quote the real house before you close.