Home Inspection in Aventura
For the townhomes, villas and single-family homes Aventura does have, from The Waterways to Island Estates.
Miami-Dade · Intracoastal · Condos, townhomes, houses
Home Inspector in Aventura, FL
Looking for a home inspector in Aventura, FL? Most homes here are condos, so the first question is what you actually own. Peter Lemos inspects units, townhomes, villas and the city's few single-family homes, and tells you plainly which of our six inspections fits and which does not.
- Most homes hereCondo units
- Code zoneHVHZ · Miami-Dade
- InspectorCertified Master Inspector®
- ReportsWithin 24 hours
Before you book
A Young City With Older Buildings: Aventura in Three Facts
Housing here does not look like the rest of Miami-Dade, and that changes which inspection is worth ordering.
Local field sheetAventura, FL
Sheet · Inspection ServicesA city of about 3.5 square miles, a quarter of it water, built mainly as condo towers from the 1970s on around Turnberry and Williams Island, with smaller pockets of townhomes, villas and gated single-family homes.
- County
- Miami-Dade County, FL
- Building code zone
- High-Velocity Hurricane Zone (HVHZ)
- From our office
- 7.7 miles from 3610 N 65th Ave, Hollywood
- Typical homes
- Condo towers from the 1970s to the 2010s, 1960s mid-rises at Point East, some townhomes and villas
- Single-family
- Few: gated enclaves such as Island Estates, with homes listed from about 2000 to 2009
- Roofs
- Association roofs on towers. On townhomes and villas, the community's documents decide who holds them
- Condos
- More than 40 condo developments by one 2013 count. Recertification runs under Miami-Dade Section 8-11(f)
- Water and salt
- Intracoastal, Dumfoundling Bay, Maule Lake and the Ojus Canal. Flood zones vary by address
- ZIP codes
- 33180 · 33160
Neighborhoods we cover
- Turnberry Isle
- Williams Island
- Country Club Drive
- The Waterways
- Point East
- Island Estates
- Mariner Village
- Golden Pointe
- Portsview
- Aventura Marina
- The Hamptons
- Island Way
- Harbor Village
- Terzatto Villas
- Aventura Bay
- Parc Central
The buildings are older than the city
Aventura only incorporated on November 7, 1995, but the area was developed as Turnberry from the early 1970s, and listings date the Point East complex to the late 1960s. A young city name can sit on a building that is well past 50.
About 26,000 units on 3.5 square miles
Census estimates count roughly 26,000 housing units here, on land and water that add up to about 3.5 square miles. That only works with towers, so the roof, the structure and most wind features usually belong to an association, not to the person buying.
A bay on one side, a quarry lake on another
Dumfoundling Bay and the Intracoastal run along the east side, and the southern line sits in Maule Lake, a flooded limestone quarry. Salt air and damp are everyday conditions, so balcony metal, slider tracks and A/C equipment get a careful look on any visit.
Pick an inspection
Which Inspection Fits Your Aventura Property?
Each pin opens one service. Some apply at every address in the city, and a few depend on whether you own a unit or a whole house.
-
Full home inspection
The full report, roof to appliances, for a townhome, villa or house. In a tower unit, the condo inspection is usually the better fit.
Houses and townhomes -
Wind mitigation inspection
Form OIR-B1-1802 suits a home with its own roof and attic. Tower owners should ask their agent first whether an HO-6 policy credits it.
Homes, some condos -
4-point inspection
Roof, electrical, plumbing and A/C for an insurer. Many buildings here are past 20 years old, so the request is common. Ask how your carrier applies it to a unit.
Insurer request -
Roof inspection
Drone and attic review for roofs an owner is responsible for. Tower roofs belong to the association and its engineers, and we say so up front.
Owner-held roofs -
Mold inspection & air quality
Moisture mapping and air samples for units and houses, useful after a leak from above or when a unit has sat closed for months.
Moisture · air -
Thermal imaging
An infrared scan for damp spots behind finished walls and overheating electrical parts. A strong fit in stacked units, and easy to add to any visit.
Add-on
Start with ownership
What You Own in Aventura Decides What Needs Inspecting
Buying into a tower along Country Club Drive is a different purchase from buying a townhome near The Waterways or a gated home on Island Estates. In the tower, the association insures and maintains the building, and your money goes into what sits inside the walls. In the townhome, your documents may hand you the roof as well. In the house, all of it is yours.
So every call starts with what the property is and why you need a report, and then we tell you what is worth paying for. If a wind form would not help your policy, we would rather you know before you book. Peter Lemos, a Certified Master Inspector®, has served South Florida since 2008, working from N 65th Ave in Hollywood, and you get a firm price before anything is scheduled.
- Condo units, townhomes, villas and single-family homes
- Free estimate by phone, firm price before you schedule
- Several inspections can share one visit
Buying a unit
Spend your inspection period on what will be yours: the A/C, the water heater, the sliders and any stain from above.
Selling in Aventura
A pre-listing inspection shows what a buyer's inspector is likely to write up, while there is still time to deal with it.
Renewing a policy
Insurers ask for paperwork on older property. A 4-point or wind form usually goes out the same day.
Agents and investors
Prioritized findings for buildings where the line between unit and association comes up in every negotiation.
Six core inspections
Six Inspections, Written Around Aventura Property
Each one has a page explaining how it works in a city of towers, and what changes for a townhome or a house.
Wind Mitigation Inspection in Aventura
The state form for homes with their own roof, plus an honest answer on what it can do for a tower unit.
4-Point Inspection in Aventura
The insurer's report on roof, electrical, plumbing and A/C, including what a carrier may want on an older unit.
Roof Inspection in Aventura
For owners who hold their own roof. In a tower, we explain what to ask the association instead.
Mold Inspection in Aventura
Moisture mapping and air samples, from units closed for months to leaks that start on the floor above.
Condo Inspection in Aventura
Everything inside your unit, from 1960s mid-rises at Point East to Williams Island towers from 1985 onward.
Add-ons & specialty inspections
Additional Inspection Services in Aventura
Add any of these to an Aventura inspection, or book them separately.
Pre-listing seller inspections
Inspect before you list so you can fix issues on your terms, price with confidence and avoid surprises during the buyer's inspection.
New construction & pre-drywall
A fresh set of eyes before the drywall goes up and before your final walkthrough catches builder oversights while they're easy to fix.
11th-month builder warranty
Inspect your new home before the builder's one-year warranty expires so covered defects get repaired at no cost to you.
Commercial & multi-family
Light commercial, apartment and multi-family inspections covering the same systems as a home inspection, unit by unit.
Thermal imaging
An infrared scan that reveals missing insulation, duct leaks, overheating electrical components and moisture behind finished walls.
Termite (WDO) inspections
Wood-destroying organism inspections for evidence of termites and other pests, often required by lenders.
Radon testing
Radon is an invisible, odorless gas. Testing measures the level in your home so you can decide whether mitigation is needed.
Sewer scope
A camera inspection of the main sewer line to find root intrusion, cracks, bellies and blockages before they back up.
Pool & spa
Pool and spa equipment, surfaces, safety barriers and visible plumbing and electrical components.
Well water testing
Water quality testing for homes on private wells, so you know what's coming out of the tap.
Investor inspections
Fast, practical reports that help you estimate repair costs and compare properties.
Re-inspections
After repairs are made, we return to verify the work on the items listed in your original report.
Save a trip
Popular Inspection Bundles in Aventura
Put several inspections on one visit to your Aventura property, with one contact and each report within 24 hours.
Buyer bundle
Everything you need before closing
- Full home inspection
- Wind mitigation (OIR-B1-1802)
- 4-point inspection for older homes
Insurance bundle
New policy or renewal
- Wind mitigation inspection
- 4-point inspection
- Roof condition photos
Peace-of-mind bundle
Older homes and past leaks
- Full home inspection
- Mold inspection & air sampling
- Thermal imaging
Simple from start to finish
From Phone Call to Report in Aventura
Tell us what you are buying
Unit, townhome or house, plus the address and year built. You hear a firm price first.
Clear the building's rules
Towers and gated communities often want advance notice. We sort out access with your agent or the manager.
Peter inspects
Moisture meter, thermal camera and, where it is allowed, a drone. Walk along and ask anything you like.
Report in your inbox
Photos and plain findings within 24 hours, with insurance forms usually the same day.
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.
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. …”
“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.”
“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.”
“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. …”
“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.”
“Mr. Lemos is very responsive, attentive, customer friendly. Working with him and mutual customer was an absolute breath of fresh air. …”
Good questions
Questions About Inspections in Aventura
Where most Aventura buyers and owners start. For anything else, call (954) 297-0317.
Do you cover all of Aventura?
Yes, both ZIP codes, 33180 and 33160: Turnberry Isle, Country Club Drive, Williams Island, The Waterways, Point East, Island Estates and the streets around Aventura Mall. We work from Hollywood in Broward County, and Aventura is part of our Miami-Dade coverage.
Aventura is right on the county line. Does that change anything?
It can. Aventura is in Miami-Dade, while Hallandale Beach just north is in Broward. Both sit in the HVHZ, so wind forms answer that item the same way, but building recertification runs under different programs: Section 8-11(f) on this side, the Building Safety Inspection Program on that one.
Is Turnberry the same as Aventura?
Largely, yes. The area was called Turnberry when development began in the early 1970s, and the City of Aventura was only incorporated in 1995. The name lives on in places like Turnberry Isle. For an inspection, all we need is the street address.
I am buying a condo. Do I need a full home inspection?
Usually a condo inspection is the better order. It covers everything inside the unit, plus the balcony, windows and sliders. A full home inspection fits when you will also answer for a roof and structure, as with many townhomes and any single-family home.
How soon can you get to my Aventura property?
We work seven days a week, 5 AM to 10 PM, so same- or next-day visits are often possible. Call or text (954) 297-0317 with your deadline. Towers may need notice for access, so an early call helps.
What do inspections cost in Aventura?
It depends on the size, age and type of property and on which inspections you combine. The estimate by phone is free, and you will have a firm price before anything goes on the calendar.
From our blog
Learn More Before You Book
Plain-English guides to the questions we hear most, from Florida law to what insurers ask for. All articles
Buying a home
How Much Does a Home Inspection Cost in Florida?
Insurance inspections
4-Point and Wind Mitigation Inspections: What You Need
New construction
New Construction Home Inspections in Florida: When and Why
Also nearby
Inspections Around Aventura
North of the city line is Broward, with different building rules. We cover both sides, along with Miami Beach and Miami to the south.
Inspection Services in nearby cities
Free estimate
Book Your Aventura Inspection
Call or text for the fastest response. We answer seven days a week and can often inspect the same or next day.