Home Inspectors in Miami Beach, FL

One city, very different buildings

Which Miami Beach Building Are You Buying?

Within a few blocks you can go from a 1930s apartment house to a tower finished in the late 1990s. Age, height and distance from the water all change what an inspector looks at first.

Local field sheetMiami Beach, FL

Sheet · Inspection Services

A chain of barrier and man-made islands between the ocean and Biscayne Bay: 1930s apartment buildings in South Beach, MiMo garden buildings and towers in Mid and North Beach, and single-family houses on the islands.

County: Miami-Dade County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 18.2 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1930s apartments turned condos, MiMo garden buildings, towers, and houses on the islands
Roofs: Flat roofs on low-rise Deco and MiMo buildings, clay tile on Mediterranean Revival houses
Condos: Low-rises around Flamingo Park and in North Beach, towers on Collins Ave and at South Pointe
Water and salt: Ocean on one side, Biscayne Bay on the other. King tides still reach some low streets
Building records: County recertification filed with the city, searchable by address on its online permit portal
ZIP codes: 33139 · 33140 · 33141

Neighborhoods we cover

South Beach
South of Fifth
Flamingo/Lummus
West Avenue
Sunset Harbour
Venetian Islands
Star Island
Palm and Hibiscus Islands
Sunset Islands
Mid-Beach
Nautilus
North Beach
La Gorce
North Shore
Normandy Isles
Biscayne Point

Old bones under new finishes
The city counts more than 800 Art Deco properties built between 1923 and 1943, and rental buildings near Flamingo Park were becoming condos by the mid-1980s. A new kitchen can sit on far older plumbing and wiring, so a condo inspection looks past the finishes.
Garden buildings in North Beach
Normandy Isles and North Shore are known for postwar MiMo apartment buildings with flat roofs, outdoor stairs and open catwalks. Those catwalks leave unit doors and windows out in the rain, so water at the entries gets close attention.
Houses on very low ground
Much of the island land was dredged from the bay in the 1920s, and the city averages about 4.4 feet above sea level. King tides still reach some streets despite the pumps and raised roads. A dry-day visit cannot show that, so ask what the street does at high tide.

Match the report to the property

Inspection Services for Miami Beach Homes and Condos

Each pin is one service. Tap a pin or scroll the list to read how it applies here, then open its own page.

Full home inspection
Every major system in a house on the islands or in North Beach, from the roof and slab to the panel, plumbing and A/C.
Houses · small buildings
Home inspection
Wind mitigation inspection
Form OIR-B1-1802 for owners who insure the structure. Every address here answers HVHZ on the Region item, and flat roofs raise their own attic questions.
Rev. 04/26 form
Wind mitigation inspection
4-point inspection
Roof, electrical, plumbing and A/C for the insurer. Buildings from the Deco and MiMo decades are long past the age where carriers start asking.
Insurance report
4-point inspection
Roof inspection
Flat roofs, parapets and the clay tile on Mediterranean Revival houses, photographed up close or by drone where the rules allow.
Flat · tile · drone
Roof inspection
Mold inspection & air quality
Moisture mapping and air samples for units that sit closed part of the year, ground floors near high water and anything after a leak.
Moisture · air
Mold inspection
Thermal imaging
An infrared scan for damp spots behind plaster or drywall, duct leaks and overheating electrical parts. Book it alone or add it to a visit.
Add-on
See all add-on services

Peter Lemos unloading inspection equipment from the Global Home Inspectors truck

On the road

Who you are calling

Your Miami Beach Home Inspector, Working From Hollywood

Global Home Inspectors has served South Florida since 2008 from one office in Hollywood, and Miami Beach is one of the cities we cover. Peter Lemos does the inspecting himself and answers at (954) 297-0317, seven days a week from 5 AM to 10 PM.

Buildings here rarely fit a template. Access may run through a property manager, an elevator reservation or a service entrance, and the report has to separate what belongs to you from what belongs to the association. We sort that out on the first call and give you a firm price before anything goes on the calendar.

One inspector from the first call to the report
Several inspections can share one visit
Free estimate by phone, firm price before booking

Buyers
Use your inspection period to learn what the unit or house will cost you, apart from anything an association handles.
Sellers
A pre-listing inspection shows what a buyer's inspector is likely to write about an older property while you still have time to act.
People renewing a policy
Carriers often want current paperwork on older buildings. Wind mitigation and 4-point reports usually go out the same day.
Agents and investors
Prioritized reports that work for a one-bedroom on Collins Avenue or a small apartment building near Flamingo Park.

Six services, one call

Home Inspection Services in Miami Beach, FL

Each one has its own page, written around how buildings on this island age.

Add-ons & specialty inspections

Additional Inspection Services in Miami Beach

Need something more specific? These add-ons can join a Miami Beach visit or stand alone.

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 Miami Beach

In a managed Miami Beach building, one visit also means one access request: fewer appointments, one point of contact and every 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

How a Miami Beach Inspection Gets Scheduled and Done

Send the address and unit number
Add the year built, the size and what you need. If a manager handles access, tell us who. You get a firm price first.
Agree on a time
We work seven days a week and set the slot around your inspection period and any elevator or parking rules.
Inspection on site
Peter brings a moisture meter, a thermal camera and, where the rules allow, a drone. Walk along and ask him anything.
Report within 24 hours
Photos and plain-English findings in a digital report. Insurance forms usually come the same day, and lab results on air samples take a few business days.

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

Miami Beach Home Inspector FAQs

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

Which parts of Miami Beach do you cover?

The whole city: South of Fifth and Flamingo Park, West Avenue and Sunset Harbour, the Venetian, Sunset, Palm, Hibiscus and Star islands, Mid-Beach, Nautilus, La Gorce, North Shore, Normandy Isles and Biscayne Point.

Is North Miami Beach the same place as Miami Beach?

No. North Miami Beach is a separate city west of the Intracoastal Waterway, with no beach inside its limits, while North Beach is a part of Miami Beach. We serve both, along with the other cities on our list, so just give us the address.

I am buying a condo. Do I still need an inspector?

Usually, yes. The association tends to handle the structure, but the A/C, water heater, plumbing fixtures and electrical inside a unit are normally yours. A unit inspection covers those, along with the visible condition of the balcony.

Can you tell me whether a building's recertification is done?

That record comes from the city, not from us. The Miami Beach Building Department's Citizen Self Service portal can be searched by address under the permit type Existing Building Recertification. It is worth a look before you commit.

How soon can you get to Miami Beach?

We book seven days a week from 5 AM to 10 PM, and same- or next-day visits are often possible. Managed buildings may need notice for access, so call or text as soon as you have your inspection deadline.

What will an inspection cost?

That depends on the size, age and type of property and on what you combine. The estimate by phone is free, and you get a firm price before we schedule anything.

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