Home Inspection in Miami
Full inspection for buyers and sellers, from Little Havana bungalows to Mediterranean Revival houses in Morningside.
Miami-Dade · HVHZ · Serving South Florida since 2008
Home Inspector Serving Miami, FL
Looking for a home inspector in Miami? Peter Lemos, a Certified Master Inspector®, works across the city on bungalows, Mission-style houses, small apartment buildings and bayfront condos, with home, wind mitigation, 4-point, roof, mold and condo reports delivered within 24 hours.
- InspectorCertified Master Inspector®
- ReportsWithin 24 hours
- Schedule7 days · 5 AM–10 PM
- Wind regionHVHZ (Miami-Dade)
Miami at a glance
Why No Two Miami Inspections Start the Same Way
The building stock runs from a few surviving 1890s frame houses to towers still going up. Three things shape how an inspection goes here.
Local field sheetMiami, FL
Sheet · Inspection ServicesBay-facing high-rises in Brickell and Edgewater stand apart from older inland neighborhoods, where 1920s bungalows, Mission and Mediterranean Revival houses, small apartment buildings and postwar homes fill areas like Morningside, Palm Grove, Little Havana and Shenandoah.
- County
- Miami-Dade County, FL
- Building code zone
- High-Velocity Hurricane Zone (HVHZ)
- From our office
- 19.4 miles from 3610 N 65th Ave, Hollywood
- Typical homes
- Wood-frame bungalows and masonry houses from the 1920s to the 1950s, plus small apartment buildings
- Roofs
- Gables on bungalows, flat roofs behind parapets on Mission and Pueblo houses, tile and shingle elsewhere
- Condos
- Towers in Brickell and along the Edgewater bayfront, with condo buildings in Coconut Grove too
- Water and salt
- Coast, river and canals raise flood exposure. King tides reach low streets such as those in Shorecrest
- Permits
- City of Miami Building Department, through iBuild. Historic properties also need a COA
- ZIP codes
- 33125 · 33127 · 33128 · 33129 · 33130 · 33131 · 33132 · 33133 · 33135 · 33136 · 33137 · 33138 · 33142 · 33145 · 33150
Neighborhoods we cover
- Brickell
- Edgewater
- Coconut Grove
- Little Havana
- Shenandoah
- Silver Bluff
- Morningside
- Upper Eastside
- MiMo
- Buena Vista
- Palm Grove
- Shorecrest
- Spring Garden
- Allapattah
- Little Haiti
- Flagami
Old towns inside the city limits
Coconut Grove and Allapattah joined the city in 1925, and the former City of Silver Bluff followed in 1926. Today's map holds neighborhoods with their own histories and building eras, so knowing which one you are in tells us what to expect before we arrive.
Towers and bungalows on the same map
Edgewater has high-rise towers along Biscayne Bay and early 20th century homes on the streets behind them. Brickell went from mansions to high-rises starting in the 1970s. Inspecting a unit and inspecting an old house are different jobs, and we scope each one separately.
A Miami address may not be the City of Miami
Mail can say Miami while the house sits in another municipality or in unincorporated county land, and that decides which building department holds the permits. North Miami, Miami Shores and Miami Gardens are separate municipalities. We serve them too, so just give us the address.
Choose a service
Match Your Miami Property to the Right Inspection
Every pin is one service. Tap a pin or move down the list to read about it, then open the page written for this city.
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Full home inspection
Roof, structure, electrical, plumbing, A/C, attic and appliances. Essential on a frame bungalow, where age and past repairs can change from one wall to the next.
Buyers and sellers -
Wind mitigation inspection
The state's OIR-B1-1802 form, Rev. 04/26. Every address in the city answers HVHZ on the Region item, and roof and shutter product approvals can support other answers.
Insurance credits -
4-point inspection
The roof, electrical, plumbing and A/C report underwriters want on older homes, and a routine request in neighborhoods first built out in the 1920s.
Insurance required -
Roof inspection
Flat roofs behind parapets, gable bungalow roofs and tile, documented up close or by drone where FAA airspace rules allow a flight.
Drone where allowed -
Mold inspection & air quality
Water in the house from a leak or a flooded street, or a closet that smells musty: we map moisture and sample the air, in houses and high-rise units.
Moisture · air -
Thermal imaging
An infrared scan for damp spots, missing insulation and duct leaks behind finished walls, in an old house or a new tower. It can join any appointment.
Add-on
Scope before schedule
A Home Inspector for Miami's Older Streets and Newer Towers
Global Home Inspectors is Peter Lemos, a Certified Master Inspector® who has worked across South Florida since 2008. We are based in Hollywood and book inspections in this city seven days a week, 5 AM to 10 PM. Call (954) 297-0317, describe the property and get a free estimate by phone, then a firm price before anything goes on the calendar.
The first question is always what kind of building you have. A 1920s Mission-style house in Buena Vista East may have a flat roof behind a parapet and no attic to enter. A bungalow in Palm Grove has wood framing and a gable. A unit in a Brickell tower raises questions about its A/C and the association's paperwork. The visit and the report change to fit.
- Peter handles your inspection, from the call to the report
- Reports within 24 hours, insurance forms usually the same day
- Combine services in a single appointment
Buying in Miami
Use the inspection period to learn what a house's age means for its wiring, drains and roof, and what insuring it may involve.
Selling your home
Get ahead of the buyer's inspector. A pre-listing inspection leaves you time to make repairs or adjust the price.
Renewing a policy
Underwriters want current wind mitigation and 4-point paperwork on older homes. Those reports usually go out the same day.
Agents and investors
Prioritized findings on a small apartment building or a condo unit, in a format that keeps repair talks and deadlines moving.
The six services
Miami Inspection Services, One Page Each
Open any service for the details that apply to this city's bungalows, historic districts and towers.
Wind Mitigation Inspection in Miami
Form OIR-B1-1802, where a Miami-Dade NOA number or a re-roof permit can support the roof covering answer.
4-Point Inspection in Miami
The insurance report for homes far past the 20-year mark, common across the city's older neighborhoods.
Roof Inspection in Miami
Flat roofs behind parapets, gable bungalow roofs and everything between, photographed and checked from the attic when there is one.
Mold Inspection in Miami
Moisture tracing for streets that take king tides, A/C closets in towers and old houses refitted with central air.
Condo Inspection in Miami
Inside-the-unit inspection for Brickell and Edgewater high-rises, Coconut Grove buildings and older low-rises.
Add-ons & specialty inspections
Additional Inspection Services in Miami
A termite check suits a frame bungalow and a sewer scope suits old drains. These extras can join a Miami inspection 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
Buying an older house? Pair the home, wind mitigation and 4-point inspections in a single Miami visit and get all three reports 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 Inspection Works, From First Call to Report
Send the address
Tell us where the property is, when it was built and what you need. A free estimate becomes a firm price before booking.
Pick a time
We schedule seven days a week, 5 AM to 10 PM, around your inspection period or your policy deadline.
On site with Peter
Moisture meter, thermal camera and a drone where airspace allows. Walk along if you can and ask questions as they come up.
Report within 24 hours
Photos and plain-English findings, usually the same day for insurance forms, ready to forward to your agent.
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
Miami Home Inspector FAQs
What people ask before booking in Miami. Have another question? Call (954) 297-0317.
Which Miami neighborhoods do you cover?
The whole city, including Brickell, Edgewater, Coconut Grove, Little Havana, Shenandoah, Silver Bluff, Morningside, Buena Vista, Allapattah, Little Haiti and Flagami. Our only office is in Hollywood, and we work across the county, so tell us the address and we will confirm the visit.
Do you also work in North Miami, Miami Shores and Miami Gardens?
Yes. They are separate municipalities with their own building officials, but all three are in Miami-Dade, so the HVHZ answer on the wind form stays the same. Give us the address and we will quote it the usual way.
My house is in a Miami historic district. Can you still inspect it?
Yes. An inspection is only a look at the house. Repairs are different: the City of Miami requires a certificate of appropriateness for work on historic properties, on top of regular permits, so talk to preservation staff before you commit to a plan.
Which inspection do I need when buying an older house here?
Start with a full home inspection, then add a wind mitigation report for your insurance quote. A 4-point usually follows on an older house: Citizens requires one on homes more than 20 years old, and private carriers set their own limits. One visit can cover all three.
Where do I find old permits for a Miami property?
For addresses inside the city, permit history is on the iBuild portal, and the Building Department's microfilm section supplies records digitally for a fee. If your address falls in another municipality, ask that building department instead.
What do inspections cost in Miami?
Size, age, property type and the services you combine all affect it. Call for a free estimate by phone, and you will have a firm price before we book anything.
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
Home Inspections Around Miami
Beyond the city limits we also serve North Miami, Miami Shores and Miami Gardens, along with the neighboring cities below and the rest of Miami-Dade, Broward and Palm Beach counties.
Inspection Services in nearby cities
Free estimate
Schedule Your Miami Inspection
Call or text for the fastest response. We answer seven days a week and can often inspect the same or next day.