Home Inspector Pembroke Pines, FL | Global Home Inspectors

How the city was built

Pembroke Pines Grew East to West, and Each Stretch Ages Differently

In about 50 years, a town of under a square mile spread out toward U.S. 27. Knowing which decade reached your street tells an inspector where to start.

Local field sheetPembroke Pines, FL

Sheet · Inspection Services

A postwar core near University Drive, a middle stretch of condos and 55+ living opened by a 1980 annexation, and lake-filled gated subdivisions west toward U.S. 27, many built after Hurricane Andrew as the population doubled in the 1990s.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 5.2 miles from 3610 N 65th Ave, Hollywood
Growth: Annexed from Flamingo Road to U.S. 27 in 1980. Population more than doubled from 1990 to 2000
Typical homes: Older homes near University Drive, then 1990s and 2000s gated subdivisions out to West Pines
Roofs: Tile and shingle. Whether it is original or re-roofed matters most, and permit records can show it
Condos: Century Village (gated, 55+), plus low-rise condos, villas and townhomes, all well inland
Water: Lakes through the western subdivisions. No salt-air front, but flood zones vary by address
ZIP codes: 33023 · 33024 · 33025 · 33026 · 33027 · 33028 · 33029

Neighborhoods we cover

Century Village
Chapel Trail
Silver Lakes
Pembroke Falls
Pembroke Shores
Pembroke Lakes
Pembroke Isles
Towngate
Boulevard Heights
Walnut Creek
Spring Valley
Hollybrook
Big Sky
Pasadena Lakes

Boxed in until 1980
The city began in 1960 as less than a square mile around Hollywood Boulevard and SW 72nd Avenue, with North Perry Airport and the state hospital blocking its way west. Homes from those first decades carry the panels and pipes of their era.
The annexation that opened the middle
Taking in the land from Flamingo Road to U.S. 27 roughly doubled the city, and I-75 reached Pines Boulevard by 1984. Condo communities such as Century Village filled in during the years that followed, so a lot of the housing here is stacked and shared.
West Pines, after Andrew
Hurricane Andrew sent thousands of Miami-Dade residents north in 1992, and the population went from about 65,000 in 1990 to about 137,000 in 2000. Those subdivisions still feel new to many owners, but insurers now treat a good share of them as older homes.

Choose your inspection

Which Inspection Fits Your Pembroke Pines Property?

Every pin stands for a service. Tap one, or work down the list, to read what it covers and open its page for this city.

Full home inspection
Roof, attic, structure, electrical, plumbing, A/C and appliances, whether the house dates from the 1970s or from the last phase of a gated subdivision.
Buyers and sellers
Home inspection
Wind mitigation inspection
Florida's form for documenting hurricane features. Here the Region answer is HVHZ, and a permit date can decide the Building Code answer.
Insurance credits
Wind mitigation inspection
4-point inspection
Roof, electrical, plumbing and A/C, written for the underwriter. Much of the 1990s building boom is now past the 20-year mark.
Often required
4-point inspection
Roof inspection
Every slope photographed, by drone where airspace and conditions allow, plus the attic and an estimate of remaining useful life.
Drone where allowed
Roof inspection
Mold inspection & air quality
Moisture mapping and air samples for a musty upstairs closet, a stained ceiling or a condo that has sat closed for months.
Moisture and air
Mold inspection
Thermal imaging
An infrared scan for damp spots, missing insulation and duct leaks, handy in large two-story homes with long duct runs.
Add-on
See all add-on services

Peter Lemos unloading inspection equipment from the Global Home Inspectors truck

On the road

One inspector, start to finish

A Home Inspector for Pembroke Pines, From First Call to Final Report

Global Home Inspectors has served South Florida since 2008 and works from N 65th Ave in Hollywood, the next city east. Peter Lemos, a Certified Master Inspector®, does the inspection and answers calls and texts at (954) 297-0317 seven days a week, from 5 AM to 10 PM.

What changes from one address to the next here is the paperwork around the house. A gated subdivision may need a visitor pass, a Century Village unit sits under an association, and a lake lot may raise a flood question. We sort that out on the first call, and you hear a firm price before anything is scheduled.

Several inspections can share one visit
Free estimate by phone, firm price before scheduling
Insurance reports usually the same day

Buyers
Your inspection period is short. Use it to learn whether that 1990s house still has its original roof, A/C and water heater.
Sellers
A pre-listing inspection tells you what a buyer's inspector is likely to raise, while you can still decide what to fix.
Renewing a policy
If your carrier asks for a 4-point or a wind mitigation form, both usually go out the same day.
Agents and investors
Prioritized findings in plain language help when a deal has a gate, an association and a short deadline.

Six inspections, one inspector

Inspection Services in Pembroke Pines, FL

Each one has its own page, written around how homes here were built and how they are aging.

Add-ons & specialty inspections

Additional Inspection Services in Pembroke Pines

Add any of these to a Pembroke Pines visit, or book one on its own.

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 Pembroke Pines

Booking several for one property? One trip through the gate, 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 an Inspection in Pembroke Pines Works

Call or text us
Give us the address, the year built and what you need. The estimate is free, and the price is firm before scheduling.
Clear the gate
In a gated community, add us to the visitor list or tell us who handles access, so the visit starts on time.
On-site inspection
Peter works with a moisture meter, a thermal camera and a drone when needed. Walk along and ask questions if you like.
Report within 24 hours
A digital report with photos and plain-English findings. Insurance forms usually arrive the same day.

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

Pembroke Pines Home Inspector FAQs

Common questions from owners and buyers around town. Don't see yours? Call (954) 297-0317.

Which parts of Pembroke Pines do you cover?

The whole city, including Boulevard Heights, Towngate, Pembroke Lakes, Century Village, Pembroke Falls, Pembroke Shores, Chapel Trail and Silver Lakes. Part of Silver Lakes crosses into Miramar, and we inspect on both sides of that line.

What is West Pines, and does it change the inspection?

West Pines is the common name for the part of the city west of I-75, mostly subdivisions built after Hurricane Andrew. The checklist stays the same, but the questions shift toward original roofs, aging A/C and what each association allows.

Can you get into a guard-gated community?

Yes, with your help. Let the gatehouse or your agent know when we are coming and who to expect. Pembroke Falls, for one, has staffed gates, so a name on the list avoids a delay.

Which inspections do buyers usually order here?

A full home inspection and a wind mitigation form are the usual pair. For a home more than 20 years old, add a 4-point, since Citizens requires one and private carriers set their own limits. All three fit in one visit.

Do you have an office in Pembroke Pines?

No. Our only office is on N 65th Ave in Hollywood, and we come to you. We work seven days a week, from 5 AM to 10 PM, so same- or next-day visits are often possible.

How much does an inspection cost in Pembroke Pines?

Price follows the property: its size, age and type, plus how many inspections you combine. The estimate by phone is free, and you get a firm number before anything goes on the calendar.

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