West Palm Beach Home Inspectors | Global Home Inspectors

West Palm Beach at a glance

Three Things That Set West Palm Beach Housing Apart

Henry Flagler platted the town in 1893, and it has been building outward from the Lake Worth Lagoon ever since. Which layer your home belongs to decides most of what an inspector looks at first.

Local field sheetWest Palm Beach, FL

Sheet · Inspection Services

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

A deep layer of pre-war houses
The city oversees 18 local historic districts, among them Flamingo Park, El Cid, Old Northwood and Grandview Heights, with many houses from the 1910s to the 1930s. Frame walls, plaster, original windows and old wiring call for a different inspection than a 1990s block home.
West of Military Trail, a different city
After the 1950s boom the city spread west past Military Trail, with large tracts of former wetland filled for building, and gated golf communities such as Ibis followed, out by Grassy Waters. Out here the questions shift from century-old framing to slabs, roof age and each decade's plumbing materials.
The address doesn't always mean the city
Century Village carries a West Palm Beach address but is described as unincorporated Palm Beach County, just west of the city line. That can change who holds the permit records. All of it sits outside the HVHZ, which changes the wind mitigation form too.

Pick an inspection

Six Inspections, and Where Each One Fits in West Palm Beach

Each pin is one service. Tap it, or scroll the list, for what it covers and a link to its page for this city.

Full home inspection
Everything from structure and roof to wiring, plumbing, A/C and appliances, whether it's a bungalow in Grandview Heights or a newer house in Ibis. For buyers and sellers.
Buyers and sellers
Home inspection
Wind mitigation inspection
The state's OIR-B1-1802 form, which documents hurricane features for your insurer. In this county the Region line depends on the design wind speed at the address.
Insurance credits
Wind mitigation inspection
4-point inspection
The report underwriters want on the roof, wiring, plumbing and A/C. Pre-war houses and 1970s condo units are well past the age when insurers start asking.
Insurance required
4-point inspection
Roof inspection
Barrel tile, shingle, metal and flat sections behind parapets, photographed by drone wherever walking might break tile, with a remaining-life estimate.
Drone imaging
Roof inspection
Mold inspection & air quality
Moisture mapping and air samples after a leak, a heavy-rain event or when a condo closed up for the summer smells musty.
Moisture · air
Mold inspection
Thermal imaging
Infrared imaging picks up missing insulation, leaking ducts and damp behind plaster or drywall. It can be added to any visit.
Add-on
See all add-on services

Peter Lemos unloading inspection equipment from the Global Home Inspectors truck

On the road

Based in Hollywood, working here

One Inspector for a City That Spans a Century of Building

Global Home Inspectors has served South Florida since 2008, and Peter Lemos, a Certified Master Inspector®, walks you through what he finds. Our only office is in Hollywood, at the other end of our coverage map from West Palm Beach, so we won't pretend to be around the corner. Call (954) 297-0317 as soon as your inspection period starts, and you will get a firm price and the first time we can be there.

What you get is an inspection adapted to the property. A 1925 Mission house in Flamingo Park raises questions about wiring, flat roof sections and termites. A unit in Century Village is more about the A/C, the water heater and the plumbing next door. A tower on Flagler Drive adds sliders and salt air. You will know what is and isn't covered before the visit.

Firm price by phone before anything is scheduled
Seven days a week, 5 AM–10 PM
Several inspections can share one visit

Buying in West Palm Beach
Use your inspection period to learn how old the wiring, pipes and roof really are, not just how old the house is.
Selling a historic home
Get a pre-listing inspection first, and you hear about the old wiring or the worn roof before a buyer's inspector brings it up.
Renewing a policy
Older homes draw more underwriting questions. Your wind mitigation form and 4-point report usually reach you the same day we visit.
Agents and investors
Prioritized findings make repair talks simpler, whether the property is a bungalow with a garage apartment or a 55+ condo.

Six core inspections

Inspection Services Across West Palm Beach, FL

Each service has its own page, built around the way houses and condos here were put together.

Add-ons & specialty inspections

Additional Inspection Services in West Palm Beach

A termite (WDO) inspection is worth a thought on the city's wood-frame homes. Add it or any of these to your visit.

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 West Palm Beach

One trip to West Palm Beach can cover several inspections: fewer appointments, one point of contact and reports within 24 hours (lab results on air samples take a few business days).

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 First Call to Report in West Palm Beach

Call or send the form
Tell us the address, the year built and the reports you are after, and we quote a firm price before booking.
Set the date early
We come up from Hollywood, so early notice helps. Our calendar runs seven days a week, and we will tell you the first time that fits your deadline.
On-site inspection
Peter brings a moisture meter, thermal camera and drone. Walk along with him and ask anything you want.
Report within 24 hours
Photos and plain-English findings in digital form. 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

West Palm Beach Inspection FAQs

Quick answers for West Palm Beach buyers, owners and agents. Don't see yours? Call (954) 297-0317.

Do you have an office in West Palm Beach?

No. Our only office is at 3610 N 65th Ave in Hollywood, at the far end of our coverage area from West Palm Beach. We come up for inspections here, and the field sheet on this page shows the distance. Call early so we can work around your deadline.

Which parts of West Palm Beach do you cover?

The whole city, from Northwood through downtown, El Cid, Flamingo Park and the South End, and west to Villages of Palm Beach Lakes and Ibis. We also inspect in Century Village, which has a West Palm Beach address but is described as being outside the city limits.

Is Century Village part of the City of West Palm Beach?

It is generally described as an unincorporated part of Palm Beach County just west of the city, even though residents use West Palm Beach addresses. If you need permit records, confirm the jurisdiction for your parcel with the county or the city first.

Which inspections should I order when buying in a historic district?

Usually three: a home inspection, a wind mitigation form and a 4-point, since these houses are well past the age insurers ask about. On a wood-frame home, add a termite (WDO) inspection. West Palm Beach also reviews exterior changes in its historic districts, so check before you plan repairs.

Do you inspect condos on Flagler Drive and downtown?

Yes. Our job there is the unit: its A/C, water heater and sliders, plus what can be seen of the balcony. Structural questions belong to the association and its engineers. Our West Palm Beach condo inspection page explains the difference.

How much do inspections cost in West Palm Beach?

Price follows the property: its size, its age, its type and the reports you combine. A phone call gets you a free estimate, and the firm price comes before we book anything.

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