Mold Inspection Aventura, FL | Condo Moisture and Air Tests

Moisture in Aventura

Why Aventura Units Get Damp

The water sources here have a lot to do with how many homes are stacked together and how many sit without anyone living in them.

Local field sheetAventura, FL

Sheet · Mold Inspection

A 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

Thousands of units without a full-time household
Census estimates show about 26,000 housing units in Aventura but only about 17,500 households. A unit closed up for months, with the A/C set high or off, can gather humidity quickly. We scan closets and the walls behind large furniture first, then the air handler.
Water that belongs to somebody else
A leak from the unit above or a shared riser can wet your ceiling and walls, and the fix may not be yours to make. We map the moisture and photograph it, so you can hand the association something specific rather than a complaint.
What hurricanes leave in a tower
Wind-driven rain does not need a broken window to get in: worn slider seals and balcony thresholds can do it. Hurricane Wilma broke high-rise windows and flooded upper-floor condos here in 2005. If your unit has taken in storm water, walls and flooring can stay wet well after the surface seems fine.

Where mold hides

Where Mold Hides in an Aventura Unit or Home

Scroll or tap a pin, then switch to Thermal. Cold, damp spots stand out on the scan, and they often line up with the sources below.

Under sinks & cabinets
Supply lines and shutoffs leak slowly into cabinet floors. In a stack of units, the kitchen below may show it before you do.
Slow leaks
Bathrooms
Shower walls, grout, ceilings and fans. Interior baths in towers often vent through shared shafts, so a weak fan leaves damp air behind.
Humidity
A/C air handler & ducts
Pans, condensate lines and ducts sweat in this climate. A clogged line in an A/C closet can reach the floor below and become two owners' problem.
Condensation
Attic & roof leaks
On a townhome or house, roof leaks stain decking and wet the insulation. In a tower unit with no attic, we check the top-floor ceiling instead.
Stains · damp insulation
Windows & exterior walls
Condensation on glass and wind-driven rain through worn slider seals. Balcony thresholds and slider tracks deserve a meter on any floor.
Condensation · seals
Water heater & laundry
Leaking tanks and washer hoses, often in a closet next to a bedroom. In a stacked building, that water travels to the unit below.
Closet leaks

Peeling paint and water damage on a wall found during a mold inspection in South Florida

Moisture · 38%

Why test

Mold Inspection in Aventura Starts With the Water

Humidity, salt air and closed-up units give mold plenty of chances here, and the visible patch rarely tells the whole story. In a tower, the source can be on another floor, so cleaning your wall without finding it will not last. A townhome or house at ground level has different exposure: much of this land began as drained swamp beside the bay, and FEMA's preliminary maps show flood zones near the water, so check your own address.

The inspection combines a careful walk through the property, moisture mapping with a meter and thermal camera, and air samples compared against an outdoor sample. A laboratory analyzes the samples, which typically takes a few business days. You get a report on what turned up and where the moisture appears to be coming from. We don't remove mold, and remediation should go to a licensed mold remediator.

Moisture map across ceilings and shared walls
Indoor air compared with an outdoor sample
Testing only, with no cleanup work to sell

Coming back after months away
If the unit smells musty on your return, find out why before you unpack and restart the A/C.
A stain from above
Document the moisture so the association or the neighbor has something concrete to respond to.
During your inspection period
A musty smell at a showing is worth checking before the contract window closes.
Independent results
With no cleanup work to sell, we can tell you when the numbers say there is nothing to fix.

Two ways we look

In an Aventura Unit: Looking for Mold vs. Testing the Air

Most clients use both here. One finds the source, which may be outside your unit. The other measures the air you breathe.

Visual & moisture inspection

Walls, ceilings, cabinets, closets and the A/C system
Moisture meter readings on suspect areas
Thermal imaging to spot cold, damp areas
Finds the moisture source behind the mold
Photos of every finding

Air quality sampling

Indoor air samples from the areas of concern
An outdoor sample as a baseline for comparison
Laboratory analysis of spore types and counts
Shows whether indoor levels are elevated
Useful to confirm results after remediation

We identify and document mold and moisture problems. Removal should be performed by a licensed mold remediator.

Simple from start to finish

How a Mold Inspection Runs in Aventura

Tell us the history
Which room, when it began, any leaks above you, and how long the unit has been closed.
Scan and map
Peter works through ceilings, walls, cabinets and the A/C closet with a meter and thermal camera.
Samples in and out
Indoor air is compared with a sample taken outside on the same visit. A lab does the analysis.
Plain findings
Photos, readings and next steps, including when the association or a licensed remediator should step in.

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

Mold Questions From Aventura Condo and Home Owners

The questions Aventura owners ask most. For anything else, call (954) 297-0317.

My Aventura unit sits empty for months. How do I keep mold out?

Keep the A/C running rather than off, turn off the unit's water if your building allows it, and have someone check in. If you come back to a musty smell, call before you clean, so we can look for where the moisture came from.

The leak comes from the unit above me. Who deals with the mold?

That depends on the cause and your documents, and Florida's condo statute divides insurance duties between the association and the owner. Report it in writing right away. We can document the moisture and the air readings, but we do not decide who pays.

Can you test a unit at Turnberry Isle or on Williams Island?

Yes. We check A/C closets, bathrooms and shared walls in towers across Aventura, and we set the time with you or the manager if building access needs arranging. See also our condo inspection.

Could old storm damage still be causing mold in my Aventura condo?

It can, if a water path was never closed. Wilma flooded upper floors here in 2005, and many units have been renovated since, sometimes over old damage. A moisture scan shows whether anything is wet now. For the source, a roof review may help on a townhome or house.

Is some mold normal?

Yes. Outdoor spores drift in all the time, so no home reads zero. The useful number is the gap between the indoor and outdoor samples collected on one visit, which tells you whether something unusual is happening inside.

When will the lab results come back?

A lab analyzes the samples, which usually takes a few business days. Once they arrive, Peter explains what they mean for your unit or home.

Will you remove the mold?

No. We inspect and test only. If cleanup is needed, use a licensed mold remediator, and check with your association first if shared walls are involved.

Often booked together