4-Point Inspection in Aventura
The insurer's report on roof, electrical, plumbing and A/C, including what a carrier may want on an older unit.
Townhomes · Villas · Houses · Aventura, FL
Roof Inspection in Aventura, FL
A roof inspection in Aventura, FL only makes sense if the roof is yours to worry about. On a townhome, villa or house, we document the surface by drone or up close and check the underside from the attic. In a tower, we tell you what to ask the association instead.
- Best fitTownhomes · villas · houses
- ImagingDrone when allowed
- IncludesRemaining-life estimate
- Tower owner?Ask the association first
Whose roof is it?
Who Holds the Roof in Aventura, and Why It Decides Everything
Few cities make this question matter more. Before you order a roof inspection here, work out which of these three owners you are.
Local field sheetAventura, FL
Sheet · Roof InspectionA 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
You own a unit in a tower
You cannot replace that roof, and one owner's inspection will not change what the board does. The useful step is asking for documents: the structural integrity reserve study, which Florida requires to cover the roof on buildings of three or more habitable stories, plus the latest permit date.
You own a townhome or villa
Read the declaration first. Some communities put the roof on the association and others leave it with you, and a shared roof on a row raises its own question: who pays when only one section leaks? If it is yours, an inspection gives you a remaining-life estimate to plan around.
You own a house on the water
In a gated enclave such as Island Estates, the roof on a single-family home is normally the owner's. Listings date those houses to about 2000 through 2009, so the first re-roof question may be close: underlayment often lasts about 20 to 25 years even when the surface looks fine.
On the roof
Six Checks on an Aventura Roof You Are Responsible For
Scroll or tap a pin with the drone in the air, then switch to X-ray to follow what we check from the attic below.
-
Roof covering
Cracked or slipped tile, shingle wear, rust on metal and blisters on flat sections. Low-slope areas over townhome entries and terraces get a closer look.
Tiles · shingles · panels -
Ridges & hips
Ridge and hip caps and what holds them down. On a row of attached homes, loose caps at one end can affect the neighbors too.
Caps · adhesion -
Flashing & penetrations
Vents, pipe boots, skylights and wall flashing. Step flashing where a row's roof meets a taller wall is a common place for leaks to start.
Most leaks start here -
Fascia, soffit & drip edge
Fascia, soffit and drip edge, checked for rot, gaps and pest entry. Salt air near the bay and the Intracoastal works quickly on exposed metal edges.
Rot · gaps · corrosion -
Underlayment & roof deck
From the attic we look for stains, daylight and soft decking. Shared attics in some attached homes limit what we can see, and we say so.
Seen from the attic -
Attic ventilation
Intake and exhaust vents that control heat and moisture. In a humid waterfront setting, poor airflow can show up as rusted fasteners and damp decking.
Heat · moisture
Why inspect the roof
Roof Questions an Aventura Owner Should Be Asking
For a house or townhome, the roof is one of the largest bills you can face, and your insurer will ask about it. Citizens wants documentation of at least five years of remaining life on soft roofs older than 25 years and hard roofs older than 50. A private carrier can ask for something different, so check before you renew.
Peter documents the covering, flashing and roof edge up close or by drone, where conditions and the rules allow, and then goes to the attic to see the underside. Clay and concrete tile crack under foot traffic, so we stay off it when a drone gets the view without the risk. The report includes photos and an estimate of remaining useful life.
In a tower, skip the inspection and read the paperwork. A resale buyer is entitled to the association's most recent structural integrity reserve study, or a statement that none has been completed, along with any milestone summary. Those documents say more about the roof's budget than anyone could learn from inside your unit. Our condo inspection then covers what you will own.
- Drone and close-up photos on roofs you answer for
- Remaining-life estimate for buyers and insurers
- A straight answer if the roof is the association's
Buying a townhome
Find out who holds the roof and how much life it has left before the inspection period ends.
Insurance renewal
Section 627.7011 limits refusals based only on roof age. An inspection can help on a roof 15 years or older.
After a storm
Photos taken while damage is fresh help with your roofer, your insurer or your association.
Selling your home
Show the roof's condition up front and take one common objection off the table.
Know your roof
Aventura Roof Types and How Long They Usually Last
Service-life ranges for the roofs you are likely to own here, and what we look for on each one.
| Roof type | Typical service life | What we look for |
|---|---|---|
 | 30–50 years for the tiles; underlayment often 20–25 | Cracked or slipped tiles, underlayment age, ridge and hip adhesion, flashing |
 | About 15–20 years in South Florida sun | Granule loss, curling or lifted tabs, nail pops, worn flashing |
 | 40+ years | Fasteners, seams, rust, coating condition and flashing at walls |
 | About 10–20 years | Ponding water, blisters, open seams and flashing at parapets |
Typical ranges only. Actual life depends on installation, maintenance and storm exposure, and your insurer may apply its own age limits.
Simple from start to finish
How We Inspect a Roof in Aventura
Tell us who holds the roof
Mention the reason too: a purchase, an insurer's request or storm damage. It shapes the report.
Clear the flight
Gated communities and close neighbors can limit a drone. We check before flying and adapt if needed.
Surface, edge and attic
We document the whole surface, flashing and roof edge, then go inside to see the underside.
Written life estimate
Within 24 hours you get photos and an estimate you can share with your insurer or roofer.
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
Roof Inspection Questions From Aventura Owners
Many roofs here belong to someone else, so the first answers cover that. For others, call (954) 297-0317.
Can you inspect the roof of my Aventura condo tower?
Not on a single unit owner's order. The roof belongs to the association, and access is up to the board or manager. Its engineers and architects report on it for the building. Ask for the reserve study and the recertification paperwork. If the board itself wants a roof review, it can call us.
My condo ceiling leaks. Is that a roof inspection?
A top-floor stain might be a roof issue, but the fix goes through the association, so report it in writing. A moisture and mold check can show how far the damp has spread and gives you something to hand them.
Who pays for a roof on an Aventura townhome?
Your declaration or homeowners association documents decide. Some communities make it a shared cost and others leave it with the owner, so read them before you close. We can tell you the roof's condition, but not who is legally responsible.
How long can a roof on an Island Estates home in Aventura last?
It depends on the material and how it was installed. Tile itself can last decades, but the underlayment beneath often needs replacing after about 20 to 25 years, and listings date those homes to about 2000 through 2009. Salt exposure near the water can shorten that.
Can my insurer refuse a policy over roof age?
Section 627.7011, Florida Statutes, bars an insurer from refusing to issue or renew a homeowner's policy only because a roof is under 15 years old. At 15 or older, it must allow an inspection by an authorized inspector, and it cannot refuse on age alone if that inspection shows five or more years of useful life.
Do you walk on tile?
We try not to, because clay and concrete tile crack under foot traffic. A drone and safe vantage points usually give a better view, and the attic shows us the underside.
Is the roof part of a home inspection?
Yes, every home inspection includes a roof review on a house or townhome. Order a standalone roof inspection when the roof is the one question you need answered in depth.
Often booked together
Other Inspections in Aventura
Roof questions usually travel with insurance questions. These pair well on an Aventura townhome or house. All inspection services in Aventura
Wind Mitigation Inspection in Aventura
The state form for homes with their own roof, plus an honest answer on what it can do for a tower unit.
Home Inspection in Aventura
For the townhomes, villas and single-family homes Aventura does have, from The Waterways to Island Estates.
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
Roofs and insurance
Florida Roof Age Rules for Home Insurance (2026)
Wind mitigation
What Is a Wind Mitigation Inspection? The 2026 Florida Guide
Wind mitigation
Wind Mitigation Report: How to Read Yours (2026)
Also nearby
Roof Inspections Near Aventura
Neighboring cities have far more houses with their own roofs, and we inspect those too, by drone and from the attic.
Roof Inspection in nearby cities
Free estimate
Schedule Your Aventura Roof Inspection
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