South Florida Condo Inspection Services
Expert condo building inspections — Miami, Fort Lauderdale, Palm Beach.
Specialized condo inspections for South Florida buyers and owners. Licensed Florida home inspector evaluating unit systems, building integrity, and HOA financials.
Why condos are different
Specialized knowledge beyond a typical home inspection.
Building recertification
40-year and 50-year inspection compliance for older Florida buildings.
HOA reserve analysis
Reserve fund adequacy and special-assessment risk review.
Shared systems
Common area maintenance and building-wide mechanicals.
Structural integrity
Visible red flags in high-rise and multi-unit structures.
Balcony & terrace safety
Concrete spalling, railing condition, and drainage.
Hurricane openings
Window and sliding door impact-rating compliance.
Post-Surfside awareness
After the Surfside condo collapse, building safety has become the #1 concern for South Florida condo buyers. Our inspections focus on structural red flags, maintenance deficiencies, and building integrity — not just the unit you're buying.
What we inspect
Your unit. The building. The paperwork.
Unit interior systems
- Electrical — Panel, wiring, outlets, GFCI protection
- Plumbing — Fixtures, water pressure, drainage, supply lines
- HVAC — Air conditioning, ventilation, condition and age
- Appliances — Built-in appliances, water heater (if in unit)
- Walls, ceilings, floors — Moisture damage, cracks, levelness
- Windows & doors — Operation, seals, hurricane impact compliance
- Balcony / terrace — Railings, concrete spalling, drainage
Building & common areas
- Exterior structure — Visual assessment for obvious defects
- Common areas — Hallways, lobbies, amenities
- Garage / parking — Visible structural concerns, drainage
- Roof access — General condition if accessible
- Elevators — Condition and maintenance (visual only)
HOA & documents
- HOA reserve fund adequacy
- Current or upcoming special assessments
- 40-year / 50-year recertification status
- Major-system maintenance records
- Insurance claims history
- Pending litigation affecting the building
- Association rules and renovation restrictions
Pricing
$350 — everything included.
Complete unit interior, visual building & common-area assessment, HOA document review, photo-rich report delivered within 24 hours, plus a phone consultation.
Add-ons
Building-level red flags
What we look for in the building.
- Inadequate reserves (under 10% of budget)
- Pending or likely special assessments
- Deferred maintenance on roof, facade, mechanicals
- Recertification delays or failures
- High insurance costs or coverage gaps
Unit-level red flags
What we look for inside the unit.
- Moisture damage or active leaks
- Outdated wiring or electrical hazards
- Aged or inefficient HVAC
- Balcony concrete spalling
- Failed window seals
Serving all South Florida condos
High-rise, mid-rise, and low-rise condos across South Florida.
Miami-Dade County
- Miami (Brickell, Edgewater, Downtown)
- Miami Beach (South, Mid, North)
- Aventura
- Sunny Isles Beach
- Coral Gables
- Key Biscayne
Broward County
- Fort Lauderdale (Las Olas, Beach)
- Hollywood Beach
- Hallandale Beach
- Pompano Beach
- Deerfield Beach
Palm Beach County
- West Palm Beach
- Palm Beach
- Boca Raton
- Delray Beach
- Boynton Beach
- Jupiter
Extended areas
- Florida Keys (Key Largo to Key West)
- Stuart
- Fort Pierce
- Port St. Lucie
FAQ
Frequently asked questions.
- Do I really need a condo inspection if the building just passed inspection?
- Yes. Building recertification inspects common areas and structure, not your individual unit. You need to know about your unit's specific systems and any building-wide concerns that could affect you financially.
- How is a condo inspection different from a house inspection?
- Condo inspections focus on your unit's interior systems, building common areas, and HOA financials. We don't inspect the roof, foundation, or exterior walls unless visible concerns exist, but we do review building maintenance records and reserve funds.
- What should I do with HOA documents before my inspection?
- Request the HOA budget, reserve study, recent meeting minutes, rules & regulations, building insurance policy, special assessment history, and building recertification reports from your agent or seller. We'll review these alongside the inspection.
- Will you find problems with the building structure?
- We identify any visible structural concerns in your unit or common areas. For detailed structural analysis of the building, we can refer you to a structural engineer for a separate evaluation.
- How much are HOA reserves supposed to be?
- Industry standard is 10–25% of the annual budget. Buildings with less than 10% reserves may face special assessments for major repairs. We'll help you understand if the building is adequately funded.
- What if you find major issues?
- We call you immediately with any safety concerns and deliver a detailed report within 24 hours that you can use in your negotiations with the seller.
- Do you check for mold?
- We identify visible moisture damage and conditions conducive to mold. For mold testing and air quality assessment, we offer a separate Mold Inspection service.
Related services
Residential Home Inspection
The full picture before you sign — 400+ point walkthrough, photo-documented.
4-Point Inspection
Roof, electrical, plumbing, HVAC — what Florida insurers require for older homes.
Wind Mitigation Inspection
The Florida-specific report that can cut your homeowner's premium by hundreds per year.
Don't buy a South Florida condo without a professional inspection.
$350 — same-day scheduling, 24-hour reports, HOA document review included.
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