Home inspection in Miami for buyers and homeowners

What our Miami home inspection covers

Every full inspection follows the same order, so nothing gets skipped. Here’s what we look at and what we’re looking for.

• Roof and drainage

  Covering type and condition, flashing, visible damage, gutters, and signs of past leaks. Roof age matters to Florida insurers, so we note what we can determine.

• Structure and foundation

  Visible foundation, walls, and framing, plus cracking, settlement, and signs of water intrusion.

• Exterior, windows, and doors

  Siding, stucco, trim, grading, and every window and door, including hurricane shutters and impact openings.

• Electrical

  Main panel and breakers, visible wiring, outlets, GFCI and AFCI protection, and panel types insurers commonly question.

• Plumbing

  Supply and drain lines, pipe materials, fixtures, water pressure, visible leaks, and the water heater.

• Air conditioning

  Operation, age, condensate drainage, and visible condition of the air handler and outdoor unit.

• Attic and insulation

  Roof deck, framing, ventilation, insulation, and any signs of moisture or pests.

• Interior

  Walls, ceilings, floors, stairs, and water stains that point to leaks above.

• Built-in appliances

  Range, dishwasher, disposal, and other built-in appliances, run through normal operation.

Inspected with South Florida homes in mind

Homes here deal with salt air, heavy rain, constant humidity, and hurricane season, and Florida insurers look closely at a few specific things. During your home inspection, we pay extra attention to:

• Roof age and condition. An older roof can make a home hard to insure. If we see an issue your insurer is likely to ask about, you hear about it now, not after closing.
• Older electrical panels and wiring. Some panel brands and wiring types can affect insurability. We identify what’s in the house.
• Pipe materials. Galvanized, cast iron, and polybutylene pipes are common in older Miami homes and can affect both repair costs and insurance.
• Moisture. Stains, soft spots, and musty areas that point to leaks or humidity problems. If we suspect mold, we’ll tell you, and our licensed mold assessor can test.
• Openings and shutters. What’s protecting the windows and doors, which also matters for wind mitigation credits.

Specialty home inspections

These are offered on their own or added to a full inspection:

• Roof certification. A focused roof inspection, often requested by insurers or buyers of homes with an older roof.
• Pre-listing inspection. For sellers who want to find and fix problems before a buyer’s inspector does.
• New construction inspection. Before closing on a new home, or before your builder’s 1-year warranty ends, so the builder fixes what’s wrong.
• Insurance inspections. Add a 4-point inspection or a wind mitigation inspection to get insurance quotes moving.
• Mold and air quality. Add mold testing in Miami if the home has a musty smell or a history of leaks.

An honest report, because we don’t sell repairs

Florida law doesn’t allow home inspectors to offer repairs on homes they inspect. That means nothing in your report is a sales pitch. You get a clear, photo-documented report that separates urgent safety issues from routine maintenance, so you and your realtor know exactly what to negotiate.

Home inspection questions