Home Inspections (Single Family & Townhouses)

A general inspection of all the components of the home i.e. (Exterior walls, surrounding grounds, landscaping, windows, doors, garage, roof covering, attic, insulation, ventilation, electrical systems, plumbing systems, bathroom fixtures, water heater, A/C systems, appliances, interior walls, ceilings, floors, sprinklers systems, pool) this is the equivalent of a major medical check-up. If we find issues such as evidence of mold/termite, we will advise and recommend other inspections. The inspection report will also include permit research which will provide a history for any open/expired permits, and photographic and video data of any discrepancies or damage, as well as an estimated cost of replacement/repair for any damage. The reports will also provide the age of the of the major component of the home, and the projected life expectancy. Whether it is a 10,000 sq. luxury home, a 2,500 sq. first time home purchase, or a 1,500 sq. fixer upper, I have the expertise and experience to conduct a quality detailed inspection. Pricing is based on square footage of the home, number of stories, and year of construction built.

Condo Inspections

A general inspection of all the components of the property i.e. (Exterior walls, surrounding grounds, windows, doors, roof, attic if applicable, ventilation, electrical systems, plumbing systems, water heater, A/C systems, appliances, interior walls, ceilings, floors) this is the equivalent of a major medical check-up. If we find issues such as evidence of mold, we will advise and recommend other inspections. The inspection report will include permit research history for any open/expired permits, and photographic and video evidence of any discrepancies or damage, as well as an estimated cost of replacement/repair for any damage. The reports will also provide the age of the major systems, and the projected life expectancy. Whether it is a 7,000 sq. luxury condo, a 1,200 sq. fixer upper, I have the expertise and experience to conduct a quality inspection. Pricing is based on square footage of the condo.

Commercial Inspections – Warehouses, Retail, Offices

These inspections are designed to serve investors, commercial buyers, and property management companies. In the past I have inspected mixed used retail/office properties, medical facilities, warehouses, and single offices. The same techniques and methods are used as the “Home Inspections (Single Family & Townhouses)”, but with a more detailed approach. For example, if the property has 10 different offices under one building, I will enter and inspect all 10 offices. In the past I have conducted an 88 unit warehouse inspection for a real estate property firm in which all 88 units were inspected.

  • 88 unit warehouse (Hialeah Gardens)
  • 15,000 sq.ft retail (Miami Gardents)
  • 20,000 mixed used retail (Oakland Park)
  • 20,000 office building (City of Miami)
  • 750 sq.ft single office (Miami-Lakes)
Investment Property Inspections

This inspection is designed to serve investors, second home buyers, or out-of-towners who are buying properties to fix and either rent, flip, or serve as a vacation home. The same techniques and methods are used as the “Home Inspections (Single Family & Townhouses)”, but is intended to assist the homeowner with consultation on construction improvements can be done, including additions, new bathrooms, kitchen, roof and other components that could need repair or in need of an upgrade. A separate report of what desired improvements will cost, and if buyer chooses a consultation and match of local professionals who can do the work will be provided.

Listing “Seller” Inspections

This inspection is intended to assist the seller, and the listing agent of any discrepancies that they buyer’s inspector may find. It is a report that will recommend maintenance issues that the property may be in need of. The purpose of this inspection is to allow the seller to ask for the price that they are seeking, by eliminating any surprises that may come up by the buyers inspector. This inspection will allow for a quicker and more efficient sale.

New Construction Inspections

Home buyers of newly constructed homes may not be aware they may have an inspection clause included with their new home contract. Fact is, a new homebuyer can greatly benefit from using a professional home inspector during the construction and completion of their new home. Many people ask; “Why does a newly constructed home need an inspection?” “Isn’t a newly constructed home perfect and safe?” Some people assume that the builder and contractors are overseen by state or local government officials and that the local town or city building inspector checks the house out. This is true to some degree, however as a General Contractor I have learned that few if any municipal inspectors spend anywhere near enough time in the home to fully check it out. Further, there could be problems with the home that are not necessarily code violations, yet have serious consequences for the new home owner.

Remodeling Inspections

This inspection is designed to help and protect the homeowner from an inexperienced general contractors. I will provide additional inspection and information that the local County or City Building Inspector does not inspect. It can be used to protect the homeowner from unwarranted change orders, and provides an additional expert on the process of the remodeling. These inspections are custom made, depending on the scope of work that is being done.

Insurance Inspections

These inspections are required by insurance companies insuring in Florida. These inspections will be provided in addition the Home or Commercial Inspection, but can be ordered by any existing homeowner, or insurance agent that needs them for one of their clients.   A. Wind-Mitigation Inspection – Also referred to as a Windstorm Mitigation Inspection, windstorm insurance inspection or wind mitigation inspection, is to determine the appropriateness of a given structure’s construction in the event of strong winds, such as those present in a hurricane. Windstorm inspections look for construction features that have been shown to reduce losses in hurricanes, such as a roof covering permitted under at least the 2001 Florida Building Code, the presence of roof to wall attachments such as clips or hurricane straps, the roof geometry such having a 100% hip roof, and the presence of shutters or “Impact Rated” windows. A homeowner with windstorm insurance can often submit the results of a windstorm inspection to their insurer to obtain discounts on their windstorm insurance. In Florida, premium discounts for certain favorable wind mitigation features are mandated by State law and can total 40% in discounts of the original policy’s premium. This inspection is required by insurance companies to obtain homeowners insurance, and will also be required by your lending company.   B. Four Point Inspections – Required by insurance companies, a four-point inspection is required for all homeowner, dwelling and mobile home applications for properties more than 30 years old. The inspection consist of checking the home’s #1-electrical system, #2-plumbing, #3- heating/cooling system (HVAC) and #4-roof. The inspection must provide the age, type and condition of the wiring, heating and plumbing systems, and roof. Any serious hazards or deficiencies (such as exposed wiring, active leaks or evidence of leaks) should be repaired before an application for coverage is submitted.   C. Roof Certification – A Roof Certification Inspection is an inspection performed at the request of the insurance company through the insurance agent. The Roof Certification Inspection is typically requested by on homes or roof which are 25 years and older. The reason insurance companies use 25 years as a benchmark for this type of inspection is based on the life expectancy of the average asphalt roof covering. While the insurance company knows the age of your home, they do not always know if the roof covering has ever been updated. This is important as it will determine if the insurer will renew or write a new policy based on their insurability guidelines. A four point inspection may be used instead of a roof certification.   D. Sink-Hole Inspection – This type of inspection is required for anyone looking to get Sink-hole coverage by their insurance company. The insurance company will require you to provide this type of inspection prior to writing any policy that covers sink-hole. This inspection is paid both by the policyholder, and the insurance company, and it is meant to provide both parties with information of the current conditions of the home. All exterior walls, foundations, floors, ceilings, windows, and doors are inspected for structural stability, and to see if any evidence of any possible sink-hole exists. This inspection does NOT guarantee the presence of a sink-hole, or lack of a presence of a sink-hole, but will document any structural issues that could be present because of typical construction defects found in the property.   E. Commercial Wind-Mitigation Type II, Type III – This inspection is the same as a regular WindMitigation Inspection, but is for apartment buildings that are (3-6 Stories) Type II, and anything (7 stories or more) Type III. Usually, these inspections are needed by property management companies, or condo associations. I have preformed over 50 Type II, and Type III inspections.   F. Replacement Cost Valuations – This inspection is intended to provide you an estimate of what it will cost you to replace the property in the cast of a major hurricane, or fire. Your insurance carrier assigns a valuation for replacement cost in the event of a catastrophic loss. Your premium expense is based, in part, on this value. If the valuation is estimated too high, Florida law allows you to contest the valuation. You may, at your expense, hire a Certified General Contractor, residential appraiser, architect or registered engineer to prepare a replacement cost valuation. You should only hire those professionals who regularly engage in this work and who are familiar with the program requirements. In the past 5 years I have preformed over 50 replacement cost valuations.

Sewer Camera Inspections

This inspection is highly recommended for any properties that is 40 years old or older. Recently insurance data has seen a spike of sewer related leaks that has caused flooring, and foundation issues including sinkholes. The cost and time to repair a leaking sewer line is great. This inspection will show the interior conditions of the sewer pipe, and will determine if the pipe is beyond maintenance status. In many cases, life expectancy of sewer lines can be extended by flushing out the sewer line. The only way to determine this is by using a video scope camera that will document the conditions of the pipe. Pricing is based on size of the property.

Septic Tank Inspections

This inspection is recommended on all properties that have septic tanks, especially if the property owner does not have any maintenance records. Accordion to the U.S Environmental Protection Agency (EPA), septic systems should be maintenance every 3-4 years. Unfortunately many homeowner fail to do so. This inspection is conducted by a separate septic tank company, and usually starts at $250. While we do not physically conduct this inspection, we can recommend you a professional septic tank company based on your area. maintenance An inspection fee of $250 to $350 is a bargain compared to the cost of repairing or replacing a malfunctioning system, which can cost between $3,000 and $7,000 for a conventional system. In many cases the septic tank company will not only inspect the system, but at the same time service the system.

Environmental Inspections

The inspections are recommended based on conditions of the property, and are only conducted with the approval of the interested party, after photographic evidence is provided. These inspections are preformed in assistance with EMLS Analytical Inc. the nation’s leading environmental testing firm, EMSL’s network of nationwide laboratories has been providing quality analytical services since 1981.

  • Mold Water
  • Quality Test
  • Lead Paint
  • Radon
  • Wood-Destroying Organism/Termite
Insurance Institute for Building and Home Safety (IBHS) Fortified Inspections

This code-plus new construction program helps homeowners and home builders create stronger, safer houses from the ground up. From earthquakes and hurricanes to severe winter weather and wildfires, the program’s standards are designed to increase a home’s resistance to whatever natural hazards threaten the area where the house is located. IBHS created the FORTIFIED Home™ program to help strengthen homes from hurricanes, high winds, hail, and severe thunderstorms. Protect your home from natural disasters by using FORTIFIED Home construction standards and methods. IBHS FORTIFIED goes beyond emergency preparedness and disaster preparedness to give you the peace of mind that comes from knowing your home has been FORTIFIED to offer disaster protection. As a licensed Fortified Evaluator I can assist your architect in the design of the home while inspecting it during the construction process. This is the future of insurance related inspections, and will soon be the standard for insurance companies to insure. In Florida USAA only ensures if the property is designated with this standard.
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