Home Inspector Broward County
Kore Home Inspections provides licensed, insured home inspection services throughout all of Broward County. We serve every municipality in the county, from Deerfield Beach and Lighthouse Point in the north to Hallandale Beach and Miramar in the south, and from the barrier island communities on the Atlantic coast to the western developments of Weston and Southwest Ranches. Our inspection services cover single-family homes, condos, townhouses, manufactured homes, multifamily buildings, and commercial properties. Every inspection includes a same-day Spectora report with photos, findings, and contractor recommendations delivered before we leave the property.
Broward County's Best Home Inspection Team
Kore Home Inspections has been performing inspections across Broward County for over a decade. Our inspectors know the construction patterns, the common defects, and the specific conditions that show up in Broward’s diverse property inventory. We are one of two exclusive inspection partners for the Hallandale Beach Community Redevelopment Agency’s Neighborhood Improvement Program, which covers exterior improvements to properties throughout the Hallandale Beach redevelopment district. Our work in this program reflects the kind of institutional trust that comes from consistent, thorough inspection work over time.
Why Broward County Home Inspections Require Local Knowledge
Canal-Front and Waterway Properties
Broward County’s canal and waterway network is one of the most extensive in Florida. Fort Lauderdale alone has more miles of navigable waterways than Venice, Italy, and properties along these canals in Pompano Beach, Deerfield Beach, Lighthouse Point, Hollywood, and throughout the county present inspection conditions that are meaningfully different from inland properties. Salt air and moisture exposure accelerate corrosion on exterior metals, window frames, HVAC condenser units, and fasteners. Seawall and dock conditions are visible components we document when present. Concrete spalling on older canal-front structures, particularly in buildings from the 1970s and 1980s, is a consistent finding in waterfront inspections throughout the county.
HOA-Dense Communities
Broward County has one of the highest concentrations of HOA-governed communities in Florida. Pembroke Pines, Coral Springs, Coconut Creek, Weston, and Tamarac have large residential developments where HOA rules govern what modifications are permitted and what exterior condition the property must be maintained to. For buyers, this affects what the inspection can address and what conditions may require HOA board approval before repair. For sellers, it affects disclosure requirements. Our inspectors understand how to document findings in the context of HOA communities and can identify conditions that may require coordination between the buyer, seller, and HOA before or after closing.
Post-Andrew Construction Quality
Hurricane Andrew made landfall in South Florida in August 1992 and resulted in the most significant revision to Florida’s building code in the state’s history. Homes built after 1994 under the revised code are generally better constructed for wind resistance than anything built before Andrew. Broward County’s housing stock spans both eras, and knowing which side of that line a property falls on shapes the inspection and the insurance conversation that follows. Pre-Andrew homes frequently lack hurricane straps at the roof-to-wall connection, have older electrical systems, and carry roof coverings and windows that predate current wind resistance standards. Post-Andrew construction is not without its own issues, but the structural baseline is meaningfully stronger.
Insurance Market and Roof Age Scrutiny
Broward County’s insurance market is among the most challenging in the state. Citizens Insurance and the private carriers that remain in Florida apply close scrutiny to the roof when writing or renewing any policy. Roof age thresholds have tightened significantly in recent years. Many carriers will not write a new policy on a home with a roof older than 15 years, and Citizens applies its own thresholds that affect renewals on existing policyholders. A favorable 4-point and wind mitigation report can make the difference between a property that is insurable at a reasonable rate and one that is not. All of Broward County falls within Florida’s High Velocity Hurricane Zone, which means HVHZ-compliant products are required for any opening protection that is to receive wind mitigation credit.
What Every Broward County Home Inspection Covers
Full Structural Assessment
The structural inspection evaluates the foundation and framing, roof structure, walls, ceilings, floors, stairways, and any accessible attic space. In Broward County’s older CBS neighborhoods, we look for visible evidence of movement, settlement, and moisture intrusion that may not be apparent at the surface. Attic access in Broward’s 1970s and 1980s homes is particularly important because it allows us to evaluate roof structure, insulation, ductwork, and any signs of leak damage from above. Wood frame additions also pose significant structural risk as they are more prone to water intrusions, termite damage, and window leaks.
Roof and Exterior Systems
The roof inspection covers covering material, drainage, flashings, penetrations, and visible deck condition from the roof surface when safe and accessible. Broward County’s roof inventory includes architectural shingles, clay and concrete tile, flat and low-slope modified bitumen, and metal roofing. Each type has its own inspection profile, and we document the material, condition, and any deficiencies that affect function or insurability. The exterior inspection covers wall cladding, soffits and fascia, windows and doors, driveways and walkways, and drainage adjacent to the foundation.
Electrical System
We evaluate the service entry, main and sub-panels, branch circuit wiring, outlets, switches, fixtures, and GFCI protection throughout the property. In Broward County’s 1960s and 1970s housing stock, aluminum branch circuit wiring is common, particularly in communities like Tamarac’s Mainlands and parts of Lauderdale Lakes. Federal Pacific Stab-Lok and Zinsco panels appear in pre-1980 homes throughout the county and are conditions that insurance carriers will ask about directly on a 4-point inspection form. We identify these conditions by brand recognition, not just by reading the label.
Plumbing System
The plumbing inspection covers visible supply and drain lines, water heaters, fixtures, and functional flow and drainage at all accessible points. Older Broward County homes frequently have galvanized supply lines approaching or past the end of their service life, and cast iron drain systems that have corroded from the inside out without visible exterior symptoms. A sewer scope inspection, which we offer as an add-on service, is the only reliable way to evaluate the condition of drain lines that run under the slab.
HVAC System
We operate heating and cooling systems using normal controls, measure temperature differential at supply and return registers, evaluate the condition of the air handler and condenser, and inspect accessible ductwork in the attic. South Florida’s year-round cooling demand puts HVAC systems under continuous stress, and Broward County’s coastal properties face additional condenser corrosion from salt air. We document the age, condition, and performance of the equipment and flag systems that show signs of inadequate maintenance or impending failure.
Free 4-Point and Wind Mitigation
Our Buyer’s Package includes the wind mitigation and 4-point reports at no additional cost. This bundle is the most cost-effective option for buyers purchasing in Broward County, where these forms are a near-universal insurance requirement. Reports are formatted for Citizens Insurance and all private Broward County carriers and are delivered the same day.
Specialized Inspections in Broward County
Mold Inspections
Mold testing is one of the most requested services we provide across Broward County, and for good reason. South Florida’s year-round humidity, combined with the county’s large inventory of older CBS homes and condos with aging HVAC systems, creates conditions where mold can develop inside wall cavities, above ceilings, and within air handling equipment without being visible at any accessible surface. We offer two types of mold testing. Air quality testing captures airborne spores throughout the living space and is the more comprehensive option for properties where the source of a problem has not been identified. Surface swab testing identifies mold at a specific visible location. Sample collection takes approximately 45 minutes and samples are sent to an accredited laboratory. Results are typically returned within three to five business days with a full report and remediation recommendations. Our inspectors also perform a walkthrough evaluation of conditions that contribute to mold growth, including HVAC maintenance status, exhaust ventilation in bathrooms and kitchens, and visible moisture intrusion at walls and ceilings.
Condo Inspections
Broward County has a large and diverse condo market, from beachfront towers in Hollywood and Hallandale Beach to mid-rise buildings in Plantation and Pompano Beach to smaller garden-style condos throughout the county. Each condo inspection evaluates the systems and components within the unit that are the unit owner’s responsibility, including the HVAC air handler, electrical panel, plumbing fixtures, water heater, appliances, windows, doors, and balcony. Roof access for wind mitigation and 4-point purposes may require coordination with building management, and we handle that process as part of the inspection scheduling.
Wind Mitigation
A wind mitigation inspection evaluates the features of a home that reduce the risk of hurricane damage. Roof deck attachment, roof-to-wall connection, roof shape, and opening protection all factor into the report and directly affect the wind and hurricane portion of your insurance premium. A favorable wind mitigation report can save homeowners hundreds to thousands of dollars annually and is valid for five years from the inspection date. All wind mitigation reports from Kore Home Inspections are formatted for Citizens Insurance and all private Broward County carriers.
4-Point Inspections
Most insurance carriers require a 4-point inspection before issuing or renewing coverage on homes 30 years old or older. The inspection evaluates the roof, electrical, plumbing, and HVAC systems in the format underwriters need. In Broward County’s older communities, 4-point inspections regularly surface conditions that affect insurability — aging flat roofs, Federal Pacific or Zinsco panels, galvanized supply lines, and HVAC systems past their rated service life. We offer bundled 4-point and wind mitigation inspections for a single flat fee.
Roof Inspections
Our roof inspection evaluates the covering material, drainage systems, flashings, and penetrations from the surface when safely accessible. For homeowners preparing to file an insurance claim, preparing a property for sale, or responding to a carrier inspection, a roof inspection from a licensed home inspector provides documentation of the roof’s current condition. We inspect all Broward County roof types including architectural shingles, clay and concrete tile, modified bitumen, and metal roofing.
Sewer Scope Inspections
Broward County’s older neighborhoods contain a significant inventory of cast iron drain systems installed in the 1960s and 1970s. Cast iron corrodes from the inside out, and the deterioration is invisible without a camera inspection. A sewer scope sends a camera down the drain line from the roof stack to the point of connection and documents the condition of the line, including any root intrusion, scaling, cracking, or belly in the pipe. Full cast iron replacement under a slab typically costs between $18,000 and $45,000. Sewer scope inspections are among the most important add-on services for buyers in Broward County’s established neighborhoods.
Commercial Property Inspections
Kore Home Inspections performs commercial inspections for multifamily buildings, small office properties, retail spaces, and mixed-use construction throughout Broward County. Commercial inspections are scoped individually based on property type and size. Contact us directly to discuss the scope and pricing for your commercial property.
Broward County Insurance Inspection Requirements
4-Point Inspection Requirement
Most insurance carriers require a 4-point inspection before issuing or renewing a policy on any home 30 years old or older. In Broward County, where a large share of the housing inventory was built before 1995, this requirement applies to a significant portion of all properties. The inspection evaluates four systems — roof, electrical, plumbing, and HVAC — and produces a report in the format carriers need to assess risk. A 4-point inspection is not the same as a full home inspection, but it is a required step in the insurance process for most Broward County transactions.
Wind Mitigation Credits
A wind mitigation report documents features of the home that reduce the risk of wind damage and qualifies the property for discounts on the wind and hurricane portion of the homeowners insurance premium. The credits vary by feature — roof shape, roof deck attachment method, roof-to-wall connection type, and opening protection all factor into the calculation. For homes with favorable construction, particularly CBS homes with hip roofs and impact windows or shutters, the combined savings can be substantial. The report is valid for five years and is transferable to a new owner.
Roof Age and Carrier Thresholds
Roof age is the single most important factor in Broward County’s insurance market. Citizens Insurance and many private carriers apply strict age thresholds when deciding whether to write or renew a policy. A roof that exceeds a carrier’s threshold can result in a non-renewal notice or a requirement to replace the roof before coverage can be bound. Knowing the age and condition of the roof before you are under contract — and understanding whether that condition will be acceptable to the insurance carrier you plan to use — is one of the most practical reasons to get a thorough inspection before closing.
Broward County Permit Search
A property’s permit history is an important part of any home inspection in Broward County. Permits confirm that major work — roof replacements, electrical upgrades, additions — was performed legally and inspected by the county or municipality. Insurance carriers often ask for permit documentation during a 4-point inspection or roof certification, particularly for roof replacements.
Broward County maintains a free online permit search for properties in unincorporated Broward County. If the property is within an incorporated municipality — which includes cities like Fort Lauderdale, Hollywood, Pembroke Pines, Plantation, Davie, and all other incorporated towns — permits are maintained by that municipality’s building department rather than the county. In those cases, the permit search must be conducted through the local building department or a public records request. Having a copy of your roof permit available before the inspection helps ensure the report is completed accurately and reduces delays in the insurance process.
Broward County Home Inspection FAQs
How much does a mold inspection cost in Broward County?
Mold inspection pricing depends on the type of testing and the size of the property. Air quality testing and surface swab testing are priced separately. Contact us directly for a quote based on your property and the scope of testing you need.
Do I need a mold inspection before buying a home in Broward County?
Mold testing is not required for a real estate transaction, but it is one of the more valuable add-on services available in South Florida’s climate. Older Broward County homes with aging HVAC systems, plumbing leaks that were patched without fully drying the interior, or properties that have been vacant are all candidates for air quality testing. If you see visible staining on ceilings, smell musty odors, or know the property has had water intrusion, testing is worth the investment.
What is the difference between a mold inspection and an air quality test?
A surface swab test identifies mold at a specific visible location. An air quality test captures airborne mold spores throughout the living space, including spores from mold growing in hidden locations inside walls, above ceilings, or inside HVAC equipment. For most situations where a buyer suspects a problem but cannot see one, an air quality test is the more comprehensive option.
Does all of Broward County fall in the HVHZ?
Yes. The entire county falls within Florida’s High Velocity Hurricane Zone under the Florida Building Code. This means all replacement windows, doors, and roofing products must have a valid Florida Product Approval or Miami-Dade Notice of Acceptance for any wind mitigation credit to apply. Products tested to standard Florida Building Code minimums are not sufficient for HVHZ applications.
How soon will I receive my inspection report?
All reports are delivered instantly on site before the inspector drives away. There are only two exceptions. The first is the Mold Test which comes back from the lab usually within the next business day. The second exception is the 4 Point and wind mitigation reports part of a Buyer’s package which is ready by the end of the day. That means your general reports and insurance inspection reports are ready immediately for you to view and send as needed.
What cities in Broward County do you serve?
We serve all 31 incorporated municipalities in Broward County as well as unincorporated areas. This includes Fort Lauderdale, Hollywood, Pembroke Pines, Coral Springs, Miramar, Plantation, Sunrise, Davie, Deerfield Beach, Pompano Beach, Hallandale Beach, Weston, Lauderhill, Tamarac, Oakland Park, North Lauderdale, Lauderdale Lakes, Coconut Creek, Cooper City, Southwest Ranches, Lighthouse Point, Dania Beach, Wilton Manors, West Park, Pembroke Park, Sea Ranch Lakes, Lazy Lake, Hillsboro Beach, Lauderdale-by-the-Sea, and Golf.
Broward County Cities We Serve
Kore Home Inspections serves all of Broward County. Our most active service areas include Fort Lauderdale, Hollywood, Pembroke Pines, Miramar, Davie, Sunrise, Plantation, Deerfield Beach, Hallandale Beach, Weston, Tamarac, Coconut Creek, Lauderhill, Oakland Park, Cooper City, and Dania Beach.
Schedule Your Broward County Home Inspection Today
Kore Home Inspections is available seven days a week to serve buyers, sellers, homeowners, real estate professionals, and investors throughout Broward County. Call us at (305) 924-2364 or use the form below to request a quote. Same-day scheduling is available when appointments are open.
Request A Quote
(305) 924-2364
Our Services
Broward County
Service Areas
- Coconut Creek
- Cooper City
- Coral Springs
- Dania Beach
- Davie
- Deerfield Beach
- Fort Lauderdale
- Hallandale Beach
- Hillsboro Beach
- Hollywood
- Lauderdale Lakes
- Lauderdale-By-The-Sea
- Lauderhill
- Lazy Lake
- Lighthouse Point
- Margate
- Miramar
- North Lauderdale
- Oakland Park
- Parkland
- Pembroke Park
- Pembroke Pines
- Plantation
- Pompano Beach
- Riverwalk Fort Lauderdale
- Sea Ranch Lakes
- Southwest Ranches
- Sunrise
- Tamarac
- Weston
- West Park
- Wilton Manors
