Condo Inspection Services
in South Florida
What is a condo home inspection?
A condo inspection is a professional evaluation of the visible and accessible systems and components within your individual unit. It follows Florida’s Standards of Practice and covers everything your inspector can see and safely access — from your electrical panel and HVAC system to your windows, doors, plumbing, and interior finishes.
What makes a condo inspection different from a single-family home inspection isn’t the thoroughness — it’s the scope. Many systems in a condo building are shared property owned and maintained by the HOA. Your inspector evaluates what belongs to the unit. What belongs to the building is a separate conversation with your association. At Kore Home Inspections, we still document HOA-responsibility items that affect your unit and bring them to your attention so you can follow up with the association accordingly. You shouldn’t be surprised by something after closing just because it technically belongs to the building.
What does a condo inspection include?
Condo inspections cover the same core systems required under Florida’s Standards of Practice — with specific adjustments for how condo buildings are built and managed.
Structural Components
We inspect the visible structural elements of your unit including interior walls, ceilings, floors, and any masonry around the unit perimeter. Even where structural elements are HOA responsibility, we document visible concerns and bring them to your attention.
Electrical Systems
We inspect your unit’s electrical panel, wiring, outlets, switches, lighting fixtures, GFCI and AFCI protection, smoke detectors, and carbon monoxide detectors. We do not inspect the building’s main electrical meter room or shared electrical infrastructure — those fall outside the unit’s scope.
Plumbing
We inspect all visible water supply lines, drain and waste systems, fixtures, faucets, and your water heater. In many South Florida condo buildings, the water heater is located in a dedicated HVAC closet outside the unit in the hallway. Access to that closet — and a key if it’s locked — is essential to completing a thorough inspection. If the building supplies hot water centrally, we do not inspect the building’s boiler or central hot water system.
HVAC
We inspect your unit’s air handler, thermostat, ductwork, and distribution system. In smaller condo buildings, the condenser unit is often located on the roof — we inspect that as part of the inspection. Larger buildings that use a centralized cooling tower do not require us to evaluate the tower itself, as that is building infrastructure outside the unit’s scope.
One detail that frequently causes scheduling complications: many condo buildings require the inspector to carry a Certificate of Insurance (COI) naming the building before granting roof access. We are familiar with this requirement, but it can delay the inspection or require a return visit if the COI request isn’t processed in time. We recommend confirming this requirement with your building management before scheduling.
Windows, Doors, & Balconies
We inspect all windows, exterior doors, sliding glass doors, balconies, and the masonry immediately surrounding the unit. Salt air corrosion on door hardware and frames is one of the most common issues we find in South Florida coastal condo buildings — and one of the most underestimated in terms of replacement cost. Sliding doors that don’t operate smoothly, lock properly, or seal correctly are also extremely common and worth documenting before closing.
Interior
We inspect interior walls, ceilings, floors, steps, railings, countertops, cabinets, and all interior doors and windows throughout the unit. We check for cracks, staining, water damage, and any visible signs of deterioration. Floor condition and installation quality are noted — uneven or poorly installed flooring is one of the more common findings in South Florida condo units, particularly those that have been renovated.
Appliances
We test all installed appliances using normal operating controls — including the range, oven, microwave, dishwasher, refrigerator, and washer and dryer where present. One item we specifically flag in condo units is dryer vent installation. Many condo dryer hookups are not properly direct-vented to the exterior, which is a safety concern and a code issue. We document this when found.
Pests
We visually inspect for evidence of pest activity including ants, roaches, termites, and rodents such as rats and mice. South Florida’s climate makes pest pressure a year-round reality rather than a seasonal concern. Signs of infestation or prior treatment are documented in the report. Note that a full WDO (Wood Destroying Organism) inspection is a separate service — if termite activity or wood damage is suspected, we recommend adding one.
Mold
We visually inspect for visible mold growth and conditions that are likely to promote mold — including moisture staining, inadequate ventilation, and evidence of prior water intrusion. South Florida’s humidity makes mold a legitimate concern in virtually every condo unit, particularly in bathrooms without proper exhaust ventilation, around HVAC systems, and on ceilings where water from a unit above may have penetrated. If visible mold is found or conditions strongly suggest hidden growth, we recommend an Air Quality Test to confirm what’s in the breathable air.
Checking for Water Intrusion from Above
One inspection step specific to condo units that single-family home inspections don’t require: we carefully examine ceilings, walls, and floors for water stains, discoloration, or active moisture that may indicate leaking from the unit above. This is a condo-specific vulnerability that buyers should always have documented.
What's not covered in a condo inspection
To set clear expectations, the following are outside the scope of a condo inspection:
- Building roof (unless roof access is required for a 4-Point or Wind Mitigation — in which case we do access it)
- Shared laundry rooms
- Common areas and amenities
- Building electrical meter rooms
- Central hot water or boiler systems
- Cooling towers
- Fire sprinkler systems
- HOA-owned infrastructure
Our Condo Inspection Checklist
Beyond the systems above, our condo inspection checklist includes items we see come up repeatedly in South Florida units:
- Sliding glass doors — operation, locking mechanism, seal condition, and hardware corrosion
- Washer and dryer installations — specifically whether dryer vent connections are direct-vented to the exterior or improperly terminated inside the wall or cabinet
- Bathroom exhaust ventilation — older South Florida buildings frequently lack proper exhaust fans in bathrooms without windows, which creates persistent moisture and mold risk
- Smoke detectors — whether they are present, functional, and not expired (yellowed detectors are a common finding and indicate the unit is overdue for replacement)
- Floor installation — uneven or poorly installed flooring is a frequent finding, particularly in units that have been renovated
- Attic access — not all condos are the same. Some units, particularly in smaller buildings, do have an attic access panel just like a single-family home. We check for this and inspect the attic space when present and safely accessible
- HVAC closet outside the unit — we confirm access, inspect the air handler and water heater located there, and document the condition of both
Sample Condo Inspection Report
Click here to view our sample condo inspection report. Every condo inspection from Kore Home Inspections includes a detailed digital report delivered before we drive away. Reports are organized by area of the unit — not by system — so you always know exactly where a finding is located without having to cross-reference or guess.
Beyond just documenting what we found, our reports include relevant context: the age of major systems, available permit history, and what the finding means for you as a buyer or owner.
Each item in the report is categorized by one of three color codes:
- Blue — Minor observations and routine maintenance items such as peeling caulk, burned-out bulbs, or cosmetic wear
- Orange — Moderate observations for systems or components that are functional but operating below optimal efficiency, or approaching the end of their service life
- Red — Items that are not functioning, pose a safety concern, or require immediate attention
The color categories reflect the nature of the finding — not the cost or complexity of the repair. A red item can sometimes be an inexpensive fix, and an orange item can sometimes be a significant future expense. Your inspector will walk you through the findings so you leave with a clear understanding of what matters most.
Condo Inspection Cost & Pricing
What does a condo inspection cost?
Kore Home Inspections charges a flat rate of $325 for any condo unit under 2,000 square feet. This covers the full inspection of the unit including all systems and components within scope.
Additional services available for condos:
- Air Quality Test (Mold Testing) – $250
- Whole Home Thermal Scan – $80
What Affects the Price of a condo inspection?
For most South Florida condo units, the flat rate applies without variation. One additional cost to be aware of: if the building does not offer street parking and requires the use of a paid valet service, that fee is passed along as well.
Condo inspection vs single-family home inspection cost
A condo inspection is priced lower than a single-family home inspection because the scope is naturally smaller — the exterior structure, roof, and grounds are typically HOA responsibility and fall outside the unit’s inspection scope. A single-family home requires significantly more time and labor: the inspector is evaluating the full exterior, walking the roof, assessing the lot, and covering substantially more square footage from foundation to attic.
That said, a condo inspection is far from a quick walkthrough. The overlap with a single-family inspection is significant — every system inside the unit is inspected with the same thoroughness and attention to detail. The price difference reflects the difference in scope and time, not a difference in quality or effort. What you’re paying for in either case is an experienced, licensed inspector who doesn’t rush.
Do you need a home inspection on a Condo?
Yes — and for most buyers in South Florida, the answer is emphatically yes.
Florida’s condo market includes buildings ranging from well-maintained newer construction to aging mid-century buildings with deferred maintenance, original plumbing, and outdated electrical. A condo inspection tells you the condition of what you’re actually buying — the unit itself — before you’re legally obligated to complete the purchase.
Beyond the general home inspection, most buyers in South Florida also need a 4-Point Inspection and a Wind Mitigation Inspection to obtain homeowner’s insurance. Here’s something many buyers don’t realize: even if your HOA has already had a Wind Mitigation Inspection done on the building, you likely still need your own individual report.
A building-level wind mitigation assessment evaluates the whole structure. If neighboring units don’t have impact windows or hurricane shutters but your unit does, you may be entitled to credits that a building-wide report won’t capture. An individual wind mitigation inspection ensures you receive every discount you’ve earned — not an averaged-down building assessment that may not reflect your specific unit’s protections.
Condo Inspections for Buyers, sellers, & owners
Buyers
A condo inspection gives you a complete picture of your unit’s condition before closing. Combined with a 4-Point and Wind Mitigation Inspection, it satisfies most lender and insurance requirements and puts you in a stronger negotiating position if significant issues are identified.
Sellers
A pre-listing condo inspection allows you to identify and address issues before buyers do — avoiding last-minute renegotiations and deal-killing surprises. It also signals transparency and confidence to buyers in a competitive market.
Current Owners
Routine inspections help you stay ahead of maintenance issues and document the condition of your unit over time. This is particularly valuable before the end of a builder warranty period, after a significant weather event, or when you suspect water intrusion from a neighboring unit.
Additional Inspection services for condos
Air Quality Test / Mold Testing - $250
South Florida’s heat and humidity create conditions where mold can develop behind walls, under flooring, and inside HVAC systems without being visible. An air quality test detects airborne mold spores and gives you documentation of indoor air quality before purchase. This service is especially recommended for units that have been vacant, recently flooded, or where musty odors are present.
Whole Home thermal Scan
Infrared thermal imaging detects temperature variations behind walls and ceilings that can indicate moisture intrusion, electrical hot spots, or missing insulation. In a condo, this technology is particularly useful for identifying water coming in from the unit above — something that may not yet be visible but is already causing damage. The inspector will take side by side photos of every room and do a careful walkthrough of the unit to find anomalies that could be an indication of water intrusion or energy loss.
4-Point Inspection
Required by most Florida insurers for buildings 25 years or older, a 4-Point covers the roof, electrical, plumbing, and HVAC systems. In a condo, this requires roof access — and depending on the building, may require a COI on file before that access is granted.
Wind Mitigation
Documents hurricane protection features including roof covering, roof deck attachment, roof-to-wall connections, secondary water resistance, and opening protection. As noted above, an individual unit report is almost always more beneficial than relying on a building-wide assessment.
Schedule your condo inspection in South Florida
Kore Home Inspections serves condo buyers, sellers, and owners throughout Miami-Dade, Broward, Palm Beach, Martin, and St. Lucie counties. Our inspectors are licensed, insured, and experienced in South Florida’s specific condo landscape — from high-rise oceanfront buildings to smaller inland communities.
Call (305) 924-2364 or book online. Instant reports included with every inspection.
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