Condo purchases in Broward, Miami-Dade, and Palm Beach counties require a different inspection approach than single-family homes. Here’s what changes and what stays the same.
What You Own vs. What the Association Owns
In a condo purchase, the inspection focuses on your unit’s interior — the walls, ceiling, floors, electrical panel, plumbing fixtures, HVAC unit (if it’s in the unit), appliances, and any balcony or lanai that belongs to your unit. Structural elements, exterior, roof, and common areas are the association’s responsibility. Your inspector documents the condition of everything you’re buying and will be responsible for maintaining.
What Condo Inspectors Look For in Florida Specifically
Moisture intrusion from the balcony, windows, and sliding glass doors is a consistent concern in Florida condos — especially in older buildings with aging window seals or recaulked openings. AC unit condition is critical (these are replaced by owners, not associations). Electrical panel type — aluminum wiring or Federal Pacific equipment flags for insurance. Mold evidence, particularly in bathrooms and around windows, is worth checking carefully.
Do Your Building Due Diligence Separately
The inspection covers your unit. The building’s condition — roof, reserves, structural status — requires separate due diligence: association financials, recent inspection reports (Florida now requires milestone inspections for buildings 30+ years old), reserve fund status, and any pending special assessments. These can be financially significant and are separate from your unit’s inspection.
MIS Home Inspections serves all of South Florida. Call (954) 833-0405 or visit mishomeinspections.com.
