Home Inspection in Miami: What to Expect, What It Costs, and What We Find

What a full Miami home inspection covers

• Roof — walked by hand, never flown by drone: coverings, flashing, penetrations, signs of leaks and remaining life
• Structure and exterior — CBS block, stucco cracking, spalling concrete, balconies, grading and drainage
• Windows, doors, and openings — impact ratings and shutter condition, which feed straight into insurance
• Plumbing — supply and drain lines, water heater, and the cast iron drains common in pre-1975 homes
• Electrical — panel brand and condition, wiring type, grounding, GFCI protection
• HVAC — age, operation, condensate drainage, and the attic ductwork that Miami heat punishes
• Interior, attic, and moisture — staining, mold-conducive conditions, insulation, and visible termite evidence

How long it takes and when you get the report

A typical single-family home in Miami takes about 2.5 to 4 hours on site, depending on size, age, and roof access. Condos are usually faster because the roof and structure belong to the association.

You're welcome to attend — the last half hour is the best time to walk through findings with us. Your written report, with photos, arrives within 24 hours so it fits comfortably inside a standard inspection period.

What a home inspection costs in Miami

Cost depends mainly on square footage, age, and which add-ons your insurer or lender needs. Most Miami buyers pair the full inspection with a 4-point and a wind mitigation report, since carriers often require them before binding a policy — bundling them in one visit saves a second trip and a second fee.

Call 786-426-4680 for an exact quote on your property. We'd rather give you a real number for your home than a teaser price that grows on site.

The issues we find most often in Miami-Dade homes

• Roofs near the end of their life — the single biggest driver of insurance trouble in South Florida
• Cast iron drain lines cracking or scaling in homes built before 1975 (a sewer camera inspection confirms it)
• Outdated or problem electrical panels that insurers won't accept
• Water intrusion around windows, sliders, and stucco transitions after years of wind-driven rain
• Spalling concrete on balconies, columns, and older block homes near the coast
• Termite evidence — mud tubes, frass, and damaged wood — flagged for a licensed WDO inspection

Why we still walk every roof by hand

Drones are faster, but they can't feel a soft deck, lift a lifted shingle, or look under a loose tile. In Miami, the roof decides whether you can insure the house — so we get on it. Every roof, every time, unless it's unsafe to access, in which case we tell you exactly why.

Neighborhoods we inspect across Miami

We inspect throughout Miami-Dade, including Coral Gables, Kendall, Doral, Hialeah, Miami Beach, Westchester, Coconut Grove, Little Havana, and Homestead — plus Broward, Palm Beach, and the Keys. Our office is at 7340 SW 48 Street in Miami, so most of the county is a short drive away.

Frequently asked questions

How long does a home inspection take in Miami?

Usually 2.5 to 4 hours for a single-family home, less for most condos. The written report with photos arrives within 24 hours.

Do I need a 4-point and wind mitigation inspection too?

Often, yes. Many Florida insurers require a 4-point on older homes, and a wind mitigation report can lower your premium. We can do all three in one visit.

Should I be at the home inspection?

We recommend it, at least for the final walkthrough. Seeing issues in person makes the report much easier to understand and negotiate from.

Do you use drones to inspect roofs?

No. Every roof is walked by hand whenever it's safe to access, because the roof is what Miami insurers scrutinize most.