Buying a condo in South Florida is different from buying a single-family home. The association handles much of the building, but you are still responsible for what is inside your unit, and problems there can be costly. This condo inspection checklist walks you through what a professional inspector looks at, and what you should pay attention to, before you close. Our residential home inspection service covers condos, townhomes and villas across Palm Beach and Broward County.
Why a condo inspection when buying matters
Many buyers assume the association has everything covered. In reality, most condo documents put the unit interior, the AC system, water heater, appliances, interior plumbing fixtures and often the windows and sliding doors on the owner. A condo inspection when buying tells you the condition of the parts you will pay to repair.
It also helps you spot issues that may involve the building, such as water stains from a unit above or cracks near the balcony, so you can ask the association the right questions.
The condo inspection checklist
Use this condo home inspection checklist as a guide. A licensed inspector will go further, but these are the areas that matter most in South Florida condos.
Air conditioning system
AC is the biggest single expense in many condos. Check:
- Age of the air handler and condenser (the condenser may be on the roof or a mechanical platform)
- Cooling performance and temperature split
- Condition of the drain line and drain pan, and any signs of overflow
- Rust, mold-like growth or water staining around the air handler closet
Water heater
- Age and capacity
- Signs of corrosion or leaking at the base
- Presence of a drain pan and proper relief valve discharge
A failed water heater in a condo can damage the unit below, so this matters for you and your neighbors.
Plumbing
- Water pressure and drainage at every fixture
- Leaks under sinks and around toilets
- Condition of supply lines and shut-off valves
- Washing machine hoses and connections
Electrical
- Panel condition, labeling and any signs of overheating
- GFCI protection in kitchens, bathrooms and near water
- Working outlets, switches and fixtures
- Smoke detectors
Windows and sliding doors
- Impact-rated glass or hurricane protection and whether it is documented
- Smooth operation, locks and weatherstripping
- Water stains on sills, frames or the floor below
- Failed seals or fogging between panes
Balcony
Your balcony deserves a careful look in a coastal building. Watch for:
- Cracks, spalling or rust stains on the concrete
- Loose or corroded railings
- Ponding water or poor drainage
- Damaged screen enclosures
Structural balcony repairs are usually an association matter, but visible problems are a signal to ask about upcoming projects and assessments. For a dedicated look, see our balcony inspection service.
Signs of water damage
Water is the number one enemy in South Florida condos. Look for:
- Ceiling stains, especially below bathrooms or from the unit above
- Bubbling paint, soft drywall or swollen baseboards
- Musty odors in closets or under sinks
- Warped or lifting flooring
An inspector may use a moisture meter and thermal imaging to find moisture that is not visible yet. If you see suspicious growth, consider a mold inspection.
Appliances and interior finishes
- Range, dishwasher, refrigerator, microwave and washer/dryer operation
- Cabinets, countertops and flooring condition
- Doors, closets and interior walls
Questions to ask the association
An inspection covers your unit, but some answers only come from the association. Ask about:
- Recent and upcoming building repairs and special assessments
- Who is responsible for windows, sliding doors and AC lines
- Roof age and history of leaks
- Reserve funding and any open insurance claims
Don't forget insurance inspections
Some condo buyers need a four-point inspection or a wind mitigation report for their HO-6 policy, depending on the age of the unit and the insurer. Ask your agent early so you can bundle them with your main inspection.
Frequently asked questions
Do I need a home inspection for a condo?
It is not usually required, but it is strongly recommended. You are responsible for most systems inside your unit, and an inspection tells you their condition before you buy.
Does a condo inspection include the roof and common areas?
Generally, no. A condo inspection focuses on your unit and the parts you are responsible for. Common areas and building structure are the association's responsibility.
How long does a condo inspection take?
Most condo inspections take less time than a single-family home because there is less to cover. See how long a home inspection takes for more detail.
Schedule your condo inspection
A good condo inspection checklist is a starting point, but a professional inspection gives you documented answers. Learn more about our residential home inspection service, check pricing, and schedule your condo inspection today. You will have your report within 24 hours.
