Comprehensive Building Inspection Services Throughout Dade & Broward Counties
(305) 310-2969


How long will the home inspection take?

Depending on the size and complexity of the structure, our inspections Usually take anywhere fro 2 to 3 hours. Please allow a minimum of 2 hours to be at the home with the inspector. The inspections are thorough and ample time is needed to develop an informative report.

Should I attend the inspection?

We advise all prospective home owners to try to attend the inspection if possible. Conversations with the inspector can then address any concerns and answer any questions you might have. We additionally give advice on standard maintenance for elements throughout the home.

What will be inspected in the home?

A standard inspection includes the non-invasive visual and functional inspection of readily accessible elements of a residential building. This includes structural components, electrical systems, plumbing systems, roofing systems, exterior components, cooling and heating systems, interior components, insulation, ventilation systems, and any other related residential housing component as outlined by the standard practices but does not generally include outbuildings other than garages or carports.

Will the inspector move or touch personal property in the home?

No. The inspector will not move personal property, furniture, equipment, plants, carpeting or area rugs, or any other obstruction left inside or outside the home by the seller that might impede the inspector from viewing an element or system of the home. If such conditions exist, the Seller should be informed to remove them before the inspection.

What is considered a defect?

Your report may contain the words “Material Defect”. This is defined as a condition or functional aspect of a structural component that is readily determined during the home inspection and that substantially affects the value, habitability or safety of the structure. It does not include any decorative, stylistic, cosmetic or aesthetic aspects of the structure, system or component in the home.

Are City or Municipal codes taken into consideration?

No. The home inspection is not a code inspection and we do not pass or fail a home or structure based on those considerations.

What type of reporting system does DPI use?

Dade Property Inspections uses a computer generated report that is emailed to you usually the same day of the inspection and in some cases the following day depending on the complexity of the report. With your permission we can send the report to anyone you designate as a recipient including your realtor or attorney.

Will you take any pictures to include in the report?

Yes. We take many pictures in the home and we include those photos that can depict a defect or a problem we might find or we may also include include photos that depict a positive item or room of the home. We use our best judgement in deciding which pictures to include and we do not include every item or room of the home.

Will the inspector climb up onto the roof?

Yes, if it is safe, accessible and the weather is good. It is common practice to go on the roof for a detailed inspection. If it is not accessible, the inspector has binoculars to view the roof close up to make a judgement as to the condition and any deficiencies.

In the case of inclement weather, will the roof still be inspected?

Yes, we will make one additional attempt to inspect the roof.

Will you have a list of contractors I can contact to resolve or repair an identified defect or deficiency?

No, we cannot recommend contractors, repair people or engineers according to standard practice. It is a direct conflict of interest.

What systems do you operate during the inspection?

The air conditioning system will be turned on if the temperature is above 65 degrees otherwise we can view the air conditioning system components visually but can not operate them. In cold weather the heat is turned up and tested at venting. The dishwasher is turned on and tested if it is a built in unit as well as the microwave and oven if built in.

What other testing do you provide?

With a full home inspection we additionally perform a termite inspection with a report. Depending on the requirements of anticipated insurance we can additionally provide a Wind Mitigation Inspection or a 4 point inspection as well as Roof Certification.

What if I need a septic or pool or other type inspection?

We can order any other type of inspection for you and we will try to arrange to have these inspections performed at the same time as the home inspection for your convenience. These inspections will be billed separately to you and paid to the inspector that performs the testing according to their business practices.

Can I call the inspector if I have questions after the report is received by me?

Yes, we are available to answer your questions at any time before, during or after our inspection.

How can I schedule an inspection?

You can call Dade Property Inspections at (305) 310-2969 or you can fill out our form on this website and we will contact you.

end faq

We look forward to hearing from you and working with you soon. Thank you for choosing Dade Property Inspections.

The DPI Advantage

Dade Property Inspections understands that every home and every client is unique. That’s why our company is dedicated to providing personalized service and delivering informative inspections to every client.

What this means to you:  Dade Property Inspections offers the comfort of local knowledge, expertise and experience and the security of the resources, support and professionalism that we commit to every client and inspection.


Without a thorough home inspection performed by a qualified professional, neither the buyer nor the seller can really know what defects may exist in a home.

Dade Property Inspections has the experience with home inspections and buying that will help pinpoint any problems with a potential sale.

An inspection by Dade Property Inspections consists of a thorough evaluation of the accessible major elements of a home. Our inspection covers all visible major elements and systems plus associated components and is conducted following recognized home inspection industry standards.

Exterior Elements

All readily accessible widows, doors, porches, decks, stairways, and structure surfaces.


The roof covering and visible flashing will be inspected as well as the soffits, fascia and any accessible structural elements. Skylights, chimneys, gutters and downspouts will also be inspected.

Interior Elements

Accessible attic areas, insulation, stairways and all visible walls, ceilings and floors throughout the house are included in the inspection.

Heating/Cooling Systems

Normal operating controls, equipment components both exterior and interior, diffusers, air volume and distribution and temperatures will all be inspected.

Plumbing Systems

Interior drain, waste and vent systems will be inspected for condition and flow where visible. The interior water supply and distribution system is included in the inspection where visible. The hot water heating equipment, venting and fuel supply systems will also be inspected. All bathroom and kitchen fixtures and components will be inspected.

Electrical Systems

The house service panel and sub panels will be inspected and the exposed wiring. The entry conditions for power and grounding will be inspected if accessible. A representative number of fixtures, switches and receptacles will also be inspected for function.

Built In Kitchen Appliances

Major appliances including ovens, ranges, cook tops and dishwashers and disposals will be inspected as to condition and functionality.

Qualified Professionals

As of 2010, all individuals doing home inspections in the State of Florida are required to be licensed. In order to meet licensing requirements, a home inspector must possess a substantial knowledge base of all major systems and components of residential construction. Evidence of a working knowledge of these areas must be submitted to the State of Florida Department of Professional Regulation Home Inspectors Licensing Program in the form of a passing score on the National Home Inspector Exam. All candidates must additionally submit to fingerprinting, a criminal background check and present proof of liability insurance meeting the minimum requirements of the State.

All inspections are performed to the highest American Society of Home Inspectors (ASHI) standards. The American Society of Home Inspectors was the first professional organization to establish a code of ethics and standards of practice in the home inspection community. State requirements mandate that all inspectors must keep current on new building and mechanical developments and receive a minimum of 14 hours of continuing education credits for license renewal each year.

end faq

Licensed and insured

  • State of Florida Department of Business and Professional Regulation License #H17750
  • Insured by Capitol Special Risks Policy #LB7553113


Types of inspections

  • Real Estate Inspections (Whole House)
  • Townhome Inspections
  • Condominium Inspections
  • Four Point Inspections
  • Roof Certification Inspections
  • Commercial Property Inspections
  • Chinese Drywall Inspections
  • Multi-Unit (Duplex) Inspections
  • Mold Inspections
  • Termite Inspections