Buying a home in Pembroke Pines isn't just about falling in love with the kitchen or backyard it's about making sure what's behind the walls (and under the ground) won't cost you a fortune later. And that's where inspections come in.

The inspection period, typically within the first 7-15 days after going under contract, is your one real shot to uncover issues, negotiate repairs or credits, or walk away if something serious pops up. But here's the thing: not all inspections are created equal, and depending on the age, location, and features of the home, you may need more than just the standard walkthrough.

Let's break down what inspections are typically done in Pembroke Pines and when you'll want to go deeper.

Here's where most buyers start, and for good reason. These four inspections are considered essential on almost every deal in Pembroke Pines:

General Home Inspection
This is your overall condition check. A licensed home inspector will look at the roof, structure, plumbing, electrical, HVAC, windows, doors, appliances, and more. Think of this as your home's physical. It won't be as deep as a specialist might go, but it'll flag red or yellow lights you need to pay attention to.

4-Point Inspection
Required by most Florida insurance companies, especially if the home is over 20 years old. It focuses on the four major systems that matter most for coverage: roof, plumbing, electrical, and HVAC. If these systems are outdated or in bad shape, you may not qualify for standard insurance or you may be forced into a pricey policy.

Wind Mitigation Report
Want to save on your insurance premiums? This inspection evaluates how well your home can handle a hurricane. Inspectors look at roof shape, attachment method (nails vs. clips), window protection (impact glass or shutters), and more. Homes with strong wind mitigation features can qualify for thousands in annual insurance discounts.

Termite (WDO) Inspection
Florida is termite territory, even homes built with concrete block still have wood trusses, baseboards, and framing that can attract termites. A Wood Destroying Organism (WDO) inspection checks for active infestations or prior damage. If you're financing with VA or FHA loans, this is often required. For everyone else: it's just smart.

If the home has specific features, it may require more specialized inspections. Here's what to consider:

Pool Inspection
If there's a pool or spa, don't assume it's in good shape because it "looks clean." A pool inspection checks the structure, pump, heater, filter, electrical, and safety features like fencing or alarms. Older pools may have leaks, broken equipment, or faulty grounding that could cost thousands to repair.

Seawall Inspection
For waterfront properties, especially on canals or lakes, the seawall is crucial. If it fails, erosion can eat into your yard (or worse). A seawall inspection checks for cracks, leaning, drainage issues, or signs of collapse. These are expensive to fix and often missed by general home inspectors.

Septic Tank Inspection
Most Pembroke Pines homes are on city sewer, but there are still pockets with septic tanks. If the home has a septic system, you need a specialized inspection that includes pumping and a camera check of the tank and drain field. A failed septic system can be a $10,000+ headache.

Alarm & Security System Check
If the home includes an existing alarm or smart system, it's worth having the system tested especially if it's hardwired. You'll want to confirm it works, find out if it's monitored, and determine if there's a transferable contract or service fee.

Roof Certification
Sometimes done separately from the general inspection, especially if the roof is 15+ years old. Insurance companies want confirmation of remaining life and condition. This can make or break your ability to get a policy.

Mold Testing
Optional, but smart if there's any smell of mildew, visible staining, or if the home has been vacant or had water issues. Basic air quality testing can catch mold early before it becomes a health or financial problem.

Sewer Scope
On older homes, especially those built before 1980, it's worth sending a camera down the sewer line to check for cracks, roots, or collapsed pipes. You'd be surprised how many backups are caused by issues that were literally underground during the inspection.

Here's the truth: inspections aren't where you want to pinch pennies.

Expect to spend somewhere between $600–$1,200, depending on how many add-ons you need. But that money could save you thousands down the road or give you the leverage to ask the seller for repairs or credits before closing.

And when it comes to the inspection itself let the pros do their thing. It's best to give the inspector space to focus, then come back toward the end for a walkthrough and summary. That's your chance to ask questions, see any issues firsthand, and get clear on what needs further evaluation.

Also: not all inspectors are equal. Choose someone who's licensed, well reviewed, and not afraid to give it to you straight. A good inspector doesn't sugarcoat, they protect.

Have questions about the inspection process or need trusted inspector recommendations in Pembroke Pines? Reach out—I'm here to help.