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Home inspector in
Kendall, FL

Kendall is the heartland of Miami-Dade family-home real estate — 1970s and 1980s ranch homes on quarter-acre lots, plus a heavy concentration of 1990s-era developments. The housing stock is consistent enough that inspection patterns are well-established: Federal Pacific and Zinsco electrical panels (insurance-disqualifying), polybutylene plumbing (insurance-disqualifying), and R-22 HVAC systems nearing end-of-life are all standard findings in mid-Kendall homes.

Request a quote Call (786) 839-1644
Kendall housing

What we see in
Kendall inspections.

Kendall sprawls across a huge swath of southwest Miami-Dade — from East Kendall (closer to the Metrorail, denser townhome stock) all the way west to Kendall Lakes and the developments that abut the Everglades buffer. The housing stock is dominated by 1970s-1990s ranch and split-level homes on suburban lots, with newer 2000s+ developments scattered throughout. These eras share a distinctive Florida-specific issue profile: Federal Pacific Stab-Lok panels in pre-1980 homes (automatic insurance decline), Zinsco panels in 1970s-80s builds (same issue), polybutylene supply plumbing in 1985-1995 homes (recall-era plumbing, automatic insurance decline if found), and R-22 refrigerant HVAC in pre-2010 systems (refrigerant now extremely expensive and being phased out).

What we see most: panel issues as the leading insurance problem in older Kendall homes (we photograph the panel during every inspection so you have documentation for your carrier), roof age approaching insurance discount cutoffs (most Kendall homes need a new roof every 15-20 years and insurance carriers tighten coverage past year 12-15), termite history (wood-destroying organism is endemic to Kendall's sandy soil), and kitchen/bathroom remodels done without permits (very common — we flag what's likely unpermitted so you can negotiate before closing).

Kendall neighborhoods

Every part
of Kendall.

Same flat-rate inspection across the entire Kendall area.

East Kendall
West Kendall
Kendall Lakes
Kendall Green
The Falls area
Hammocks
Pinewood
The Crossings
Kendall ZIP codes we serve
33156 33176 33183 33186 33193 33196
FAQ for Kendall

Common questions from
Kendall buyers.

Not a deal-breaker, but it's a real issue. Most Florida insurers will not write or renew a policy on a home with FPE Stab-Lok or Zinsco panels — these were recalled decades ago for fire risk. The fix is panel replacement (typically $1,800-$3,500). We document the panel type and brand on every inspection so you can negotiate replacement into the closing or know the cost going in.
Polybutylene supply lines were used in Florida construction between roughly 1985-1995. They're typically gray, blue, or sometimes black plastic — sometimes mistakenly identified as PVC. The connections are notoriously prone to failure, and most carriers won't insure homes with active polybutylene supply lines. We inspect every accessible plumbing line and document what we find — including the often-missed runs in the attic and behind drywall.
Yes — almost every Kendall home 20+ years old needs both for insurance. We do them as a $179 bundle on the same visit, which saves you ~$191 vs. booking them separately. Both reports are typically delivered within 24 hours so your insurance binder doesn't get delayed.
Yes — and we'll flag it. Unpermitted work is common in Kendall (added screened porches, garage conversions, room additions). We inspect the work for code compliance and structural soundness regardless of permit status, and the report makes clear what was likely unpermitted so you can negotiate or budget for retroactive permitting.
Kendall inspections

Closing in Kendall?
Request your inspection.

Request a quote Call (786) 839-1644