Home Inspector in Sunny Isles Beach, FL
CMI-certified condo inspections in Sunny Isles Beach for Collins Avenue high-rises. We inspect the unit and accessible systems, with same-day digital reports. Schedule a full inspection, 4-point, or wind mitigation. Call (786) 301-5677.
What Green Foot actually inspects in Sunny Isles Beach
Written from field inspections by Fabian Fernandez, CMI® (Florida license HI7640). Updated September 19, 2026.
Sunny Isles Beach is a thin coastal city of condominium towers along Collins Avenue. The typical file is a unit in a glass tower: interiors, unit systems, and what we can see of the envelope from the residence.
What inspectors commonly find in Sunny Isles condos
Unit systems and balcony salt
In a tower we inspect the residence: finishes, plumbing fixtures, electrical we can open, HVAC serving the unit, and openings. Salt still hits balcony metal, sliding-glass tracks, and condensers stacked on exposed decks.
Association roof and recertification
The roof, structure, garage, and common mechanicals belong to the association. Recertification is a structural and electrical report by a Florida-registered engineer or architect; Miami-Dade excludes single-family homes and duplexes. Concrete restoration and special assessments are documents, not something a unit inspection replaces.
Source: Miami-Dade County Building Recertification.
Older Collins stacks vs new glass towers
Older Collins buildings (1960s–1980s) and newer glass towers are different jobs. Older stacks more often have aging risers, original electric, and deferred envelope work. Newer towers more often have construction punch-list items and association teething problems. We report the unit in front of us.
Building-level wind mitigation
Wind and water hit an Atlantic high-rise harder than a mainland mid-rise. Wind mitigation credits, when they exist, are almost always building-level—not something we invent from the lobby.
What a Sunny Isles Beach inspection includes — and what it does not
Ocean towers on Collins
This is an Atlantic high-rise inventory. Wind and water hit the envelope harder than they do a mainland mid-rise. Wind mitigation credits, when they exist, are almost always building-level.
When a 4-point still appears
Many newer units will not need a 4-point. Older buildings and some insurers still ask for roof, electrical, plumbing, and HVAC. We do that 4-point where needed—often coordinating what is unit vs what is association.
Not in this inspection
We do not inspect the whole tower, seawalls, or marina slips. Recertification, concrete restoration, and engineering reports are other professionals and association records. Specialized testing is out of scope. We inspect the unit and accessible systems.
A buyer inspection in Sunny Isles is still a home inspection of the unit. Add insurance forms only when the carrier or building age requires them. Wind mitigation is Florida’s Uniform Mitigation Verification Inspection Form (OIR-B1-1802); inspections on or after April 1, 2026 use the revised form. We do not quote a premium dollar savings. We do not inspect seawalls or marina slips.
Source: Florida OIR wind mitigation resources (OIR-B1-1802; Rule 69O-170.0155, F.A.C.).
Services in Sunny Isles Beach
Residential inspection
Condo unit inspection: interiors, unit systems, and visible envelope from the residence.
Learn more →4-Point (where needed)
Four-system form when the insurer or an older Collins building requires it—not automatic on every tower.
Learn more →Wind mitigation
OIR-B1-1802 as installed—almost always building-level. We do not invent credits from the lobby.
Learn more →Roof certification
Unit inspections rarely include the roof deck. Roof certification is for houses or when we have authorized access.
Learn more →Sunny Isles Beach inspection questions
Is Sunny Isles the same as Miami Beach?
No. Miami Beach mixes Art Deco and mid-century buildings with houses. Sunny Isles is almost entirely post-war and modern towers along Collins.
Do you inspect the whole tower?
We inspect the unit and accessible systems. Common structure, roof, and garage are association. Recertification is a structural and electrical report by a Florida-registered engineer or architect. Miami-Dade excludes single-family homes and duplexes. Bring those records to the closing table.
Source: Miami-Dade County Building Recertification.
Does a condo inspection include the building roof?
Usually no. The roof is a common element. We report what we can see from the unit or accessible areas. Association records and a building-level wind mitigation or roof certification are separate from a unit walk-through.
When is a 4-point needed in Sunny Isles?
When the carrier or the age of the building requires roof, electrical, plumbing, and HVAC documentation. Citizens requires a 4-point on applications for homes more than 20 years old; private carriers vary. Many newer units skip it. Confirm with the insurer.
Source: Citizens Inspections.
Do you inspect seawalls or marina slips?
No. Seawalls, docks, and marina slips are outside a home inspection and outside our insurance inspections. We inspect the unit and its systems.
Source: InterNACHI Standards of Practice (home inspection of readily accessible systems).
How is Sunny Isles different from Aventura?
Sunny Isles is ocean high-rises on Collins. Aventura is mainland northeast Miami-Dade condominiums and HOAs at the Broward line. Different envelope, different association pattern.
Related resources
Ready to Schedule Your Sunny Isles Beach Home Inspection?
Call us today at (786) 301-5677 or schedule online. Same-day and next-day appointments available.