Shared Walls Don't Mean Shared Responsibility
Many condo and townhome buyers assume the association takes care of everything. In reality, the line between what the association maintains and what falls to you is defined by the governing documents — and it almost always leaves the unit's interior systems, fixtures, and finishes in the owner's hands.
Closer Look Inspections evaluates the components you're responsible for: the HVAC serving your unit, the water heater, interior plumbing and electrical, windows and doors, and the interior finishes — plus any moisture or shared-wall concerns that could become your problem.
In Central Florida's climate, attached units carry their own risks: moisture migration between walls, aging in-unit HVAC, and water intrusion at balconies and shared roofing. Knowing the condition before closing protects you from costly surprises the association won't cover.
What a Condo & Townhome Inspection Covers
We focus on the components you own and maintain — the systems and areas inside and serving your unit — while noting visible concerns in shared elements.
In-Unit HVAC & Water Heater
Your unit's heating and cooling system and water heater are typically your responsibility. We evaluate function, age, and condition — the components most likely to generate an expensive replacement after closing.
Interior Plumbing & Electrical
We test accessible plumbing fixtures, supply and drains, the electrical panel serving your unit, outlets, and GFCI protection — the systems inside your walls that the association won't touch.
Windows, Doors & Interior
Windows, doors, interior finishes, and signs of past or active moisture — documented with photos. Infrared thermal imaging is included to catch hidden moisture behind shared walls before it becomes visible.
Moisture & Shared-Wall Concerns
Attached construction can allow moisture and air to migrate between units. We document visible water intrusion, staining, and conditions at balconies, shared roofing, and party walls that could affect your unit.
Unit Inspection Coverage
- Your unit's systems
- In-unit HVAC function & age
- Water heater evaluation
- Electrical panel & outlets
- Plumbing fixtures & supply
- Interior
- Windows & doors
- Interior finishes
- Infrared thermal imaging
- Moisture & shared elements
- Water intrusion assessment
- Balcony & entry areas
- Visible shared-wall concerns
- Reporting
- Same-day digital report
- Photo documentation
- Repair request builder
Three Reasons Condo Buyers Get an Inspection
An inspection is a small step that clarifies exactly what you're responsible for inside your unit.
Know What You Own
The governing documents draw the line between association and owner responsibility. An inspection shows you the real condition of everything on your side of that line — before it becomes your repair bill.
Catch Hidden Moisture
Attached units are prone to moisture migration you can't see. Infrared imaging surfaces hidden water intrusion behind shared walls before it turns into mold or damage you'll pay to fix.
Budget the Big-Ticket Items
An aging in-unit HVAC or water heater can fail soon after closing. Knowing their age and condition lets you plan — or negotiate — instead of being surprised.
Why Central Florida Condo Buyers Trust Closer Look
The right inspector knows exactly what to evaluate in an attached unit. Here's what sets Closer Look apart in the Orlando market:
- Certified Master InspectorKeith Wilson holds the Certified Master Inspector designation — the highest credential in the home inspection industry, requiring thousands of completed inspections, continuing education, and a verified track record. Most inspectors never reach this level.
- Licensed Florida Mold AssessorFlorida's humidity makes mold a real risk. Keith is a Florida Licensed Mold Assessor, so any suspected moisture or mold issue found during your service can be properly evaluated without bringing in a separate vendor.
- FAA-Licensed Drone Roof Inspection — IncludedSteep, multi-story, or tile roofs that can't be safely walked still get full aerial documentation as part of every full inspection. No additional charge, no skipped roof areas, no guesswork.
- Insurance Reports Included at No ChargeWind mitigation and 4-point insurance reports are included with every full home inspection — saving you the $150 to $300 other inspectors charge for these reports separately.
- Same-Day Digital ReportsYour full Scribeware report is delivered the same day via email, with color-coded priority labels and a built-in repair request builder you can send directly to the other party's agent.
- Live Answered Calls 24/7Real estate moves fast and questions don't wait. Carol Wilson and the Closer Look team answer calls live, around the clock. Scheduling typically happens within 48 hours.
The Inspection Process
From first call to delivered report, here's exactly what to expect when you book with Closer Look.
Schedule
Call 407-319-4608 or book online. Live answered 24/7. Scheduling typically within 48 hours to fit your timeline.
On-Site Inspection
Your inspector evaluates the systems, interior, and accessible areas of your unit — typically 1 to 2 hours depending on size and layout.
Walkthrough
You're welcome on-site. Your inspector walks you through key findings, answers questions, and shows you what matters most.
Same-Day Report
Your full digital report — with photos, color-coded priorities, and repair request builder — is delivered the same day via Scribeware.
Frequently Asked Questions
Everything Central Florida property owners want to know before scheduling.
Do I really need an inspection if the HOA maintains the building?
Yes. The association typically maintains the building envelope and common areas, but the systems and finishes inside your unit — HVAC, water heater, plumbing, electrical, interior — are almost always the owner's responsibility. An inspection tells you the condition of everything you'll actually own.
What parts of the condo does the inspection cover?
We focus on the components inside and serving your specific unit, plus visible concerns in adjacent shared elements like balconies and party walls. We'll note anything visible that could affect your unit, even if the association is responsible for repairing it.
Is infrared imaging included?
Yes. Infrared thermal imaging is included on every inspection and is especially valuable in attached units, where it can reveal hidden moisture migrating between shared walls that a visual inspection alone would miss.
How long does a condo or townhome inspection take?
Most take 1 to 2 hours on-site depending on the size and layout of the unit. You're welcome to attend — the walkthrough is a great chance to see the systems and ask questions.
Will I get the report the same day?
Yes. Your full digital report, including photos and a repair request builder, is delivered the same day via our Scribeware platform so you can act quickly within your inspection window.
Do you serve my city in Central Florida?
Yes — we serve the entire greater Orlando metro, including Orlando, Winter Garden, Horizon West, Lake Nona, Windermere, Clermont, Winter Park, Saint Cloud, Ocoee, Davenport, and all communities across Orange, Osceola, Lake, Polk, Seminole, Volusia, and Sumter counties.
Ready to Schedule Your Condo or Townhome Inspection?
Scheduling within 48 hours • Same-day digital reports • Live answered calls 24/7