You found a place you love in Dorado, and now the inspection is coming up. It can feel like a big hurdle, especially if you are relocating or buying your first home. The good news is that a clear inspection gives you confidence, saves you from surprises, and can even help you negotiate repairs or credits. In this guide, you will learn exactly what to expect in Dorado, including coastal considerations and how inspections differ for condos near Los Paseos de Dorado. Let’s dive in.
What a home inspection covers
A standard home inspection in Puerto Rico focuses on visible, accessible systems and safety concerns. Inspectors typically follow consumer standards from national organizations such as ASHI or InterNACHI. Their goal is to identify material defects, explain the condition of major systems, and help you make informed decisions.
Most inspections review:
- Exterior and site: grading and drainage, siding or stucco, windows and doors, patios and railings.
- Roof: visible coverings, flashing, penetrations, and gutters. Steep or unsafe roofs may require a roofing specialist.
- Structure: visible foundation, cracks, settling, and any accessible signs of termite damage.
- Plumbing: fixtures, visible piping, water heater condition, and functional flow.
- Electrical: service panel, visible wiring, grounding, and safety items such as GFCIs.
- HVAC: basic operation, visible age, and maintenance needs.
- Interior: floors, walls, ceilings, built‑in appliances, and signs of moisture intrusion.
- Safety: smoke and CO detectors, handrails, and obvious hazards.
You will typically receive a written, photo‑rich report within 24 to 72 hours, with key safety notes summarized.
What inspections do not include
Inspections are noninvasive. That means inspectors do not open finished walls, remove stucco, or guarantee future performance. Hidden hurricane damage, concealed mold, termite galleries inside finished wood, and roof underlayment issues may not be visible without special testing. Inspectors do not certify code compliance or provide insurance or lender certifications unless you request a specialized evaluation.
Timeline and process in Puerto Rico
- Scheduling: Book as soon as your contract is ratified. Inspectors often schedule within several days, but peak seasons and specialized tests can add time.
- Time on site: A single‑family home often takes 2 to 4 hours. A condo unit usually takes 60 to 90 minutes, with optional checks of common areas.
- Report delivery: Most inspectors send reports within 24 to 72 hours.
- Contingency window: Many buyers aim for 7 to 10 days, although local contracts vary. Plan all add‑on tests within your contingency period.
A common sequence is:
- General home inspection covering core systems.
- Based on findings, schedule add‑ons such as termite, roof specialist, sewer scope, mold sampling, or a structural engineer.
- Review reports, then decide on repair requests, credits, or moving forward as is.
Coastal issues to watch in Dorado
Dorado’s coastal setting is part of its charm. It also means you should pay close attention to resilience and maintenance.
- Salt air and corrosion: Exterior metals, balcony connectors, fasteners, and HVAC condensers can corrode faster near the ocean. Look for rusted flashing and hardware.
- Wind and hurricane history: Inspect for patched roofs, replaced windows, and properly installed impact protection or shutters. Ask for permits and invoices for storm repairs.
- Flooding and drainage: Review flood risk, finished‑floor elevations, and any drainage improvements. Ask about flood insurance and past flood events.
- Stucco and exterior finishes: Staining, cracks, or soft spots can signal water intrusion that may require further evaluation.
- Mold and humidity: Check for moisture staining, musty odors, and ventilation in kitchens and baths.
- Electrical and generator readiness: Many homes have backup generators. Inspect panel condition and any transfer switch for proper installation.
- Balconies and terraces: Confirm safe railing attachments and look for tile or deck damage.
- Landscaping and erosion: Ensure grading slopes away from the home and assess retaining walls or coastal erosion risks.
Add‑on inspections worth considering
Based on climate, construction methods, and coastal conditions, buyers in Dorado often add targeted inspections.
- Termite/WDO inspection: Highly recommended in Puerto Rico’s tropical climate. Inspectors look for mud tubes, damaged wood, and past treatment.
- Roof evaluation: A roofing contractor can assess age, membrane or shingle condition, flashing, decking, and visible attachment methods. Drone views can help with steep roofs.
- Sewer or drain scope: A camera can confirm the condition of laterals in older homes or areas with tree roots or storm impacts.
- Mold and moisture testing: Useful when there is visible mold, chronic odors, or suspected past water intrusion.
- Structural engineer: For significant cracks, settlement, or when the general inspection raises structural questions.
- Pool and spa: Equipment, deck, safety features, and leak indicators.
- Septic system: If applicable, confirm pump and drainfield function and permit compliance.
- Hazardous materials: For older properties, consider lead, asbestos, or other materials if renovations are planned.
Condo vs single‑family near Los Paseos de Dorado
If you are considering a condo or townhome near Los Paseos de Dorado, your inspection will focus on the unit’s interior and systems you control. Roofs, exterior walls, balconies, and drainage may fall under the association. Ask the HOA for maintenance records, reserve studies, and any building‑level inspection findings.
Key points for condos and townhomes:
- Unit scope: Expect an interior‑only inspection of plumbing, electrical, HVAC, appliances, windows, and interior surfaces.
- Common elements: Request HOA documents that describe responsibility for roofs, exterior stucco, balconies, and waterproofing.
- Flood and drainage: Ask the HOA about site drainage, flood mitigation, or any FEMA map reviews that affect the building.
- Balconies and terraces: In coastal settings, confirm how the HOA inspects railings, waterproofing, and corrosion.
For single‑family homes, you are responsible for the entire structure and site. Pay extra attention to roof condition, site drainage, hurricane protection, and exterior metal components.
Negotiating after the inspection
Your report is a tool for clear, fair negotiation. In Puerto Rico, buyers typically request a general home inspection and a termite/WDO inspection. You can ask for proof of permits for major repairs or renovations.
Most items are negotiable. You can request that the seller complete certain repairs before closing or offer a credit that reduces your costs. Repair timelines, who performs the work, and whether there is an escrow holdback for post‑closing work are part of the negotiation. Cosmetic issues are often handled through credits. Active termite activity, major roof problems, structural concerns, or safety hazards usually require remediation or meaningful credits before closing.
Lenders and insurance companies may require specific evaluations or certifications, especially in coastal areas or when there is evidence of storm damage. Remember, an appraisal is not an inspection.
How to choose the right inspector
Selecting a qualified, local professional makes the process smoother and your report more useful.
Look for:
- Credentials: Membership in recognized inspection associations and clear adherence to standards of practice.
- Insurance: Confirm both general liability and errors and omissions coverage.
- Local coastal experience: Inspectors familiar with Puerto Rico’s climate, hurricane‑era repairs, and balcony or terrace construction.
- Sample reports: Photo‑rich, plain‑language reports that prioritize safety and major issues.
- References: Recent clients in Dorado or nearby coastal communities.
Smart questions to ask:
- How many inspections have you completed in Dorado or coastal Puerto Rico?
- Do you inspect hurricane‑repaired properties and balconies or terraces?
- Will you access the attic or crawlspace when it is safe and accessible?
- Do you carry E&O insurance, and are you registered to operate in Puerto Rico if required?
- Can you coordinate or refer specialists for roofing, termite, sewer scopes, structural, and mold testing?
Your step‑by‑step checklist
Use this simple plan to stay ahead of deadlines and protect your budget.
- Book the general inspection immediately after contract acceptance.
- Reserve add‑ons early: termite/WDO, roof specialist, sewer scope, mold sampling, or engineer if needed.
- Attend the inspection if possible, or send a trusted representative for the walkthrough.
- Ask for a photo‑rich report with clear priorities and timelines for any follow‑up tests.
- For condos, request HOA maintenance records, reserve studies, and recent building evaluations.
- Review FEMA flood risk, ask for elevation certificates when available, and confirm insurance requirements.
- Request permits and invoices for major repairs, especially hurricane‑related work.
- Share all reports with your agent before negotiating repairs or credits.
Final thoughts
A thorough inspection helps you understand the true condition of any property in Dorado, whether it is a condo near Los Paseos or a single‑family home closer to the coast. With the right team and plan, you can navigate add‑ons, deadlines, and negotiations with confidence. If you want hands‑on guidance from a local, boutique brokerage that coordinates details and communicates clearly in English and Spanish, we are here to help.
Ready to take the next step with a trusted partner in Dorado? Connect with Unique Properties & Real Estate Services, PSC for local insight and white‑glove support.
FAQs
Do I really need a termite inspection in Dorado?
- Yes, it is highly recommended because Puerto Rico’s tropical climate supports wood‑destroying insects, and many lenders or insurers expect a WDO report when evidence exists or for older homes.
How long does a home inspection take in Dorado?
- Expect about 2 to 4 hours for a typical single‑family home and 60 to 90 minutes for a condo unit, depending on size and complexity.
What is the usual inspection contingency period in Puerto Rico?
- Many buyers plan for 7 to 10 days, but local contract terms vary, so confirm your specific deadlines and schedule all add‑ons within that window.
Will an inspection find past hurricane damage?
- Inspectors will document visible repairs, patched roofs, and signs of water intrusion, but hidden damage behind finishes may require specialized testing or an engineer.
What inspections do condos near Los Paseos need?
- Your inspector will focus on the unit interior and systems, and you should review HOA documents, reserve studies, and building‑level maintenance or inspection records for common elements.
Do inspectors check flood zones and elevation?
- Inspectors may note drainage concerns, but they do not certify elevation; you should review FEMA flood maps and request elevation certificates or a survey if flood risk is a concern.
