Condo accessory dwelling units, or ADUs, are becoming more popular in Florida. Many condo owners want extra living space for family, guests, or renters. But before you build or buy a condo ADU, it’s important to understand the inspection must-haves.

As a home inspector, I’ve seen what can go wrong—and what makes a safe, comfortable unit. This article covers what you need to look for, why each step matters, and how to avoid problems that cost time and money.

What Is a Condo Accessory Dwelling Unit?

An accessory dwelling unit (ADU) is a small, separate living area inside or attached to your main condo. Think of it as a mini-apartment. Some ADUs are in a basement, others are added on, or built above a garage. In condos, they’re often built into extra space, like a spare bedroom turned into a studio.

People use ADUs for many reasons, such as:

Housing aging parents
Creating a space for college kids
Renting to make extra money
Giving guests a private spot to stay

No matter the reason, every ADU needs a good inspection before anyone moves in.

Why Condo ADU Inspections Are Important

A condo ADU has different rules from a house. In a condo, you share walls, plumbing, and sometimes electricity with other owners. Small issues in one unit can cause big headaches for the whole building. That’s why inspections matter so much.

Here’s what a good inspection protects you from:

Safety hazards like bad wiring or leaks
Hidden water damage or mold
Breaking condo rules or local building codes
Trouble with insurance or future buyers

Making sure the ADU is built and kept up the right way saves you money and stress.

The Top Must-Haves for a Condo ADU Inspection

Let’s look at the main things every condo ADU inspection should cover.

1. Building Codes and Condo Rules

Start with the basics. Every city and condo association has rules about what you can and can’t do. Your inspector should know the local building codes and your condo’s bylaws. If you skip this step, you might have to tear down the ADU or pay fines later.

Check for:

Permits for construction or remodeling
Allowed size and use of the ADU
Fire exits and emergency rules
Rules about renting out the space

2. Structural Safety

Even small spaces need to be strong. The walls, floors, and ceilings should be solid, with no cracks, holes, or soft spots.

The inspector will check:

Wall and ceiling strength (no cracks, bulges, or water stains)
Proper support for added walls or doors
Safe stairways or steps, with handrails if needed
Soundproofing between the ADU and main unit

3. Plumbing Systems

Water problems can cause major damage. Every ADU must have working sinks, toilets, and showers or tubs. In a condo, plumbing is often shared with the main unit or even neighbors, so leaks or clogs can affect everyone.

What the inspector looks for:

Pipes that are not leaking, corroded, or loose
Water pressure that is not too high or too low
Drains that empty quickly (no slow drains or gurgling)
Hot water that heats up fast and doesn’t run out too soon
No signs of water damage behind walls or under sinks

4. Electrical Systems

Bad wiring causes fires and shocks. ADUs often have extra outlets, lights, and maybe even appliances. All the wiring must meet code.

Check for:

Outlets with no sparks, buzzing, or black marks
Circuit breakers that are labeled and easy to reach
Enough outlets for the space (no long cords or power strips)
Working smoke and carbon monoxide detectors
Ground Fault Circuit Interrupter (GFCI) outlets near water

5. Heating, Cooling, and Ventilation

ADUs need to be comfortable all year. Some units have separate heating or air conditioning systems, while others share a common system with the main condo.

The inspection should cover:

Working heat and air, with no odd smells or noises
Clean filters and vents, with no dust or blockages
Windows that open for fresh air (or a working exhaust fan if no window)
Proper insulation to keep the space warm or cool

6. Fire Safety

Fire rules are strict for a reason. Condos must have working smoke detectors, clear escape routes, and safe stoves or heaters.

Make sure to check:

Smoke detectors in the right places (in or near sleeping areas)
Carbon monoxide detectors (especially with gas appliances)
Fire extinguishers within reach
Easy-to-open windows or doors for an escape route
No flammable materials near heaters, stoves, or outlets

7. Pest and Mold Checks

Pests and mold can appear in small, enclosed spaces. Both can cause health problems and damage walls or floors.

During the inspection, look for:

Signs of bugs or rodents (droppings, chewed wires, holes in walls)
Moldy smells, stains, or soft spots on walls, ceilings, or under sinks
Damp areas near windows, doors, or pipes

8. Proper Lighting and Egress

Every living space must have sufficient light and a clear exit in the event of an emergency.

This means:

Windows or doors big enough for someone to escape
Good lighting in hallways, stairs, and living areas
Working locks on all doors and windows

Common Problems Found in Condo ADUs

Not all Accessory Dwelling Units (ADUs) are built or remodeled by experts. Here are some of the most common issues found during inspections:

DIY wiring: Dangerous and often not to code.
Blocked vents: Causes poor air quality and mold growth.
Low ceilings: Hard to fix and might break building rules.
No emergency exit: Unsafe and illegal in most places.
Noisy walls: Not enough soundproofing, leading to neighbor complaints.

Catching these problems early can save you from expensive repairs or legal trouble.

How to Prepare for an ADU Inspection

Whether you’re buying, selling, or just building a new ADU, there are ways to get ready for an inspection:

Clear away clutter: Move boxes, furniture, and rugs to make all areas easy to see.
Check smoke detectors: Test batteries and replace if needed.
Fix drips and leaks: Tighten pipes and clean up water stains.
Check light bulbs: Replace any that are out.
Write down questions: Ask your inspector about anything that worries you.

An honest and open inspection is the best way to ensure your ADU is safe and ready for use.

Inspection Tips for Condo Owners

Here’s some advice I give condo owners about ADU inspections:

Don’t skip the inspection, even for a small project. Little things turn into big problems fast.
Hire an inspector who knows condo rules and city codes.
Ask for a written report. Keep it for your records and share it with buyers or renters if needed.
Make repairs right away. Waiting just makes things worse.
Talk to your condo association before starting any changes.

The Bottom Line

A condo accessory dwelling unit can be a smart way to get more space or earn extra income. But you want it to be safe, legal, and comfortable. A good inspection checks for hidden issues, meets all the rules, and helps you fix problems before they grow. From wiring to water, every detail matters.

If you take the time to follow these inspection must-haves, you’ll enjoy your new space with peace of mind—and your neighbors will thank you too.

A thorough inspection is the key to making your condo ADU a safe and comfortable place for everyone who lives there.

Condo Accessory Dwelling Units: Inspection Must-Haves