Infrared Thermography Inspection Miami — P.E.-Sealed Electrical Thermal Imaging.

P.E. #67462 · Level III CIT® #19397 · Engineering Firm #28738 · Miami · 41 Years.

Updated June 30, 2026 · Performed and sealed by Armando Longueira, P.E. #67462 (Florida Professional Engineer, Electrical) and Level III Certified Infrared Thermographer CIT® #19397.

★★★★★ 5.0 on Google · reports built to pass on first submission · NIST-calibrated FLIR E96 · Serving Miami-Dade, Broward & Palm Beach.

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All Home Meters delivers the infrared thermography inspection building owners rely on — electrical thermal imaging that finds overheating connections, hidden moisture, and failing equipment before they cause a fire or an outage. Unlike a camera-for-hire, every infrared thermography inspection here is performed and sealed by a Florida Professional Engineer who is also a Level III Certified Infrared Thermographer, using a NIST-calibrated FLIR E96. It is the County-required scan inside the 40-year recertification, the annual scan NFPA 70B now mandates, and the fastest way to catch an electrical fault while the fix is still cheap. Call (786) 318-7203 for a same-day quote.

How Infrared Thermography Works.

Every energized component emits infrared radiation, and it emits more as it heats up. A loose or corroded connection runs hot long before it trips a breaker, while trapped water and missing insulation read cool. A calibrated infrared camera turns that invisible heat into a real-time thermal image, so a certified thermographer can find a fault that a visual walk-through would never see. The inspection is non-contact and non-invasive — nothing is opened, shut down, or damaged — and it works on live electrical equipment, building envelopes, and roofs alike. That makes infrared thermography one of the most cost-effective diagnostic tools in building inspection: it turns a future failure into a scheduled, inexpensive repair.

What a Thermal Imaging Inspection Detects.

Resistive heating from loose connections, corroded lugs, overloaded circuits, and phase imbalance shows up as a hot spot against cooler reference points — the signature of an electrical fault in the making. The same camera, read the other way, finds what is too cool: moisture intrusion behind walls and ceilings, saturated roof insulation, and air leakage in the envelope. A complete infrared thermography inspection documents each finding as a radiometric thermal image, paired with a visible-light photo, an emissivity value, and a reflected-temperature correction so the temperatures are defensible. On a recurring schedule, this same inspection becomes the backbone of condition monitoring and predictive maintenance for a building's electrical system.

• Electrical faults. Loose and oxidized connections, overloaded conductors, failing breakers, phase imbalance, and bad lugs at panels, switchgear, transformers, and busways.
• Moisture and roof. Water intrusion in walls and ceilings, leak paths, and wet roof insulation mapped without cutting anything open.
• Envelope and mechanical. Missing insulation and air leakage for energy audits, plus overheating motors and bearings for predictive maintenance.

How Every Finding Is Graded — the Delta-T Severity Matrix.

A finding is only useful if it is graded the same way every time. We classify each flagged connection on three independent criteria, and the worst of the three sets the severity. This is the engineering method behind every report we seal, and almost no competitor publishes theirs.

• Criterion 1 — ΔT1. The fault temperature minus the ambient operating temperature on the same material — how far the component runs above its normal environment.
• Criterion 2 — ΔT2. The fault temperature minus a same-material reference point unaffected by the fault, under equal load — the primary way a loose or resistive connection is identified.
• Criterion 3 — absolute temperature. The peak temperature against the maximum the conductor, insulation, or termination can safely reach, per NEC 110.14(C) and the conductor's rating.

The thresholds derive from ANSI/NETA MTS-2023 Table 100.18 and NFPA 70B; a ΔT2 above 15 °C escalates a finding to Critical regardless of ΔT1, and every classification on the report ties to a recommended correction and re-inspection interval. That is the difference between a colorful picture and an engineering finding.

Real Infrared Findings from Miami Inspections.

These are actual sealed report pages from our infrared thermography inspections, shown across three severity levels — identifying details redacted for privacy.

View a Sample Thermal Report (PDF).

Developing / Alert.

A service panel flagged on a ΔT2 of 6.4°F between similar components. Planned correction; no immediate repair.

Serious / Severe.

A 400A main breaker disconnect at a ΔT1 of 46.7°F above reference. Urgent correction required.

Critical / Major.

A panel reaching 219°F, exceeding the maximum allowable temperature. Emergency correction; do not defer.

What Miami-Dade Actually Requires for the Electrical Scan.

For the 40-year recertification, the County itself lists the infrared scan as a required component — an infrared thermography inspection on electrical systems operating at 400 amperes or greater, using approved equipment and a certified technician. Miami-Dade's Board of Rules and Appeals then issued a binding clarification on exactly how that rule is read — an advisory memo dated July 22, 2022 — that most providers have never read. The precise requirements are below.

• The infrared scan is required when the building's electrical service is rated 400 amperes or higher.
• The equipment to be scanned must be supplied by that 400A-or-greater service, but the individual panel or device does not need to be rated 400A itself — a common and costly misreading.
• The thermographer must be at least Level 2, with a minimum of 5 years of experience — reduced from 7 — which may come from commercial electrical-system inspection generally, not thermography alone.

Our engineer of record is a Level III Certified Infrared Thermographer — a full level above the minimum — and a licensed P.E., so the same person who scans the equipment also seals the electrical finding. We supply the notarized certification letter the County requires, attesting Level III credentials and qualifying experience per the current BORA Minimum Inspection Procedural Guidelines for Building Electrical Recertification.

What Equipment the Infrared Scan Covers.

On a service rated 400 amperes or greater, the County's guidelines call for an infrared thermography inspection, with a written report, of the following electrical equipment as applicable. We scan every item on this list under normal operating load.

• Busways and bus ducts.
• Switchgear and switchboards.
• Panelboards — except individual dwelling-unit load centers.
• Disconnects and main service equipment.
• Variable frequency drives (VFDs), starters, and control panels.
• Timers and meter centers.
• Gutters (wireways) and junction boxes.
• Automatic and manual transfer switches.
• Exhaust fans and transformers.
• Grounding and bonding conductors at the main distribution and metering equipment.

Individual condominium units are excluded from the thermographic inspection. Where a cover cannot be safely removed, equipment is locked, de-energized, or out of safe reach, that item is listed as not inspected with the reason stated — exactly as the guidelines require.

When an Infrared Thermography Inspection Is Mandatory.

Two authorities require the infrared electrical scan, and a third statewide program sits alongside them — most Miami buildings fall under at least one.

• Miami-Dade 40-Year (and 30- and 25-year) Building Recertification. The County requires an infrared thermography scan of the electrical equipment on every service rated 400 amperes or greater, P.E.-sealed by a qualified thermographer, submitted with the recertification package under Section 8-11(f) of the Code of Miami-Dade County.
• NFPA 70B (2023). The 2023 edition changed thermography from recommended to required for commercial electrical equipment — at least every 12 months, and every 6 months for the worst-rated assets — a cadence insurers increasingly expect before they renew commercial coverage.
• Statewide Milestone Inspection — a separate, structural program. Under Florida Statute 553.899, the Milestone Inspection is a structural inspection of load-bearing elements for condominium and cooperative buildings of three habitable stories or more. It does not itself add an electrical infrared scan — but buildings that need a milestone almost always also fall under the Miami-Dade recertification that does.

View a Sample Electrical Report (PDF).

NFPA 70B — Annual Infrared Thermography for Electrical Maintenance (2023 and 2026).

Beyond the recertification, the national standard that governs ongoing electrical maintenance is NFPA 70B — and in its 2023 edition it stopped being a recommendation and became an enforceable standard. Infrared thermography is now an explicit, required part of a documented Electrical Maintenance Program, not an optional add-on. We build programs that satisfy the current 2023 edition and are already aligned with the 2026 edition now being published.

What the 2023 edition requires.

• Infrared thermography of all covered electrical equipment at least every 12 months, performed under normal load (at least 40%) so resistive faults actually show.
• Equipment in poor physical condition — NFPA 70B Condition 3 — re-scanned at least every 6 months.
• Thermography performed by qualified personnel, with each finding documented, trended over time, and tied to a corrective action.
• Coverage extended to photovoltaic (solar) systems under Chapter 30 — terminations, grounding and bonding, strings, modules, and interconnections.

What the 2026 edition adds.

• The potential-failure-to-functional-failure (P–F) curve method, which sets each asset's maximum maintenance interval from its own failure pattern rather than a flat 12 months.
• A new requirement to establish a repair timeline so corrections are not delayed once a finding is made.
• Expanded and clarified inspection-and-testing tables across the equipment chapters.

Every report we seal already carries severity-rated repair timeframes and year-over-year trending for each finding, so a program built with us today meets the 2023 standard and needs nothing changed when the 2026 edition takes effect.

Infrared Thermography and Your Insurance.

Electrical failures are among the largest single causes of commercial fire and business-interruption losses, so property insurers increasingly treat a documented infrared program as evidence of responsible risk management — and in 2026 more carriers are asking for an infrared inspection report before they bind or renew coverage.

• Underwriting. Carriers such as FM Global, Liberty Mutual, Travelers, and Zurich publish or request infrared electrical surveys, and many are aligning their requirements with NFPA 70B's annual-scan standard. A P.E.-sealed report is the documentation an underwriter wants to see at renewal.
• Premiums. Some carriers reduce premiums or improve terms for facilities that run a recurring, documented infrared program. Results vary by carrier and risk, so we format every report to be submission-ready either way.
• What underwriters look for. Each finding paired as a thermal and a visible-light image, with the measured ΔT, emissivity, load conditions, an NFPA 70B severity class, a corrective recommendation, and a Professional Engineer's seal — exactly the format of every report we deliver.

Milestone vs. 40-Year Recertification vs. NFPA 70B — the Difference.

These three are constantly confused, and the confusion costs owners money on the wrong report. Here is the plain-English distinction.

How to Verify Any Thermographer Before You Accept the Report.

A training certificate is not a qualification, and a rejected recertification package costs weeks. Before you accept any thermographer's report — ours or anyone else's — ask to see, not just hear about, these four things.

• A verifiable certification number. A Level II or Level III Certified Infrared Thermographer credential with a number you can confirm with the certifying body, not a three-day course certificate.
• A written practice document. The governing ASNT SNT-TC-1A / ISO 18436-7 written practice that defines how their personnel are qualified — most camera-for-hire operators have none.
• A current NIST-traceable calibration certificate. Dated within the year, for the exact camera serial number used on your building.
• An electrical license. A Professional Engineer, electrical contractor, or electrical inspector license — increasingly, building officials reject reports from thermographers with no electrical licensure.

We hold all four, on one named engineer, and every one is public or available for your file.

Types of Thermography Inspection We Perform.

Our specialty is electrical thermal scanning, with full infrared inspection services for electrical, moisture, and mechanical systems across South Florida.

Electrical infrared scanning.

Radiometric scans of panels, switchgear, transformers, and busways on services rated 400A and up — the scan mandated for recertification, delivered P.E.-sealed with full NFPA 70B classification and the Delta-T matrix above.

Moisture and roof scanning.

Infrared thermal imaging maps water intrusion in walls, ceilings, and roof insulation and pinpoints leaks without destructive testing — ideal for leak diagnosis, post-storm review, and intrusion mapping.

Mechanical and envelope scanning.

The infrared scan finds overheating motors and bearings for predictive maintenance, and reveals air leakage and missing insulation for energy audits and envelope review.

Solar PV thermography.

Infrared scanning of photovoltaic arrays finds hot cells, failed bypass diodes, bad string connections, and grounding faults — the inspection NFPA 70B's 2023 Chapter 30 now extends to solar systems.

Inspection through IR windows.

Where infrared inspection windows are installed, we scan energized equipment without removing covers, cutting arc-flash exposure while still capturing the radiometric data the standard requires.

Standards We Work To.

Every infrared thermography inspection we seal is performed and documented against the recognized standards for personnel, measurement, and electrical testing — not a single in-house checklist.

• Personnel. ASNT SNT-TC-1A and ISO 18436-7 Category III for thermographer qualification and certification.
• Measurement. ASTM E1934 for examining electrical and mechanical equipment with infrared thermography, with E1933 for emissivity and E1862 for reflected temperature.
• Electrical testing and severity. ANSI/NETA MTS-2023 Table 100.18 and NFPA 70B for classification and intervals; NEC 110.14(C) and Table 310.16 for absolute temperature limits.
• Safety and law. NFPA 70E and OSHA 1910.147 for arc-flash and lockout/tagout; Florida Statute 471.025 for the Professional Engineer's seal.

What a Miami Infrared Thermography Inspection Costs.

Infrared thermography inspections start at $800, with the final fee set by the building's square footage, the number of pieces of electrical equipment, and the configuration of the service. Removal and reinstallation of equipment covers, when required, is quoted separately and typically starts around $250. Where the equipment list has not been provided by the engineer or architect of record, a short pre-inspection survey identifies and locates the devices to be scanned so the proposal is firm. Send us the building address and square footage and you will have a fixed written quote the same business day.

Note that the County's recertification filing fee — currently $403.12, payable to Miami-Dade County — is separate from any inspection fee and is set by the County, not by us.

Why Property Owners Choose Us for Miami Infrared Thermography.

Most providers use entry-level cameras, skip a written practice, and carry expired credentials — so their reports get questioned by building officials, insurers, and the County. We remove that gamble with the highest thermography credential, a Professional Engineer's seal, and a NIST-traceable instrument.

Frequently Asked Questions.

What is an infrared thermography inspection?

A non-contact inspection that uses a calibrated thermal camera to read the surface temperature of electrical equipment, walls, and roofs, revealing overheating connections, hidden moisture, and missing insulation that are invisible to the eye. Each finding is documented with a thermal image, a paired photo, and measured temperatures.

Is the scan mandatory for my building?

For a 40-year recertification, yes on any service rated 400 amperes or greater. NFPA 70B also requires annual scans on commercial electrical equipment, and many insurers now ask for one before renewing coverage. The statewide Milestone Inspection is separate and structural, so it does not by itself require the electrical infrared scan.

Does my individual panel have to be 400 amps?

No. The trigger is the building's service rating. If the service is 400 amperes or greater, the equipment supplied by it is in scope even though an individual panel or device is rated below 400A — this is the single most common misreading of the requirement.

Does the inspection require shutting off power?

No — the opposite. Equipment must be energized and ideally under at least 40% load, because shutting it down erases the thermal signal we need. We work to NFPA 70E arc-flash protocols throughout.

What camera do you use?

A FLIR E96 at 640 × 480 resolution, under 30 mK sensitivity, and under 1.2 mrad spatial resolution, NIST-traceable and last verified 12/09/2025 — well above the typical professional benchmark.

How much does it cost?

Infrared thermography inspections start at $800, with the final fee driven by square footage, the number of pieces of equipment, and configuration; cover removal is quoted separately. Send your address and square footage for a fixed written quote the same business day.

Are your reports accepted by insurers?

Each finding carries the infrared frame, a matched photo, the emissivity, the ΔT value, the NFPA 70B class, and P.E.-sealed recommendations — the documented format carriers such as FM Global, Zurich, and Hartford look for in an electrical maintenance program.

Will the NFPA 70B 2026 edition change my program?

Not if you work with us. The 2026 edition adds the P–F curve method for setting maintenance intervals and a requirement to set a repair timeline after a finding; our reports already include severity-rated repair timeframes and trending, so nothing has to change when it takes effect.

Our Services.

• 40 Year Recertification — Miami-Dade.

• Electrical Thermal Imaging & Infrared Thermography Inspection

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• Level III Certified Infrared Thermographer.
• Milestone Inspection.
• Structural Inspection.
• Electrical Safety Inspection.
• Parking-Lot Illumination.
• NFPA 70B Electrical Maintenance Program.
• Bonding & Ground-Resistance Test.
• Certificate of Use.

Credentials.

Every infrared thermography inspection is sealed by Armando Longueira, P.E. #67462, a Florida Professional Engineer (Electrical) and Level III Certified Infrared Thermographer. Confirm the license is Current and Active on the State of Florida DBPR roster — search license #67462.

• Florida Licensed Professional Engineer — P.E. #67462 (Electrical); every report sealed.
• Florida Registered Engineering Firm — #28738.
• Level III Certified Infrared Thermographer — Infraspection CIT® #19397; ASNT SNT-TC-1A; ISO 18436-7 Category III; 4,000+ documented hours.
• Instrument — FLIR E96, 640 × 480, under 30 mK, under 1.2 mrad; NIST-traceable, verified 12/09/2025.
• Notarized certification letter supplied with every recertification package, per the current BORA electrical guidelines.
• HUD Inspector #S262 · FHA Consultant #A0783.

About the Engineer.

Armando Longueira, P.E. #67462, is a Florida Professional Engineer (Electrical), licensed in Miami since 2007, and a Level III Certified Infrared Thermographer (CIT® #19397). He earned his electrical engineering degree in 1985 and has logged 4,000+ documented thermography hours across Miami-Dade, Broward, and Palm Beach. He owns All Home Meters / AHM Engineers (Florida Engineering Firm #28738) and personally performs and seals every infrared inspection. License status is public — confirm #67462 on the DBPR roster.

Service Area.

We perform infrared thermography inspections for condominiums, commercial buildings, HOAs, and industrial property. We cover Miami-Dade, Broward, and Palm Beach — the City of Miami, Miami Beach, Hialeah, Doral, Homestead, and Coral Gables — from a Miami office, returning sealed infrared reports within three to five business days.

Schedule an Infrared Thermography Inspection.

Catch the electrical fault, the hidden leak, or the failing connection before it becomes a fire, an outage, or a denied claim. Armando Longueira, P.E. #67462, Level III Certified Infrared Thermographer CIT® #19397, performs and seals every inspection with a NIST-calibrated FLIR E96. ★★★★★ 5.0 on Google · 41 years.

Read what building owners say about our infrared thermography inspections — see our reviews on Google.

Call or text (786) 318-7203 or email info@allhomemeters.com with your building address and square footage for a fixed written quote the same business day. Office: 16520 SW 66 St, Miami, FL 33193, Mon–Fri, 9 AM–5 PM.

Related: 40 Year Recertification · Electrical Inspection · Structural Inspection · Parking-Lot Illumination · NFPA 70B Program · Español.