Home Inspections

Even though the mechanicals in an apartment condo are locked in a basement room of a large complex, it is wise to have a home inspection done before you make a purchase. You may think it is just a condo, but think again. What you overlook before you buy may cost you thousands of dollars down the road.

Recently a home inspector was called upon to check out a condo apartment for a young couple who decided to purchase their first home. Their realtor had advised them to spend the time and money on having a home inspection done prior to making a purchase commitment. The inspector checked out the electrical room, the boiler room and the building's exterior. Although the electrical and boiler room checked out alright, the building's exterior stucco cladding turned out to be soft and was starting to break. It was clear the stucco had been mixed with too much sand and not enough cement causing breakage on the outer walls of what seemed to be a fairly new development. The condo's reserve fund had only a small allocation for stucco patching and nothing allocated for full stucco replacement, a repair that would be inevitable and would cost the condo owners around $150,000. The purchasers once having purchased the condo would then be part of the condo group and each condo owner would have been responsible for this huge replacement cost.

Unfortunately some property managers will not permit inspections of roofs and boiler rooms. It would make sense if a seller is trying to make a sale, buyers should have access to any part of the condo building for inspection purposes as the condo sale may well depend on it. Also, it would seem logical to assume that condo boards and property managers of those boards have an obligation to facilitate a quick sale and favorable pricing for all their homeowners. Providing access for inspection purposes of a large building should always be allowed. But too often that is not the case. And when access is not allowed, mistrust, doubt and the integrity of the sale is at stake. Having an open policy with the condo by-laws and an open policy with the inspection of the property is a positive step for all concerned.

A good building inspection prior to the condo purchase not only includes inspecting electrical rooms, boiler rooms, exhaust systems and an inspection of the exterior of the building, it also includes a full inspection of the interior of the condo itself. A great inspection includes checking the windows to make sure seals are not broken, checking all the plumbing and the fixtures that house the plumbing. In addition, appliances are tested to see if they are functioning properly, all electrical outlets are tested to make sure they are grounded. The humidity inside the condo is checked to make sure there is no excess humidity in the living area and then the living area is checked for mold and fungus. These are just a few of the services a good inspector provides for the cost of $300 to $400 dollars per inspection. Though this may seem like a high price to pay for such a small living area, the peace of mind it brings is priceless.