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The scope of a condo inspection will vary, and even from building to building with the same inspector. And this may also vary based on what state you are in. This is for a variety of reasons, outlined below.
Generally, the inspection is primarily in the unit, in addition to a walk-through of the most significant common area components of the building. When you buy a condo, you’ll be responsible for your unit, typically from the “studs-in” - meaning that everything inside the walls of the unit is your property and your responsibility. You’ll also be a part of the condominium association, which owns and maintains everything else. This may include all the exterior of the building, the roof, the structure, and potentially also the heating and water heating systems.
The inspection should identify issues and concerns in the unit, but also what major systems in the building might need attention now or in the near future. But it would be unreasonable in a mid-rise, high-rise, or multi-building association to inspect the entire building during a condo home inspection; that would be out of scope for a buyer’s home inspection.
The systems and components in the unit and the interior of the unit. This typically includes:
the unit heat and cooling distribution system, the electrical subpanel, The electrical main (if accessible), outlets and switches, lights and fixtures, the kitchen and all appliances, bathrooms and fixtures, balconies, floors, doors, walls, ceilings, and windows.
The exterior siding, grading, drainage, windows, doors, parking areas, balconies, roofing, roof decks, utility areas; Main water supply to the building, Main electrical, parking garages, sub-grade areas, water pump rooms and equipment, boiler, water heating, chiller, cooling tower systems; Common laundry areas, common recreational areas; Common area interior spaces like main entry foyer, hallways and stairs. Elevators, fire alarms, fire suppression systems, and security systems.
Here in Massachusetts it gets a little more detailed because residential property is defined as buildings with 4 units or less under one roof by the Massachusetts state regulations for home inspectors. This means that when inspecting a condo in a building of this size and type, all the systems and components apply just as with a single family home. Note that access to other units in this type of building would not likely be possible, and also that access to areas like the attic and basement areas may be restricted because they may only be accessible from within another unit.
When the inspection is for a condo in a building with more than 4 units, your home inspector’s process may or may not include an inspection of common area systems and components. Some inspectors may only inspect within the unit and provide no inspection at all of the common areas, and some may inspect the unit in detail and also inspect common areas generally and to the extent the building management will allow access.
Additionally, inspection of condos in high-rise buildings and very large associations is significantly limited because oftentimes building maintenance and management do not allow private home inspectors into utility spaces in a building (for security reasons). In these cases, the inspection would be limited to your unit only.
Find out what your inspector’s process is, and what their scope of inspection would be. Ask to see a home inspection report from your inspector of a property similar to the one you’re buying. Ask your agent to verify access to common areas, and to ask that the building’s property management personnel be present at the inspection to provide access to common areas of the building.
Bottom line- you will be responsible for everything in your unit, and also a part of the common-area elements. It’s critical to know if you might be looking at a new assessment from the HOA (Homeowner’s Association - AKA The Condominium Association) due to a repair issue or replacement/renovation of components in the building. It is also unreasonable to expect your inspector to be responsible for the entire building.
What is the condo fee, and what does it pay for/cover in the budget?
Are there any planned changes to the condo fees?
How much money does the HOA have in reserves? (review the HOA budget and financials)
Are there any anticipated assessments coming up or major capital improvement projects underway?
If so, has the seller of the unit paid any of these assessments?
Contact MKC Associates to schedule your home reinspection and keep the purchase process moving quickly!
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