Many buyers think it's unnecessary to hire a building inspector before purchasing a new condo.Is that correct? In most cases yes.
Prospective owners often assume a condo building and their unit of interest is fine and everything is to code and working properly. While this is usually the case, purchasers still need to protect themselves against those rare occasions where a problem exists.
A recent case, for example, someone moved into a newly constructed condo where someone had inadvertently dropped a piece of plywood down the chimney flu, blocking it off. When the new owner lit the fireplace, smoke backed up through the unit.
Although the condo corporation took care of the fireplace, the owner was responsible for the smoke cleanup. A pre-purchase inspection would likely have avoided this problem as the offending piece of wood was within view of a casual look up the chimney.
While home inspections on condos are not common, they may prove to be worthwhile. A home inspector can look for things you might not think about or have the knowledge to find, like the signs of moisture in the walls, electrical issues, or plumbing problems.
I have sold many condos where buyers think they do not require an inspection, to choose to do an inspection is your choice but sometimes even new builds have their issues.
Remember: It's a good idea to put a building inspection clause into your offer. And it's important to find a building inspector who is familiar with condo inspections. He or she will be cognizant of the types of problems to look for and of condominium building codes and regulations.
"What does an inspector check in a new condo? Isn't this a waste of time and money?" I am asked this all the time.
Top 10 pre-delivery or new condo inspection problems:
- Caulking missing on glass shower doors – say hello to drippy, slippy bathroom floors.
- P-trap missing on a sink – this could lead to sewer smells entering your condo. Yuk.
- Missing grout – leads to leaks to floor below and the expense of possibly completely redoing tiling in a year or two to fix the problems the leaks have caused.
- Loose toilets – tippy and annoying.
- Damage on kitchen cabinets – you pay a premium for a new condo, the cabinets should be in perfect condition.
- Wood flooring mistakes – oops – there’s one maple panel in your oak floor. It’s right in front of the couch area… just where you’ll see it every day.
- Loose railings – you want to be safe when you go out on that terrace – maybe the rest of the building’s railings loose too?
- Clearance between door and terrace not graded – When it rains, you don’t want buildup on the terrace to seep into your home. The deck should be lower than the door.
- Exhaust hood or bathroom ventilation not properly installed – These are ventilation basics.
- Water tank inaccessible or badly installed – A conventional hot water tank needs to be changed every 10-13 years. We’ve seen everything from a condo’s air handler installed in front of a hot water heater to a rusty condensation type due to the hot water tank being installed right below. Either of these scenarios can cause problems in the near future - © http://www.homeinspectionmontreal.com/new-condo-inspection-top-10-problems/
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An inspector will make sure your hood fan exhaust is properly connected. He will ensure that the electrical system is to code, in working order and adequate to meet any special electrical requirements you might have. Windows will be inspected to see they are installed properly and to regulation. A good inspector will also check the common elements to see if any owners who moved in before you have inflicted damage to the halls or elevators.
Is the garage constructed to code with adequate drainage to prevent flooding, winter road-salt spalling and excessive humidity build-up? An inspector will check the drainage in the garage and your parking spot. You want to make sure when you open your trunk to take out your groceries you are not always standing in a puddle of water. The inspector will check the condo's exterior envelope to see if it has adequate drainage and if it will deter ice buildup. Since the balcony is both the exterior element in which you will spend the most time and is also a source of liability (e.g.: ice buildup or water-damaged tiles blowing down onto the cars below), it will be examined carefully for potential problems. Inspectors will check the roof and any air conditioning units located there, the security gate to the garage and many other things you would not think to consider.
The biggest factors are plumbing, electrical, heating and wiring. These must be to code, meet regulations and be suitable to accommodate any special requirements you, the buyer, might have.
Arkadi Abramovitch of Artech Home Inspections told me recently that technology has changed a lot in the past few years and this has helped to ensure buyers have a positive buying experience. Arkadi, along with many inspectors today, uses infrared equipment to check for moisture buildup in or behind the walls or ceilings, which would not normally be visible.
Inspectors check the exhaust systems for bathroom ventilation fans and kitchen hood fans that have sometimes been blocked inadvertently. A memorable condo inspection Arkadi had was when he found two Tim Hortons cups in a kitchen ventilation exhaust system.
It's better to find out before closing on your unit than to try to fix the issue (and be reimbursed) later. Ask the inspector specifically for his or her impressions of the common areas as they may or may not do this if they aren't asked specifically.
Resale Condos
When first considering a resale condo, it's a good idea to ask residents (if you know any) about previous problems with the building. When you request a building inspection, ask the inspector to address specifically these areas. (Of course, you are going to have both your lawyer and your insurance agent review the status certificate before signing off on the purchase.)
On the flip side, I encourage sellers to get a pre-inspection before their property is listed for sale.
© http://www.edmontonjournal.com/condos/inspection+needed+even+when+buying+condo/7898868/story.html
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