Inspection needed even when buying new condo

Inspection needed even when buying new condoMany buyers think it’s unnecessary to hire a building inspector before purchasing a new condo.

Many buyers think it’s unnecessary to hire a building inspector before purchasing a new condo. 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 friend of mine, for example, 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.

I have sold many condos where buyers think they do not require an  inspection, but every condo should be inspected by a certified building  inspector.

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.

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. To further emphasize, a recent inspection revealed an ice buildup problem that, if not caught by the inspection, would have cost the buyer, along with the condo corporation, $20,000 to correct.

Definitely not a nice housewarming present.

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.

By now, I hope you are sold on the need for a building inspection for a  new condo and it should be evident that this applies even more to a  resale condo.

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.

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