Inspections seen as vital before making deal
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 ensure 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 buildup?
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.
The inspector will check the condo’s exterior envelope to see if it has adequate drainage and if it will deter ice buildup.
If there is a balcony, it will be the exterior element in which you will spend the most time and also a source of liability (for example, ice buildup or water-damaged tiles falling onto cars below), so the inspector will examine it carefully for potential problems (remember, this new condo has not yet had time for water seepage to cause obvious defects).
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 in Ottawa 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 sys- tems for bathroom ventilation fans and kitchen hood fans that have sometimes been blocked inadvertently. A memorable condo inspection Arkadi had resulted in discovery of two coffee cups in a kitchen ventilation exhaust system.
In new construction, the exhaust vents directly to the exterior, but this has not always been the code. Older condos have different regulations. Inspectors also check for code or regulation problems as overworked city inspectors may have missed something or not been onsite as many times as requested.
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.