How can I learn about the structural integrity of my condo building?

A: This is such a multi-faceted question, but a very important one for any buyer. Buyers are always encouraged to have their own general inspection, roof and termite and be present when those take place. If there are items of concern, then bring in the engineers and architects.

Any new construction project relies on the building inspectors, architects and builders to create a solid project. Older projects rely on the owners and HOAs to maintain the structural integrity of a complex.

The HOA sometimes has a professional management that can guide them in maintaining building exteriors, outdoor land and common areas. While people and owners don’t always like spending budgeted dollars on those fees, their ability to maintain and protect the integrity of a complex is very important. Usually annual studies are done for the maintenance and the financing that need to be reviewed.

Periodic inspections of the common areas should take place every couple of years.

Condo complexes in the San Francisco Bay Area run the gamut from a two-unit 100-plus-year-old Victorian building to large complexes with many buildings housing many units. They can be one level or stratospheric high-rises!

Sellers and HOAs need to provide all information to a prospective buyer to reassure them their investment is worthwhile.

Jeannie Anderson, Compass,

415-271-4887, jeannie.anderson@compass.com.

A: When evaluating a condo building’s structural integrity as a potential buyer, thorough research and assessments are crucial.

• Hire a specialized licensed home inspector who specializes in condominiums to examine the structural foundation, load-bearing walls, and overall construction.

• Review association documents such as meeting minutes, engineering reports, and maintenance records for any structural issues, repairs, or planned maintenance.

• Request engineering reports to evaluate the structural integrity and recommendations for repairs or maintenance.

• Speak to the HOA Manager on past or ongoing structural issues, assessments, or special levies for structural repairs.

• Research building codes and permits at the Department of Building Inspection for structural-related permits, violations, and the disclosure package’s “3R Report” for permit history.

• Seek a Realtor’s structural engineer recommendation for an indepth analysis of concerns, building soundness, and hidden issues.

• Assess condo association’s financial health to ensure sufficient reserve funds exist for major repairs.

• Request insurance records to review claims related to structural damage, and frequent or severe claims indicating underlying problems.

Dan McLean, Coldwell Banker Realty, San Francisco Pacific Heights office,

415-850-7613, dansfre@mac.com.

A: I think looking at the year built is a great place to start. Older condos have a track record where structural defects may have either been identified or rectified. Newer condos with ongoing litigation may have building defects that are researchable. One example is if a builder installed exterior wood siding incorrectly, there might be water intrusion years later. Corroborate these findings with the natural hazard report and see if geological hazards affect the condos.

After completing your due diligence on paper, you can visually inspect. Inspect the condo itself, the exterior, common areas, etc. You could be looking for substantial cracks or lack of symmetry. If the condo is on a slope or mountainside, factor that in. Talk to neighbors if you spot them. Read both agents’ visual inspection reports.

When your visual inspection is over, hire inspectors. Order a foundation inspection when the evidence calls for it. Home inspectors may catch something but recommend further inspection by a specialist. Just like diagnostic tests on pets, investigation could go on forever, but eventually you need to put your foot down when you are satisfied with the available information.