Condo inspections represent an interesting dilemma for inspectors. There is so much that is "typically" deferred to the Condo Association: exterior, roof, common areas etc. Even while "excluding" these areas I am still inclined to look at these areas and note concerns I might see so that they can be brought to the attention of the Condo Association. Safety issues like loose handrails, swimming pools without fences and exterior doors that can be credit-carded. Expensive issues like bad roofing and siding that can result in additional expenses to the buyer in terms of future assessments. When I find a major issue like the roof is in really poor condition I like to recommend my buyer check with the Seller and/or Condo Association to see what reserves are in place to maintain/replace the roof---often times the agent has already provided this information.
A safety issue I found on one Condo inspection involved a locked door at the top of the stairwell that was the roof access. While the door was locked, there had been some settlement of the structure that prevented the door from actually latching---the door could merely be pulled open to gain access to the roof. This was a four story building with no railing or parapet wall around the edge of the roof. My buyer had small children, and there were evidently other children in the building because there were toys spread around the roof indicative of children playing on the roof. To me this represented a serious safety concern---so much so that I felt that the Condo Association and Selling Agent needed to be notified of the condition, regardless of whether my buyer was any longer involved in the purchase of the unit. In this case the selling agent and the Condo Association were greatly appreciative of the discovery.
This type of "attention" to the condition of the structures related to the Condo unit itself is a large part of why the cost of condo inspections is not radically different from the cost to inspect a regular home. The small size (typical of most condos) would be the biggest factor in the inspection costing less.
Charles Buell
http://www.buellinspections.com/
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