A common question is what is included in a condo inspection? As we discussed in our previous article on condo inspections, a condominium is a legal definition of a property, not a building type. Because of this, every condo is a little different in terms of what is and is not included.
The Purchase Contract
In California, every residential purchase uses the standard Residential Purchase Contract supplied by the California Association of Realtors.
Section 12 (a)(iii) states if the property is a unit in a condominium or other common interest subdivision the inspection shall include only the separate interest and any exclusive-use areas being transferred, and shall NOT include common areas.
California Civil Code
California Civil Code § 2079 requires Real Estate agents to visually inspect a property they represent. This code also specifically exempts the Real Estate agent from inspecting any common areas.
From these reasons, we can determine what areas are covered in a condo inspection.
What is always inspected
Interior Components: Review of interior elements like walls, ceilings, floors, windows, and doors within the unit.
Electrical Systems: Inspection of electrical outlets, fixtures, and the circuit breaker panel inside the unit. Components or panels not part of the unit are generally excluded.
Kitchen and Bathroom Plumbing: Evaluation of plumbing fixtures, such as sinks, toilets, and showers, as well as checking for visible leaks.
HVAC Systems: Testing of the heating, ventilation, and air conditioning systems within the unit.
Appliances: Examination of built-in appliances like stoves, dishwashers, and microwaves if they are part of the unit.
Safety Measures: Verification of the presence of smoke detectors, carbon monoxide detectors, and other safety features within the unit.
Fireplace: A basic visual-only inspection of any fireplaces that may be present.
Laundry connections: A basic visual-only inspection of any laundry connections that may be present.
What is inspected depends on the condo
These items depend on whether they are present in the unit or included as exclusive-use items transferred with the property.
HVAC equipment: The actual equipment will be inspected if it is owned by the individual unit and is accessible. In most smaller condo associations, heating and air conditioning equipment is owned by the individual units. However, in high-rise condos, the HVAC equipment is typically owned by the HOA rather than individual units. Sometimes, a unit may own equipment within their space, which then connects to additional equipment owned by the HOA. Every HOA is different.
Water Heater As noted in our previous article on condos, this varies often. Hot water might be supplied by individual unit water heaters or HOA-owned boilers. Water Heaters owned by individual units are included. HOA-Owned boilers are not inspected.
Garage If the garage is exclusively designated for the unit’s ownership, it will be inspected. However, garages that aren’t exclusive—like having an assigned parking spot in a common area garage—will not undergo inspection
Attics: In most condos, there is no attic. If an attic is present, it is controlled by the HOA. Occasionally, we do find condos with individual attics. If an individually owned attic is present and accessible, it will be inspected.
Balconies and Patios: Balconies or patios seemingly exclusive to individual units will undergo inspection. However, it’s essential to note that responsibility for maintaining these areas can differ significantly among condo associations. Balconies or patios that don’t seem exclusive to specific units won’t be inspected. It’s important to clarify that these are visual inspections, not the invasive assessments typically required by HOAs for buildings over 3 stories.
Gas Meters: If the gas meter is readily accessible, the location and the presence of a seismic shut-off will be noted. In many condo associations, the gas meters are not accessible.
What is NOT inspected
Roof: Roofs owned by the HOA are not part of the inspection. The inclusion of a roof inspection depends on the accessibility of the roof and the roof’s proximity to the unit. Any photos and notes are provided at the discretion of the inspector and as a courtesy only.
Foundation: A condo is part of a larger building. While we will attempt to note the type of foundation and any issues noticeable within the unit, the foundation is almost always owned and controlled by the HOA.
Grounds and Exterior: The inspector may include notes about any obvious issues that directly affect the unit. It’s important to note that, typically, the HOA manages and controls the grounds and exterior of a condo building, which aren’t within the inspection scope. These excluded items encompass but are not restricted to, exterior staircases, materials, common area amenities like swimming pools, gates, fences, and similar items.
Seller-owned items: Clothes washers and dryers, window coverings, curtains, and such are considered the seller’s personal property and not inspected. The seller may sell such items to you, but those are considered separate sales from the property itself and are not included in an inspection.
Book your condo inspections now by calling 818-298-3405 or book online here.