What the inspector covers
- Interior walls, ceilings, floors, windows and doors.
- Plumbing fixtures and the water heater serving the unit.
- The electrical panel for the unit and its outlets and lighting.
- Heating and cooling equipment serving the unit, which may be on the roof.
- Built-in appliances, laundry, fireplace.
- Balcony or patio within the unit’s exclusive use area.
Common areas, the roof and the building exterior are usually viewed only from accessible places. Many inspectors offer to look at accessible common areas for an additional fee.
Who is responsible for what
The CC&Rs define boundaries. Typical patterns:
| Item | Usually |
|---|---|
| Interior finishes, fixtures, appliances | Owner |
| Water heater and HVAC serving one unit | Owner |
| Pipes inside walls serving only one unit | Varies by CC&Rs |
| Roof, exterior walls, structure | HOA |
| Balconies | HOA structure, owner surfaces; check CC&Rs |
HOA reports to request
- Reserve study: how much the association has saved for roofs, paint, paving and other major components, and how much it should have.
- SB 326 balcony inspection, for associations with elevated wood elements. See balcony inspections.
- Termite or fumigation history, especially in buildings treated with tenting.
- Insurance: master policy coverage, deductibles, and whether earthquake coverage is carried.
Water from above
Leaks between units are one of the most common condo issues. Look for stains on ceilings and walls shared with neighbors, and ask about past claims.
Common questions
Is a condo inspection cheaper?
Often, because there is less to inspect. Townhomes with their own roof, attic and garage are closer to a single-family inspection in scope.
What HOA documents should I read?
The CC&Rs, bylaws, rules, the current budget and reserve study, the last year of board minutes, the insurance summary and any disclosure of pending litigation or special assessments.