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Condos Need Inspections Too!
Our typical pre-purchase inspection of a condominium unit includes a detailed inspection of the interior of the unit to the CAHPI BC (Canadian Association of Home & Property Inspectors) and the ASHI® (American Association of Home Inspectors®) Standards of Practice and a general "walkthrough" of selected accessible common areas of the complex. These include the underground parking area, the general exterior and the roof (if access is provided). The common area "walkthrough" is not designed to generate an all-inclusive list of building flaws but is meant to enable the inspector to comment on building design features which tend to result in problems as well as the general level of building maintenance. The information gathered may suggest follow-up questions for clients to ask the vendor of the property, the strata council or the property manager. We strongly recommend that all available information about the building in question regarding past or present problems and planned major expenditures be obtained.
The "Leaky Condo Syndrome"
Many three and four story wood frame multi-family buildings in the lower mainland of British Columbia suffer what has come to be known as the "leaky condo syndrome". This syndrome is characterized by rot damage to wooden components of the building as a result of water infiltration and possibly internally generated moisture. The cost to correct the damage and repair the building to a point where such damage is unlikely to re-occur can be very high. There have been many cases
where individual owners of condominium units have received assessments in the tens of thousands as their share of the repair costs. There are also an increasing number of multi-story apartment buildings of concrete construction in which problems relating to moisture have been identified.
Until relatively recently it was generally believed that most "highrise" condominium apartment buildings were at low risk for damage caused by water infiltration. As more invasive testing is being carried out on such buildings it is being discovered that many have leak problems resulting in significant damage. Their exposure to wind-driven rain makes all exterior components (especially windows) vulnerable to leaks if not adequately constructed. As with low rise wood frame condominiums the cost of correction can be significant.
A typical home inspection is a visual inspection and does not involve disassembling building components or carrying out invasive testing such as drilling holes to allow the use of moisture meters to check for building leaks. Because there is often no visual evidence of the type of leaking which causes the "leaky condo syndrome" this type of leaking and its attendant damage may go undetected during a home inspection.
There is additional information and suggestions to take into consideration when deciding to purchase a condominium. To read this informative article, CLICK HERE.
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