Inspecting condos / townhomes

[Brian E. Kelly]

Originally Posted by lkage

Your ideas are all reasonable ...

My clients, generally , appreciate knowing as much as I can help them with regarding potential responsibilities.

Not a bad business philosophy Larry, but you have to let the Realtor do some of their job.
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[Larry D. Kage]

Originally Posted by bkelly2

Not a bad business philosophy Larry, but you have to let the Realtor do some of their job.
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Yes, yes of course. But when I suggest that, for instances like this, my clients eyes get real big, like saucers, they start shaking and latch onto my leg, hoping I'm just kidding...and I can't, very easily, finish the inspection.

[Joe Funderburk, CMI]

Originally Posted by wsiegel

Always try and find out who is responsible for the roof. With many townhome association, the homewoner is responsible for his own roof, not the association. This can also apply to exterior siding.

Who's responsible for the interior ceilings if the roof leaks? Who's responsible for the interior walls if the windows leak or the siding isn't flashed or sealed? That's why I view the exterior the same as a regular house.

[Russel Ray]

Originally Posted by jfunderburk

Who's responsible for the interior ceilings if the roof leaks? Who's responsible for the interior walls if the windows leak or the siding isn't flashed or sealed?

The HOA.

[Russel Ray]

Probably the best recommendation I can make concerning common area properties is that my Clients become involved with their HOA. As with any organization, you get out of it what you put into it.

I do have one Client for whom I did an inspection back in 2002. She was upset about the FPE panel that obviously was in all the condos (except hers after the seller agreed to have it replaced). So she went to the first HOA meeting armed with my home inspection report. The HOA would look into it. Several months later, the HOA said, "The panels have always been there and haven't caused any problems." She invited me to the next HOA meeting. I responded to their idiotic statement with this: "Electric panels in and of themselves typically do not 'cause any problems.' It is the electric components or appliances that typically cause problems, e.g., a short in an appliance, an electric outlet, or a light switch. Electric panels and circuit breakers are designed to prevent personal injury and property damage in the event of a short (or other problem) by shutting down the electric current to the faulty appliances or electrical components. The fact that there “have not been any problems” simply means that the electric wiring, switches, and outlets; and the appliances using the wiring, switches, and outlets, have not had any problems at this time. But if anything ever does have a problem, I can't guarantee you that the circuit breakers in the FPE panels will shut off the electricity." I also gave them some web sites so that they could read about them on their own.

A few months later she called to tell me that the HOA had agreed to replace all FPE panels that remained in the complex. But even better, they agreed to re-imburse her sellers for the FPE panel that they had replaced for my Client.

Education, education education.

By the way, much of what I wrote above is now part of my education about FPE panels (as well as Zinsco panels) in my Interactive Report System. Putting things on a personal level (which, by the way, Keith Swift does very well in his Inspect and Protect book, which everyone should buy and read) is a very common and great way to get one's message across.

I use the personal story approach when I explain to my Clients that I would be doing them a disservice if I issued an on-site report because having a property with a good roof, a good foundation, etc., does them no good if it burns down from a defective appliance that no one know about. I had a house in Slidell, Louisiana, a dozen years ago that burned down from a defective microwave.

Therefore, my Clients receive a [STANDARD, PREMIUM, TECH] inspection report after, and only after, I have done my research to determine if there are any recalls or safety concerns on anything in their home. Including the three types of reports previously mentioned, as well as all other inspections that involve a written report (BASIC, LIST, RENTER), I teach my Clients how to do their own CPSC recall and safety concern research. All other inspection types (WALK, DRIVEBY, FLYBY, CARRY, VOICE) include no written report because those specific types of inspections don't need one. However, Clients on those inspections get a 25% discount when they get an inspection that involves a written report.

Readers, you, too, can learn how to educate and teach your Clients.
Simply go to About Homes.
Click on Library.
Click on NACHI.
Enter the NACHI password (Toronto2007) in the box and click on verify.
Scroll down to file 0478 and click on it to download or run.

Modify that file as you see fit to provide to your Clients to help educate them and teach them.

Educate, educate, educate.

Choices, choices, choices.

Solutions!

[Carl Pennick]

Originally Posted by jmerritt1

I always look at exterior, and roof, if I am not allowed on roof I mark report as acceess denied, afterall you client is buying a % of the building.

I agree with Jeff on this. If there is a roof problem which needs to be fixed the condo owners fees will go up. Your client will not be happy and you can forget about working for there Realtor or any of there friends or work collages.

[Michael R. Boyett]

Here are some photos from yesterday's condo inspection for a Realtor that is buying the condo for her mother to live in. How could I, with a clear conscience, not include and comment on these in my report? The 1st is the exterior wall just outside the front door, the 2nd is a weight bearing post on the patio supporting the deck in the condo above, 3rd and 4th are HOA handyman attempts to install additional wiring and are what I would consider to be safety/fire issues. I do draw the line however at commenting only those HOA items that are an integral part of the building that the condo being inspected is located in. In other words, I disclaim and don't include the pool, playground, washateria,etc.

[Russel Ray]

Originally Posted by mboyett

How could I, with a clear conscience, not include and comment on these in my report?

Very easily if you lived here in San Diego by making sure that she contacted the HOA to have them inspect the roof, exterior, and foundation before close of escrow, as well as getting copies of the HOA CCRs, budget, meeting minutes, etc.

Originally Posted by mboyett

I do draw the line however at commenting only those HOA items that are an integral part of the building that the condo being inspected is located in. In other words, I disclaim and don't include the pool, playground, washateria, etc.

Good.

[Michael R. Boyett]

Originally Posted by rray

....making sure that she contacted the HOA to have them inspect the roof, exterior, and foundation before close of escrow, as well as getting copies of the HOA CCRs, budget, meeting minutes, etc.

Which I of course do recommend in the very front of my report. However, I would be willing to bet that none of the issues shown in the photos would be communicated to the client by those documents. I just can't get to the mindset where I don't feel responsible for reporting on issues that materially affect the condo, regardless of who is responsible for any repairs. Maybe I'll be convinced to do so at some point, just not yet.

Also, one of two things will happen if I advise my client to have the HOA inspect the roof, exterior, etc. One, the HOA will send their handyman over to glance around and say "Yep, everything's just hunky-dorey y'all" which would be illegal here as that would be performing an inspection by an unlicensed person for a property that is under a real estate contract. Or two, if the client suggested the HOA spend money to have a legal inspection done then I don't think I have to explain what the HOA response would be.

[David K. Smith]

I've inspected many condos and townhomes. I comment on the adequacy of exterior lighting, safety Guards, if the elevator works, is there fire extinguishers, is the pool area protected, location of trash collection, roof condition, and if there is an attic check fire separation. I feel if the client has small children this is important. I don't recommend ways to address these issues but add it for the clients info. I do recommend to ask the HOA who wound pay for the roof repairs if needed before they settle. I hope I'm not over doing it.

[bdoles2]

Pay attention for fire codes.