Condos and townhomes are a big part of the South Florida market, from beachfront towers to garden-style buildings and townhome communities. Buyers often ask whether an inspection is worth it when the association maintains the building. The short answer is yes, because the unit's own systems are yours to repair.
What you own versus what the association maintains
Every association's documents are different, but in general:
- You are responsible for the inside of your unit and the systems that serve only your unit, such as the air conditioning, the water heater, and the electrical and plumbing within the unit.
- The association maintains the common elements: the building structure, the shared roof, exterior walls, hallways and amenities.
In a townhome, the line often moves further out: the roof, exterior and attic above your unit may be yours. Check your association's documents to be sure.
What a condo inspection covers
A condo inspection focuses on what you will own and maintain:
- Air conditioning and air handler: age, operation, drainage and signs of leaks
- Water heater: age, condition and installation
- Electrical: the unit's panel, outlets, fixtures and visible hazards
- Plumbing: supply lines, drains, fixtures and signs of leaks, including from neighboring units
- Windows and sliding doors: operation, seals and water staining
- Balconies you can access from the unit: visible cracking, rust staining and railing condition
- Appliances and interior finishes
Along the way we note any visible concerns about the common elements, so you know what to ask about.
Questions to ask the association
Before you close, it's worth asking:
- Are there any planned or pending special assessments?
- What do the reserves look like, and when was the last reserve study done?
- Has the building completed any required structural inspections? Florida now requires periodic structural "milestone" inspections for many condominium buildings, so ask whether the building's inspection is done and what it found.
- Are there known leaks, roof issues or ongoing repairs?
- What are the rules for renovations, and who approves them?
Don't forget insurance
Condo owners typically need their own policy for the unit. Depending on the building and your insurer, you may be asked for a 4-point or wind mitigation inspection, which can be done on the same visit.
Schedule a condo or townhome inspection
American Building Inspectors inspects condos and townhomes across Broward, Palm Beach and North Miami-Dade. Schedule online or call (954) 372-7937.