Condos might be smaller than homes, but they still deserve a thorough inspection.

If you charge a flat rate for your home inspection services, you’re probably happy when you get a call to inspect a condo. Most condos are much smaller than an average house, and inspecting systems such as HVAC at their source is considered unnecessary.

Homeadvisor.com acknowledges that some inspectors charge by the square foot while others charge a flat fee. You may set separate prices for condos and single-family homes, and thus, have separate contracts. Regardless of how much time you’ll spend or profit you’ll earn for the job, it’s essential to be just as thorough with a condo or high-rise inspection as you would with any other property. The principles you learn in inspection training apply no matter what kind of home you’re working in.

What is usually covered when you inspect a condo?

Inspecting a Condo

This type of determination is easier to make if you already have a checklist formatted for the properties you inspect. This way, you can simply cross off the items that don’t apply, rather than start considering what is included.

Generally speaking, you’ll want to inspect a condo’s interior the same way you would a house. Check to make sure all the electrical outlets and fixtures are working and safe. Take a look at the circuit breaker box as well. See if the smoke detector is hard-wired — this is illegal now in some jurisdictions. You’ll also want to be on the lookout for carbon monoxide detectors. Though regulations vary from state to state, most places mandate working carbon monoxide detectors in every home, condo or apartment building. Refer to our inspection training modules for further details on what to look for.

Check the plumbing in the bathroom and the kitchen to be sure that it is functioning properly and there are no signs of leaks.

Look at the walls, ceilings, and floors and note any holes, cracks, punctures, pet stains, torn or dirtied carpet, broken tiles, peeling paint, or other issues. Inspect the windows and doors, looking particularly at whether they open and close easily and for the presence of wood rot. Even checking out spots like the ceilings of closets can reveal a lot about a property’s condition.

Check all the appliances and see — to the best of your ability — that they are in good working order. Though not technically part of the condo, appliances can hint at the overall health of the plumbing and HVAC systems in place.

Inspecting the Exterior of a Condo Building

Whereas the homeowners association manages the exterior of a condo building, this doesn’t mean you shouldn’t inspect it. The roof above particular units may be leaky, and this may not be an issue the HOA pays for. Your clients will appreciate your warnings and take them into consideration when choosing to move forward with a sale.

And furthermore, although condo inspections don’t usually include the exterior of the building, an ASHI Reporter article details why you may want to include this in your inspection. The great part about owning a condo or townhouse is that someone else takes care of issues like exterior maintenance and grounds. But it’s not free. Owners pay fees for this upkeep. Additionally, if a significant capital expenditure becomes necessary — putting on a new roof, building a parking garage, connecting to town sewers — the owners are assessed a share of the cost, and this sometimes reaches into the tens of thousands of dollars.

Don’t just assume condo buildings are safe and well-managed — see for yourself.

Condo Owners Are Invested — Like it or Not

So while owners — and potential owners — may see these issues as not their headache, and they are partly right, it doesn’t mean they don’t pay for them. Quite the opposite, in fact. You’ll want to point out the potential for things to go wrong and the cost that could be associated with such repairs.

Thus, inspecting the exterior of a condo unit or the building’s HVAC equipment could reveal serious and pressing issues the potential homeowner would not have known about but could factor into their decision to buy. Once a buyer commits to paying a mortgage and monthly fees, they may not be able (or willing) to afford a $22K assessment for a new road from the units to the street.

A quality home inspector will not only be able to spot these issues, but they’ll be able to educate their clients about them as well. It’s not enough to simply point out the potential for expensive repairs. A successful home inspector will use their education and experience to pass on their knowledge to clients. Whether you’re chatting with a condo buyer about their building’s HVAC system or discussing an unstable handrail in the stairwell with a high-rise apartment buyer, the goal is the same. You want to pass along your knowledge to prevent any surprises from occurring down the line.

When setting your rates for homes and condos and deciding what’s included, consider doing condo-buyers a favor and giving them information about what types of assessments they may be able to expect in the future, such as if you notice cracking stucco, sagging balconies, crumbling parking lots, etc.

 

 

Gable vents help regulate the temperature in attics.

Proper ventilation in the attic is critical to a home’s structure. You may not see the damage right away from inadequate ventilation, but rest assured it will become apparent at some point.

Without good ventilation, homes may suffer problems such as condensation buildup, mold, and rot. Further, ventilation is important in temperature regulation. Without vents, the attic may get too hot in the summer, which could have an adverse effect on the homeowners’ energy budget.

Bad Ventilation and Ice Dams

One of the biggest problems that stem from inadequate ventilation is the potential for ice damming (this is only possible in snowy climates).

What happens in the winter without venting is that the attic grows unusually warm because heat from the house rises into the space above, even with proper insulation.

The warmth of the attic heats the underside of the roof, causing any snow atop it to begin to melt, sliding down toward the gutters. If the snow slid off all at once, it would cause fewer problems. But more often, it creeps down the roof a few inches at a time.

When night falls, the snow refreezes, filling the gutters and forming an ice dam at the edge of the roof. The next day, when the roof heats up again, the melting snow can’t get past the ice dam. It backs up and eventually can leak into the attic.

Even if it didn’t go so far as to leak, the saturated roof is likely to begin to grow mold and to rot prematurely.

Roof vents help pull stale air out of the attic.

What Kinds of Vents Will You See as a Home Inspector?

Attics can have several types of vents.

Gable vents are usually a triangle or oblong shape and are located on either side of the house. It’s important to check these types of vents, as they are a favorite for nesting birds. Not only does a nest block ventilation, but it may also tear the screen behind the vent, giving other critters easier access to the space.

On older homes — especially brick — gable vents may be small, rectangular spaces left in between bricks and covered with screening.

Soffit vents are located under the eaves. These vents often work in tandem with roof vents, which look a bit like tiny chimneys. Ridge vents are installed all along the peak of the roof, and also usually work together with soffit vents.

Some homes are also equipped with attic exhaust fans, which use electricity to help remove hot air in the summer. These can be set to kick on when the space reaches a particular temperature.

What to Look for with Attic Vents

When you’re inspecting a home, be sure that the gables and/or roof are equipped with some type of ventilation, and that it is in good working order. Note if vents need repair, or if attic ventilation is inadequate or nonexistent.

At the same time, check the underside of the roof, especially near the eaves, for signs of rotting, possibly due to ice dams.

If the roof is still in good shape, the addition, repair, or upgrade of vents can help ensure that the potential home buyers get many more years of use from it.

As home inspectors, you want to keep abreast of all that’s happening in the industry, as well as learn from the wisdom of some of the profession’s foremost thought leaders. Below, we’ve compiled a list of five of the most noted authorities in the field. We’ve rated their level of expertise on a scale of 1-5 (5 being the highest) based on their education, experience, years in the industry, and body of published works.

Industry Leader Experience Education Professional Association & Memberships Published Works & Presentations Rating Steve Preins, 18-plus years in the industry Director of   Education and Product Development, PDH Academy Director of   Education and Training, Quality Education Group, Inc. Director of   Education, Inspection Certification Associates Bachelor of   Science Construction Management: Florida International University Architecture,   four years: Washington University, St. Louis Chairman, ASHI   National Public Relations Committee 2000, 2001, 2002 ASHI National   Public Relations Committee, 1998, 1999 ASHI National   Legislative Committee, 2003 ASHI Council of  Representatives, 2003 ASHI Board of   Directors Nominating Committee, 2003 Founding Member,   Northern Illinois Chapter of ASHI (NIC/ASHI member #1) President,   Northern Illinois Chapter, 1999, 2000 Vice President,   Northern Illinois Chapter of ASHI, 2003 Board of   Directors, Northern Illinois Chapter, 1999 – 2003 Membership   Chairman, Northern Illinois Chapter, 2001, 2002 ASHI National   Technical Review Committee: 1998 2000 Quality   Education Group and ICA curriculum Home inspection   training podcasts ICA 7/2015 ICA 2/2015 ICA 9/2015 ICA 10/2014 ICA 10/2015 ICA 12/2014 ICA 4/2015 ICA 12/2015 5 Skip   Walker, 35-plus years in the business

Visit him at or follow him on:

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Owner, Walker Property Evaluation Services Master Inspector,   fellow and trainer, California Real Estate   Inspection Association Certified   inspector, American Society of Home Inspectors Certified combination   residential building inspector, International   Code Council Radon measurement provider

 

Rochester   Institute of Technology

 

Member, National   Fire Protection Association Member,   International Association of Electrical Inspectors Member,   International Association of Plumbing and Mechanical Officials

 

Code Check series CREIA:   Inspector Journal, Smoke Alarms: Deadly Differences Silent   Alarms; Deadly Differences, ASHI Reporter California   Carbon Monoxide Law Takes Effect CREIA Carbon   Monoxide, Leading Cause of Poisoning Deaths, CREIA Complete list of   published   works

 

5 Timothy Buell, 15-plus years in the industry

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Franchise owner,   Pillar to Post Home Inspection Bachelor of   Science in Business Administration, Accounting and Finance, Franklin University Member and   current president of ASHI President of   ASHI Ohio chapter Member of ASHI   Chapter Relations Committee On   My Mind, June 2018 On   My Mind, May 2018 On   My Mind, April 2018 On   My Mind, March 2018 On   My Mind, February 2018 Preparing   for an IRS Audit, November 2014  ASHI   Working for You, December 2013  Setting   the Stage for a Successful Chapter, October 2010 4 Jules Falcone, 40-plus years in the business

Visit him at or follow him on:

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Owner, Inspection Pros Owner, Jules Falcone   & Assoc., expert witness and consulting contracting Instructor,   construction courses, Polley Real Estate Educators Instructor, construction   courses, Temple University Guest speaker, Board   of Realtors Home Protection Committee Lecturer, National   Conferences of the American Society of Home Inspectors Lecturer, National   Real Estate Appraiser Association Conference Charter member,  American Society of Home Inspectors Member and board   of directors member, Realtors Legislative Alliance Stucco   inspection presentation 4 David Kolesari,

20-plus years in the industry

Visit him at or follow him on:

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Business Facebook

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Owner and   president of Milwaukee Homesight

 

Past president   of the National Society of Home Inspectors Member and past president of the Wisconsin Association of Home Inspectors Member of the   American Society of Home Inspectors 3

Do you want to become a certified home inspector? Get a demo of our learn-from-home course and get started today!

These stairs are modern-looking but dangerous with no handrail on either side.

Homes can be fraught with dangers of all kinds, and one of the biggest is stairways. The National Safety Council says falls are one of the top three causes of preventable, injury-related deaths.

Among the things homeowners can do to cut down on injuries in the home is to make stairs safer.

What can you do as a home inspector to help ensure the safety of stairs in homes?

Check to see that adequate railings are installed. Railings are the single most important safety feature of a stairway. Most indoor staircases have railings, but many times outdoor stairs do not, especially if there are only two or three steps.This, however, is often where accidents occur. The National Institutes of Health says that many falls down stairs involve the elderly or intoxicated people. Those whose footing is unsure can greatly benefit from a railing to grasp.Code will differ from city to city and state to state, but Inspectapedia says railings are often required to be a certain number of inches from the stairs, and the rail must be thin enough to grasp. There also may be rules about how far from the wall the rail can be, and in some instances, the railing must be attached to the wall at the ends. Measure the stair treads and risers. ASHI says treads must be at least 11 inches deep and risers cannot be higher than 7 inches.If the treads are too narrow, it is difficult for climbers to fit the majority of their foot on the stair, and they risk a fall. This is especially precarious for people wearing heels, as the heel may not fit onto the stair.If the risers are too high, it may be difficult or awkward to climb up to the next stair. Are the stairs slippery? Slippery stairs may be a popular Japanese game show, but slick stairs in a home are no laughing matter.Wooden stairs can be slippery. One fix is adhesive grip strips, but many homeowners don’t want to affix this sticky tape to their wood stairs. Another solution for slippery wooden stairs is to install carpeting. But carpeted stairs can be slippery too. In these cases, grip strips can usually be applied safely. Check the lighting. Lighting on stairs should be adequate. Ascending or descending stairs in the dark adds to the risk of a fall. For this reason, both the bottom and top of the stairs should be equipped with wall switches, and they should be illuminated so they are easy to find in the dark.

This staircase might be beautiful, but it’s poorly lit and the handrails aren’t easy to grip.

Not all of these suggestions are required in the standards of practice, but these checks are easy to perform and your findings may end up meaning a lot to your clients.

An air conditioning unit should be free of vegetation and other obstructions.

Depending on where you work as a home inspector, air conditioning may be a standard part of every household, or it might be a fairly uncommon sight. In Florida, you can hardly live without it. But in Maine, the windows are the air conditioners.

Air conditioning, however, is standard in enough homes to be included in home inspection training courses.

What do you need to check for when inspecting an air conditioning unit?

Start with the Basics

Before you delve too deeply, look at the unit from the outside. Many air conditioning units are hidden in overgrown weeds or brush. This isn’t good for them — it impedes the flow of air. The space around A/C units should be free and clear.

While you are checking for this, also notice if the unit is level. A tilted unit can put stress on the condenser.

The fan at the top of the unit should also spin easily. Before you turn the unit on, peer inside and see if you see a lot of leaves or debris that need to be cleaned out. If you see any, it may not affect the fan now, but it surely will in the future.

Changing the filter is a critical part of A/C maintenance.

Before you turn the unit on to observe it running, try to determine if the electrical disconnect was on or off. Turning on the system suddenly after it has been off for more than 24 hours can damage the compressor.

Once you have the unit running, make sure the fan can spin freely. Listen for any unusual noises — loud humming, clinking or clacking, or anything that doesn’t seem right. Let the unit run for at least 15 minutes before checking the vents for flow. By this time, the supply vents should blow cool air, and the return vents should be engaged, taking in warm air.

Check the air flow through the unit outside as well, ensuring warm air is coming out of the top.

Don’t Just Look, Listen Too

If the unit is excessively loud or puts out extra vibrations, make a note of this. It can lead to refrigerant leaks. Leaking refrigerant — whether due to cracked, clogged or obstructed lines or a dirty air filter, can lead to the unit freezing up. If the coils are dirty, this only makes the problem worse.

Once you turn the unit off, check the condensate tray to be sure it is functioning correctly. The tray is intended to collect condensation and safely dispose of it. However, if the drain line is clogged or the pan becomes tilted, the tray could overflow. This is dangerous because it could not only cause the A/C’s components to rust, it could cause an electrical short.

Check the air filter as well. Air filters should be changed or cleaned every 90 days, or sooner with higher usage. Failure to complete this A/C maintenance task could seriously affect its ability to function. The U.S. Department of Energy says changing the air filters is the most important part of A/C maintenance. Having a clogged filter at the entrance to your HVAC is similar to having an ordinary piece of wood there — the air the system is attempting to force through cannot penetrate.

Potential home-buyers rely on the home inspection to help guide them in their decision to follow through with the purchase. Informing yourself as much as possible about home systems, including air conditioning, helps you provide the best service to your customers.

To learn more about our home inspection courses, check out our website today.