INSPECTING CONDOMINIUM BUILDINGS AND UNITS

What We Do
Our typical pre-purchase inspection of a condominium apartment unit includes a detailed inspection of the interior of the unit to the ASHI® Standards of Practice and the CAHPI (BC) Standards of Practice and a general "walkthrough" of selected accessible common areas of the complex. These may include the underground parking area, the mechanical or boiler room, 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 "high-rise" 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.

— James Dobney Inspections a division of 510308 BC Ltd.

Suggestions for Condo Buyers
  1. Ask questions. Read the minutes of strata council meetings as far back as you can obtain them. Use a highlighter pen and mark any references to water and moisture problems. Find out how these problems were dealt with. Were further investigations carried out beyond identifying one specific problem? Were there any inspections carried out for the strata council or the property management company and are these reports available for perusal? If repairs were performed what assurance is there that they were properly done? Are there any planned major expenditures for the building?

  2. Check the building's design. Some buildings are more prone to leak than others. One of the most significant design features is the absence of adequate roof overhangs to protect the walls from rain. Obviously the less rain that hits the building the less likely it is to leak. Deck and balcony design is important. Decks and balconies which rely on small drains which are prone to plug, decks over living areas, "solid" railing designs, balconies which slope toward the building are more likely to result in leaks. Buildings with open walkways and stairwells are vulnerable to leakage and rot damage. Earth-filled planters in contact with the walls of ground floor units are potential problem areas.

  3. Look for previous repairs. Is there visual evidence of exterior wall patching? Has caulking been installed in some areas and not in others? Check the wall penetrations on the walls most exposed to the weather. If the building has a stucco covered exterior have any water resistant coatings been applied subsequent to the original construction? The presence of any of these items should raise a red flag.

  4. Find out the warranty details. If purchasing a new unit read and understand what items are covered and for how long. Is there a warranty against water penetration? How long does it last? What assurance is there that the builder will still be around to make the repairs? If the building is not new what time, if any, is left on the warranty? If repairs have been carried out are they covered by a warranty?

  5. Hire a Professional Home Inspector. Make your offer to purchase subject to a professional home inspection. Hire a Registered Home Inspector (RHI) who is a member of the Canadian Association of Home and Property Inspectors (BC) (CAHPI (BC)). Go through the unit and the building with the inspector. The process should take 2½ to 3 hours and should include a detailed written report. Be aware that a home inspection is a visual inspection and does not involve drilling holes and using instruments to check moisture levels. An experienced and competent inspector can go through a building and give an opinion on the probability of problems based on the design feature present and may also dentify previous repairs but leaks may go undetected if there are no visible signs present. The inspection is valuable but should not be considered a substitute for obtaining all available information about the building.
— James Dobney, RHI

THE STANDARDS OF PRACTICE


Standards of Practice of The Canadian Association of Home and Property Inspectors (BC)



Table of Contents
  1. INTRODUCTION
  2. PURPOSE & SCOPE
  3. STRUCTURAL SYSTEM
  4. EXTERIOR
  5. ROOF SYSTEM
  6. PLUMBING SYSTEM
  7. ELECTRICAL SYSTEM
  8. HEATING SYSTEM
  9. AIR CONDITIONING SYSTEMS
  10. INTERIOR
  11. INSULATION & VENTILATION
  12. FIREPLACES & SOLID FUEL BURNING APPLIANCES
  13. GENERAL LIMITATIONS & EXCLUSIONS
  14. GLOSSARY OF TERMS
    15.
1. INTRODUCTION

1.1 The Canadian Association of Home and Property Inspectors British Columbia (CAHPI(BC)) is a not-for-profit professional society established in 1991. Membership in CAHPI (BC) is voluntary and its members include private, fee-paid home inspectors. CAHPI(BC)'s objectives include promotion of excellence within the profession and continual improvement of its members' inspection services to the public.

2. PURPOSE & SCOPE

2.1 The purpose of these Standards of Practice is to establish a minimum and uniform standard for private, fee-paid home inspectors who are members of the Canadian Association of Home and Property Inspectors British Columbia. Inspections performed to these Standards of Practice are intended to provide the client with information regarding the condition of the systems and components of the strata unit as inspected at the time of the inspection.

2.2 The Inspector shall:
A. inspect:
  1. readily accessible systems and components of strata units listed in these Standards of Practice.
  2. installed systems and components of strata units listed in these Standards of Practice.
B. report:
  1. on those systems and components inspected which, in the professional opinion of the inspector, are significantly deficient or are near the end of their service lives.
  2. a reason why, if not self-evident, the system or component is significantly deficient or near the end of its service life.
  3. the inspector's recommendations to correct or monitor the reported deficiency.
  4. on any systems and components designated for inspection in these Standards of Practice which were present at the time of the Home Inspection but were not inspected and a reason they were not inspected.
2.3 These Standards are not intended to limit inspectors from:
A. including other inspection services, systems or components in addition to those required by these Standards of Practice.
B. specifying repairs, provided the inspector is appropriately qualified and willing to do so.
C. excluding systems and components from the inspection if requested by the client.


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3. STRUCTURAL SYSTEM

3.1 The inspector shall:
A. inspect:
  1. structural components visible and located within the subject strata-unit including foundation and framing.
  2. by probing a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is NOT required when probing would damage any finished surface or where no deterioration is visible.
B. describe, if applicable, any structure located within the subject strata-unit:
  1. the floor structure.
  2. the wall structure.
  3. the ceiling structure.
  4. the roof structure.
3.2 The inspector is NOT required to:
A. inspect any structural elements located in common areas
B. provide any engineering service or architectural service.
C. offer an opinion as to the adequacy of any structural system or component.


3.3 The inspector may:
  1. offer comments of a general nature based on a limited walk-through of accessible common areas.
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4. EXTERIOR

4.1 The exterior is common area and is not inspected.

4.2 The inspector is NOT required to:
A. inspect:
  1. exterior elements.
  2. screening, shutters, awnings, and similar seasonal accessories.
  3. fences.
  4. geological, geotechnical or hydrological conditions.
  5. recreational facilities.
  6. outbuildings.
  7. seawalls, break-walls, and docks.
  8. erosion control and earth stabilization measures.
4.3 The inspector may:
  1. offer comments of a general nature based on past experience with similar designs or limited observation of exterior elements.


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5. ROOF SYSTEM

5.1 The roofing and related elements are common area and are not inspected.

5.2 The inspector is NOT required to:
A. inspect:
  1. roofing and related elements
  2. antennae.
  3. interiors of flues or chimneys which are not readily accessible.
  4. other installed accessories.
5.3 The inspector may:
  1. offer comments of a general nature based on past experience with similar designs or limited observation of roofing elements.


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6. PLUMBING SYSTEM

6.1 For plumbing system elements located within the subject strata unit the inspector shall:
A. inspect:
  1. the interior water supply and distribution systems including all fixtures and faucets.
  2. the drain, waste and vent systems including all fixtures.
  3. the water heating equipment.
  4. the vent systems, flues, and chimneys.
  5. the fuel storage and fuel distribution systems.
  6. the drainage sumps, sump pumps, and related piping.
B. describe:
  1. the water supply, drain, waste, and vent piping materials.
  2. the water heating equipment including the energy source the location of main water and main fuel shut-off valves.
6.2 The inspector is NOT required to:
A. inspect:
  1. plumbing system elements located in common areas.
  2. the clothes washing machine connections.
  3. the interiors of flues or chimneys which are not readily accessible.
  4. water storage related equipment.
    1. water conditioning systems.
    2. solar water heating systems.
    3. fire and lawn sprinkler systems.
    4. private waste disposal systems.
B. determine:
  1. whether water supply and waste disposal systems are public or private.
  2. the quantity or quality of the water supply.
  3. operate safety valves or shut-off valves.
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7. ELECTRICAL SYSTEM

7.1 For electrical system elements located within the subject strata unit the inspector shall:
A. inspect:
  1. the service entrance conductors, cables, and raceways.
  2. the service equipment and main disconnects.
  3. the service grounding.
  4. the interior components of service panels and sub panels.
  5. the conductors.
  6. the overcurrent protection devices.
  7. a representative number of installed lighting fixtures, switches, and receptacles.
  8. the ground fault circuit interrupters.
B. describe:
  1. the amperage and voltage rating of the service.
  2. the location of main disconnect(s) and sub panels.
  3. the wiring methods.
C. report:
  1. on the presence of solid conductor aluminum branch circuit wiring.
  2. on the absence of smoke detectors.
7.2 The inspector is NOT required to:
A. inspect:
  1. electrical system components located in common areas.
  2. the remote control devices unless the device is the only control device.
  3. the alarm systems and components.
  4. the low voltage wiring, systems and components.
  5. the ancillary wiring, systems and components not a part of the primary electrical power distribution system.
B. measure amperage, voltage, or impedance.

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8. HEATING SYSTEM

8.1 For heating system elements located within the subject strata unit the inspector shall:

A. inspect:
  1. the installed heating equipment.
  2. the vent systems, flues, and chimneys.
B. describe:
  1. the energy source.
  2. the heating method by its distinguishing characteristics.
8.2 The inspector is NOT required to:
A. inspect:
  1. heating system elements located in common area.
  2. the interiors of flues or chimneys which are not readily accessible.
  3. the heat exchanger.
  4. the humidifier or dehumidifier.
  5. the electronic air filter.
  6. the solar space heating system.
B. determine heat supply adequacy or distribution balance.


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9. AIR CONDITIONING SYSTEMS

9.1 For air conditioning elements located within the subject strata unit the inspector shall:
A. inspect the installed equipment.

B. describe:
  1. the energy source.
  2. the cooling method by its distinguishing characteristics.
9.2 The inspector is NOT required to:
A. inspect central air conditioning physical plant.
B. inspect electronic air filters.
C. determine cooling supply adequacy or distribution balance.


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10. INTERIOR

10.1 The inspector shall:
A. inspect:
  1. the walls, ceilings, and floors.
  2. the steps, stairways, and railings.
  3. the countertops and a representative number of installed cabinets.
  4. a representative number of doors and windows.
  5. garage doors and garage door operators if applicable.
10.2 The inspector is NOT required to:
A. inspect:
  1. the paint, wallpaper, and other finish treatments.
  2. the carpeting.
  3. the window treatments.
  4. the central vacuum systems.
  5. the household appliances.
  6. recreational facilities.


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11. INSULATION AND VENTILATION

11.1 For insulation and ventilation elements located within the subject strata unit the inspector shall:
A. inspect:
  1. the insulation and vapour retarders in unfinished spaces.
  2. the ventilation of attics and foundation areas.
  3. the mechanical ventilation systems.
B. describe:
  1. the insulation and vapour retarders in unfinished spaces.
  2. the absence of insulation in unfinished spaces at conditioned surfaces.
11.2 The inspector is NOT required to:

A. inspect insulation or vapour retarders located in common areas.
B. disturb insulation or vapour retarders.
C. determine indoor air quality.


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12. FIREPLACES AND SOLID FUEL BURNING APPLIANCES

12.1 For fireplaces and solid fuel burning appliances located within the subject strata unit the inspector shall:
A. inspect:
  1. the system components.
  2. the vent systems, flues, and chimneys.
B. describe:
  1. the fireplaces and solid fuel burning appliances.
  2. the chimneys.
12.2 The inspector is NOT required to:
A. inspect:
  1. fireplaces or solid fuel devices located in common areas.
  2. the interiors of flues or chimneys.
  3. the firescreens and doors.
  4. the seals and gaskets.
  5. the automatic fuel feed devices.
  6. the mantles and fireplace surrounds.
  7. the combustion make-up air devices.
B. ignite or extinguish fires.

C. determine draft characteristics.

D. move fireplace inserts or stoves or firebox contents.

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13. GENERAL LIMITATIONS AND EXCLUSIONS

13.1 General limitations:
A. Inspections performed in accordance with these Apartment Style Strata Title Standards of Practice:
  1. are not technically exhaustive.
  2. will not identify concealed conditions or latent defects.
  3. do not include any elements located in common areas.
13.2 General exclusions:
A. The inspector is not required to perform any action or make any determination unless specifically stated in these Standards of     Practice, except as may be required by lawful authority.

B. Inspectors are NOT required to determine:
  1. the condition of systems or components that are not readily accessible.
  2. the remaining life expectancy of any system or component.
  3. the strength, adequacy, effectiveness, or efficiency of any system or component.
  4. the causes of any condition or deficiency.
  5. the methods, materials, or costs of corrections.
  6. future conditions including, but not limited to, failure of systems and components.
  7. the suitability of the property for any specialized use.
  8. compliance with regulatory requirements (codes, regulations, laws, ordinances, etc.).
  9. market value of the property or its marketability.
  10. the advisability of the purchase of the property.
  11. the presence of potentially hazardous plants or animals including, but not limited to wood destroying organisms or diseases harmful to humans.
  12. the presence of any environmental hazards including, but not limited to toxins, carcinogens, noise, and contaminants in soil, water, and air.
  13. the effectiveness of any system installed or methods utilised to control or remove suspected hazardous substances.
  14. the operating costs of systems or components.
  15. the acoustical properties of any system or component.
C. Inspectors are NOT required to offer:
  1. or perform any act or service contrary to law.
  2. or perform engineering services.
  3. or perform work in any trade or any professional service other than home inspection.
  4. warranties or guarantees of any kind.
D. Inspectors are NOT required to operate:
  1. any system or component that is shut down or otherwise inoperable.
  2. any system or component that does not respond to normal operating controls.
  3. shut-off valves.
E. Inspectors are NOT required to enter:
  1. any area which will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or damage the property or its systems or components.
  2. the under-floor crawl spaces or attics that are not readily accessible.
F. Inspectors are NOT required to inspect:
  1. underground items including, but not limited to underground storage tanks or other underground indications of their presence, whether abandoned or active.
  2. systems or components which are not installed.
  3. decorative items.
  4. systems or components located in areas that are not entered in accordance with these Standards of Practice.
  5. detached structures other than garages and carports.
  6. common elements or common areas in multi-unit housing, such as condominium properties or cooperative housing.
G. Inspectors are NOT required to:
  1. perform any procedure or operation that will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or damage the property or its systems or components.
  2. move suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice or debris.
  3. dismantle any system or component, except as explicitly required by these Standards of Practice.

2002 CAPHI (BC) Apartment Style Condominium Standards of Practice

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14. GLOSSARY OF TERMS

Alarm Systems
Warning devices, installed or free-standing, including but not limited to: carbon monoxide detectors, flue gas and other spillage detectors, security equipment, ejector pumps and smoke alarms.


Apartment Style Strata Title
A strata title condominium unit located in a building typically with other units above or below and sharing common structural, exterior and roofing elements and common areas as well as physical plant.

Architectural Service
Any practice involving the art and science of building design for construction of any structure or grouping of structures and the use of space within and surrounding the structures or the design for construction, including but not specifically limited to, schematic design, design development, preparation of construction contract documents, and administration of the construction contract.

Automatic Safety Controls
Devices designed and installed to protect systems and components from unsafe conditions.

Component
A part of a system.

Decorative
Ornamental; not required for the proper operation of the essential systems and components of a home.

Describe
To report a system or component by its type or other observed significant characteristics to distinguish it from other systems or components.

Dismantle
To take apart or remove any component, device or piece of equipment that would not be taken apart or removed by a homeowner in the course of normal and routine home owner maintenance.

Engineering Service
Any professional service or creative work requiring engineering education, training, and experience and the application of special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, investigation, evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works or processes.

Further Evaluation
Examination and analysis by a qualified professional, tradesman or service technician beyond that provided by the home inspection.

Home Inspection
The process by which an inspector visually examines the readily accessible systems and components of a home and which describes those systems and components in accordance with these Standards of Practice.

Household Appliances
Kitchen, laundry, and similar appliances, whether installed or free-standing.

Inspect
To examine any accessible systems or component of a building in accordance with these Standards of Practice, using normal operating controls and opening readily openable access panels.

Inspector
A person hired to examine any system or component of a building in accordance with these Standards of Practice.

Installed
Attached such that removal requires tools.

Normal Operating Controls
Devices such as thermostats, switches or valves intended to be operated by the homeowner.


Readily Accessible
Available for visual inspection without requiring moving of personal property, dismantling, destructive measures, or any action which will likely involve risk to persons or property.

Readily Openable Access Panel
A panel provided for homeowner inspection and maintenance that is readily accessible, within normal reach, can be removed by one person, and is not sealed in place.

Recreational Facilities
Spas, saunas, steam baths, swimming pools, exercise, entertainment, athletic, playground or other similar equipment and associated accessories.

Report
To communicate in writing.

Representative Number
One component per room for multiple similar interior components such as windows and electric receptacles; one component on each side of the building for multiple similar exterior components.

Roof Drainage Systems
Components used to carry water off a roof and away from a building.

Significantly Deficient
Unsafe or not functioning.

Shut Down
A state in which a system or component cannot be operated by normal operating controls.

Solid Fuel Burning Appliances
A hearth and fire chamber or similar prepared place in which a fire may be built and which is built in conjunction with a chimney; or a listed assembly of a fire chamber, its chimney and related factory-made parts designed for unit assembly without requiring field construction.

Structural Component
A component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).

System
A combination of interacting or interdependent components, assembled to carry out one or more functions.

Technically Exhaustive
An investigation that involves dismantling, the extensive use of advanced techniques, measurements, instruments, testing, calculations or other means.

Underfloor Crawl Space
The area within the confines of the foundation and between the ground and the underside of the floor.

Unsafe
A condition in a readily accessible, installed system or component which is judged to be a significant risk of personal injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation or a change in accepted residential construction standards.

Wiring Methods
Identification of electrical conductors or wires by their general type, such as "non-metallic sheathed cable" ("Romex"), "armoured cable" ("bx") or "knob and tube", etc.

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2002 CAPHI (BC) Apartment Style Condominium Standards of Practice
CAHPI(BC) Standards must be presented in their entirety and may not be altered or revised to include business logos or names! 2003
Revised Jan. 9,2003