What Buyers should know about the Condominium Inspection Scope

When looking to hire a home inspector it's important to know what is and what is not covered under the inspection scope. Knowing the scope is particularly important in the case of a condominium (also apartment or town house) inspection.

That's because condominiums differ from single-family homes. Buyers are often surprised when they find out that the home inspector will not inspect certain things including the roof of the condominium or the foundation.

The reason: Shared building systems and components, aka common elements.

What is a shared system and component?

A shared system and component is anything in and around the home that will not be solely owned by the buyer upon purchase. Rather, it will be a shared responsibility of all homeowners in a particular building or community.

Why is a shared system and component (common element) not included?

Shared systems and components not included in a home inspector's inspection are covered by the technical audit of the Home Owners Association (HOA) or a similar governing community organization. HOAs set their own rules and guidelines, and only their designated technical audit can be deemed a compliant inspection.  Shared systems and components are a shared responsibility among all homeowners.

What is a Condominium Inspection Scope? 

A condominium inspection is a comprehensive, non-invasive visual evaluation of the interior building systems and components that can be reached, entered or viewed without difficulty, moving obstructions or requiring action which may result in damage to the property or personal injury to the inspector.  The inspection is limited to the condominium unit and does not include any areas not solely owned by the unit owner. 

Shared building systems and components such as the Exteriors, Structure, Roofing, Insulation and Ventilation and any other common elements are excluded from a condominium inspection.

Like a single-family home inspection, condominium inspections are not technically exhaustive. Meaning, there are no specialized tests or equipment used to identify hidden problems. They are not geared at identifying every problem that exists, or could ever exist. Rather, the purpose is to provide a professional opinion of the general condition of a property. Exhaustive inspections would require more time, equipment, additional professionals and cost much more than the cost of a general home inspection. 

The difference? A condominium home inspection is limited to the interior, while a single-family home inspection covers the interior and exterior of a property. 

How do buyers ensure a thorough Condominium Inspection? 

The answer lies in the Home Inspector. A good home inspector will go above and beyond the scope of inspection whenever possible. There is nothing that prevents the inspector from offering comments concerning their observations about the condition of common areas - as a courtesy only. However, buyers should know that any comments concerning common areas, or any lack of comments concerning common areas, should not give rise to any claim against the inspector as, again, they are made as a courtesy only. 

Unfortunately, many home inspectors don't do this courtesy for their clients. 

That's why most buyers still agree that it's beneficial to get an inspector's courtesy opinion and waive their right to a claim, instead of proceeding blindly into a sale when they know nothing about certain shared systems and components. 

Wouldn't you like to know that the railings and walkways in front of your home are all broken at the base and unsafe? Would you like to know if there are cracks on the exterior that could affect the structural integrity of the building? Or better yet, would you like the peace of mind that comes with knowing that the roof is in excellent shape? 

A home inspector can help answer those questions and more. They should be working for their clients and giving them all possible information regarding the condition of their property of interest. Only the home owners and the HOA can make final determinations about common areas, but a home inspector can help give groundwork information to begin making decisions. In order to ensure the best possible inspection, buyers (and sellers too) should understand the scope of the inspection, read the contract(s) entirely and ask questions to a potential inspector. 

When looking for your condominium inspector, make sure you know what is and what is not covered in their inspection by asking them: What will you inspect in this condominium? What will you not inspect in this condominium?

Home Inspectors in Ventura County honor Earth Day 2015!

Earth Day is about coming together as a society to raise awareness and promote environmentally friendly activities. After all, we only have one Mother Earth - we should take care of her!

Structure Inspections honors Earth Day by emphasizing green methods including: 

• Reducing and monitoring paper use and using eco-friendly paper whenever possible
• Reducing energy consumption including making sure we have energy-efficient bulbs and turning off lights and equipment when not in use
• Carpooling when two inspectors will go to one job

You can help too! On Earth Day April 22, 2015 pledge to switch to at least 1 new 'green' activity. For ideas on what you can do check out 50 Ways to Help the Planet.

What is GFCI and Why is it Important?

According to the Electrical Safety Foundation International, ESFi, each day 7 children are treated in hospital emergency rooms for electrical shock or burn injuries caused by wall outlets.

GFCIs can save your life - read why here:

What is a GFCI?

GFCI is an acronym for a Ground Fault Circuit Interrrupter. It's an inexpensive electrical component used as a safety measure that can be installed in your home to protect people from electric shock and appliances from overheating and causing fires in case of a Ground Fault. 

The National Electrical Code has set requirements for GFCIs in places such as the exteriors, bathrooms, kitchens, laundry and utility sinks, and whenever the outlet is near water. However, these only apply to new construction and major renovations. Homes built prior to these requirements are likely without GFCI protection. 

What is a Ground Fault?

A Ground Fault occurs when there is a disturbance in an electric circuit between the intended path of the current's travel. Ground faults can be the result of a damaged or defective tool being plugged in, bad appliances or bulbs, touching water that touches electricity or live wires. The electrical current takes the unintended path through the user, causing burns, injury or even death. 

How does a GFCI work?

It does just as the name suggests: Interrupts the Ground Fault. A GFCI is a fast acting circuit breaker that detects when the electrical current has been interrupted by any imbalance and is designed to shut off (trip) the electrical power in a fraction of one second. When properly installed and maintained, GFCIs will interrupt power before electricity even has a chance to reach a person's heart and create electrical accidents. 

GFCI Protection

According to the Occupational Health and Safety Administration (OSHA), "The GFCI will not protect you from line contact hazards (i.e. a person holding two "hot" wires, a hot and a neutral wire in each hand, or contacting an overhead power line)." Nonetheless, GFCIs are inexpensive added safety measures that protect families from common electrical hazards.  

We recommend homeowners take proactive steps to protect their family and their home and upgrade their system with GFCI protection.  You may already have GFCI receptacles in your home. You can usually identify these by their push buttons that say "reset" and "test." If you're unsure if your home has circuit-breaker and receptacle-type GFCI protection, you can contact a home inspector to find out. All installations should be completed by a qualified electrician; you should not attempt to install yourself.



Structure Inspections checks for GFCIs in every inspection and recommends upgrades when needed. Our experienced inspectors remain current with building practices to provide the best home inspection and commercial inspections in Ventura County, northern Los Angeles, and the Santa Barbara area. We are just a phone call away from taking care of your next inspection! Call us today at (805) 815 - 3000.