Why condo and townhome buyers still need an inspection

Roofs, boilers, and exterior walls may be common elements, but your unit has its own risks. Leaks under sinks, weak ventilation, failed window seals, and poor balcony drainage can all live inside one suite. A calm, focused inspection helps you learn what is yours, what belongs to the building, and what costs might show up later.

What the inspector checks inside your unit

The visit is visual and non-invasive. In a condo or townhome, the scope aims at function, safety, and moisture control.

• Electrical: panel labeling, breaker types, GFCI/AFCI where required, loose outlets, and light operation.
• Plumbing: sinks, tubs, showers, traps, shutoffs, drain flow, water heater type and age if in-unit.
• Heating and cooling: furnace, fan coils, or baseboards. Basic run tests and filter checks.
• Ventilation: bath fans, kitchen hood, and dryer vent routes. Fans should exhaust to the exterior, not into a ceiling void.
• Windows and doors: failed seals that fog, drafts at frames, patio door rollers, and lock function.
• Interior finishes: tile around tubs and showers, loose railings, flooring transitions, and ceiling stains.
• Balconies and decks: slope that sheds water away from the wall, intact membranes, and safe railings.
• Appliances: quick function checks where possible, level installs, water supply lines that are not brittle.

Limited access and why that is normal

Inspectors cannot open finished walls or enter locked service rooms. In many buildings, the roof, boiler room, and main electrical areas are off limits during a unit visit. Good reports state these limits and point you to building documents that answer the big questions about shared systems.

Townhomes vs apartments

Townhomes often feel like small houses. You may have a private furnace, water heater, and an attached garage. That means more systems inside your responsibility. Apartment condos usually share heat and hot water, and you may have a fan coil rather than a full furnace. Neither setup is better by default. You just need to know which systems you own and which the building maintains.

What building documents can tell you

Your unit report pairs best with a review of the building’s records. Ask your agent for the latest set and read these first:

• Reserve fund study or plan: shows major components, estimated lifespans, and savings for future work.
• Recent meeting minutes: look for repeated issues such as water leaks, elevator failures, or envelope repairs.
• Budget and financials: compare planned projects to available funds. Low savings and big projects can signal a special assessment.
• Insurance summary: confirms building coverage and what the owner must insure inside the unit.
• Rules and bylaws: note renovation limits, flooring rules, pet policy, and smoking rules.

Clues that point to future costs

Some patterns show up across many Calgary buildings.

• Older windows and doors: many units show failed seals or drafts. Large replacements may be a building project.
• Flat roof notes in the reserve study: short timelines and low funds raise risk for a near-term assessment.
• Exterior cladding repairs: hail, freeze and thaw, and age can push stucco or siding projects forward.
• Garage membrane issues: water and salt damage in parkades can be expensive to fix.
• Plumbing stacks: frequent leak reports in minutes often point to aging stacks or poor past repairs.

Moisture is still the main enemy

Most costly surprises tie back to water. Your unit inspection focuses on small leaks and ventilation that keeps humidity under control.

• Under-sink stains, soft floors, and slow drains: learn about them now so you can fix them before they grow.
• Bath fan performance: a loud fan is not always a strong fan. Your inspector can suggest simple airflow tests.
• Window condensation: may be a humidity problem or a failed seal. The fix and cost are very different, so photos and context help.
• Balcony slope and drains: pooled water near the threshold can lead to leaks at doors and walls.

Dryer vent safety in shared buildings

Dryer vents should run to the exterior, be smooth inside, and stay clear. Long, kinked, or shared routes build lint and raise fire risk. The inspection checks the vent path that is visible. Ask building management about cleaning schedules for any shared segments.

Heating and cooling setups you might see

Condo units in Calgary use a mix of systems. Knowing the type helps you plan service.

• Fan coil with central boilers: common in mid and high rises. The building supplies hot water for heat and sometimes chilled water for summer. Your unit has a coil and a blower. Filters still need regular changes.
• In-suite furnace and AC: typical in many townhomes. Treat these like any house system with annual service and filter changes.
• Electric baseboards: simple, with zone control in each room. Watch window drafts and seal gaps to keep bills steady.

Noise and comfort checks

Sound travels in some buildings more than others. Close doors and listen. Run fans and appliances. Check door sweeps and weatherstripping. Drafts at patio doors or old windows make winter evenings feel colder and louder at the same time.

How to match unit findings to building plans

If your report shows several failed window seals and the reserve plan lists window work in two years, expect drafts and foggy glass to continue until that project starts. If the unit report shows recurring balcony ponding and minutes show multiple deck leak claims, push for a timeline from the board or management. Your budget and comfort both depend on these dates.

Special cases: top floor, corner units, and ground floor

• Top floor: more sun and sometimes warmer summers. Look at roof vent layouts and attic access if present. Ask about summer cooling and shade.
• Corner units: more exterior wall area means more draft points. Window and door sealing has extra value here.
• Ground floor: closer to soil moisture and entry traffic. Balcony slopes and door thresholds matter most.

Parking, storage, and mechanical rooms

Inspectors do not test building fire systems or elevators, but you can still look at simple things during your visit. In parkades, check for salt damage on concrete, active drips, and heavy rust on sprinklers or hangers. In storage rooms, look for musty smells and signs of previous leaks. These small clues reinforce what you read in the minutes.

What an inspection cannot promise

No inspector can predict special assessments or guarantee board decisions. The report shows current conditions inside your unit and visible clues at your door and balcony. The building documents carry the rest. Read both and ask clear questions before you waive conditions.

How to use your report during negotiation

Pick a few unit items that affect safety or water control. GFCI protection at kitchen and bath, active leaks, failed seals with heavy fogging, or a fan that does not vent outside. Share the photo pages. Ask for a repair by a licensed trade, a credit, or a price change. If the building documents show a large project coming, your agent can help you decide whether to ask for a price change or to plan for the cost later.

Winter limits and fair follow-up

Snow can hide balcony membranes and roofs. Reports should note this. A fair path is to accept the limit and request a review date in spring for exposed items. Keep that in writing with a simple email so it does not drift.

Simple buyer checklist you can copy

• Book a unit inspection with a Calgary inspector who knows shared systems
• Collect reserve fund study, minutes, budget, insurance summary, and rules
• Walk the unit with the inspector and see bath fans, windows, and balcony slopes in action
• Read the summary page first and mark any items that touch safety or water
• Match unit notes to building plans and timelines in the documents
• Use photo pages for any repair or credit requests
• Ask the manager about dryer vent cleaning schedules and past leak history

Calgary context that shapes these homes

Freeze and thaw, hail, and chinooks show up in building records. Expect notes about roof projects, exterior sealant cycles, and attic frost in older low-rise buildings. In many townhomes, grading and downspout care make the biggest difference for dry basements and crawlspaces. When your plan follows local patterns, surprises after move-in are rare.

The payoff

With a steady unit inspection and a careful read of building documents, you get a clear picture. You learn what you own, what the building owns, and what is coming next. Your offer is stronger, your budget is honest, and move-in feels calm. That is the goal for condo and townhome buyers in Calgary.