Condo buyers often skip the inspection for the wrong reason

A lot of condo buyers think, “It’s a newer building,” or “The condo board handles everything.” Then they move in and find a slow drain, a weak fan, a drafty window, or an outlet that does not work. The building may be managed, but your unit still has plumbing, electrical, ventilation, windows, doors, and finishes that you will live with every day.

A condo inspection is about learning the condition of what you own and what you are responsible for. It also helps you spot red flags that push you to ask for more info before you waive conditions.

What a condo inspection usually covers

Most condo inspections focus on what is inside your unit and anything that is accessible during the appointment. Access matters a lot in condos, since some systems are behind locked rooms or managed by the building.

Kitchen checks

• Sink and faucet function, hot and cold
• Visible plumbing under the sink, signs of drips, stains, corrosion
• Drain flow, slow drains, gurgling sounds
• Dishwasher basic start and fill (when possible)
• Cabinets and drawers, alignment and damage
• Countertops, cracks, loose seams, obvious damage
• Range hood fan and light function, airflow check where possible

Kitchen leaks are a big deal in condos. A small leak can damage your unit and the unit below. That is why under-sink checks matter so much.

Bathrooms and laundry

• Faucets, drains, shutoff valves, and visible plumbing
• Toilet flush, fill, stability at the base
• Shower and tub function, caulking and grout condition
• Bath fan operation and basic airflow checks
• Signs of past moisture, staining, swollen trim, soft drywall
• Laundry connections, hoses, visible leaks (if laundry is in unit)

In condos, ventilation is not a “nice to have.” Weak bath fans can lead to moisture buildup, peeling paint, and mold-like growth on ceilings. A good inspection notes the clues early.

Electrical inside the unit

• Main electrical panel in the unit (if present), visible condition, clear access
• Basic outlet testing in key areas
• GFCI outlets in kitchens, baths, and laundry areas, test and reset
• Light fixtures and switches that are accessible
• Smoke and CO alarms presence and basic test button check

If the panel is in a common room instead of the unit, the inspector may not access it. That should be written clearly in the report as a limit.

Heating, cooling, and ventilation

Condo HVAC varies a lot. You might have a fan coil, baseboard heat, a heat pump, or a shared system. A condo inspection often includes:

• Thermostat operation and basic heating response
• Visible equipment checks (fan coil cabinet, baseboards, vents)
• Airflow notes at supply vents where present
• Filter access notes when the unit has a filter

Some HVAC parts may be maintained by the building, some by the owner. Your documents should clarify that, and your inspector can help you spot what is likely your responsibility based on what they can see.

Windows, doors, and interior condition

• Window operation, locks, visible seal issues, drafts at frames
• Patio doors, sliders, and track condition
• Interior doors that rub or do not latch
• Walls, ceilings, and floors for cracks, stains, uneven spots, damage
• Balcony door thresholds and nearby floor staining clues

Window issues can become expensive in condos, since responsibility can sit with the owner or the condo corporation. The inspection helps you catch the issue so you can ask the right questions before you commit.

What a condo inspection often cannot cover

This is where condo buyers get surprised. A condo inspection is not a full inspection of the whole building. Many key items are outside the unit, locked, or managed by the corporation.

Common limits

• Roof, exterior cladding, and building envelope details
• Main mechanical rooms and boilers
• Elevator systems
• Underground parkade structure and drainage systems
• Fire system rooms and building wide equipment
• Shared plumbing stacks beyond what is visible in the unit

That does not mean you should ignore these items. It means you should pair your unit inspection with a document review plan.

The condo documents you should review with your agent

If your unit inspection tells you what is happening inside your walls, condo documents tell you what is happening in the building.

High value documents

• Condo board meeting minutes (look for repeated repairs and complaints)
• Reserve fund study and reserve fund plan
• Budget and fee history (watch for steady increases or big jumps)
• Insurance summary and what it covers
• Bylaws and rules (pets, rentals, renovation limits)
• Recent special assessments, or talk of one coming

When buyers hear “special assessment,” they think it is rare. In reality, it can happen in any building that has a big repair and not enough reserve funds ready.

Common condo issues inspectors see inside units

Every building is different, but these items show up often enough to be worth watching for.

Slow drains and hidden drips

Leaks under sinks are common, and they matter more in condos since water can travel into another unit. A slow drip that looks “minor” can still create damage over time.

Fan and ventilation problems

Fans that run but do not move air, ducts that are disconnected, or vents that feel blocked can lead to moisture issues. In winter, those issues can look like peeling paint or ceiling staining.

Window drafts and condensation

Condensation can be humidity related, but drafty windows can make it worse. A condo inspection can flag draft clues, and you can then check who is responsible for window repair or replacement.

Electrical outlet and GFCI problems

Dead outlets, missing GFCI protection in wet areas, or odd DIY changes inside a unit are all worth noting. These are often easy fixes, but you want them documented.

Flooring and noise clues

Loose laminate seams, soft spots near sinks, or staining at balcony doors can hint at moisture history. Noise is harder to measure during an inspection, but loose flooring and poor seals can be clues.

How to prepare for a condo inspection day

You will get a better inspection if access is easy and the unit is ready to test.

• Confirm utilities are on (power and water)
• Confirm access to the electrical panel (if it is in unit)
• Clear under-sink cabinets so plumbing can be seen
• Clear the fan coil cabinet door or HVAC closet if present
• Make sure balconies are accessible if safe
• Secure pets

If a key area is blocked, the report should state that clearly. Still, you want to avoid limits when you can.

Questions condo buyers should ask the inspector

• What were the top three issues inside the unit
• Do you see any signs of active moisture or past moisture
• Do the fans move air well
• Do the windows show draft or seal issues
• Do you see any changes that look like DIY work
• Which items should I confirm in condo documents, like windows or HVAC responsibility

That last question is a big one. A good inspector can help you turn a finding into the right next question for your agent.

How to use a condo inspection report in a purchase

Most buyers use the report in one of three ways:

• Negotiate repairs or credits for clear defects inside the unit
• Ask for more information when findings point to building level risk, like windows, balcony doors, or recurring moisture
• Walk away if the unit issues plus document issues create a budget risk you do not want

If you do negotiate, focus on safety, active moisture, and clear defects that affect daily living. A list of tiny cosmetic items rarely helps negotiations and often slows the process down.

A simple condo buyer checklist

• Run water, check under sinks, look for stains
• Test GFCI outlets, reset them
• Turn on bath fans, check basic airflow
• Open and lock windows, feel for drafts
• Check balcony door threshold area for staining
• Ask for condo minutes, reserve fund plan, and insurance summary
• Confirm who pays for windows and HVAC repairs

What makes a condo purchase feel safe

A good condo purchase has two parts. The unit is in good condition, and the building documents look healthy. A unit inspection helps with the first part. Document review helps with the second part. When you do both, you are not guessing. You are deciding with real information, which is the whole point of a calm homebuying process in Calgary.