Co-op Inspection

This is why God created buyers' agents.

Hire an inspector. Look at everything. Behind all doors, all shelves. You want no surprises. Remember NY sale is "AS IS". No exceptions.

Does anyone have any recommendations for someone who can do an inspection around Cobble Hill area?

I am not convinced an inspection (of a typical co-op) is worth anything more than peace of mind for the money spent. This has also been the feedback from most of my clients that have utilized their service, post inspection. Most of the things that will be uncovered are usually quite obvious. I also don't see the need of an inspector going into the basement of a 200 unit building and "inspecting" the massive boilers.In a co-op that is fiscally sound they will have the means to make repairs on the internal elements such as wiring, plumbing. Most of the important information will turn up in a review of the building minutes and by asking the managing agent for information on the age of the roof, boiler and elevators (though elevators can run for a long time with proper care and rebuilding). Also ask when mandatory facade work will be required next.

If you are purchasing a prewar co-op you will want to know about the plumbing and more importantly the electrical wiring, simply ask the super. many older buildings will have a hard time keeping up with modern electrical demands, some good info here http://www.cooperator.com/articles/1524/1/Electrical-Demands-Call-for-Building-Upgrades/Page1.html

For smaller buildings(especially 6 units or less) or condos where you are responsible for the HVAC system I always think an inspection is in order. I would also want an inspection/engineer/architect to have a look if I were doing a gut renovation of any "estate condition" home.

The inspections that I have been part can cost from $500-$1000 dollars. Perhaps a small price to pay for that peace of mind at the end of the day. But don't expect much. That said if a client requests an inspection I would never challenge it, but I do give my opinion if asked.

Keith Burkhardt
The Burkhardt Group

Keep in mind that inspections are designed to uncover the $2,000 (or more) problems and not the $200 problems. A lot of home inspectors now will not test dishwashers, microwaves, washers or dryers, etc. They may only spot check certain windows and outlets. Even if you spend the money to have an inspection, don't expect it will solve every minor problem.

In a big, professionally managed building, the minutes probably tell you what you need. I would not spend the money on an inspection simply because there just aren't that many hidden $2,000 problems in your average Manhattan co-op. The $500 it will cost you can be used as a credit toward the first few minor unexpected repairs that come up, which the odds of an inspector catching are 50-50 at best.

In a smaller building (I'd say under definitely under 20 units and probably under 30, but your mileage may vary), I would insist on an inspection both of the unit and the building elements.

If you are in a situation where you do want an inspection, talk with the inspector first to understand what his or her process will be. E.g., does he test dishwashers, microwaves, laundry appliances? Does he operate every window? Every outlet? Will he go up on the building roof? Will he crawl into the sub-basement? Many of the inspectors commonly recommended on this board, even by otherwise reliable posters, do NOT do this. Do your own due diligence.

When we bought our pre-war co-op, we checked to see if the windows and electric had been upgraded, that major items (roofs, elevators, boilers, facade) had been maintained, repaired, or replaced and confirmed there were sufficient capital reserves via the financials. As far as the actual unit, we didn't hire an inspector, but we did run the d/w, w/d, turned on all the faucets, lights, a/cs, etc. and checked visually for any leaks or mold. Make sure you specify in the contract all items that seller is leaving (light fixtures, a/cs, appliances, etc) so you don't have any rude surprises when you take occupancy and find items you had assumed were included are missing.

I fully agree with KeithB. Well written!

one thing you want to test is MOLD and water damage in the apartment, it is a major operation trying to get rid of mold in the apartment and the presence of mold can easily be a deal breaker for me.

Do co-ops fix mold issues or does the lease holder have to fix issues?

You may find this helpful, I had saved it as I have heard conflicting stories on who is responsible.

When Apartments Make You Sick
By JAY ROMANO
Q.
Six months ago I bought a co-op apartment in Bayside, Queens. I am susceptible to mold, so before closing I had the apartment inspected by a specialist who didn’t find any mold. Days after the closing I felt sick in the apartment and brought this to the attention of management. I never received a response. Is the co-op responsible for correcting the problem?

A.
Stuart M. Saft, a Manhattan co-op and condo lawyer, says that because mold is usually caused by moisture seeping into a building, the co-op should eliminate the source of the moisture and remove any mold that exists. But, he said, if the source of the moisture is the result of something the shareholder did — like failing to repair a plumbing leak inside the apartment — the co-op probably can bill the cost to the writer. At the same time, Mr. Saft said, because the writer had a professional inspect the unit, the inspector may be liable for problems he failed to identify.

We got an inspection for our coop purchase, but I've heard it's not normal. We had to since there was damage to the interior wall that everyone claimed to have no idea about and we had to figure out what it was and how much to ask for in escrow to fix it. Once we had the inspection magically everyone 'already knew' it was water damage and the management company had already scheduled repairs. So it turned out to be an annoying non-issue, but it was really nice to have the detailed inspection report so we knew what to fix upon moving in.

Nyc modern, who did you use? We have an almost identical problem with a co-op purchase and want an inspector but can't find one who comes highly recommended. Any recommendations would be greatly appreciated!

This is a great discussion - thanks!

I'm in the process of purchasing a coop and I've been told not to do one as well. In my case, I am planning a full renovation - new kitchen, bath, floors, etc. Is there anything they can tell me?

I've always had home inspections so uncomfortable not having one but then again, if I'm ripping up the place, why do I need one? The place has good financials and there hasn't been any work done on this place for 40 years. Appreciate any feedback.

Any recommendations for a home inspector for a coop in the UES in the $500 range. The one we found was asking $1000.

Looking at purchasing in a small prewar co-op that has recently been gutted including the electrical (Just the unit). We are trying to decide whether an inspection would be benefit us or should we just look for issues ourselves (ex. opening / closing windows, testing outlets, etc.)

Also - if the appliances are new is there any warranty that we can request from the sellers in case we have issues in the short term?

Chelsea: We bought a "fixer-upper" and had our contractor look over the property rather than hiring and inspector. We used him before on a few projects and he knew about these types of buildings in the neighborhood. He knew we were considering placing an offer and gave us a best and worst case scenario of the work entailed and corresponding costs.

As for appliances, ask if they have receipts, etc. for the original purchase and whether they have service contracts. When I sold, I provided a flyer with this type of information: date of purchase, manufacturer's warranty, service contracts, etc. The broker gave out this flyer if anyone asked these types of questions. I turned over all the supporting documentation to the buyer at closing.

I bought a $10 outlet tester and check them myself. Then, just check all your appliances that they work. Check all your faucets, and turn them all on at same time and make sure you have decent water pressure. Make sure the toilet flushes well. Look under sinks for any signs of water damage. Make sure the windows and doors open and close properly. Look for signs of any recent repairs on the walls or ceiling, as that can be a cover up job of something wrong.

Hi everyone! Looking to buy in a small pre-war co-op townhouse (less than 10 units) and would really appreciate any home inspector recommendations. Someone good, trustworthy, and not too pricey if possible! Any good experiences out there?

And really appreciate any advice from the community as well! This is for a building that is located in Zone 6 for hurricane evacuation purposes.

thanks in advance!!

It it's a 200 unit high rise, I probably wouldn't bother hiring an inspector to look at any of the common elements. It's not like a building that size is going to sweep major problems under the rug, and any issues would come up in the board minutes (if the boiler is out the board HAS to discuss major issues like that). The apartment you can pretty much inspect yourself. This isn't like buyiing a detached house where you need to uncover issues like the roof being bad, or the boiler needing replacement soon, etc, etc. Look around the place yourself, test the appliances, look for any signs of water damage. If everything looks good then an inspector's probably a waste of money,

I wouldn't buy in Zone 6, but then, I lost heirlooms and photographs from 36 years of marriage three years ago. I notice other people are not so bothered by hurricanes. I would caution however that it's different once it happens to you.

For a building that small I would look for audited financials as a top priority; absence would be a deal killer for me. Audits do not investigate for fraud, but they make sure the math is right, and they do sometimes spot check anything that looks odd. Next, is everyone welcome onto the co-op board? In a small building I would desire that. (However, I met a woman who lives in a 4 unit condo, everyone is on the board, and she describes her life there as hell...they can't agree on anything.) and Next, look for violations online with the Department of Buildings. In fact, google the address and scan through many pages. I have turned up amazing things doing this. While you're at it, google a sampling of the residents and see if they have jobs. You can sign up for a month of Property Shark and get this info.

Have you been to the trash room and basement? Any streaks from water, or powdery mortar between a lot of blocks, or is everything painted and spiffy? Is everything reasonably basement clean? Do you see more than 1 or 2 rodent traps? If so, plan on getting a cat. Does it smell bad in the basement? Is there a roof deck? Have you looked at the roof, does it look new or old?

If all that checks out, then I'd hire me an inspector. But because I know basic things, I would probably go for a plumber and/or an electrician, or a roofing specialist, depending on what I observed doing the above.

While I largely agree with Flutisitic, a great number of small buildings do not have audited financials. It's extremely expensive to have audited financials for a small building, and if the finances are relatively straightforward most years, it would add an amount to the monthlies that the owners may feel as if it's not worthwhile (perhaps an extra $40/month to the common charges or maintenance- condo or coop dependent). I am not judging whether this is a good strategy or not, but I am merely pointing this out.