Home Inspections in co-ops

Maybe is not common but you should do some checks before signing the contract. I checked the light switches to make sure they all worked but forgot to check the outlets. I realized after the close 3 outlets did not work. Check also to make sure there is no brown/yellow stains in your kitchen and bathroom ceilings for leaks from neighbor.

As co-ops are still a bit new to us... Who has the responsibility of fixing the outlets, etc? Where does the co-op / share owner responsibility begin and end.

My understanding is what's outside the apt is the buildings responsibility what inside your apt is yours so if's it's an outlet it's yours. I think it depends on what needs to be fixed. If leakage from exterior building wall causes water in your wall, I believe it's the building but if water from your bathroom causes a leak to your downstairs neighbor then it's your responsibility.

Technically it depends on the proprietary lease, which spells out what you, as the co-op tenant-shareholder, are responsible for versus what the co-op corporation is responsible to provide you. (There are also some laws that set ground rules for tenant-landlord relationships; these apply to co-op tenants as well as regular rentals.)

In most co-op leases the interior fixtures, decorating (including paint), branch piping, wiring, etc. are the tenant-shareholder's responsibility -- generally everything from the walls in, plus the useful stuff in the walls. Of course, if damage is a consequence of something that is the corporation's responsibility (e.g. leaks from the exterior) or another shareholder's responsibility (e.g. fire in their kitchen damages yours), that party would be financially responsible and might also take charge of performing the repair work.

In practice this is not too much different from a condo.

All that said, the co-op may choose to support its tenants by making building staff available to perform simple repair services on tenant-responsible items (e.g. tighten your drippy faucet). If it's a formal program, they'd probably charge you for the work through your monthly statement.

The bigger issues is the condition of the building itself, since you're buying shares to be a part-owner in the entire building. So while home inspections are not performed on entire buildings, chances are that if the building has an underlying mortgage then at some point a Property Condition Report was performed as part of the underwriting of the mortgage. A PCR is performed by an architect or engineer that provides an analysis on the infrastructure of the building (i.e. conditions of the boiler, roof, electrical equipment, etc.). This will provide an indication on any looming capital expenses that may be on the horizon. It's doubtful the building would be willing to share this info, but it never hurts to inquire.

As it relates to the apartment itself, there really is minimal stuff that would require a home inspection. Outside of your typical appliances, outlets and fixtures there isn't a whole lot to worry about. As others have said, look for leaks; not only at the ceilings but around the windows and a/c units, if any. Also, "kick the tires" abit by checking light switches, open and close doors and run the faucets/toilets. Other than that, there's not much to "inspect".

good luck.

Not sure that I understand the point of inspecting an apartment but if you want details about your building, the offering plan can be a good place to start. A report of the type that gutter86 talks about was often filed at the time of conversion -- keep in mind for many Chelsea buildings, that would have been 25 years ago -- and it's often tucked into the OP.

ali r.
DG Neary Realty

I recommend Tom Walsh of All Aspects Home Inspections to do an inspection. Well worth the money for the piece of mind.

Like the above have indicated, my understanding is that you're buying a co-op in "as is" condition for the most part. That being said, thank you, rentor, for the recommendation.

I adore ali r., and she knows it.

But - I respectfully disagree. I always have a top quality extremely thorough building inspector carefully review every unit I am considering purchasing (co-op or condo). And not just the unit. I have the inspector review the plumbing, electrical, sewage, and HVAC system for the entire building in the basement and on the roof, as well the halls, and exterior. I'm not looking for problems or leverage in a negotiation, but I am looking for issues that I might not be able to spot that a thorough and experienced building inspector can. Maybe the water tank (if applicable) is on its last legs. Maybe the exterior brick or terra-cotta is buckling or pulling away and going to require serious and expensive maintenance. Maybe the sewage/plumbing or heating or electrical systems are old or in poor repair and expensive replacement is imminent. Maybe there are rat droppings all over the basement and there is an infestation. There could be 1,001 other issues with the building.

ali has told me (and I believe her) that almost no buyers she works with have building inspectors do what I am describing. And I say, 'caveat emptor.' It's one of your most expensive purchases. How could you NOT want to do this?

For what it's worth, I would recommend a building inspection. While it may be true that anything that is found by an inspector may be covered by the entire coop anyway, in my opinion, it is better to know what you may be getting yourself into. I bought a coop, was advised not to get an inspection, and after closing on the apartment found major issues. The coop will be covering all issues, so I am not hurting financially, but it would've been nice to know in advance.

I read a comment thread in one of the Manhattan building pages here recently (I wish I could remember which one) where a member posted a link to an inspection report for a particular building. It was commissioned by a prospective buyer and provided valuable details about the building condition on topics like roof, boiler, foundation, leaks, windows, etc. -- all stuff that needed significant work and will soon cost the association big bucks. The report itself only cost a few hundred but could save a buyer a lot more in hefty maintenance fee hikes. (As a point of disclosure, I have utterly no connection to any property inspector and do not know any to recommend.)

How much would an inspector cost for inspection of a co-op/condo unit? Any references? Thanks.

realdeal777: I want to be clear - no shilling here.

I have used the same person on every condo or co-op purchase I have made, and would never, ever buy a place without his eyes on it first. His name is Lawrence (Larry) Ubell at Accurate Building Inspectors. The fee is based on the value of the unit, but I'd say it's in the $750 - $1,000 range in most cases. You should be able to google him with no problem.