Closed on a Condo. Full inspection or mechanical inspection only?

Question

I just closed on a condo. My realtor is recommending that I go with a mechanical inspection only instead of a full inspection since the seller wouldn't be responsible for any exterior repairs anyways. This unit does not have a crawlspace. It does have a garage and an atic. What are everyones thoughts? He said mechanical will cover HVAC, plumbing, electric, interior, and ect. Full also covers siding roofing and atic. Is there a reason to go with a full inspection if the HOA is maintaining these things? First time home buyer here. Thanks in advance!

Maksu Ize · Answer

Condo inspections are a waste, everything is listed in minutes. Unless your talking self managed low unit.

Furthermore, its not your decision if you find out and the roof needs replacement. Majority vote required.

To top it off, you have a "new" building.

Geoff Boyd · Answer

@Caleb Brown

My realtor stated that mechanical inspection skips the atic. He said that's only in the full inspection. He said its $200 more for the full inspection and that most people who buy condos skip the full inspection and just do mechanical. He stated that siding and roof inspection are pointless since I don't have to maintain it anyways.

I am inexperienced in this process so I wanted to hear others' thoughts. It seems intuitive that having it inspected would stimulate the HOA to fix problems that may be overlooked for years if I skip the full inspection. I may be wrong though, I'm not sure. What kinds of problems would they even discover in the atic? Lack of insulation? Roof leaks? Other????

Geoff Boyd · Answer

@Bill Brandt

The property was built in 2006. The tenant who lived in there previously didn't take good care of it. I will be putting in new floors and repainting before I move in. The place does have an odor. I'm going to spend September taking out the carpets and putting in vinyl floors and repainting.

I allowed the carpets to stay in current condition and negotiated a lower asking price

Geoff Boyd · Answer

@Michael Dumler I meant to say that I am under contract. Closing is 9/16.

Bill B. · Answer

Most attic problems would really be roof problems and roof problems are Hoa problems.

If the property is less than 20 years old I’d have the ac/furnace guy out for a $50 look see inspection. You can check the windows for broken seals (the most common problem I’ve had.) if windows are even your responsibility. (Sometimes yes sometimes no.)

Caleb Brown · Answer

During mechanical they should crawl in the attic if there is an access, goes with inspecting the roof and structure

Michael Dumler · Answer

@Geoff Boyd you closed on a condo or are you under contract? If you've already closed, any interior problems are now your responsibility depending on the nature of the contract. If you're under contract, I'd recommend getting a mechanical inspection during due diligence. Refer to your HOA guidelines to determine what is covered by your dues.

Geoff Boyd · Answer

So you do not believe there is much value in having the atic inspected? I haven't been up there yet. Would having it inspected yield any benefit to me? For example if they find a leak in the roof or something would that stimulate the HOA to repair the leak as opposed to it going unnoticed for some time? Thanks for your input!

Caleb Brown · Answer

I'd do mechanical. Since you have done a walk through and it's a condo