Do I need to request a home inspection?
I am bidding on an apartment in a 1915 5-story Co-Op building on Eastern Parkway. The apt. is in amazing condition. Do I need a home inspection? Please advise. Thanks!
georgiak
in Inspection 12 years and 2 months ago
10
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brokelin | 12 years and 2 months ago
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I think it useful not only in small buildings, as the projects that need to be done to make repairs in large buildings are very, very expensive. The coop may be responsible for making the repairs, but you, as part of the coop, are responsible in proportion to your shares. Many have bought in large and middle sized buildings who were stunned by the degree of deferred maintenance they bought into, with large assessments and hikes in maintenance to pay for the needed work, or living with a lousy, crumbling building until the coop shareholders could afford the repairs. An appraisal will look at the building to tell the bank if it is worth what you (the bank really) is paying for it, but that doesn’t really get into how much you may be paying to maintain and/or upgrade the place AT ALL. It is a completely different thing, an appraisal. If you are the sort that wants to save a few hundred and skip the inspection, do so, but know that other brain/personality types find that risky. It is all about how one views risk. And I totally disagree that it is more necessary in a house. In a house, you may be responsible for ALL the cost of the necessary work, but you have control over how fast you do it, whether you use expensive contractors or cheap – and you aren’t likely to have this control in a coop, and the larger it is, the less control you have over the repairs, and how they my bankrupt you when you can least afford it.
curiositykilledthecat | 12 years and 2 months ago
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Unless I am missing something, there is no reason to skip the inspection–for all the reasons listed above. It is a small investment of time and money that will be very well spent. Even if it turns up nothing, you have purchased piece of mind.
cate | 12 years and 2 months ago
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Sorry, didn’t read all the comments. Agree an inspection could be useful in a small building.
BobMarvin | 12 years and 2 months ago
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Chances are that an inspection won’t raise any red flags, but IMO it’s still the prudent thing to do–after all, you’re making a very large investment. I bought my nhouse a long time ago and have no idea what inspections cost now, but, whatever it is, I think it’s money well spent.
cate | 12 years and 2 months ago
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When I did it, they called it an inspection, and the bank was checking the condition of the coop and the building — for their own purposes, not for the buyer.
cate | 12 years and 2 months ago
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The bank will send over their inspector to make sure the apartment is worth what you’re buying it for. Usually with a coop people don’t do an additional inspection beyond that, since the coop is responsible for the roof and the mechanicals. An independent inspection you pay for is much more crucial when you’re buying a house.
brokelin | 12 years and 2 months ago
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And, and go with your inspector, and ask questions as you go.
brokelin | 12 years and 2 months ago
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I got an inspection when I bought in a four-unit one – it amazed me that people bought coops without doing so. I’d do one were I buying in a larger building as well, even though my share of any building repairs would be less, because those repairs would cost a lot more, being way bigger jobs than on a smaller building. My inspector inspected not only my unit (yes, didn’t find anything there other than what I could see myself, though I suppose one might find stuff inside in some cases.) But I realled wanted his opinion about the building since I was buying into it. He was able to get access to the roof, the basement walls, the rear facade, the boiler, etc. I wanted to know what the likely repairs would be. So, I’d advise to (1) do the inspection, and (2) check in advance that the inspector will inspect everything in the building, and (3) be sure to plan ahead with whomever has the keys to get your inspector access to any of those places, which may be behind doors you do not (and will not) have keys to, but someone in the building, or its management company, does have the keys, and can meet you and your inspector there with keys to open everything.
coopfornow | 12 years and 2 months ago
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That would then be a building inspection, a much bigger issue. A 5 story coop building? The apartment itself may not offer many surprises that would be your responsibility, the building, well, how reliable are their records? I think this may depend… if it is a small building with ten units, yes, if it is a 100+ unit building… different story I imagine.
timber | 12 years and 2 months ago
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If it’s truly amazing you could risk it but it’s always a good idea to have a home inspection. If I recall it usually takes place after there’s a contract and can be used for negotiating purposes. A building built in 1915 is almost 100 years old and could have some issues you didn’t see.