Quick Answer: A condo inspection in Chicago covers everything inside your unit: electrical, plumbing, heating and cooling, water heater, windows, doors, appliances, ventilation, and signs of water coming in from outside or from neighbors. Major shared systems like the roof, boilers, elevators, and the masonry facade are usually the association's responsibility. We note what we can see of those areas, but the full picture of the building comes from the association's records. Knowing which is which is half the value of the inspection.
A lot of condo buyers skip the inspection because "the building takes care of everything." In Chicago that's rarely true. You own the unit's systems, and some of the most common and annoying repairs, like a leaking water heater, a failing fan coil, or a tired electrical panel, are yours from the day you close.
What You Own vs. What the Association Owns
Every building's declaration draws the lines a little differently, so read yours or ask your attorney. As a general pattern in Chicago condos:
- Usually yours: interior walls and finishes, cabinets and counters, appliances, plumbing fixtures, the water heater if it serves only your unit, in-unit heating and cooling equipment, and the electrical panel and wiring inside the unit.
- Usually the association's: the roof, exterior masonry, structure, common hallways, elevators, central boilers and chillers, main plumbing risers, and the main sewer line.
- Often in between: windows, balconies, back porches, patio doors, and through-wall air conditioner sleeves. Some declarations make these "limited common elements" with shared cost rules.
A condo inspection focuses on what you'll be responsible for and flags what you'll want to ask the association about.
What a Condo Inspection Covers
At Gold Coast Home Services, a condo inspection follows the same careful approach as our residential inspections, scaled to the unit:
Electrical
Panel condition and labeling, visible wiring, outlets, GFCI protection in kitchens and baths, and signs of DIY work. Older Chicago buildings converted to condos sometimes still have undersized or outdated panels feeding units that now run a lot more than they used to.
Plumbing
Supply and drain lines under sinks, fixtures, toilets, shut-off valves, and the water heater. We look closely for active leaks and old stains, because in a stacked building a leak doesn't stay in one unit.
Heating and cooling
Depending on the building, that might be a forced-air furnace, a fan coil fed by the building's system, a through-wall unit, or radiators on a shared boiler. We check what serves your unit and note its condition and approximate age where it can be determined.
Windows, doors, and ventilation
Operation, seals, and signs of water getting in around frames. We also check bathroom exhaust fans, kitchen ventilation, and dryer venting, which is a frequent problem in older buildings where long or shared vent runs collect lint.
Ceilings and walls
Stains, patches, and fresh paint on ceilings below other units or below the roof can point to past leaks. We note them so you can ask the seller and the association what happened and whether it was fixed.
Accessible common areas
Where we can reach them, we note visible conditions in hallways, stairwells, storage areas, the garage, and the mechanical room. That's not a full building assessment, but it can raise good questions.
Chicago Building Types, Different Concerns
High-rises. In-unit equipment like fan coils and their drain pans, window seals on upper floors, and how the unit's water heater or heating is tied into building systems.
Vintage courtyard buildings. Older wiring, radiator heat, original windows, and plaster ceilings that show the history of every leak above them.
Two-flat and three-flat conversions. These often have the most "in between" items. Basement mechanicals, back porches, and the shared sewer line serve a small number of owners, so each owner's share of a repair can be significant. Ask how the association handles them.
Garden units. Below-grade units deserve extra attention to moisture, foundation seepage, and sump or ejector pits.
Add-Ons Worth Considering
- Thermal camera inspection. Infrared imaging can show moisture behind walls and ceilings and missing insulation around exterior walls and windows. See Thermal Imaging in Home Inspections.
- Radon testing. Units on lower floors and garden units are the usual candidates. Our radon testing guide explains how testing works.
- Sewer camera scope. In small buildings where the owners share one sewer line, it can be worth talking to the association about a scope. See Sewer Camera Inspections in Chicago.
Questions to Ask the Association
Your inspection report covers the unit. These questions cover the building:
- How old are the roof, boilers, and other major shared systems, and are replacements planned?
- Are there any special assessments approved or under discussion?
- How healthy is the reserve fund?
- Have there been recent water leaks between units, and how were they handled?
- What does the declaration say about windows, balconies, and porches?
Your attorney and agent can help you get and review the association's documents. The inspection and those documents together give you a full picture.
FAQ
Is a condo inspection shorter than a house inspection? Usually, since there's no roof, foundation, or yard to walk. The time goes into the unit's systems and finishes.
Will you go on the roof or into other units? No. We inspect your unit and the common areas we can reach. Shared systems are documented by the association.
Does new construction need a condo inspection? Yes. New units can still have installation defects, and it's easier to get them fixed before closing.
Related Reading
- Your First Home Inspection
- Thermal Imaging in Home Inspections
- Radon Testing in Illinois and Indiana
- Sewer Camera Inspections in Chicago
Schedule a Condo Inspection
Gold Coast Home Services inspects condos across Chicagoland, from high-rises to vintage walk-ups and two-flat conversions. Reach out at (312) 358-1200 or tonyldiggs@gmail.com to schedule your condo inspection.