What inspections are required for condos?
Which condo inspections will make or break your Georgetown sale? Read this before you list.
Quick answer: what inspections are required for condos in Ontario—and what you’re better off doing anyway
Legally, there are no mandatory “unit inspections” a seller must order before listing a condominium in Ontario. What is required is transparency and access to documents: a buyer can request a status certificate from the condominium corporation and your lawyer will confirm legal compliance. But in practice, inspections drive deals. The right pre-listing inspections prevent surprises, reduce negotiation headaches, and increase buyer confidence — especially in Georgetown, ON where buyers expect clean, move-in-ready units.
If you want one clear rule: don’t wait for the buyer to find problems. Inspect first, fix the easy stuff, and sell from strength.
Why inspections matter when selling a condo in Georgetown
Buyers in Georgetown are informed and cautious. They want assurance the condo fee is stable, the building is maintained, and the unit won’t leak or have hidden hazards. A pre-listing inspection accomplishes three business goals:
- Removes unknown risks that stall or kill deals.
- Strengthens your price justification with a professional report.
- Shortens closing conditions and reduces buyer requests.
That’s why top agents in Georgetown recommend a short slate of targeted inspections before the listing goes live.
What inspections are required vs. recommended
- Required: None for the seller to perform on the unit itself. However, sellers must provide legal documents (status certificate, declaration, bylaws, budget) when requested and cannot misrepresent the condition of the property.
- Strongly recommended: Pre-listing home inspection by a licensed inspector, review of condo documents (status certificate and reserve fund study), and targeted specialist checks (electrical, plumbing, balcony/terrace, moisture). These are not legally required but are effectively required to get the best price and a fast sale.
The 7 inspections every Georgetown condo seller should order before listing
1) Pre-listing Home Inspection (General)
- Purpose: Full unit assessment — structure, plumbing, electrical, visible issues.
- Why it matters: Buyers expect a home inspection and will negotiate from the inspector’s report. If you order it first, you control repairs and the narrative.
- Typical cost/time: $400–$700; 2–3 hours on site, report in 24–72 hours.
2) Status Certificate & Condo Document Review (Not an “inspection” by a tradesperson, but essential)
- Purpose: Confirms condo corporation’s rules, pending litigation, budget and reserve fund health.
- Why it matters: A weak reserve fund or active litigation can tank a sale; professional review by your lawyer or experienced realtor will flag red flags before a buyer sees them.
- Note: The condo corporation issues the status certificate and charges a fee.
3) Reserve Fund / Engineer’s Report Review (for older buildings or if concerns exist)
- Purpose: Confirms whether major components (roof, envelope, balconies, elevators) are funded or due for major repairs.
- Why it matters: Major capital projects trigger special assessments and are deal-breakers if undisclosed.
4) Leak & Moisture Inspection (Infrared or moisture meter)
- Purpose: Detect hidden water intrusion, damp patches, or mold risk especially around windows, balconies, and bathrooms.
- Why it matters: Water problems are top buyer concerns in condos. Finding and documenting fixes eliminates bargaining leverage for the buyer.
5) Balcony / Terrace & Guardrails Inspection
- Purpose: Check waterproof membrane, tile conditions, flashings, drains, and railings.
- Why it matters: Balcony failures are expensive and dangerous. For Georgetown sellers, especially in older mid-rise buildings, this matters a lot to buyers and insurers.
6) Electrical Safety Check
- Purpose: Validate panels, breakers, visible wiring and GFCIs in kitchens and bathrooms.
- Why it matters: Buyers want reassurance that the electrical system is safe and up to code. Fixing an obvious issue early prevents inspection contingency calls.
7) Pest & Vermin Check (if evidence exists)
- Purpose: Confirm there are no ongoing pest issues in the unit or immediate impractical risks from adjacent spaces.
- Why it matters: Pest reports scare buyers and can void offers until resolved.
Optional but smart: targeted specialist inspections
- HVAC/Forced Air Inspection: If your unit has an individual furnace/boiler or makeup air unit.
- Asbestos / Hazardous Materials: For buildings constructed before the 1980s — only if renovation history or visible older materials suggest risk.
- Mold Sampling: Only if moisture testing shows suspicious readings.
- Elevator or Common Elements Audit: Usually handled at the condo corp level, but sellers should review recent maintenance reports.
What buyers will insist on (and how to neutralize that demand)
Buyers will almost always hire their own home inspector. You can’t stop that. But you can neutralize their leverage by:
- Ordering a pre-listing inspection and attaching the report to the listing or providing it immediately on offer.
- Providing the status certificate and minutes proactively.
- Disclosing completed repairs with invoices and warranties.
When buyers get a clean pre-listing report, they’re less likely to use inspection results to renegotiate price.
Cost vs. payoff — a real business case
Spend $700–$2,000 on a few targeted inspections and an engineer’s review. The result? Faster offers, fewer concessions, and often a higher net sale price. In Georgetown’s competitive market, the small upfront cost is insurance against a conditional sale collapse that can cost thousands.
Practical timeline for sellers in Georgetown
- Week 0: Order status certificate and condo documents from the corporation.
- Week 0–1: Hire a licensed home inspector and any specialists (balcony, electrical) based on building age and document review.
- Week 1–2: Receive reports, complete urgent repairs, collect invoices and warranties.
- Week 2: Finalize disclosure documents and add inspection reports to the listing package.
This 2–3 week lead-in gives you leverage and minimizes the odds of surprises during conditional periods.
Seller disclosure — what you must and should reveal
You must not misrepresent the property. Disclose known major defects. Best practice: attach the pre-listing inspection, disclose repairs you’ve done, and provide copies of the status certificate and recent condo minutes. Transparency builds trust and shortens conditional periods.
Local considerations for Georgetown, ON
- Building age: Georgetown has a mix of older mid-rises and newer low-rise condos. Older buildings require more diligence on envelope, balconies, plumbing stacks, and reserve fund health.
- Climate: Freeze-thaw cycles can worsen balcony and envelope issues — check waterproofing and drains.
- Buyer profile: Many buyers are moving from single-family homes and will inspect closely for water, noise, and storage issues. A strong pre-listing package addresses those points.
How to present inspection results to buyers (use this script)
- Attach the inspection report to the MLS listing or deliver it with the status certificate.
- Include a one-page summary of major items, repairs completed, warranties, and invoices.
- Offer a short window (48–72 hours) post-offer for a buyer to do their own inspection — this signals confidence and reduces drawn-out conditional periods.
Simple, direct, and effective.
Bottom line: what you must do today if you plan to sell a condo in Georgetown
- Order the status certificate now.
- Book a pre-listing home inspection and any targeted specialist checks.
- Fix safety and moisture issues before listing.
- Compile a tidy packet: inspection reports, invoices, status certificate, minutes, and condo budget.
Do those four things and you’ll list from strength, sell faster, and keep more money in your pocket.
Frequently Asked Questions (FAQ)
Q: Is a status certificate the same as a condo inspection?
A: No. The status certificate is a legal document from the condo corporation that covers rules, budgets and legal matters. An inspection is a physical assessment of the unit. You need both.
Q: Can a buyer force me to fix things found in an inspection?
A: No — the buyer can request repairs or a price reduction. If you provide a pre-listing inspection and have disclosed repairs, you limit the buyer’s leverage.
Q: Do I have to provide a status certificate before listing?
A: Not before listing, but sellers must provide it when requested during the offer process. Ordering it early is smart; it prevents last-minute surprises.
Q: How much will inspections cost me?
A: Expect $400–$700 for a general pre-listing inspection. Specialists (engineer, balcony, infrared) range $300–$1,200 depending on complexity.
Q: What if the condo corporation has an upcoming special assessment?
A: That’s a significant negotiation point. If it’s scheduled and confirmed in the condo documents, disclose it. Buyers will factor it into their offer.
Q: Who pays for the status certificate?
A: The seller requests it and pays the fee charged by the condo corporation.
Q: Should I share the inspection report with every potential buyer?
A: Yes. Sharing the report is a competitive advantage and reduces conditional drama.
Want to sell your Georgetown condo fast, cleanly, and for top dollar? Call or email today for a free pre-listing checklist and trusted local inspectors. I build listing packages that remove buyer doubt and drive higher offers.
Tony Sousa — Georgetown, ON Realtor
Email: tony@sousasells.ca | Phone: 416-477-2620 | https://www.sousasells.ca
If you want my recommended list of local inspectors and engineers in Georgetown, ask for it — I’ll send referrals and expected fee ranges.
