A condo inspection in Calgary covers the unit itself plus accessible visible components shared with the building. It does not replace a condominium document review by a lawyer or document review service, and the two together give a buyer a complete picture of what they're acquiring.
What the inspection covers in a typical Calgary apartment-style condo: all interior finishes, doors and windows operation, kitchen and bath plumbing fixtures, in-unit electrical (panel if separate, outlets, fixtures, GFCI testing), in-suite HVAC if present (some buildings have central systems), in-suite hot water tank if present, in-suite laundry, and any in-suite mechanical components. The inspector also documents visible conditions of windows, balcony or patio, and any common-area components immediately adjacent to the unit.
For townhouse-style condos, scope expands: roof from the ground at the unit, exterior cladding at the unit, attic if accessible from the unit, and any separately serviced mechanical components. The split between unit and common property follows the bylaws and the Real Property Report.
What the inspection does not cover: building-wide systems (boilers, building plumbing risers, elevators, parkade, roof unless attached to the unit), common areas, common envelope, and anything behind locked common-area doors. These are the corporation's responsibility and are documented in the reserve fund study and engineering reports — which is why document review is essential.
Calgary-specific condo concerns to discuss with the inspector and document reviewer: poly-B and Kitec plumbing in 1990s and early 2000s buildings, building envelope issues that have triggered special assessments, recent or upcoming reserve fund top-ups, age and condition of building HVAC and hot water systems (which affect monthly fees and future assessments), and any litigation or insurance claim history.
A proper sequence: review the condo documents first (or in parallel), then have the unit inspected, then make condition removal decisions with both pieces of information. The unit inspection alone is incomplete; the document review alone misses what's actually inside the four walls you're buying.
