Condo and Townhome Inspections:
The Portland Agent’s Guide
Condo and townhome inspections work differently than single-family inspections. Agents who understand the scope, and what buyers should add, help transactions go smoother.
Condo and townhome buyers often ask whether they really need an inspection. The answer is yes, but agents need to explain what the inspection covers and what it doesn’t before the walkthrough happens. Buyers who show up expecting a full single-family inspection and get a unit-only inspection sometimes feel like they didn’t get their money’s worth. That’s a communication problem, not an inspection problem.
This post lays out how condo and townhome inspections work, what’s covered, what’s excluded, and what agents should tell buyers before scheduling.
Russ reports what he finds. He doesn’t advise on negotiations or tell buyers what to do with findings. His job is to document the condition of what’s inspectable so buyers have accurate information.
What a Condo Inspection Covers
A condo inspection covers the interior of the unit: the systems and components that are the buyer’s responsibility to maintain and repair. That includes:
- Electrical: Panel (if unit-specific), outlets, switches, and fixtures. Polarity, grounding, GFCI protection in wet areas.
- Plumbing: Supply and drain lines within the unit, water heater (if unit-specific), fixtures, water pressure, drainage function.
- HVAC: Furnace or heat pump (if unit-specific), any mini-split systems, ductwork within the unit, thermostat function.
- Appliances: Built-in appliances like dishwasher, garbage disposal, range, oven, refrigerator if included in the sale.
- Windows and doors: Operation, sealing, glazing condition, hardware.
- Interior surfaces: Walls, ceilings, floors: visible condition, signs of moisture, staining, cracking.
- Bathrooms and kitchen: Tile, caulking, fixtures, ventilation fans.
Thermal imaging is included at no extra charge on every inspection. In condo units, thermal imaging is particularly useful for spotting temperature patterns that can point to possible moisture intrusion at exterior walls, around windows, and at plumbing areas. Moisture meter readings are also standard. These can help flag issues that aren’t yet visible to the eye.
What a Condo Inspection Does Not Cover
This is the part buyers need to hear before the inspection, not after.
A condo inspection does not cover:
- The building exterior, including roofing, siding, and windows in common areas
- Common corridors, lobbies, elevators, stairwells
- Shared mechanical systems: boilers, centralized HVAC, shared water heaters
- Underground parking or garages that are common property
- Any area outside the unit’s ownership boundary
All of that is the HOA’s responsibility. The inspector is limited to what the buyer owns. When a buyer says “but you didn’t inspect the roof,” the answer is: the roof belongs to the association, not to the buyer. That’s how condo ownership works.
Agents can help buyers understand building condition outside the inspection by encouraging a review of HOA documents before closing. Meeting minutes from the last two to three years often reveal whether there have been issues with the roof, building envelope, plumbing, or other shared systems. Reserve fund studies show whether the association has adequately funded long-term maintenance. These documents are outside the inspector’s job. They’re due diligence the buyer and their agent handle separately.
Townhome Inspections: Where the Scope Gets Broader
Townhomes vary more than condos in terms of what the buyer owns. Some townhomes are structured like condos: interior only, with the HOA responsible for the exterior. Others give the buyer ownership of the exterior walls, the roof over their unit, and a private yard or garage.
Before scheduling a townhome inspection, agents should clarify:
- Who owns the roof? Is it the buyer or the HOA?
- Are exterior walls and siding the buyer’s responsibility?
- Does the buyer have a private garage or attached structure?
- Are there any limited-common elements (a private deck or patio, for example) that are the buyer’s maintenance responsibility even if not technically owned?
This information shapes the inspection scope. If the buyer owns the roof, the inspection includes a roof inspection, walked or by drone, included at no extra charge. If the roof belongs to the HOA, it’s out of scope. Getting this right before the inspector shows up avoids confusion during the walkthrough.
Attached structures like private garages are in scope if the buyer owns them. Detached structures are available as a $100 add-on.
Add-Ons Worth Discussing for Condo and Townhome Buyers
Standard condo inspections don’t include every possible service. Agents who discuss add-ons ahead of time help buyers make informed decisions when they book.
Radon testing. Ground-floor and basement-level units can have radon levels similar to a single-family home with a crawlspace or basement below. Upper-floor units are typically at lower risk. Buyers who want to know should test. The 48-hour radon test is $150 when added to any inspection.
Mold air sampling. Buildings with a history of roof leaks, plumbing failures, or moisture in the building envelope can have elevated mold counts in individual units. If the buyer has heard anything about the building’s moisture history, or if the inspection turns up signs of past water intrusion, mold air sampling is worth discussing. The standard package (two air samples inside plus one outdoor control sample) is $245 when added to an inspection.
Sewer scope. Not always applicable in condos, but relevant if the unit has a direct connection to the building drain line through an accessible clean-out. A sewer scope is not part of the inspection; it is arranged separately through a plumber, who can say whether one is possible given the plumbing configuration.
Condo and townhome inspection in the Portland metro
- The Pearl District, South Waterfront, and NW Portland have significant condo inventory, including newer high-rise units with unit-specific mechanical systems
- Older condo conversions in SE and NE Portland may have shared plumbing configurations that affect the inspection scope
- Townhomes in Beaverton, Hillsboro, and Tigard vary widely in what the buyer owns; always confirm scope with the HOA documents before the inspection
- Ground-floor units in buildings with below-grade levels or crawlspaces can have elevated radon risk; testing is the only way to confirm
Setting Buyer Expectations Before the Inspection
The most common post-inspection complaint agents hear from condo buyers is some version of “the inspection didn’t cover very much.” That’s almost always a framing problem. Buyers who understood the scope going in rarely have that reaction.
Tell buyers, specifically:
- The inspection covers the accessible systems and components inside the unit
- Common areas, shared systems, and the exterior are handled by the HOA
- The report will be detailed with photos and delivered quickly, most same day
- Thermal imaging is included, which helps the inspector spot signs of possible moisture issues even if they’re not visible
- If the buyer wants to add radon or mold testing, that needs to be requested when booking
Buyers who hear this before the inspection understand what they’re getting. Buyers who hear it for the first time when the inspector explains it at the start of the walkthrough sometimes feel blindsided, which is unfair to everyone.
Condo and townhome inspections cover what the buyer owns. Agents who explain the scope before the inspection, and who ask about add-ons when booking, set their clients up for a much smoother experience than those who don’t.
To schedule a condo or townhome inspection, use the online scheduler. For a full breakdown of what is included and pricing details, see the buyer’s home inspection page or the pricing page.
Condo and Townhome Inspection FAQ
