An important thing to keep in mind when buying a condo, especially a resale condo, is that you're not just buying the condo unit itself - you're also buying a share of the entire building, including all its assets and liabilities. As such, the financial and legal health of the condo corporation is very important and should be taken into account when deciding whether to buy that condo you just saw or not.
A client found out first hand when she brought a condo this spring. The condo was in dream location downtown, within easy walking distance to Queen's Park. It wasn't a new condo, but the building looked well maintained, and the unit itself had a spectacular view of the downtown skyline. She made an offer for the condo, and to her delight, it was accepted. She just brought her dream home!
Amidst the euphoria of buying a new place, she also did something very smart. She had me review the Agreement of Purchase and Sale before she put in the offer, and I advised her that she should put in a condition for her lawyer to review the condo's status certificate and to be satisfied with it if the deal is to go through.
A status certificate is a report on the financial and legal health of the condominium corporation. Anyone can request a status certificate from the condo management office as long as they pay a $100 fee. A status certificate can reveal many things, for example:
- upcoming major projects, for example installing new elevators or new exterior windows, which may result in an increase in management fees
- pending legal action against the condo corporation, which may result in the condo corporation requiring management fee increases in order to pay a legal settlement
- unpaid condo management fees by the seller
- potential problems with non-standard improvements made to the condo by the seller
As this client found out, having me review the status certificate for a condo paid off. She found out that the condo corporation was planning to undertake a major rooftop renovation, which would result in an increase in her condo management fees of about $100 a month. With this information in hand, she was able to renegotiate a lower purchase price for the condo.
By having me review the status certificate to spot potential problems, she avoided any surprises when she moved into her dream home.