Week 10: Review those Condo Docs!
Buying a Home 101 – Week 10
This step-by-step series will take you through the entire home-buying process — from finding a buyer’s agent to Closing day, and all the details in between. Every first-time buyer will find this information-packed series easy to follow and understand. Make sure to tune in for the next few weeks!
Did you know the first Condo in Canada was built right here in Edmonton, in 1967? Yes, condos have been around for quite some time, and come in many different styles. For many first-time buyers getting into the market, this is the most affordable form of housing.
But even though you’re buying a home when you purchase a condo unit, you’re actually buying into a Corporation, or business.
That’s why it’s so important for you to determine how stable and financially sound this “business venture” is before taking it on. And that’s where reviewing condo docs comes in.
What Happens When You’re Under Contract
You’ll have the chance to review a stack of “condo docs” or condominium documents once you’re under contract to purchase a unit. These documents will give you a better idea of the financial outlook of this particular condo community.
And yes, it does seem backwards to review these docs after your offer has been accepted, but that’s how the process works!
Both you and your lender need to know what you are getting into with this purchase. This is a very important step when purchasing a condo unit. You will share in the financial responsibility of this condominium community with your neighbors. And your lender won’t give you a loan if there’s something amiss.
Take every ounce of that time to review these important documents.
[Update to reflect your jurisdiction]
- Before you submit your Offer, find out if the Listing Agent has the full set of Condo Docs. Allow yourself at least 4 days to review the docs and ask questions. If the Condo Docs need to be ordered, allow time for this to happen before you review. This will be written into the Purchase Contract to allow sufficient time for review.
- If it’s a new construction property, you have 10 days to review the documents. (10 day recission period).
Condo Docs 101
Condo docs are paid for ad provided by the Seller. They include but are not limited to the following parts:
Information Statement;
By-laws; Rules/Regulations;
Financial Statements;
Budgets; and
Minutes from Meetings;
Reserve Fund Study and Plan.
Let’s go over some of these below and point out what you should focus on during your review.
Financial Statements and Budgets
Basically, these documents provide crucial information on the financial status of your building. Most importantly, take a look at the condo’s reserve funds and operating budget.
•Reserve Fund: These docs will tell you if there are enough reserves. A reserve fund (or savings account) is used for major repairs or improvements to the building. Projects can include new windows or a roof, for example. A condo needs to build up reserves for future repairs so a percentage of your monthly fees should be deposited into this fund. Also make sure you see how that money is invested.
If your condo has a low reserve fund, it will require a special assessment (additional fees) when a major repair or renovation is needed, and it is not accounted for in the Plan. It’s something to consider if you’re looking at an older building, especially ones that are around 25-30 years old. Keep this in mind for older apartment buildings that have been condos for only a few years.
A good rule of thumb is at least 10 percent of the condo budget should be going to the Reserve Fund.
•Operating Budget: Your monthly fees are what funds most of the operating budget. Experts say about two-thirds of the operating budget should be used toward expenses.
See how your condo fees are allotted each month for employee paychecks, utilities, trash pick-up, etc. Remember, somebody has to pay for those hallway light bulbs!
Plus, if your condo has a 24-hour front desk, swimming pool, elevators, these expenses add up and so will your fees.
Keep in mind that your condo association shouldn’t be dipping into the reserve fund for basic maintenance like trash removal, recreational facilities, common-area landscaping, etc. That’s a big warning sign!
Rules, Regulations and By-Laws
You want to check these out to see if you will be able to live by the rules and regulations of your condo community. Remember, you’re living with many other people, and there will be certain expectations and restrictions. Do these suit your lifestyle?
These rules can vary widely from community to community. In general, these documents could specify a range of items, including its pet policy, age restrictions, whether you need to have carpeting, can you install hardwood floors, or if you can rent out your condo at any time. Also, review any clauses since you might not have the same “rules” as an earlier buyer.
Other Important Questions to Ask
Definitely contact board members or the property manager to ask questions. This additional information can help round out your review of the condo docs. Here’s a “must ask” list:
•Are there any upcoming upgrades or projects planned in the building?
•How are those projects going to be paid for? Reserves? A special assessment?
•What projects are on the 5-7 year horizon? Are there adequate reserves being funded for these projects?
•What are the major issues the board is discussing at the last several board meetings? Ask to receive a copy of the board meeting minutes from over the last year, and the most recent AGM Minutes.
• Is the condo experiencing any litigation? Whether it’s a small or large lawsuit, reserves can be deleted quickly to cover this.
•How much turnover occurs? This will tell you if residents are happy with the condo community.
•What percentage of the units is owner-occupied? Generally, the higher the percentage of owners, the more marketable the unit will be for resale. It’s not unusual to find some associations in financial trouble over foreclosures.
•What does the Corporation Insurance policy cover? A list of coverage should be included in your condo docs. By reviewing these carefully, you can determine how much additional coverage you may need for your own unit.
Reviewing your condo docs can be make or break when it comes to being sure you have made the right decision about your first home and aren’t hit with any financial surprises after purchasing. I ALWAYS recommend a Professional Condo Doc Reviewer to review the Docs and provide you with a summary of findings. Not only do they look to see if anything is missing, they can also look for red flags to determine the likelihood of a Special Assessment in the near future. I’ll help you with recommendations, so don’t worry too much about this right now. I only want you to know what’s involved and to hear things more than once so you are more knowledgeable when the time comes.
Want to know whether buying a condo is a good choice for our area? And, which condos are good and which to skip? Email me (link to my email) and we’ll set up a time to talk more about condos in our area so you can understand this important aspect of your purchase before you make the big decision to invest.
We’re heading into the final weeks of this Buying a Home 101 series and also for your final steps to buying a home. You’ll get the nitty-gritty in the next article, Almost There … Pre-Closing Details for Buyers. It provides a breakdown of what to expect so you’re ready for the big day.
Buy
My Listings
Sell
