Question 1

Is a condo inspection worth it in Wellesley?

Accepted Answer

Absolutely. The fan coil HVAC unit alone costs $4,000–$8,000 to replace, and it is your responsibility after closing — not the condo corporation's. Balcony membrane failures can exceed $20,000 and generate disputes with the unit below. Window seal failures in high-rise buildings are common and costly to remediate. In Wellesley's fast-moving condo market, buyers often skip inspections, leaving these risks undetected. An ASADS condo inspection for $299 identifies these issues before your purchase is final, giving you negotiating leverage or the knowledge to walk away.

Question 2

Do you review the status certificate?

Accepted Answer

We provide detailed guidance on interpreting the status certificate — a document that many Wellesley condo buyers receive but do not fully understand. Key items to examine include the reserve fund balance versus the reserve fund study forecast, any pending or recently passed special assessments, the corporation's monthly financial statements, and active litigation involving the building. An underfunded reserve in a Wellesley building is a strong predictor of a near-term special assessment, which can land on a new owner as a surprise five-figure bill. We flag these warning signs clearly in our report so you can make an informed decision.

Question 3

How is a condo inspection different from a house inspection?

Accepted Answer

A condo inspection in Wellesley focuses on systems and surfaces within the unit boundary plus observable building elements — not the common elements managed by the corporation. The HVAC assessment centres on the in-suite fan coil unit, its condensate drain, and ventilation rather than a central furnace and roof. We inspect the balcony membrane, in-suite electrical panel, plumbing fixtures, windows, and all interior surfaces. Building-wide systems like roofing, elevators, and parking structure are outside our direct scope but are addressed indirectly through the status certificate review and visible common-area observations.

Question 4

How long does a condo inspection take?

Accepted Answer

Most condo inspections in Wellesley take 1.5–2.5 hours. A typical one-bedroom or one-bedroom-plus-den unit runs 1.5 hours. A two- or three-bedroom unit in an older Wellesley mid-rise where more building-related deficiencies are expected runs closer to 2–2.5 hours. The debrief and report walkthrough are included in that time. We deliver the photo-documented PDF report the same day so you have everything you need for your real estate lawyer and financing approval.

Condo Inspection Wellesley | Infrared Same-Day Service