Types of Property Defects in Multi-Family Buildings
Property defects in condominiums are classified into two main categories:
Structural Defects (High-risk concerns)
These defects affect the stability, integrity, and safety of the building. They require immediate attention as they can compromise safety and violate building codes.
Foundation cracks and settlement – Can lead to water infiltration and structural instability.
Roofing failures – Missing shingles, leaks, and poor drainage can result in extensive water damage.
Deteriorating balconies or load-bearing walls – Compromised structures pose safety hazards.
Non-Structural Defects (Lower-risk concerns)
These defects do not immediately affect the stability of the building but can impact maintenance costs and property value.
Paint deterioration – Cosmetic issue but may indicate water penetration if found indoors.
Minor plumbing leaks – Can lead to mold growth and water damage if left unresolved.
Worn-out flooring or carpeting – Affects aesthetics but does not compromise safety.
Example: A foundation crack is a structural defect requiring urgent repair, while peeling exterior paint is non-structural but could still require maintenance.
Evaluating the Impact of Property Defects on Safety and Market Value
Property defects should be assessed based on their risk level, repair costs, and impact on livability.
Key Considerations for Assessment:
Does the defect pose an immediate safety hazard? (e.g., exposed electrical wiring, loose railings)
Will delaying repairs result in more costly damage? (e.g., small roof leak vs. collapsed roof)
How does the defect impact property value and resale potential? (e.g., major structural issue vs. cosmetic flaw)
Does the defect violate legal requirements? (e.g., missing fire safety features)
Example: A leaking pipe may seem minor, but if it is near electrical wiring or inside walls, it could lead to mold growth, electrical hazards, or drywall failure.
Engaging Professionals for Property Inspections
While condominium managers coordinate repairs, licensed professionals must conduct certain inspections and repairs, including:
Engineers: Structural assessments (e.g., foundation cracks, load-bearing wall issues).
Roofing Experts: Roof inspections and waterproofing assessments.
Plumbers & Electricians: Identifying defects in mechanical systems.
Fire Safety Inspectors: Ensuring compliance with fire codes and emergency systems.
Legal Obligation: Under Alberta’s Condominium Property Act, condominium corporations must conduct necessary repairs and maintenance to preserve the building’s safety and function.
Defect Assessment and Prioritization
Scenario:
A condominium board receives complaints about various building defects, including:
A crack in the underground parkade ceiling.
Peeling exterior paint near balconies.
A small leak in a common area washroom.
Loose balcony railings on multiple units.
Task:
Categorize each defect as structural or non-structural.
Determine the urgency of each issue (Immediate, High Priority, Low Priority).
Propose an action plan for inspection and repairs.
