Do You Need a Condo Inspection? What It Covers and What the Status Certificate Does (2026)
A condo inspection covers only the unit: $300 to $500 for plumbing, electrical, appliances and windows. The building’s condition is in the status certificate.
A condo inspection ($300 to $500) checks the unit: plumbing, electrical, HVAC, appliances, windows, signs of water damage. It cannot see the roof, the parking garage membrane, the boilers or the elevators, and those are where the expensive problems are. The building's condition, finances and legal position are in the status certificate (Ontario; $100, the corporation must produce it within ten days) or its equivalent, Form B and depreciation report in BC, estoppel certificate in Alberta, with the reserve fund study attached. Order the certificate on every condo purchase and make the offer conditional on it. Order the inspection for older units or anything with visible wear. Skip it on a new-build with a Tarion or provincial warranty.
The CostToClose guided buying flow swaps the inspection line for a status certificate review on condo purchases.
What each one tells you
| Metric | Unit inspection | Status certificate / Form B / estoppel | Reserve fund study |
|---|---|---|---|
| Cost | $300 to $500 | $100 (ON, set by regulation); $35 (BC Form B); $100 to $300 (AB) | Included with certificate |
| Who produces it | Inspector you hire | The condo corporation or manager | Engineer hired by the corporation, every 3 years in Ontario |
| Covers | Inside the unit | Budget, reserve fund balance, fees, arrears, special assessments levied or planned, lawsuits, insurance, rules, by-laws | Building components, expected replacement dates, whether the reserve is adequate |
| Condition of offer | Optional | Always | Always (comes with the certificate) |
Sources: Condominium Act (Ontario) s. 76; Strata Property Act (BC) Form B; Condominium Property Act (Alberta). Checked 14 September 2026.
What to read in the status certificate
- Reserve fund balance vs the study's recommended balance. A fund 30% below plan is a special assessment waiting to happen.
- Special assessments levied, or "under consideration" in the minutes.
- Fee increases budgeted; the percentage over the last three years.
- Lawsuits by or against the corporation, and insurance deductibles (some buildings now carry $50,000 water-damage deductibles that pass to owners).
- Arrears on the unit, and any rules affecting your plans (pets, rentals, renovations).
Have your lawyer review it (usually $200 to $400 within the legal fee), and read it yourself. See What to read in a condo status certificate.
Worked example from the calculator
Two $520,000 condos, same fees:
| Metric | Building A (2019, reserve on plan) | Building B (1988, reserve 40% under plan, boiler due 2027) |
|---|---|---|
| Inspection | Skipped (warranty) | $450 |
| Status certificate | $110 | $110 |
| Lawyer's review | Included | Included |
| Risk surfaced | None | Reserve study shows $2.1M boiler and riser project; corporation has $800K |
| Likely special assessment (200 units) | $0 | ≈ $6,500 per unit within two years |
The $110 document, not the $450 inspection, found the expensive problem. Reproduce this.
What changes the number
- Age of building. Anything over 25 years with an original roof, windows or mechanicals is at or past its replacement cycle.
- Building type. Highrises with elevators and underground parking have larger, lumpier costs than low-rise walk-ups.
- Province. BC's mandatory depreciation reports and Ontario's reserve fund studies make the information available; Quebec's are being phased in.
Frequently asked questions
Do you need a home inspection for a condo?
For the unit, it is useful in older buildings; for the building, it cannot help. The status certificate and reserve fund study are the essential documents on every condo purchase.
What is a condo status certificate?
A package the corporation must provide, showing its budget, reserve fund, fees, arrears, special assessments, lawsuits and rules. In Ontario it costs $100 and must be delivered within ten days of the request.
How much does a condo inspection cost?
About $300 to $500, less than a house inspection because it covers the unit only.
What is a reserve fund study?
An engineer's assessment of the building's major components, when they need replacing, and whether the reserve fund is on track to pay for them. Required every three years in Ontario.
Can I make my offer conditional on the status certificate?
Yes, and you should. Standard condition: satisfactory review within five business days of receipt.
Sources
- Condominium Act, 1998 (Ontario), s. 76 — status certificates; Ontario Regulation 48/01 — reserve fund studies — checked 14 Sept 2026
- Strata Property Act (British Columbia) — Form B Information Certificate and depreciation reports — checked 14 Sept 2026
- Condominium Property Act (Alberta) — estoppel certificates and reserve fund plans — checked 14 Sept 2026
- Condominium Authority of Ontario, buyer guidance — checked 14 Sept 2026
This is general information for Canadian home buyers and sellers, checked against the sources listed above on the date shown. It does not constitute legal, tax, or mortgage advice. Because rules and rates change, confirm current figures with your lawyer or notary, your lender, or the government office that administers the tax before you rely on them.