Your new condo checklist

If you’re sick of that leaky faucet, your loud neighbours and dated kitchen, you may have decided that the appeal of a shiny new home is hard to resist. So, you’ve made the decision to buy a pre-construction condo, or maybe you’re moving from a condo into a new townhome. You’ve seen dozens of presentation centres, talked to eager realtors and scouted neighbourhoods until you found the home for you – that will be ready in a year or two.

This is an exciting time, but to make sure your experience matches your expectations, take some time to do your research. You may need to do a bit of old-fashioned detective work: Knock on doors, call the municipality and walk around existing buildings by the same developer. Here are five questions to ask to help you in your search.

What’s the developer’s track record?

Most large buildings are completed by well-known developers, who have a long and proven track record. But smaller boutique developers may not have the same experience, so ask for previous projects and talk to other residents about how it went for them. “Take a look at their Better Business Bureau rating, the awards they have won, their references, and how long they have been in business. This will give you a good idea of the quality of their customer service,” advises Bob de Wit, CEO of The Homebuilders Association Vancouver (HAVAN).

You love the showhome, now find out what comes standard, what is extra, or after-market

For buildings that are pre-sale or still under construction, the presentation centres feature sample bathrooms, kitchens and other rooms to give you a sense of the finishes, appliances and bathroom fixtures that will be in the finished product.Many have whole sample suites set up by interior decorators. Make sure you know what is included in the price of each home, and what has been added by the designer as an upgrade or aesthetic. You may be on the hook for closet organizers, shelving and other items that might not seem obvious.

Find out if the developer has leeway in the contract to change details like reducing the ceiling height anywhere in the unit. Also check how the units will be heated, cooled and ventilated and the location of heating and air-conditioning equipment, ventilators and hot water heaters.

What kind of retail will the building have?

In a mixed-use building it may be nice to have a grocery store or a gym downstairs and it may feel like another amenity. Not so much for a nightclub or a 24-hour pizza joint (but hey, maybe that’s your lifestyle. No judgment here!)

What about noise- and odour-reduction measures, as well as the rain screen technology?

Ask about the energy efficiency of the homes to ascertain what your monthly bills will look like. Finally, soundproofing of the homes in a multi-family strata is crucial to your well-being. Noise is the number one annoyance in co-ownerships.

Find out the meaning of wording such as “superior soundproofing” used by developers in some marketing materials. What kind of window technology is being used? Windows can shield street noise.

What are the strata fees? Are they worth it?

If the development has a full-time concierge and a pool and a gym, make sure you will realistically be taking advantage of these things, as they can be expensive. Make sure your monthly condo fees are manageable, what they include, and when they’re likely to increase. It’s also good to investigate whether there are any “hidden” costs, such as long-term leases on building fixtures, which will be passed along to owners.

Related reading

When buying presale, evaluate the floorplan first

The risks and rewards of the pre-construction phase