A row of townhomes or condos in Santa Barbara, representing a condo inspection.

Condo vs. House Inspection in Santa Barbara: A Buyer's Guide

Understanding HOA responsibility vs. what you own is key to a smart condo purchase.

By Louis Oconnor, Certified Master Inspector

Published: October 30, 2025 | Last Updated: October 30, 2025

Why Is a Santa Barbara Condo Inspection Different?

When you buy a single-family home, you're buying everything: the roof, the foundation, the yard, and all the pipes in it. When you buy a condominium or townhome in Santa Barbara, you're typically buying the airspace and interior components of your unit—a "walls-in" inspection.

The roof, exterior siding, foundation, and main sewer lines are often designated as "common elements," maintained and repaired by the Homeowners Association (HOA). A condo inspection is therefore focused on two primary goals:

  1. Thoroughly inspecting every system you are personally responsible for inside your unit.
  2. Observing the condition of the common elements to identify any major, visible issues that could lead to special assessments from the HOA.

What's Included in Your Condo Inspection (The "Unit")

Our inspector focuses on the systems and components that are your direct responsibility. These are the items you will have to pay to repair or replace.

  • Interior Electrical Panel: We check the panel's brand, condition, and test all accessible outlets and safety devices (GFCIs, AFCIs).
  • Plumbing Fixtures & Water Heater: We test all sinks, toilets, and showers for leaks and proper function. The water heater is a common high-cost item that is almost always the unit owner's responsibility.
  • HVAC System: We operate and test the furnace and/or air conditioning system dedicated to your unit.
  • Interior Condition: We inspect walls, ceilings, and floors for signs of moisture intrusion, especially from units above or from the exterior.
  • Windows and Doors: We check the seals, locks, and function of all windows and sliding glass doors that service your unit.
  • Kitchen Appliances: We test the built-in range, dishwasher, disposal, and microwave.

Given the shared walls and plumbing, condos can be susceptible to hidden water damage. We recommend reviewing our guide on when to test for mold.

Common Elements (HOA Responsibility)

While the HOA is responsible for these items, we still perform a visual observation. A failing roof or crumbling foundation will affect you and could lead to a sudden increase in HOA dues.

Roofing System

We perform a visual-only inspection of the roof from the ground or balconies. We'll note any obvious signs of widespread failure or damage that could impact your unit.

Exterior & Structure

We visually assess the condition of the building's exterior, including siding, stucco, and any visible portions of the foundation for major cracks or water intrusion issues.

Main Plumbing Lines

The main sewer line for the building is an HOA common element. A sewer scope is less common for condos, but may be recommended for ground-floor units.

Critical "Gray Areas"

Decks, balconies, and windows can be HOA or unit-owner responsibility. We always inspect these for safety and water intrusion, regardless of who is technically responsible for them.

Condo Inspection FAQs

Your questions about the condo inspection process in Santa Barbara, answered.

Does the HOA cover all repairs for a condo?
Not usually. The HOA is typically responsible for 'common elements' like the roof, exterior siding, and main building structure. You are responsible for everything inside your unit—what's often called 'walls-in.' This includes your appliances, interior electrical panel, and water heater. Our inspection helps you understand exactly what you'll be responsible for.
Do I still need a home inspection for a brand new condo?
Yes, we strongly recommend it. New construction can still have defects, such as improper HVAC installation, plumbing leaks under sinks, or missing insulation. An inspection provides an independent, third-party report to have the builder correct these issues *before* your warranty expires.
What's the most important thing to check in a Santa Barbara condo?
Water intrusion is a top priority. We pay close attention to window and sliding door seals, deck/balcony waterproofing, and any shared walls with other units. We also check for signs of leaks from units above. We recommend reviewing our guide on when to test for mold, as condos can be susceptible.
Should I get a sewer scope for a condo?
It's less common than for a house, as the main sewer line is almost always an HOA responsibility. However, if the unit is on the ground floor and has its own drain line connection, or if you are experiencing slow drains, it can still be a valuable diagnostic tool.
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