CONDOMINIUM FORENSIC INTERIOR INSPECTIONS.
Know your exact boundary of ownership. We audit everything from your interior sheetrock in—sub-panel breakers, private HVAC handlers, balcony waterproofing, and upper-unit leak risks.
Meet Inspector Mack & The Secured Team
Every inspection is led directly by TREC Professional Master Inspectors using calibrated diagnostic gear. We don't just check cosmetic boxes—we map subgrade foundation movement, scan thermal anomalies through solid sheetrock, and scope subterranean lateral lines to defend your earnest money and equity.
Inspector Mack • TREC #23070
Condo Buying Guide: Walls-In vs HOA Common Elements
Inspector Mack explains how to protect your investment when buying a condominium or mid-rise property in Texas.
"In a condo, your biggest risk lives right above you. A slow plumbing leak in unit 402 will quietly rot your ceiling drywall in unit 302. An infrared thermal scan is non-negotiable."
WHAT WE SPECIFICALLY AUDIT & DELIVER
Our forensic checklist exceeds standard minimum requirements. Every component is rigorously evaluated and cataloged with high-resolution imagery and severity tiers:
Drywall, Ceilings & Thermal Boundary Scans
Scanning 100% of ceiling surfaces with infrared thermography to identify active or historical moisture intrusion from upper units.
Condominium Electrical Sub-Panel Audit
Checking main disconnects, breaker sizing, neutral/ground busbar separation, GFCI/AFCI protection, and wiring connections.
Individual HVAC Air Handler & Compressor Split
Testing return/supply delta-T, emergency pan float switches, dirty evaporator coils, and rooftop/balcony compressor condition.
Plumbing Fixtures, Shut-Offs & Pressure
Testing static water pressure, under-sink angle stops, toilet fill valves, shower diverters, and laundry hose bibb valves.
Balcony Deck Waterproofing & Guardrail Safety
Checking slope away from living space, sliding door threshold flashing, railing anchoring, and 4-inch sphere baluster spacing.
Kitchen & Laundry Appliance Operation
Testing built-in dishwashers, electric ranges, microwaves, garbage disposals, and dryer vent duct static discharge.
Fire Sprinkler Heads & Smoke Alarm Audits
Verifying clearance around fire sprinkler heads, painted-over escutcheons, and interconnected smoke/CO detectors.
Thermal Windows & Sound Insulation Seals
Checking dual-pane gas seal failure (fogging), latch locking mechanisms, weatherstripping, and acoustic drafts.
Texas Gulf Coast Environmental Defect Matrix
Southeast Texas structures face unique environmental stressors that generic national inspection checklists routinely overlook. We specialize in identifying these regional failure modes:
Concealed Upper-Unit Plumbing Leak
Upstairs shower pan failure or leaking toilet wax ring slowly leaking through concrete floor slabs into the lower unit's ceiling drywall.
Balcony Reverse Slope Toward Sliding Door
Improper concrete sloping causes heavy rainwater to pool against the exterior sliding door threshold.
Water Heater in Un-Drained Interior Closet
Water heater installed in central interior hallway closet without a gravity drain line routed to the building exterior.
Advanced Diagnostic Equipment Suite
Human eyes alone miss hidden electrical hotspots, subterranean pipe collapses, and millimeter-level slab deflections. Every Secured Inspections vehicle is equipped with industrial instrumentation:
FLIR® E8-XT Infrared Camera
Detects hidden water leaks coming through condo ceilings and shared plumbing chases.
SureTest® Circuit Analyzer
Tests condo sub-panels for proper ground-fault and arc-fault tripping times.
Tramex Pinless Moisture Encounter
Non-destructive surface moisture detection behind tile and drywall.
Digital Laser Slope & Distance Level
Measures balcony deck drainage gradient to ensure positive water shed away from doors.
Actual Field Finding & Financial Impact
Here is an authentic defect documented in our recent inspections, demonstrating how our forensic reports deliver tangible financial leverage:
Concealed Ceiling Moisture Anomaly from 5th-Floor HVAC Drain
Our FLIR thermal sweep identified a cold circular moisture plume above the guest bathroom vanity. Moisture meters logged 26% WME. Investigation confirmed the 5th-floor unit's HVAC secondary drain line had overflowed into the interstitial floor cavity.
Frequently Asked Questions: Condominium Inspection
Everything you need to know about this inspection scope, scheduling timeline, and Texas legal protections:
Q1What does a condo inspection cover vs the HOA's responsibility?▼
A condo inspection covers 'walls-in' elements that you own: interior sheetrock, electrical sub-panels, interior plumbing fixtures, individual HVAC equipment, water heaters, built-in appliances, and private balconies. The building roof, exterior walls, and elevators are typically covered by HOA common maintenance.
Q2Do you inspect the building roof if I buy an upper-floor condo?▼
If the roof is safely accessible and covers your direct unit, we conduct a visual evaluation of the roof membrane, drainage scuppers, and flashing to alert you to potential leak risks.
Q3Why is a thermal imaging scan so important in a condo?▼
Because condos share common plumbing chases and have units directly above them, hidden leaks from upstairs shower pans or HVAC drains can saturate your ceiling without visible staining initially. Thermal imaging detects moisture anomalies instantly.
Q4Do you inspect the HVAC compressor if it is on the building roof?▼
Yes. Whenever building management provides safe roof access, we locate your unit's specific condensing unit to inspect the data plate, coil condition, and disconnect switch.
Q5Can I negotiate repairs with the seller on a condo?▼
Yes. Any defects located within the interior unit—such as aging water heaters, leaking fixtures, sub-panel hazards, or balcony door failures—can be negotiated directly with the seller for repairs or closing credits.
Q6What should I ask my Realtor regarding condo HOA documents?▼
Ask for the HOA Resale Certificate, the current operating budget, the latest reserve study, and the past 12 months of board meeting minutes to see if any major special assessments are planned for roofs, elevators, or facades.
Condominium Interior-Only Inspection Rate Schedule
Designed for high-rise, mid-rise, and HOA condominiums where the association maintains the roof and common exterior envelope. Includes FLIR® Thermal Imaging leak scan at $0 extra.
Condo or Townhome Interior-Only Inspection (HOA Covers Roof/Ext)
$325Full Townhome Inspection (Buyer Owns Roof & Exterior Envelope)
$375+Mold & Indoor Air Quality Lab Testing (3 Samples — Bundled)
+$325Single-Item Seller Repair Verification Re-Inspection
$150Add TDLR Mold & Indoor Air Quality Lab Testing (+$325 bundled, 3 spore trap samples) to verify HVAC duct and ceiling moisture cleanliness.
INSTANT QUOTE ESTIMATOR
Select your property size below for guaranteed Texas inspection pricing. Every full inspection includes our $350+ diagnostic suite (FLIR® Thermal, 4K Drone, ZipLevel®) at zero extra charge.
Entering your address transfers your property details directly into dispatch & Stripe checkout with zero re-typing.
- ✓FLIR® Thermal Imaging (Moisture & Hotspots — $150 Value)
- ✓4K Aerial Drone Roof Scan (Steep & 2-Story — $200 Value)
- ✓ZipLevel® Foundation Survey (Precision Elevation Delta)
- ✓Same-Day PDF Report (Guaranteed Delivery by 9:00 PM)
Ready to Inspect with Inspector Mack?
Lock in your preferred date and morning/afternoon inspection window online. Guaranteed same-day digital delivery before 9:00 PM.