You know the signs: The light switch that never quite worked, the uneven shower floor that pushes water away from the drain, those drafty windows, and the garbage disposal that refuses to dispose.
They just might be hints from the construction gods telling you that your developer cut some corners.
Developers are, indeed, out to make a profit; but it doesn’t mean that they are all thieves or crooks out to do bad work.
Condominium development continues to boom, and there are good developers out there. Unfortunately, there are some bad ones too.
One case in point is the River West condo owner who had mysterious water stains on his ceiling, and there was nothing above him that would be causing a leak. He opened his ceiling to get to the bottom of it and found a big pan full of water-logged sponges and towels. They had been there for years, going through cycles of filling up, spilling out and evaporating.
It seemed this pan was sealed into the ceiling to catch the drips from a leaky balcony drain above, and only the construction crew could have had access to where it was left. Even though it was years later, the developer did send a crew out to fix the problem.
Although it is impossible to know what is behind the walls or buried in the basement, any condo should be scrutinized by a professional building inspector at the earliest opportunity. The inspector’s report can help an owner figure out what needs attention and what is downright dangerous.
Hidden problems can only remain a secret for so long.
One Gold Coast building engineer shared his recollection about a classic construction confession in a unit with a peculiar electrical problem.
“We opened the wall and took the cover out and saw the wires were all in different locations. I pulled the whole thing out, and there was a note [from someone on the original construction crew].
“It said something like: ‘I’m sorry, I didn’t have a choice … this is the way I had to do it because we ran out of materials. I knew that you would get to a problem later, so on my behalf I have to say I’m sorry.’ “
It helps to know someone in the business.
Independent real estate appraiser Steve Orlowski has seen firsthand the problems lesser materials such as concrete block can create. When it came time to purchase his own condo on the northwest side, he had peace of mind buying a unit from an acquaintance who has been building luxury single-family homes in the city.
“He (the developer) used utility brick all the way around which costs a lot more … a lot of developers won’t do that because it cuts into their profit.” It was something that many owners might not even notice, but to Orlowski, it was an indication that his developer would not skimp or cut any corners.
So what do you do if you don’t know an expert who can steer you in the right direction?
Take charge, and be aggressive in researching the history of the developer and their previous projects. Ask the development company to provide you with a reference list of previous projects and people to contact.
Also, do a search on the Web and look up prior projects and see if any lawsuits are pending. Take it one step further, and get in touch with management companies or real estate agents that sold the property or individual condos.
Many people have been fooled because they are the first occupant, but not the first owner. Investors that get in early in the process often resell or “flip” the property without ever having lived there. This can void all warranties when the contract changes hands. If that happens, ask the seller to negotiate a warranty with the developer as part of the sale, and insist on writing it into the contract.
As much as we might hate to admit it, condos aren’t going to build themselves. So do your research and be cautiously optimistic about developer relations.
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