The Most Overlooked Issues in Townhomes and Condos in the Atlanta Market

 Description: Learn about the hidden problems inspectors frequently uncover in Atlanta-area condos and townhomes. Don't skip these crucial inspection steps before you buy.

Introduction:

Buying a townhome or condo in Atlanta, whether it’s in Buckhead, Decatur, or Smyrna, might seem like a lower-risk investment compared to a single-family house. After all, the HOA handles the exterior—so what could possibly go wrong?

As a Marietta home inspector who’s seen it all, I can tell you: a lot. In fact, the most overlooked issues during condo and townhome purchases are often the ones that end up costing owners thousands later on. That’s why home inspections in Atlanta—even for attached dwellings—are just as critical as for standalone homes.

This post breaks down the issues that often go undetected, how they affect your living experience, and what to look out for whether you're buying in Roswell, Sandy Springs, Kennesaw, or anywhere across the Atlanta metro.

The Top Overlooked Issues in Atlanta Townhomes and Condos

1. Shared Walls and Soundproofing Gaps

• Inspectors often find inadequate firestops in shared attics

• Poor insulation = noise transfer = sleepless nights

• Missing draft stops can allow fire and smoke to spread between units

Georgia Code Reference: IRC Section R302 requires fire-resistant separation between attached dwellings

2. HVAC Systems Hidden in Closets or Ceilings

• Cramped access makes maintenance rare

• Leaking condensate lines can damage ceilings and walls

• Poor air return setups can cause energy inefficiency and mold

3. Plumbing Stacks and Vertical Drain Problems

• In condos especially, a drain issue on the 4th floor can affect the 1st

• Leaky tubs, water heaters, or toilets often seep into shared walls

• Plumbing shutoffs are often hard to access or mislabeled

4. Decks and Balconies

• Improper flashing at ledger boards causes slow water intrusion

• Rusted bolts or corroded hangers weaken structural support

• Railings often don’t meet updated height or strength codes

5. Electrical Panels Hidden in Odd Places

• Townhomes often have panels in closets or bathrooms (not to code)

• Double-tapped breakers or outdated panels (Zinsco, Federal Pacific)

• Improper GFCI or AFCI protection in kitchens and baths

6. Crawlspaces and Roofs Are HOA-Controlled—but Still Impact You

• Homeowners assume the HOA handles these—but many skip routine maintenance

• We often find:

  • Mold or standing water in shared crawlspaces

  • Roof leaks not reported until major staining occurs

7. Window Flashing and Water Intrusion

• Even new builds show signs of poor caulking or missing head flashing

• Water behind siding leads to rot in framing or sheathing

• This often isn’t visible without infrared cameras or moisture meters

8. Improper Dryer Venting

• Vents may terminate in attics or crawlspaces—violating code

• Lint accumulation poses a fire risk

• Mold growth from unvented moisture

9. Attic Access (or Lack Thereof)

• Some townhomes have shared attics with no proper access

• Fire separation issues and insulation gaps go unseen

• Rodent or pest infestations common due to open soffits or vents

10. Exterior Drainage and Grading Still Matter

• Just because you don’t own the yard doesn’t mean it can’t flood your crawl

• We’ve seen gutters spilling over balconies and pouring water near foundations

Real Inspection Story:

We inspected a Decatur townhome where the buyer thought the HOA handled “everything.” What we found: the upstairs neighbor’s HVAC line had been leaking for weeks—soaking insulation in the shared attic, which then collapsed the ceiling. The HOA refused to cover it, citing the neighbor’s responsibility. A $5,200 repair.

This stuff matters.

Common Questions About Townhome and Condo Inspections in Atlanta

Q: Isn’t the HOA responsible for fixing most of these problems? A: Not always. Anything inside your walls, floors, or ceiling is typically your responsibility—even if the damage started somewhere else.

Q: Are home inspections required for condos? A: No—but skipping one is risky. Many issues are hidden behind finishes or in utility spaces.

Q: Should I get the roof inspected too? A: Yes, even if it's technically owned by the HOA. You need to know what condition it's in before buying in.

Q: Do condo inspections cost less than single-family home inspections? A: Sometimes, but not always. We often spend more time on system access and HOA-related documentation.

What Makes Our Atlanta Condo and Townhome Inspections Different

At Reynolds Home and Property Solutions, we:

• Inspect shared attics, crawlspaces, and roof edges

• Check all fire separations and access panels

• Document HVAC, electrical, and plumbing setups

• Take infrared images and moisture readings in suspicious areas

• Offer detailed summaries designed for use with HOA disputes if needed

We also take our time. Our average inspection takes two hours longer than most—because we believe in thoroughness, not speed.

Final Thoughts: Just Because It’s Attached Doesn’t Mean It’s Problem-Free

Whether you’re buying a starter condo in Midtown Atlanta or upgrading to a luxury townhome in Roswell, don’t let the shared walls fool you. Inspections matter. Water doesn’t care about HOA boundaries, and neither does mold.

If you’re about to buy—or already own—a condo or townhome, schedule an inspection. You might catch something the HOA (or the last inspector) missed.

Call to Action

Ready to uncover the hidden issues in your Atlanta condo or townhome? Schedule an expert inspection today at www.reynoldshomeandpropertysolutions.com