Buying an Apartment in Lagos: Why the Unit Is Only Part of the Inspection

An apartment buyer acquires a private unit that depends on a larger building. The condition of the roof, façade, drainage, power systems, lifts, water infrastructure, fire systems and common areas can therefore affect the buyer even where the apartment itself appears well finished.

The inspection should be designed around that wider physical exposure.

Start with the unit, then follow the systems that support it

Inside the apartment, the inspection considers observable condition including cracking, moisture, plumbing, electrical installations, doors and windows, finishes, mechanical systems and workmanship.

For an apartment engagement, HIDD can also consider accessible common areas and shared systems within the agreed scope, including:

• roof and façade condition;
• parking areas and external works;
• common drainage and water-management arrangements;
• generators and shared power infrastructure;
• lifts;
• central or shared water systems;
• fire systems;
• plant rooms and other accessible service areas.

The depth of inspection depends on safe access, the design of the development and whether the system can reasonably be assessed through observation or normal operation. Some systems require specialist testing before a firm technical conclusion can be reached.

Access is part of the risk assessment

Apartment buyers do not always receive unrestricted access to rooftops, plant rooms, service ducts or other common facilities.

Where access is unavailable, the report should record the limitation and explain why the inaccessible area matters. A well-maintained apartment can still depend on a roof, lift, generator or water system whose condition has not been established.

The same principle applies where a system falls outside the testing included in the engagement. The report should identify the further investigation required and the reason it matters to the buyer.

The management documents add another layer

Physical inspection shows the observable condition. The management framework helps the buyer understand how shared obligations are organised.

Documents worth reviewing can include:

• owners' association documentation;
• maintenance contracts;
• estate rules;
• the management agreement.

These records can help establish how shared systems are maintained, the obligations attached to ownership and the framework through which common costs are managed. Their legal effect belongs within legal due diligence, while the inspection identifies the physical conditions that make those documents commercially relevant.

For example, visible deterioration to a common roof creates a technical finding. The buyer also needs to understand the arrangements governing repair and the allocation of cost.

Exposure differs by unit and building type

A top-floor unit may have greater exposure to roof failure. A ground-floor unit may be more affected by site drainage. A high-rise buyer may depend heavily on lifts, water distribution, fire systems and backup power, while a smaller development may place shared costs across fewer owners.

This is why apartment inspection should follow the building's actual design and the buyer's dependence on the systems supporting the unit.

InterNACHI's general Home Inspection Standards of Practice apply to properties with four or fewer residential units. Larger Lagos apartment blocks therefore require a clearly agreed engagement scope that identifies the common areas and shared systems to be considered.

The apartment door marks the boundary of private occupation. The buyer's property exposure can extend throughout the building that supports it.

This article is general information and is not advice on any specific property or transaction. The scope and legal effect of any engagement depend on the facts, documents and agreed terms applicable to that matter. For property due diligence, inspection, risk intelligence or valuation enquiries, contact HIDD Advisory.