Sample report — illustrative only. Fictional Pennsylvania property used for demonstration.

Sample report — Pennsylvania

Rittenhouse Park at Philadelphia, PA

98-unit high-rise condominium, built 1989

Overall riskElevated

The resale certificate under § 3407 is complete with the 5-day rescission window preserved, but the PM-315 facade inspection is overdue and the master policy is missing the subrogation waiver Pennsylvania law requires. Reserves track contributions but no study has been commissioned.

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Key findings

Pennsylvania-specific findings

Elevated

Philadelphia L&I Records + PM-315 Ordinance

PM-315 facade inspection overdue

What we found: Last PM-315 facade inspection on file is dated 2019. The 5-year cycle required Philadelphia residential buildings 6 stories or higher (or 60+ feet) to re-inspect by 2024. No 2024 report is on file with L&I. Board minutes show inspector outreach but no inspection scheduled.
Why it matters: Philadelphia PM-315 non-compliance can result in citations and required remediation. The longer the gap, the higher the probability that an overdue inspection will surface deferred items. For Philadelphia high-rise diligence the inspection report is essential.
What to ask: What's the board's timeline to complete the overdue inspection? Is there any L&I correspondence on file from the gap period?

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Elevated

Master Policy Form + 68 Pa.C.S. § 3312(c)(2)

Master policy missing subrogation waiver language

What we found: Master policy declarations include the statutory framework reference but the actual policy form does not contain the waiver-of-subrogation endorsement. 68 Pa.C.S. § 3312(c)(2) requires the waiver in the policy itself.
Why it matters: Pennsylvania case law (E.D. Pa.) has held that if the waiver is missing from the actual policy language, the insurer may pursue at-fault owners after a covered loss. The statutory reference is not a substitute for the endorsement.
What to ask: Will the board request the waiver endorsement be added at the next renewal — or sooner if the carrier will issue an endorsement mid-term?

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Moderate

Operating Budget, line 24 + Reserve Schedule

No reserve study; balance tracks contribution baseline

What we found: Reserve balance $448,000 with $96,000/year contribution. No reserve study has been commissioned in the past 10 years. Balance grew from $312,000 in 2021 — contributions are funding the balance but not against a documented capital schedule.
Why it matters: Neither the Uniform Condominium Act nor the Uniform Planned Community Act requires a reserve study. Without one, the balance can't be evaluated against actual capital exposure — elevators, curtainwall, mechanical, and PM-315 work all have concentrated, expensive cycles.
What to ask: Will the board commission a reserve study before the next major capital cycle? What's the relationship between the current balance and PM-315 remediation scope?

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Low

Resale Certificate + 68 Pa.C.S. § 3407

§ 3407 resale certificate complete; 5-day rescission preserved

What we found: Certificate covers governing documents, current budget, financial statements, reserves, planned capital projects for the next 2 years, pending litigation, insurance summary, and known violations. Delivered 3 days before scheduled closing. Buyer's 5-day rescission window remains open.
Why it matters: Pennsylvania's 5-day rescission is one of the more useful statutory protections. The PM-315 and subrogation findings above are exactly the kind of items the rescission window exists for.
What to ask: Use the rescission window for the PM-315 status and subrogation waiver questions if the board can't answer before closing.

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