Should you have the cornice checked before selling or buying?
If the cornice, parapet or top of the facade looks worn, a written engineer's opinion gives both sides facts instead of guesses. A general inspection often sees the top of a tall wall only from the ground, so it may not answer the question.
An early look also keeps a concern from surfacing late in a sale.
What does a seller gain?
Knowing the condition before listing lets you answer a buyer's question with a document. It does not prove that repairs are needed, and it may not satisfy every buyer, lender or insurer.
Ask your agent which property documents should be shared during the sale.
What should a buyer ask for?
If you are buying, ask what the cornice is made of, whether anything has fallen or been repaired, and what records exist. Our pre-purchase facade review looks at the visible condition and explains what deserves a closer look before you commit.
It helps to know the question before closing, since repair cost and timing can affect your plans.
What records should you gather?
- Repair invoices and the scope they described.
- Earlier engineering or inspection reports, in full.
- Permit and historic-review correspondence.
- Dated photographs that show whether something has changed.
- The written request from the buyer, lender or insurer, if there is one.
A repair invoice describes work done. It is not the same as a condition report.
If a lender or insurer asks for something, ask them to name the report they expect, so the scope can match. If you need a letter for a specific purpose, tell us when you ask.
What can be assessed, and how?
It depends on access. Some of the work can be done from the ground, and closer investigation may need arrangements with the owner. We explain what can be reviewed and how any added work would be quoted. Do not promise roof or upper access to anyone before the owner has agreed.
Do repairs have to happen before the sale?
Not necessarily. That depends on the findings and on what the parties agree. If repair work is likely, ask the City of St. Louis building and historic-preservation offices, or your own municipality, what applies. See historic review and cornice repair in St. Louis.
What should you send us?
Send the address, a few photos and the question. Photos from the ground or across the street are enough. We reply within one business day.