Here is the situation. One large commercial building all at the same floor elevation. Specific rooms and work bays are to be conveyed to current occupant companies. Work bays are open ceiling to the roof while office areas have suspended ceilings. Hallways, restrooms, mechanical areas, lobby, etc. to remain as common areas as is all area outside the building. We plan to show a height of 7.5' from floor level up to top of identified units as, even in the work bays, anything higher than that is part of the main structure or utilities.
1. How do you word the height involved in the description? Call floor elevation 100.0 (assumed) and upper limit 107.5?
2. Do you treat each room as a separate description or lump adjacent rooms together even though that would include walls?
3. Any special concerns to be noted?
I recall doing some in the past where the description was written for the ownership to be the "back of the paint" on the walls and ceiling. I haven't been involved in condominiums in many years, however.
If I'm reading this right then I would think that this would be covered under exhibit "B"(architectural plan) which also shows the vertical dimensions in the cross section. The common areas within the building floor plan can also be shown on the same.
HC-
"Depends"
What has the declarant (the owner of the whole building and is selling pieces as UNITS)told the purchasers they are getting?
Usually, in Ontario, it is "backside of drywall/suspended ceiling/unit side face of roof" (with appropriate wording in what we call the 'Declaration' that is a registered document setting out the mechanics of the logistics of repair etc. etc. etc.
Cheers
Derek
Around here we used to do three sets of plans. the Site plan locating the buildings on the property, the building plans locating the units in the buildings, and then individual unit plans that would be attached to the deeds.
The description would just reference the unit plan, building plan, and site plan.
The building plans would have a cross section view so that the heights would be shown.
Since the buyer is purchasing a "cube" in space it is important that it be reproducible should there be some catastrophe.
Typical ownership is to the face of the studs so that the sheet rock/wall covering is the owners responsibility instead of the association.
Most of the ownership verbiage is created by the attorney and is stated in the condo master deed...
We limit heights by referencing to being x cms below / above a standard feature.
So if no ceiling or uneven then say extent of unit is x cms above concrete floor where ceilings are varying or non existant.
Where ceiling constant monument then boundary 1 cm above or below ceiling or what ever is chosen .
That means can have set of general notes.
RADU