Sometimes the problem in real estate isn’t what we do—it’s what we don’t define. One vague word on a condo inspection agreement was all it took for a buyer, a seller, and two agents to end up in a messy post-closing dispute.

The Story

A buyer asked the seller to have the condo’s HVAC system “serviced” before closing. The seller agreed and even hired the same HVAC company the buyer recommended.

The technician completed a 20-point inspection, cleaned the coils, and confirmed that everything was working properly. On the invoice, he noted a worn condensate line that “should be replaced soon,” but the system was functioning fine.

The seller decided not to replace the part, believing they had fulfilled their promise.

Two days after closing, the condensate line failed and leaked—this time, not into a basement, but through the utility closet and into the unit below. The buyer was furious.

When the agent stepped in to help, they quickly realized the issue came down to one word: “serviced.”

What Does “Serviced” Even Mean?

The listing agent called several HVAC companies to find out what “serviced” actually means. The answers were all different:

• One said it meant a 20-point inspection and cleaning.

• Another said it meant a 50-point inspection.

• A third said “serviced” meant cleaning only.

• A fourth thought it meant fixing something that was broken.

There’s no universal definition—and that’s the problem.

The Seller’s Side

From a contract standpoint, the seller did what they agreed to do. They hired a qualified technician who “serviced” the HVAC system. Unless the contract specifically required repairs for worn or defective parts—or stated that the system had to be in perfect working order—the seller met their obligation.

The Real Lesson: Be Specific

Ambiguity is the enemy of real estate contracts. A few extra words can prevent big headaches later.

Instead of saying:

“Seller to have HVAC serviced.”

Say something like:

“Seller to have HVAC system inspected, cleaned, and serviced by a licensed contractor, and to make any repairs necessary for proper operation.”

That level of clarity protects both sides.

Here are a few more condo-specific examples:

Why It Matters

In condos, repair responsibilities can get even trickier—some systems are shared between units or maintained by the association. That’s why your contract language should clearly spell out who is responsible for what, and what work is expected to be done.

Courts may consider intent, but the written word carries the most weight. If the meaning isn’t clear, the person who wrote it could be held responsible for the confusion.

Takeaways

✅ “Serviced” can mean many things—define what you expect.
✅ Don’t assume others share your definition.
✅ Be specific about condo inspection and repair requests.
✅ A few extra words can save thousands of dollars later.
✅ When in doubt, spell it out.

Bottom line: In condos, where systems and responsibilities often overlap, clarity isn’t optional—it’s protection. The right words in your contract can prevent post-closing headaches and protect everyone involved.