Agreement annexes and options

When you prepare a quote, Lumos shows three checkboxes that adjust the contractual documentation to the context of your inspection. This page explains what each option produces and when to enable it.

Divided co-ownership (condo) — Annex B

Check this box if the inspected property is a divided co-ownership (a condo, in everyday language). Lumos then automatically adds Annex B to the agreement, an addendum that covers the specifics of co-ownership inspection:

The private unit (the apartment itself) versus the common areas of the building.
Inspection limits specific to co-ownership context — the inspector cannot inspect common spaces without authorization from the co-ownership syndicate or dedicated access.
Documents to request from the co-ownership (declaration of co-ownership, meeting minutes, syndicate financial statements, contingency fund, maintenance log).
Specific clauses on shared liability and report scope.

When to check this option

Always, as soon as the inspection is on a divided co-ownership unit. Including for:

A new condo at pre-handover (the building is in divided co-ownership even if just delivered).
An investment condo that your client is buying.
A duplex or triplex in divided co-ownership if the structure is under co-ownership regime.

When not to check

If the property is a detached, semi-detached, or row single-family building under simple ownership (not co-ownership), or a duplex/triplex under simple ownership. In these cases, Annex B is not relevant.

Verify the ownership regime before checking. A duplex can be in divided co-ownership (horizontal condo) or simple ownership. Ask the client or check the declaration of co-ownership.

Include performance attestation

Check this box to add to the agreement the page “Performance attestation of an inspection of a primarily residential building”. It is a document that:

Confirms the inspection was carried out according to the agreement standards.
Indicates the effective inspection date (often the same day).
Is signed by the client after the visit, attesting that the inspection took place and that the report has been or will be delivered.

When to enable

Recommended for most residential pre-purchase or pre-handover inspections. The attestation strengthens your file in case of later litigation (“the report was not delivered”, “the inspection did not take place”). Some associations recommend or require the attestation.

When you can skip it

For informal inspections, second opinions without a full contractual follow-up, or contexts where your association does not require the attestation. Discuss with your legal advisor or your association if you hesitate.

Attach Practice Standard

Check this box to add to the email the PDF of your association’s Standard of Practice (AIBQ standard or APCHQ non-REIBH standard, depending on your affiliation). Important: this PDF is attached to the email, not to the agreement. It is an informational document for the client, so they understand the scope and limits of the ordered inspection.

This option only appears for agreements based on your association’s own standard. If you use an agreement compliant with the BNQ 3009-500 standard, the BNQ standard cannot be attached (it is licensed) — the client downloads it from the official BNQ website via the link included in the agreement, and you can check the “standard link” option to add it to the email as well.

Why attach the Standard

Transparency — the client knows precisely which standard applies.
Scope clarity — the standard describes what is inspected and what is not, reducing misunderstandings.
Reference for questions — if later the client wonders why a particular item was not covered, the standard provides the answer.

When to skip

If you know your client has already received the standard via another channel (broker, association), or if the standard would make the email too heavy. But in most cases, attaching it is best practice.

Attach the BNQ prerequisites (AIBQ BNQ agreement)

If you use the AIBQ agreement compliant with the BNQ 3009-500 standard, an additional option appears: attach the “Prerequisites to an inspection” form. This is the document the BNQ standard asks you to send to the client before the inspection: it lists the essential preparations (access to the areas to inspect, power interruption to open the electrical panel, appliance activation, notice to the condo syndicate and tenants).

Lumos pre-fills the building address, the inspection date and time and the scope (private unit, common areas, whole building — based on the boxes you check when attaching the document). The rest of the form belongs to the client, who checks off the preparations and signs any refusals.

Frequent combinations

Three typical profiles:

Single-family residential pre-purchase inspection: Performance attestation + Practice Standard. No Annex B.
Condo pre-purchase inspection: Annex B + Performance attestation + Practice Standard. All three boxes checked.
Pre-handover inspection (builder): Performance attestation + Practice Standard adapted to pre-handover. Annex B only if divided co-ownership.