Home Inspection Guide

A home inspection is a trained person’s look at the condition of a home before you are committed to buy it. It will not tell you whether the price is right, but it can tell you what you are really buying. This guide explains what it covers, how to prepare, and what to do with the result.

Why it matters

Most of what makes a home expensive to own is not visible during a showing. A roof near the end of its life, a damp basement, outdated wiring or a failing furnace can each cost thousands to fix. Finding that out before your conditions expire gives you options. Finding out after closing does not.

When to book it

If your offer includes an inspection condition, the deadline is in your agreement. Book an inspector as soon as the offer is accepted, because good inspectors have limited availability and the clock is already running. If you are in a competitive situation and considering removing the condition, talk it through with your agent first, since it removes your protection.

What a home inspection usually covers

An inspector looks at the visible and accessible parts of the home:

Structure and foundation: cracks, movement, signs of settling or water
Roof and exterior: shingles, flashing, chimneys, gutters, grading, siding, windows and doors
Electrical: panel, visible wiring, outlets, signs of unsafe work
Plumbing: visible pipes, fixtures, water pressure, signs of leaks, water heater
Heating and cooling: furnace, air conditioner, ducts and age
Insulation and ventilation: attic and exterior walls where accessible
Interior: floors, walls, ceilings, stairs, and signs of water damage or pests
Basement and crawl spaces

What it usually does not cover

An inspection is visual and non-invasive. It will not see behind walls, under floors, or underground. Some things need a specialist, and a good inspector will tell you when to bring one in:

Sewer line condition (a camera inspection)
Mould, asbestos, radon or other air and material testing
Septic systems and wells
Wood stoves and fireplace chimneys
Pests, such as insects
Underground oil tanks
Pools and some detached structures

Choosing an inspector

Ask about training and experience, and which professional bodies they belong to.
Ask if they carry insurance, including errors and omissions coverage.
Ask for a sample report so you can see how clear and detailed it is.
Ask how long it takes and whether you can attend. You should be there for at least part of it, because hearing and seeing what the inspector finds is worth more than the report alone.
Choose your own inspector. Your agent can give you suggestions, but the decision and the relationship are yours.

On inspection day

Plan to attend, and bring a notebook or your phone.
Ask questions as you go: what is it, how serious is it, what does it cost to repair, how urgent is it?
Ask the inspector to point out where the main shut-offs are (water, electrical panel, gas).
Take photos of anything that concerns you.

Reading the report

A report can look alarming, because inspectors list everything. Sort the findings:

Safety issues. Anything that could harm people, such as faulty wiring, gas leaks or a missing railing.
Structural and water issues. These tend to be the costly ones, and they get worse over time.
Major systems near end of life. Roof, furnace, windows, water heater. These are future costs, not necessarily problems today.
Small repairs and maintenance. Common in almost every home, and usually not a reason to change the deal.

Get quotes from qualified trades for the larger items so you are working with numbers, not guesses.

What you can do with the result

Proceed as planned, if the findings are minor
Ask for a price reduction or a credit to reflect the cost of repairs
Ask the seller to fix specific items before closing (get this in writing, in an amendment to the agreement)
Walk away, if your condition allows it and the findings are serious or the uncertainty is too great

Any change needs to be agreed in writing, in the form and by the deadline the agreement requires. Your agent and lawyer can help with the wording.

Condos, new builds and pre-delivery inspections

Condos: the inspector looks at your unit, not the whole building. For the building’s overall condition, rely on the status certificate and the reserve fund study. See the Condo Buying Guide.
New homes: a new home still benefits from an inspection by someone you trust. On top of that, a builder must do a pre-delivery inspection with you before possession. Tarion’s information sheet says it is the opportunity to note items that are damaged, missing, incomplete or not working properly. Document everything with photos and written notes, because it may help show what was damaged before you moved in.

Questions to ask before you book

Does my agreement have an inspection condition, and when does it expire?
Does this home need a specialist, such as sewer, mould or chimney, on top of the general inspection?
What is my plan if the report finds something serious?