What to expect from a home inspection

Buyer beware. Avoid unwanted repair costs and other hidden problems. Here's how.

Home inspection basics

You’ve chosen a home, made the offer and now comes the inspection — a vital step in buying a home, particularly for first-time home buyers.

It's important to check any new home thoroughly. A qualified home inspector looks at everything with a trained eye, pointing out defects you may not catch on your own.

How do I choose a home inspector?

Many buyers hire the first inspector they find. But don't settle for less. Carefully research every home inspector and consider several factors:

Qualifications, certifications and training
Knowledge of building codes
Number of years inspecting homes
Referrals and references
Related work experience

Where can I find a home inspector?

Get referrals from family, friends and your real estate agent. Trusted sources act in your best interest. If you want extra assurance, ask the inspector if he or she belongs to an industry organization like the Canadian Association of Home and Property Inspectors (CAHPI)Opens a new window in your browser.. Registered members follow codes and standards set by those organizations.

I have a home inspector. Now what?

Your tasks don't end once you choose a home inspector. You should also:

Attend the inspection
Carefully review the inspection report

The day of your home inspection

Before the inspector begins the review, carefully look over the home to identify defects and damage. Take pictures of anything that needs repair.

The home inspector examines every detail of the house for roughly 2 to 3 hours. Review the items in our home inspection checklist.

Your home inspection checklist

Attic

Proper ventilation, sufficient insulation, no signs of leaking or water damage

Basement

Solid foundation, walls and floors; no signs of water damage; sufficient insulation

Bathrooms

Working exhaust fan; adequate flow and pressure of fixtures; functioning toilet, sink, bathtub and shower

Ceilings

Straight and level, no stains or cracks

Doors and wood trim

Secure frames and trim pieces; no cracks, rot or decay

Electrical systems

Up-to-code circuit breakers and grounding, working exhaust fans and light fixtures, functional outlets; working smoke detectors

Exterior surfaces

No damage to siding, no loose or damaged stucco, no peeling paint

Garage

Solid foundation; functional garage opener; up-to-code electrical system and outlets; no damage to ceiling, framing, walls or floors

HVAC (heating, ventilation and air conditioning)

No furnace or air-conditioning malfunctions, working water heater, no damage to chimney or fireplace

Kitchen/appliances

Functional appliances (stove, dishwasher, fridge, microwave, washer and dryer), sufficient insulation

Plumbing

No damaged or leaking pipes; proper hot water temperature; functional sinks, toilets, showers and bathtubs

Roof

No damaged or loose shingles, no chimney damage, functional gutters, clear vents

Structure

No roof leaks, no cracks in ceilings or walls, secure foundation

Windows

No damage, proper alignment, drip caps installed, use of storm windows or thermal glass, caulked frame joints

Yard and landscaping

No septic tank leaks, proper drainage

What happens next

Shortly after review, the home inspector provides a report listing defects that need repair. Read it carefully and ask about anything you don't understand.

If the home fails inspection

Significant problems, such as unstable foundations or roofs, need labour and expense. You may want to include a clause in your agreement of purchase and sale making the purchase conditional on a successful home inspection. This could help you avoid repair costs.

If the home fails inspection, consider changing the agreement to cover necessary repairs. If the seller completes the repairs, you buy the house. Or, consider renegotiating the purchase price to cover repair costs. In any situation, discuss the options with your real estate agent.

Final walkthrough (optional)

If you want a walkthrough of the property before closing, include that in the purchase agreement. If the walkthrough uncovers any issues that weren't caught in the home inspection, you can flag them to the seller's attention, either through the realtors or the lawyers.

Depending on the issues, you might ask the seller to fix them, or reduce the purchase price. If the defects are serious enough, you may be able to cancel the agreement to purchase the property.

What to bring

Along with your real estate agent, bring these items to your final walk-through:

Contract
Inspection report
Disclosure agreement
Phone or camera for taking pictures of any unrepaired defects

What to check

Check electrical outlets for hazards
Inspect heating and air conditioning
Test appliances (stove, dishwasher, washer, dryer)
Make sure the seller has removed all unwanted items
Ensure the seller left behind any items outlined in the sales agreement
Verify repairs outlined in the inspection report are complete
Inspect faucets, sinks and tubs for leaks, mould and water damage
Make sure the seller has removed garbage and debris
Open and close windows
Flick every light switch on and off
Inspect walls, floors and ceilings for damage

What to get

Ask the seller for appliance and system manuals, garage openers and alarm codes

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What to expect from a home inspection

Home inspection basics

How do I choose a home inspector?

Where can I find a home inspector?

I have a home inspector. Now what?

The day of your home inspection

Your home inspection checklist

Attic

Basement

Bathrooms

Ceilings

Doors and wood trim

Electrical systems

Exterior surfaces

Garage

HVAC (heating, ventilation and air conditioning)

Kitchen/appliances

Plumbing

Roof

Structure

Windows

Yard and landscaping

What happens next

If the home fails inspection

Final walkthrough (optional)

What to bring

What to check

What to get

Let’s talk about mortgages

Learn more about mortgages

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