What is a home inspection?
The Home Inspectors Association BC states that “A home inspection is a limited, non-invasive, visual examination of the current condition of a residential building… designed to report observed deficiencies within specific systems and components of a home. A home inspection provides a description of the condition of the home based on the... visible and apparent condition of the structure….”
Sometimes, when we’re looking for a new home, we tend to get a superficial glance at all the beautiful aspects of it. Maybe the stunning maple tree out front caught your eye or the wood-burning fireplace gives you “let’s roast chestnuts at Christmas” kind of vibes.
While a quick glance might make you feel warm and fuzzy, you won’t always get the full picture from the person selling the house, whether that’s the homeowner or the agent in charge of the property. That tree might be about to drop a branch on your 18-year-old roof and that fireplace might be less warm and cozy and more of a fire hazard.
Buying a home is a massive investment and one of the biggest decisions a person can make in their lifetime. That’s why a proper home inspection is always recommended before you move in.
How to prepare for a home inspection
Usually, there are three things that you should prepare for before doing a home inspection at your (potential) new home:
1. Use a home inspection checklist
When you’re inspecting the new house, you want to cover all the necessary items. But don’t waste time analyzing items you’ve already checked. Head to the bottom of this guide for a PDF checklist that you can download to take with you to the inspection.
2. Bring a trusted companion along for the inspection
Nobody can spot all the issues by themselves. We recommend bringing a friend, partner or family member along with you for the inspection. Someone who’s built a wood deck, knows the difference between copper and aluminum wiring and isn’t afraid to crawl around in the attic and look for signs of critters. That kind of person.
If you miss anything, your companion can also look out for necessary items on the checklist. It’s also nice to have a second set of ears. Plus, don’t be afraid to ask your companion to take notes to refer back to later.
3. Make sure to hire a professional inspector
Using a qualified home inspector will give you peace of mind in the long term. Their job is to look at houses and ensure that everything is in working order. In BC, home inspectors must legally hold a license with the province and you may request to see it to ensure it’s up-to-date. They also have to pass a certification exam and go through training.
But, they don’t have to be a member of the Home Inspectors Association BC, CanNACHI, or CAHPI—much like how not every real estate agent is a Realtor. These organizations have their own standards for their inspectors, including continuing education requirements and following a code of ethics.
Home inspections are not graded pass or fail.
Regardless of what organization they belong to, choose a legally licensed inspector with a good reputation known for producing readable, thorough reports quickly. Don’t be tempted to pick the most affordable, either. If you cheap out now, it may come out far more expensive later. Consider multiple candidates, ask friends who recently bought their own homes which inspector they used and read consumer reviews.
Home inspections are not graded pass or fail. Rather, the inspector will give you a report with a deficiency list. This list contains the problems the inspector found with your house. That might include anything from missing smoke alarms to major foundation cracks. Read it carefully. You’ll have to approve it as part of your subject removal process, so ensure you request it’s detailed and includes photos.
Ask clarifying questions if you’re unsure of anything. An inspector may recommend additional investigations by further qualified professionals, such as foundation experts, plumbers and electricians.
It’s ultimately your job to determine how much the findings matter, though. Your inspector will not tell you whether you should or should not buy a home. That’s up to you.
But remember that highlighting minor items (like chipping paint or scuffs and scrapes) is not the best way to renegotiate your offer. And if you’re doing an inspection on an older home, don’t be surprised by a long deficiency list. Inspections take place during subject removal, after all, and give you the chance to find major problems that may call off the deal. Otherwise, accept that your inspector will likely find minor things that need fixing or renovating a little later—it’s all part of buying a home
Common home inspection problems
It’s wise to arm yourself with knowledge of common problems before attending your home inspection. Work with your buyer’s agent to make sure you cover everything that matters to you. When there, pay special attention to potential safety concerns. That way, you can contribute, along with the inspector.
And dress for the weather, because you’ll be outside for part of the day.
1. Roofing issues
A roof is probably one of the most important aspects of a house, since it protects everything inside from the elements and gives us a sense of comfort and security.
Unfortunately, roofing issues are very common and costly to repair. A roof that’s been replaced in the last few years is ideal, otherwise you’ll need to budget for its replacement.
A new roof in Canada is estimated to cost at least $2.75 per square foot for a new roof (including materials and installation). That’s the low-end estimate for an asphalt shingle roof, which is the cheapest material. They can run much more expensive than that, so be warned.
2. Issues with the house’s foundation
With a roof over your head, you’ll be protected from rain, sunshine and snow. However, if your home’s foundation is shaky, then it stands a chance of collapsing in on itself—or, at least, requiring costly repairs.
When you’re going through the house, there are certain signs of a poor foundation to notice when doing the inspection, such as cracks in plaster walls, a basement wall crack that extends from floor to ceiling, doors that stick, sagging floors, pooling water near a slab foundation or a wet crawl space after precipitation falls.
There are some signs that are less subtle, too, such as strange smells coming from the basement or uncomfortable indoor humidity. Sometimes signs of foundation problems are not immediately associated with foundation damage and go unnoticed by the untrained eye. So, remember to hire a reputable inspector and trust their judgement.
3. Plumbing, heating and electricity
When we look at a home, we normally analyze the foundation, the walls and the exterior. But also it’s what’s on the inside that counts. Beneath the exterior lies a maze of wiring and pipes that ensure that you’ll have heat, electricity and water.
When a home inspection is done, often major issues lie in these areas, because they are not apparent to the blind eye. That’s why an inspector may recommend you consider bringing in an expert—like a plumber, electrician or HVAC professional—to get their approval before purchasing the house. They can go beyond what a typical inspector can do and give you more detailed information.
What a home inspection checklist should include
Here are some of the most common items that you should include on your checklist:
The kitchen
- Inspect the countertops, the sinks and check that all the cupboard doors are working.
- Run the taps and check for proper water pressure, colour and that there are no impurities. Meanwhile, ensure that the hot water tap actually gets hot.
- While the water is running, take a look under the sink at the pipes and see that they’re not leaking.
The floors, walls and ceilings
- The floors, walls and ceilings usually suffer from small cracks and wear and tear over the years. This is normal and not a cause for concern.
- Take your time and inspect the walls for any strange bumps or uneven surfaces. Don’t rush, go slowly and carefully inspect every room. Note if the floor is especially warped or tilted.
- Sometimes water seeps into the walls and causes water spots. These are usually discoloured and you will notice that something doesn’t look right, because the normal paint will appear as a different colour.
The bathrooms
- Turn on the taps in the bath and sink. Ensure that the water pressure is similar to that of the sink in the kitchen. Make sure that the water is a normal colour and texture. Check that both the hot and cold water taps are working, to ensure that the water heater is functioning correctly.
- Make sure to ask the listing agent or home inspector how the water heater works, to ensure that you are turning it on at the correct times and using it to its maximum capacity.
- Flush all the toilets and ensure that there are no blockages or leaks.
Make sure that the water is draining correctly in the bathroom sinks, in the showers and in the baths. Look under vanities and sinks to ensure there are no leaks. - If there are tiles, ensure that they are in one piece and that there are no cracks or dents.
- Open all the cabinets and cupboard doors to ensure that they are still in good condition.
The windows and the doors
- Go around the house and ensure that all doors open and close correctly and that the latches are solid and in good condition.
- Have a look at the window panes and check that there are no cracks or broken glass.
The basement (if there is one)
- Have a look at the foundation for any cracks or stains.
- Make sure that water is not leaking into the basement.
- If there are wooden beams used to support the structure of the house, ensure that they are in working condition and you don’t notice any decay or major issues.
The attic (if there is one)
- Similar to the basement, the attic is one of the less frequently used rooms in a house. That’s why you should pay extra attention to it when doing the home inspection. Have a close look at the structure inside it and make sure that there’s no water damage, an opening to the outside that could invite critters or signs of damage to the roof. The attic is the first line of defence against the natural elements.
- Ensure that the attic has proper insulation and ventilation so that nothing degrades over time.
Plumbing, heating and electrical
- All houses contain plumbing and heating in Canada. Inspect all the heaters, electrical panels, wiring, taps and pipes to ensure that they are in working order.
- You can’t see pipes and wires hidden in walls, but look out for them in the basement or attic. For wiring, make note if it’s especially old, such as knob-and-tube.
- Test light switches and outlets to make sure they work and don’t spark or fault.
The exterior of the house
- Walk around the outside of the home and inspect the structure and walls. Have a look at the driveway, the roof, the garage door (if there is one) and the garden and ensure that they are all up to your standards.
- The landscaping around a house should slope away from the structure to keep water from pooling around the foundation and causing damage.
Use our printable home inspection checklist
We’ve put together a home inspection checklist that has the instructions you’ll need to do a thorough home inspection.
Download Here
Hopefully, your home inspection is the last leg of the journey on your home search adventure. Remember to hire a professional and take your time to ensure everything is as it should be before you finalize your offer.
FAQ: What you need to know about subject removal
Subject removal gives you the last chance to rescind your offer before committing to buying a home. Find out how it works and why it matters in our guide.
