Home inspection checklist for buyers (Canada)

Before the inspection

What you prepare upfront changes the quality of the report.

Hire an inspector who holds the credential your province requires (a licence in British Columbia and Alberta; in Quebec, the RBQ certificate becomes mandatory on October 1, 2027) — see pre-purchase inspection.
Ask the seller for the disclosure statement, work invoices (roof, drain, windows, electrical) and the age of equipment (water heater, furnace, heat pump).
Plan access: attic, electrical panel, crawl space, garage, heating equipment.
Make your offer conditional on inspection, with a realistic deadline.

Exterior and structure

Foundation: cracks (width, direction), water marks, efflorescence.
Grading and gutters: water must flow away from the house.
Roof: worn or missing shingles, flashing, estimated age, ventilation.
Siding, doors and windows: seals, rot, condensation between panes.
Decks, stairs, balconies: sturdiness and fasteners.

Interior and systems

Basement: moisture, smell, mould, signs of leaks, condition of the weeping tile and sump pump.
Electrical: panel capacity, breakers, grounded outlets, aluminum or knob-and-tube wiring.
Plumbing: pressure, visible leaks, materials (lead, polybutylene), water heater age.
Heating and cooling: age, maintenance, heat exchanger, ventilation and air exchanger.
Attic: insulation, ventilation, stains or mould under the roof deck.
Kitchen and bathrooms: exhaust fans, caulking, signs of water damage.

What the inspection does not cover

The inspection is visual and non-destructive. Unless agreed, it does not cover: inside the walls, well water quality, the septic system, asbestos, radon, pyrite or vermiculite, or a camera inspection of the sewer line. When the report recommends "evaluation by a specialist", do it before removing conditions: afterwards, you pay.

The inspection does not replace the appraisal, which your lender uses to set the value — see inspection vs appraisal.

Frequently asked questions

What does a home inspector check during a pre-purchase inspection?

A pre-purchase inspection looks, in 2 to 4 hours, at what is visible and accessible: structure and foundation, roof, exterior drainage, plumbing, electrical, heating and ventilation, insulation, windows, basement (moisture, leaks) and attic. The inspector does not take anything apart, does not open walls, and does not guarantee there are no hidden defects. Before the inspection, gather renovation invoices and the seller's disclosure; during it, follow the inspector and ask questions; afterwards, read the whole report and have a specialist assess every item flagged "to be evaluated".

How long does a home inspection take?

Usually 2 to 4 hours for a single-family house, longer for a multiplex or a large property. The written report follows, often within 24 to 48 hours.

What if the inspection finds a problem?

Have a specialist price it, then negotiate: a lower price, repairs by the seller before closing, or walking away if the inspection condition allows it. Act within the deadline in your offer.

Should I attend the inspection?

Yes. You will see defects for yourself, the inspector will explain how serious they are, and you will learn where the main shut-off valve, the electrical panel and the maintenance points of your future home are.

Need an inspector?

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Home inspection checklist: what the inspector checks, room by room