West Vancouver stretches along the water from Ambleside to Horseshoe Bay, with houses climbing the hillside above. The lots are steep and often rocky. The houses are larger than the regional average, and a good share are custom-built or heavily renovated.
| Feature | What it means for the house |
|---|---|
| Steep, rocky lots | Retaining walls, long driveways, foundations stepped into the slope |
| Creeks and runoff | Water crossing lots, and culverts and drains to maintain |
| Salt air near the shoreline | Corrosion of metal fixtures, fasteners and flashing |
| Large and custom houses | Complex roofs, many decks, large areas of glass |
House types
- West Coast modern, 1950s to 1970s. Post-and-beam frames, flat or low-slope roofs, large windows and cedar. Many have been updated, and some are close to original. See North Vancouver for a longer note on this type, as the two cities share it.
- 1970s to 1990s houses. Large, two- and three-storey houses on hillside lots, often with stucco or cedar siding.
- Recent custom houses. Flat roofs, large decks, many windows, and complex mechanical systems.
- Waterfront properties. Different questions again: seawalls, docks, and exposure to the weather.
What we look at more closely here
Flat roofs and decks
Large flat roofs and rooftop or cantilevered decks are common, and their membranes, drains and the connections to the walls are a leading source of leaks. A deck over living space must keep water out of the room below. We look at the surface, the drains, the railings and the underside where we can see it.
Retaining walls and slopes
Large retaining walls and stepped yards are a feature. A wall that leans, bulges or has water coming through it is a question for an engineer. We describe what we see and where the water goes. Hazards from slopes and creeks are outside an inspector's scope, and the District's information and a geotechnical professional are the sources.
Drainage
Water arrives from above and has to leave. Downspouts, perimeter drains, catch basins and culverts all matter. If a drain is blocked or discharges against the house, the lowest floor and the crawl space are the ones to suffer.
Corrosion and weather
Near the water, salt in the air attacks exposed metal: railings, fasteners, flashings, window hardware, garage doors and some mechanical equipment. The effect is slow and visible.
Foundations and structure
Houses on rock are often built with stepped foundations, with posts and beams carrying decks and floors over a slope. We check the posts and their footings, the connections, and the cracks. Where a house has been added to over time, we look at the places the old and new meet.
Older houses and updates
Many older West Vancouver houses have had major renovations, and the updated parts and the original parts sit side by side. That includes wiring, plumbing and heating. We ask about permits and about the year of each phase. For a house from before 1960, see the notes on old wiring and panels and oil tanks.
Condos and townhouses
There are strata buildings in Ambleside and elsewhere along the shore, and townhouse complexes at higher elevations. For units from the 1980s and 1990s, check the envelope history. We inspect the unit and note the common areas we can see. See condo and townhouse inspections.
Large houses take longer
A big house with a lot of glass, several levels and many bathrooms takes a long time to inspect, and the fee reflects the size. Please tell us the size when you call, so we can book enough time.
Booking in West Vancouver
Phone or send a request with the address, the year built, the size and your subject date. Steep driveways and locked gates are common here, so please arrange access in advance.