Booking and timing
How soon can you inspect after my offer is accepted?
It depends on the week. Phone with the address and your subject date, and we will tell you straight away whether it can work. Short notice is sometimes possible and is never promised in advance.
The subject removal guide explains how to line up the inspection with financing and documents.
Do I need to be at the inspection?
You do not have to be, but we recommend it. The most useful part is the walk-through at the end, when we show you each significant finding in place. A finding is easier to judge when you can see where it is.
How long does an inspection take?
For an average detached house, two to three hours on site is typical. Older, larger or more complicated houses, and houses with a secondary suite, take longer. A condo is often shorter. We do not rush to a time slot.
When do I get the report?
[report turnaround to confirm]. We will give you a time when you book, because your subject date decides how fast it has to be.
Can my realtor or family come along?
Yes. A small group is fine. If the property is occupied, the seller's agent will usually arrange access and may want to be present.
What is covered
What does a home inspection cover?
The accessible parts of the structure and systems: roof, exterior, foundation, attic and crawl space where they can be entered, electrical, plumbing, heating, insulation and ventilation, interior surfaces and the lot drainage. Our guide, what an inspection does and does not cover, has the full list.
Do you walk on the roof?
Where it is safe and accessible. On steep, wet, high or fragile roofs we look from the ground or a ladder and the report says what we could and could not see.
Do you test for mould, asbestos, lead or radon?
No. If something looks like it might be one of these, we tell you and suggest testing by a qualified specialist. We cannot identify them by eye.
Do you scope the sewer line?
A sewer camera scan is a separate add-on, and it is not part of a standard inspection. See pricing and booking. It is worth asking about on older houses.
Will you move furniture, open walls or lift carpet?
No. The inspection is non-invasive, so anything behind finishes or stored items is not inspected. The report notes areas that were blocked.
Condos and strata
What is different about a condo inspection?
We inspect the unit you are buying, and we look at the common areas we can see, such as the parkade, hallways and mechanical rooms. The building itself is owned and maintained by the strata corporation. See condo and townhouse inspections.
Do you review the strata documents?
Not as part of a standard inspection. The Form B information certificate, minutes, bylaws, financial statements, the contingency reserve fund and any depreciation report are for you, your realtor and your lawyer to read. We can tell you what in those documents matters from a building point of view if you ask.
Can you look at the building envelope of a strata building?
A visual review of the walls, windows, decks and roofs is available to strata councils and managers, from accessible points. It is not an envelope engineer's investigation. See strata and building envelope visual reviews.
Reports and what to do with them
What do the ratings mean?
Each finding is rated Safety, Major, Repair, Maintenance or Monitor. The sample report shows the key, and the guide on reading your report explains how to use it.
Does a house pass or fail?
Neither. An inspection describes condition. It does not give a grade, and no house is without findings.
Can I use the report to negotiate?
Many buyers do, by asking for repairs, a price adjustment, or a longer period to get quotes. Your realtor can advise on what is realistic in your market. The report does not set a price.
Can I share the report?
The report is written for the person who hired us. Please ask before passing it to others, because we cannot answer for decisions made by someone who did not book the inspection.
Sellers
Should I get a pre-listing inspection?
It makes sense if the house is older, if you suspect problems, or if you want to avoid surprises mid-sale. You can fix items first, price accordingly, or disclose them. See pre-listing inspections.
Do I have to disclose what the inspection finds?
Sellers in BC generally have to disclose known latent defects, which are problems a buyer could not find on a reasonable inspection and which make a home dangerous or unfit to live in. How that applies to you is a question for your realtor or lawyer.
How do I get the house ready?
Clear access to the panel, the attic hatch, the crawl space and the water heater, and have the utilities on. There is a checklist in how to prepare your home for an inspection.
Older homes
The house has knob-and-tube wiring. Should I walk away?
Not automatically. It depends on how much is live, what condition it is in, and how your insurer treats it. The guide on knob-and-tube wiring and older panels covers what to ask.
What about Poly-B plumbing?
It is common in homes built from about the mid-1980s to the mid-1990s. Many owners replace it. See Poly-B plumbing in BC homes.
Is a 100-year-old house a bad buy?
No. Many are well built and have been updated. The age tells us what to look at: the foundation, the wiring, the drains and the supply pipes. See building eras in Metro Vancouver.
Fees, policies and licensing
How much does an inspection cost?
Fees depend on the size, age and type of property and on any add-ons. The pricing page explains how a quote is built.
What if I cancel or the weather turns?
[Edit this wording.] Cancel or reschedule at least 24 hours before the booked time and there is no charge. Changes after that point may carry a fee, and we will tell you the amount when you book.
[Edit this wording.] Rain does not stop an inspection; we work in it. If conditions make a roof or crawl space unsafe to enter, we will say so on site, inspect what we safely can, and offer a return visit for the part we missed.
How do I pay?
[payment terms and accepted methods to confirm]
Are you licensed?
Home inspectors in BC need to hold a provincial licence. Our licence number appears in the footer of every page ([BC licence no. pending]). Ask any inspector for the number and check it with the regulator before you hire.