This is the inspection most people call about. You have an accepted offer, subjects are due, and you want to know what you are buying. We spend a few hours in the house, look at everything we can reach, and write up what we find in order of importance.
What happens on the day
We arrive at the booked time and start outside. The roof, gutters, cladding, windows, decks and the way the lot drains come first, because water is the usual enemy. Inside, we go through the electrical panel, the plumbing, the heating and hot water, the attic, and the crawl space or basement. Floors, walls, ceilings, stairs and railings get a general look for cracks, stains and movement.
You are welcome to come for the whole thing or the last part. The walk-through at the end, when we show you the main findings in place, is the most useful part, so come for that if nothing else. Your realtor can come too.
For a typical detached house, expect two to three hours on site. Larger houses, older houses and houses with a basement suite take longer.
What is and is not covered
| Included | Not included |
|---|---|
| Roof covering, flashings, chimney, gutters (from the roof where safe, otherwise from a ladder or the ground) | Roofs that are unsafe to walk, or the inside of chimney flues |
| Foundation and structure where visible, including attic and crawl space framing | Anything hidden behind finished surfaces |
| Electrical service and panel, visible wiring, sample of receptacles and switches | Detailed testing of each circuit, low-voltage and security wiring |
| Exposed plumbing, fixtures, water heater, visible drains | Buried water and sewer lines, unless a sewer scan is booked |
| Furnace or boiler operated with normal controls | Heat exchanger internals, ducts inside walls |
| Insulation and ventilation in the attic | Testing for mould, asbestos, lead, radon |
| Windows, doors, interior surfaces, stairs, railings | Cosmetic items and building code compliance |
| Grading, drainage, walkways, decks, driveways | Pools, septic systems, wells, outbuildings unless booked |
What we pay extra attention to in older houses
The age of the house tells us where to look. For a house from before about 1950, that means wiring, the foundation, drains and supply pipes. For a 1970s house, aluminum wiring and flat roofs. For a house from the late 1980s and 1990s, Poly-B plumbing and deck and balcony details. The guide on building eras lays out the pattern, and the area pages describe it city by city.
The report
You get a written report with photographs and a rating on each finding: Safety, Major, Repair, Maintenance or Monitor. We list what could not be inspected, and why. See the sample report for the layout and reading your report for how to use it. For when you will receive it: [report turnaround to confirm].
Add-ons
Some things are not part of a standard inspection and can be added when you book: a sewer line camera scan, a secondary suite, and infrared screening. Pricing and booking explains how they are priced.
Timing
If your subject date is close, phone, and say so. The page on planning inspection timing has a list of what to send us when you call.
What an inspection will not do
It will not tell you that the house is a good buy. It does not predict future repairs, and it is not a warranty. It looks at what is visible and accessible on the day. If something needs a specialist's opinion, the report says so, and it says which kind.