Home Inspection Basics

Overview: What a Home Inspection Covers

Think of a home inspection as a health check-up for the property. A licensed inspector walks through the home—inside, outside, attic to crawl space—looking for safety hazards, premature wear, and systems nearing the end of their life. Their written report becomes your roadmap for negotiations and future maintenance.

Key Takeaways

• Inspections are optional but strongly recommended in B.C.—especially in competitive markets where buyers feel pressure to waive conditions.
• Expect to invest roughly $300–$500 for a typical Metro Vancouver condo or detached home (WOWA.ca (2025)).
• Only hire inspectors who are licensed under Consumer Protection BC; search their licence number online (Consumer Protection BC (2024)).

Why Inspections Matter for Buyers

A clean inspection can:

• Protect your deposit—an unfavourable report lets you walk away during the subject-removal period without losing earnest money.
• Strengthen negotiations—documented issues give you leverage to request repairs or price reductions.
• Inform long-term budgeting—knowing the roof has five years left or the hot-water tank is 15 years old helps you plan capital costs.

Common Issues Your Inspector Will Flag

Plumbing

Evidence of leaks, poly-B supply lines, low water pressure, or ageing hot-water tanks can signal costly repairs. Even minor drip marks under sinks deserve attention.

Electrical

Look for undersized panels, DIY wiring, or a lack of GFCI protection near water sources. Aluminium branch wiring in older condos can require expensive remediation.

Roofing & Drainage

Missing shingles, ponding water on flat roofs, or clogged perimeter drains can lead to moisture intrusion. Inspectors often recommend a closer look by a roofing specialist if the membrane is nearing the end of its rated life.

Structural & Foundation

Cracks wider than 3 mm, sloping floors, or doors that won’t latch can indicate settlement or moisture issues. In earthquake-prone Vancouver, inspectors pay special attention to shear walls and anchoring.

Costs, Timing, and What’s Included

Fees: Most inspectors charge a sliding scale based on square footage and property type—condos at the lower end, large heritage homes at the top. Add-ons like sewer-scope cameras or thermal imaging typically run an extra $200–$400.

Timeline: A standard inspection takes 2–3 hours, followed by a same-day digital report. You and your REALTOR® should attend; seeing issues first-hand is invaluable.

What’s outside scope: Inspectors won’t cut drywall or move furniture. They also don’t test for mould, radon, or asbestos unless you order specialized add-on services.

Choosing a Qualified Inspector

Under B.C. law, home inspectors must complete at least 150 hours of approved education, carry errors-and-omissions insurance, and renew their licence annually. Always:

1. Verify the licence on the Consumer Protection BC registry.
2. Ask about experience with your property type—e.g., older Vancouver Specials vs. new concrete towers.
3. Review a sample report for clarity and photos.
4. Confirm insurance coverage and any extra fees in writing.

FAQs

Q: Can I rely on the seller’s pre-listing inspection?
A: It’s a helpful starting point but you’re safest commissioning your own impartial report.

Q: Will a condo inspection cover common areas?
A: Inspectors are limited to the unit and accessible mechanical rooms. For building-wide risks, review the strata’s depreciation report and minutes.

Q: Do new builds need inspections?
A: Yes—warranty programs still expect you to document deficiencies within the first year.

Need personalised advice? Reach out any time.

This guide provides general information only and may not reflect the latest regulations or market conditions. It is not legal or financial advice. Always verify details and consult qualified real-estate, mortgage, and legal professionals before making decisions.