What does an inspection cover?
The same ground a buyer's inspector will cover, so nothing in their report surprises you. Close to 500 items, inspected to industry Standards of Practice.
Standards of practice
Our inspections meet or go beyond recognized industry Standards of Practice for home inspectors.
How each system is reported
- System descriptionA short overview of how the system is designed and what it's made of.
- ObservationsDeficiencies found, how serious they are and the recommended next step.
- LimitationsAnything on the day that limited a full evaluation, like stored items or snow cover.
Systems inspected
- Grounds
- Grading, landscaping, drainage, driveways and walkways. We start outside, because water flowing toward the house causes many of its problems.
- House exterior
- Foundation, exterior walls, cracks in siding, windows, doors and other wall openings, with attention to where water can get in. Porches, decks, patios and the garage.
- Roof
- Overhangs, gutters, downspouts and the roof's general condition. The roof covering and visible penetrations: chimneys, plumbing vents, skylights and ventilation. Loose, missing or poorly fastened shingles, cracking, aging and leak-prone areas. Flashing and deteriorated sealant around vents.
- Structure
- The interior and exterior components that enclose the building and carry its loads. Signs of movement or safety concerns, like significant bowing or sloping floors. The roof structure from inside the attic.
- Foundation
- Foundations are often partly hidden, so we look for secondary signs: cracking, movement and settlement. Visible cracks, moisture intrusion, leaks and basement conditions, including musty or mildew-like odours.
- Heating, ventilation and air conditioning
- Furnace, air conditioner, space heaters, fireplaces and wood stoves for operation, signs of failure and safety hazards. Normal heating and cooling response and supply/return temperature difference. Filters and visible ductwork. Estimated age and performance of the furnace and AC.
- Plumbing
- Water supply and drainage, and accessible fixtures: toilets, faucets, tubs and showers. Visible leaks and water pressure. Older piping materials that may need further evaluation. Water heater operation and safety. Bathroom leaks, toilet mounting and ventilation. Water quality, where applicable.
- Electrical
- Wiring type and outlet testing. GFCI protection where required. Panel installation and operation for fire and safety risks. Signs of outdated wiring, improper modifications or short-circuit risks. Switches, receptacles and fixtures throughout.
- Insulation and ventilation
- Exposed insulation in the attic, basement and crawlspace, including missing or inadequate insulation. Roof ventilation and where bathroom and kitchen exhaust fans terminate. Poorly ventilated attics, mould-like growth and wood rot.
- Interior
- Hallways, stairs, doors and windows. Walls, ceilings, floors, bedrooms, kitchen, countertops, cabinets, bathrooms and visible safety devices. The laundry dryer vent, since poor venting is a fire hazard. Visible signs of possible asbestos-containing materials or mould-like growth.
- Garage
- Walls, ceiling and floor for cracks, water damage or settling. On attached garages, the fire separation wall to the house. Garage door operation, sensors and safety features.
What an inspection doesn't cover
An inspection follows industry Standards of Practice, including its limitations and exclusions. It's a visual, non-invasive evaluation of the home on the day.
- Invasive workNo cutting into walls, taking equipment apart, moving furniture or opening appliances.
- Building code complianceInspectors aren't code enforcement officials.
- Radon and environmental testingAsbestos, lead paint, formaldehyde, mould, soil contamination and other hazardous substances. Suspect materials are flagged, but lab testing needs a qualified specialist.
- Geological and soil concernsSoil stability and site engineering need a geologist or soils engineer.
- Specialty equipment and settingsThermostat calibration and timers, air distribution balance, electronic air cleaners, humidifiers and dehumidifiers.
- Buried or exposed oil tanks
- Cosmetic and decorative features
- Outbuildings, appliances and low-voltage systemsPhone, cable, alarms and irrigation, unless agreed in advance.
- Hard-to-reach and extra itemsAreas under low decks or porches. Fences, sheds, hot tubs, sprinklers and septic systems, unless included in writing.
Good to know
- The roof
- The roof assessment is our opinion of its general condition on the day. We can't guarantee it's leak-free or will stay that way. Confirming that takes prolonged rain, which usually isn't possible during an inspection.
- Minor deficiencies
- No inspection is perfect, and some minor issues may be missed. Minor items we do report are noted as a courtesy. Our focus is material defects and major concerns that affect buying and selling decisions, not every cosmetic flaw.
- We're generalists
- Licensed specialists like heating contractors, electricians, plumbers, roofers and structural engineers know their systems more deeply. When we recommend one, it's to get an accurate answer, not to raise alarm.
- Cost and renovation guidance
- We may give general repair costs, renovation feasibility and rough budget ranges. These are informal estimates. Confirm them with qualified contractors before work begins.