What a Home Inspection Covers
A standard home inspection in Canada is a visual examination of the accessible components of a property. Inspectors follow standards published by professional associations. In Ontario, the Ontario Association of Home Inspectors (OAHI) and the Canadian Association of Home and Property Inspectors (CAHPI) publish standards of practice that describe what must and must not be included.
A standard inspection generally covers the following systems and components:
| Area | What is Examined |
|---|---|
| Roof | Condition of shingles or roofing material, flashing, gutters, downspouts, visible penetrations |
| Foundation and structure | Visible cracks, water penetration, settlement indicators, accessible crawl spaces |
| Exterior | Cladding condition, grading and drainage, driveway, walkways, decks, porches |
| Electrical system | Panel condition, breaker types, visible wiring, grounding, GFCI presence where required |
| Plumbing | Visible supply and drain lines, water pressure, hot water tank age and condition, fixtures |
| Heating and cooling | Furnace, heat pump, or boiler age and condition, ductwork, air conditioning if accessible |
| Insulation and ventilation | Accessible attic insulation levels and type, ventilation adequacy |
| Interior | Walls, ceilings, floors, doors, windows for visible defects and moisture indicators |
| Fireplace and chimney | Visible condition of damper, flue, firebox; exterior chimney crown and flashing |
What a Standard Inspection Does Not Cover
Understanding the scope limits of a standard inspection is as important as knowing what is included. Inspectors do not:
- Open walls, floors, or ceilings to inspect concealed systems
- Test for mould, asbestos, radon, lead paint, or other environmental hazards (unless specifically contracted)
- Inspect underground oil storage tanks or buried components
- Access areas that are inaccessible (locked, obstructed, or unsafe)
- Operate appliances that are disconnected or where doing so may cause damage
- Provide structural engineering assessments
If any of these items are a concern based on the property's age or history, separate specialist inspections can be ordered. For properties built before the mid-1980s, asbestos-containing materials may be present in insulation, floor tiles, or roofing. A visual inspection alone cannot confirm or rule this out.
Finding a Home Inspector in Canada
Home inspection licensing requirements vary by province. As of the time of writing, Ontario has established a licensing regime through the Home Inspection Act, administered through the government. In provinces without mandatory licensing, professional association membership is a proxy indicator of training standards.
Relevant professional bodies include:
- Canadian Association of Home and Property Inspectors (CAHPI) — national association
- Ontario Association of Home Inspectors (OAHI) — Ontario-specific
- Applied Science Technologists and Technicians of BC (ASTTBC) — administers BC's inspector certification
When selecting an inspector, confirm their professional affiliations, ask to see a sample report format, and ask how long the inspection will take and whether you can be present. Being present during the inspection allows you to ask questions and hear findings explained in context, rather than interpreting a written report alone.
Interpreting the Inspection Report
Inspection reports vary in format but typically categorise findings by severity. Common categories include:
- Safety issues: Conditions that pose an immediate risk to occupants — exposed wiring, carbon monoxide concerns, active water intrusion near electrical panels
- Major defects: Items that are currently or imminently defective and that typically cost several thousand dollars or more to address — failed roof, aged heating system approaching end of life, significant foundation cracking
- Deferred maintenance: Items that are not currently failing but will need attention within a few years — minor caulking gaps, weatherstripping, aging caulking at tubs
- Minor issues: Small cosmetic or functional items that are easily addressed — a sticking door, a dripping faucet
Every inspection report on a house will contain findings. The relevant question is not whether there are findings, but whether any of them are major enough to change your decision about the purchase or the purchase price.
Post-inspection negotiation: After a home inspection condition is satisfied, a buyer may choose to either waive the condition (proceed as-is), withdraw from the offer if the findings are unacceptable, or approach the seller with a request to either address specific deficiencies or reduce the price. Not all sellers will negotiate post-inspection, and in competitive markets, the room to renegotiate may be limited. The approach depends on local market conditions and what the offer terms permit.
Radon: A Specific Canadian Consideration
Radon is a naturally occurring radioactive gas that enters buildings from the soil. Health Canada identifies elevated radon levels as the second leading cause of lung cancer in Canada after smoking. Radon levels vary significantly by geography and by individual property — neighbouring houses on the same street can have very different readings.
Standard home inspections do not include radon testing. A radon test requires a specific testing device (short-term or long-term) placed in the lowest livable area of the home. Health Canada's guideline is that mitigation should be considered when radon levels exceed 200 Bq/m³. If the property is in an area with known radon presence (parts of BC, Alberta, Ontario, and many other regions), a radon test is worth requesting as part of the inspection process.
More information: Health Canada: Radon.
Condominium Purchases: Different Inspection Considerations
When purchasing a condominium (strata in BC), a standard home inspection covers the unit itself but not the common elements of the building (lobby, elevators, parking structures, roof, mechanical systems). The condition of common elements affects both livability and future common-element fees (maintenance fees).
For a condo purchase, the relevant document is the status certificate (in Ontario) or the depreciation report (in BC). These documents describe the financial health of the condo corporation, any outstanding special assessments, and the reserve fund balance. A real estate lawyer can review this on your behalf. It is also possible to commission a condominium document review from specialists who summarise the key financial and governance issues.
After the Inspection: Before You Waive the Condition
- Read the full report, including the summary section and any photographs
- Ask the inspector to explain any items you don't understand — most inspectors are available for a follow-up call
- Get cost estimates for any major items from licensed tradespeople, not online averages
- Discuss the findings with your real estate agent, who can provide context on what is typical for the property's age and price range in that market
- Decide whether to proceed, withdraw, or negotiate based on the specific findings and your own risk tolerance