A home inspection checklist for buyers

The best home inspections happen when the buyer is prepared: the right access is arranged, the buyer is on site, and they know which questions to ask. This checklist walks through what to do before, during and after the inspection so you come away knowing what you are buying.

Before the inspection

• Make your offer conditional on an inspection and leave enough days to inspect and get follow-up quotes
• Book the inspection as soon as the offer is accepted
• Ask your agent to confirm utilities are on, including water, gas and power
• Ask for access to the attic hatch, electrical panel, furnace room, crawl space and garage
• Gather any seller disclosures, renovation permits and the listing details
• For a condo, request the condo documents, including the reserve fund study or depreciation report and recent minutes
• Write down your concerns: anything you noticed at the showing, or plans such as finishing the basement

Utilities matter more than people expect. If the water or gas is off, the inspector can't run the furnace, water heater or fixtures, and you lose the chance to find leaks and heating problems.

During the inspection

Plan to attend. Walking the property with the inspector lets you see problems in context and ask questions. Bring a notebook or use your phone for photos.

Outside

• Does the ground slope away from the house on all sides?
• Do downspouts discharge well away from the foundation?
• What condition are the roof, flashings, chimney and gutters in?
• Are there cracks, gaps or rot in siding, trim, decks or stairs?
• Are there visible cracks in foundation walls?

Inside

• Any stains on ceilings, walls or around windows?
• Do windows and doors open, close and lock properly?
• Are floors level, and do any areas feel soft?
• Do stairs have secure handrails and guards?
• Are smoke and carbon monoxide alarms installed where needed?

Basement and mechanical

• Signs of water: efflorescence, staining, musty smell, damp storage
• Sump pit and pump condition, and where it discharges
• Approximate age and condition of the furnace or boiler and water heater
• Condition of visible plumbing, including any older pipe materials
• Electrical panel capacity, condition and any older wiring types

Attic

• Insulation depth and coverage
• Ventilation, and whether bathroom fans vent outside rather than into the attic
• Frost, mould or staining on the underside of the roof deck

Questions worth asking the inspector

1. Which findings are safety issues?
2. Which are likely to cost the most to fix in the next few years?
3. Is this crack, stain or sound normal for a home this age?
4. What would you check next, and who should do it?
5. Where are the main water shut-off, gas shut-off and electrical panel?
6. What maintenance should I do in the first year?

After the inspection

• Read the full written report, not only the summary
• Sort findings into safety, major repair and routine maintenance
• Get quotes from licensed trades for the major items before your condition deadline
• Talk to your agent about asking for repairs, a price reduction or a credit
• Keep the report; it is a useful maintenance list after you move in

Our guide to how to read a home inspection report explains how to sort findings and avoid over- or under-reacting.

Special cases

Condos. The corporation usually looks after the roof, exterior and shared systems, so the building's finances matter as much as the unit. Look closely at reserve fund planning and any upcoming special assessments.

New homes. A new house can still have defects. An inspection before possession, and again before warranty deadlines, helps you make claims in time.

Older homes. Expect to see ageing systems. The question is whether they are working safely and how soon they need replacing.

How ehZee can help

With our home inspections, you can walk the property with the inspector, hear the main findings on the day and receive a written report within two days, which fits most condition deadlines. Call 1-833-888-0091 or email contact@ehzee.ca to book.

Common questions