A home inspection is one of the most valuable steps in a purchase, if you know what it can and can’t tell you and what to do with the report before your subjects come off. Here’s how inspections work in British Columbia, and the issues that matter most on the North Shore’s wet, steep and often older lots. I came to real estate from construction and architecture, so this is the part of a purchase I read most closely with my clients.
Hire a licensed inspector
Home inspectors in BC must be licensed by Consumer Protection BC. Before you hire one, confirm their licence with Consumer Protection BC. A licensed inspector must carry insurance, give you a written contract before the inspection, and deliver a written report. Read the contract first: it says what’s included and what isn’t.
What an inspection is, and isn’t
A home inspection is a visual, non-invasive assessment of the accessible parts of a home. Consumer Protection BC is clear about the limits. An inspector can’t:
- open walls or do destructive testing;
- make repairs or estimate repair costs;
- assess specialized hazards such as asbestos or mould; or
- tell you the home’s market value or whether it’s insurable.
When the inspector sees something beyond their scope, the report should say so and recommend a specialist. Those “refer to a specialist” lines are often the most important in the report.
How to read the report
Reports are long, and most of what’s in them is maintenance. Sort the findings into four piles:
- Safety: electrical hazards, missing smoke or carbon monoxide alarms, gas issues. Fix these regardless.
- Water: any sign of active leaks, staining, high moisture readings or poor drainage. On the North Shore, water is the most expensive problem.
- Big systems near the end of their life: roof, boiler or furnace, hot water, perimeter drains. Get a contractor’s quote before subject removal.
- Maintenance: caulking, gutters, minor repairs. Normal for any home.
What I look for on the North Shore
Water and drainage
Heavy rain and hillside lots put the drainage system to work. Ask about the age and condition of the perimeter drains, and consider a camera inspection of the drains and the sewer line to the property line, which is generally the owner’s to maintain. Look for efflorescence on foundation walls, a sump that runs constantly, and grading that slopes toward the house.
The building envelope
Stucco and other cladding from the leaky-condo era, poorly flashed windows and decks over living space all deserve a closer look. Envelope failure is one of BCFSA’s examples of a material latent defect. For a strata, read the depreciation report and the minutes; see Strata documents, decoded.
Slopes and retaining walls
On steep lots, look at retaining walls for leaning, cracking and drainage. If anything looks wrong, a geotechnical or structural engineer should see it before subjects come off.
Oil tanks
Many older North Shore homes were heated with oil, and an underground tank left in the ground is another of BCFSA’s examples of a material latent defect. Ask for removal records, have a tank scan done if there’s any doubt, and ask the municipality what records it has. What to ask the city before you buy covers the questions.
Older materials and systems
Depending on the home’s age, look for knob-and-tube or aluminum wiring, older plastic plumbing, and materials that may contain asbestos. The inspector can flag them; a specialist confirms and quotes.
Radon
High radon levels are a BCFSA example of a material latent defect. Testing takes time, so ask the seller whether it’s been tested, and plan a long-term test after you move in if it hasn’t.
Permits and warranty
Compare what you see with the municipality’s permit records: a finished basement or new suite with no permit is a red flag. For a home built in the last 10 years, check BC Housing’s New Homes Registry for home warranty coverage: at least 2 years on labour and materials, 5 on the building envelope and 10 on structure. A claims history report from the warranty provider costs the owner no more than $25, and you can make it a condition of your offer.
Using the report
With the report in hand, before your subject removal date, you can:
- remove the subject and proceed;
- ask the seller to repair, or to reduce the price or give a credit, in an amendment; or
- let the subject expire, or decline to remove it, if what you found changes your mind.
Get quotes quickly; subject periods are short. If you’re competing with other buyers, an inspection before the offer date lets you write with fewer conditions. See Multiple offers: how to compete without overpaying.
Questions people ask
Do I need an inspection for a new home?
It’s still worth it. Warranty coverage helps, but finding issues before you buy is easier than claiming after.
The seller already has an inspection report. Can I rely on it?
Read it, but the inspector’s contract was with the seller, not you. Consider your own.
Should I attend the inspection?
Yes. Walking the home with the inspector teaches you more than the report alone.
General information for buyers in British Columbia, current as of publication. Every home is different. Hire licensed professionals, and get specialist advice where the report recommends it.