What inspectors check, how to read the report, and when to walk away
A home inspection costs $400–$600 and regularly saves buyers tens of thousands of dollars. Here's how to get the most out of one — and how to use the report strategically.
Roof: condition, estimated remaining life, visible defects. Foundation and structure: cracks, settling, evidence of water infiltration. Electrical: panel age and capacity, wiring type, grounding, GFCI protection. Plumbing: pipe material and condition, water heater age, water pressure. HVAC: furnace and AC age, condition, and efficiency. Insulation and ventilation: attic insulation depth and condition. Windows, doors, and exterior cladding. Note: inspectors do not open walls, move furniture, or test for radon — these require separate specialists.
Attend in person — this is non-negotiable. Walk through with the inspector, ask every question that occurs to you, and take your own notes and photos alongside theirs. Read the full report the same evening. Categorize findings: safety issues requiring immediate action, major defects costing $5,000+, and maintenance items that are normal for the home's age. Use major findings to renegotiate price, request repairs, or in serious cases, exercise your inspection condition to exit.
Knob-and-tube or aluminum wiring: many insurers refuse coverage or charge significant premiums. Active water infiltration in the basement or foundation: expensive to properly remediate. Cracked or bowing foundation walls: structural repairs cost $10,000–$60,000+. Furnace or AC at end of life: $5,000–$15,000 to replace. Vermiculite insulation in the attic: may contain asbestos, requires professional testing and potential abatement ($5,000–$20,000). Polybutylene or Kitec plumbing: high failure risk, replacement $5,000–$15,000.
In competitive markets, some buyers waive inspection to win. This is a significant risk. Lower-risk alternatives: request the seller's pre-listing inspection report, hire your own inspector for a pre-offer inspection (before submitting), or use a short inspection condition window (24–48 hours). Never waive inspection on homes built before 1980, homes showing signs of deferred maintenance, or any home where the price makes an unexpected repair genuinely unaffordable.
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Read All ReviewsThese guides are written for Canadian buyers, sellers, renters, and landlords and are kept current for 2026. They are for informational purposes only — not legal, tax, or financial advice. Rules vary by province; confirm details with your lawyer, accountant, or licensed real estate professional before making decisions.