It’s often said that one of the mostexpensive and important purchases you will ever make will be your home.However, unlike the guarantee a buyerreceives with most purchases, there’s nomoney-back guarantee or return policyif you’re not satisfied with your recentlypurchased home. Once you buy ahome, you’re on your own to maintainit, repair it, anticipate problems andpay the bills. This is why it’s best toknow as much as you can aboutpotential problems before you make the commitment to buy.

What home and propertyinspectors do

One of the best ways to understandabout a home’s condition, habitabilityand safety is to hire a professionalhome inspector1. A properly trainedhome inspector will review your houseas a system, looking at how onecomponent of the house might affectthe operability or lifespan of another.Home inspectors will go through the property and perform acomprehensive visual inspection toassess the condition of the house andall of its systems. They will determine

the components that are notperforming properly as well as itemsthat are beyond their useful life or areunsafe. They will also identify areaswhere repairs may be needed or wherethere may have been problems in thepast. Inspections are intended toprovide the client with a betterunderstanding of property conditions,as observed at the time of theinspection.

A pre-purchase inspection for a 165 to 205 m2 (1,800 to 2,200 sq. ft.)home typically takes about three hoursand costs around $500. Following theinspection, the buyer is presented witha written report, consolidating thedetails of the inspection. The homeinspector should be willing to answerany questions a buyer might have and to clarify the limitations of theinspection to avoid misunderstandings.CMHC recommends that potentialbuyers accompany the inspector as the inspection takes place. It can be a valuable learning experience.

Scope of the inspection

Home inspections are intended toprovide information regarding thecondition of systems and componentsof the home at the time of theinspection. It will help you make aninformed purchase decision.

The home inspector will provide avisual inspection by looking at thehome’s various systems, includinginterior and exterior components. The inspector will check exteriorcomponents including roofing,flashing, chimneys, gutters,downspouts, wall surfaces, windows,doors, the foundation and the gradingaround it.

Note that if the inspection takes placein the winter, the roof and thefoundation may not be fully visible for inspection if they are covered withsnow and ice. For safety and insurancereasons, the home inspector would nottypically climb up on snow or icecovered roofs. However, the homeinspector will inspect the roof from theground or other vantage point. Thisalso applies to the chimney anddownspouts.

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1 Property inspectors inspect commercial properties. Many inspectors perform both home and propertyinspections.

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If problems or symptoms beyond thescope of the inspection are found, thehome inspector may recommendfurther evaluation.

Interior systems the home inspectorwill check include electrical, heating, air conditioning, ventilation, plumbing,insulation, flooring, ceiling and walls,windows and doors. Note that a homeinspector is not qualified to inspect awood-burning appliance such as afireplace or wood stove unless they areWETT (Wood Energy TechnologyTraining) certified. Many homeinspectors are, but do not carry out a WETT inspection as part of thestandard home inspection unless it is requested. This is an extra request and will add at least one hour to the inspection time. To be properlyinspected, a chimney must first becleaned.

As with the outside of the home, theinspection of the interior systems isvisual, meaning that the inspector will be unable to see behind walls or under the floor.

Unless otherwise arranged, typically ahome inspection does not includeappraisals, exact quotes for repairs, ordetermine compliance with regulatoryrequirements. A home inspection is notintended to provide warranties orguarantees.

Choosing a homeinspector

Home inspection is a discipline thatrequires special training, knowledgeand communication skills.

However, there is presently nomandatory certification and nolegislated requirement for homeinspectors to take any courses or tohave passed any tests. Anyone can say

that they are a home inspector. That iswhy it is important to choose aninspector wisely.

Reputable home and property inspectorsgenerally belong to a provincial orregional industry association. Theseassociations have set standards, which,in some cases, are recognized byprovincial governments. Someassociations have developed membershipcategories based on the individualmembers’ qualifications. In mostprovinces, a member cannot advertiseor promote his or her membership inthe association until they have reachedthe minimum standards of a practicingmember. Standards may vary fromprovince to province.

The Canadian Association of Home andProperty Inspectors (CAHPI) with thesupport of CMHC, Human Resourcesand Social Development Canada andthe Construction Sector Council,developed a voluntary nationalaccreditation and certification programto help ensure the competency andprofessionalism of home inspectors.Home inspectors who have met therequirements of this nationalcertification program are designatedNational Certificate Holders.

The following questions/answers havebeen prepared to help you to choose ahome inspector:

1. How do I find a homeinspector?

Check association websites, the YellowPagesTM or housing or home trademagazines. Ask friends or familymembers. Your real estate agent mayalso make a suggestion. However, beaware, under provincial regulations forsome provinces, and the code of ethicsfor real estate agents, agents are notpermitted to recommend or provide the

name of only one home inspector. Theyare, however, permitted to provide a listof home inspectors from which you canchoose.

The only alliance home inspectorsshould have is to their professionalassociation and their only allegianceshould be to the homebuyer.

2. How long has the homeinspector been in business?

The competence of a house inspectorcan be expected to improve with thenumber of years in business and thenumber of home inspectionsconducted. Experienced homeinspectors will be better prepared toassess the condition of the house.

3.What are the homeinspector’s qualifications?

Look for people who belong to aprovincial association and who havetaken inspection courses such as: defectrecognition, building sciences, andhome construction. Professional homeinspectors are typically bound by astrict code of ethics and must adhere tospecific standards of practice.Knowledgable home inspectors willhave a general understanding of all thevarious systems and components in ahome. Many have practical experienceor a background in engineering,construction and related buildingtrades.

Keep in mind that at this time, anyone can become a member of a home inspection association. Many associations have different levelsof membership. Being an associationmember does not necessarily mean thata member has successfully completed acertification process. Check to makesure that the inspector has successfullycompleted the association’s certificationprocess.

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4. How do I know that a homeinspector has the necessaryqualifications?

You should ask to see proof of their membership in a provincialassociation. In most provinces, a member cannot advertise theirmembership in the association untilthey have reached the minimumstandards of a practicing member. The association in your province willbe pleased to clarify their membershipcategories and any particular inspector’smembership level. Inspectors meetingthe requirements of CAHPI’s NationalCertification Program have a NationalCertificate Holder designation.

5. Can the home inspectorprovide three references?

Any qualified home inspector shouldgladly provide this information uponrequest. Call the people named asreferences and ask whether they weresatisfied with the service they receivedfrom the inspector. You can also checkwith the Better Business Bureau.

6. Can the home inspector also be hired to do repairs or improvements?

Many home inspectors associationshave code of ethics that prevent homeinspectors from offering services torepair or improve homes they haveinspected. While they may provide youwith a personal opinion based on pastexperience, it is recommended that you obtain three independent quotesfrom qualified contractors.

7. Does the home inspectorconduct inspections at night?

It is not desirable to conduct aninspection at night, since a number of the vital components of the exteriorof the house cannot be seen properly.

8.Where can I get moreinformation about the homeinspector and/or his/her firm?

The home inspector may point you to the firm’s website, to their industryassociation, provide company details,list inspector qualifications or describea range of services offered.

9.What should a home inspectorprovide following the inspectionand when will I receive it?

The home inspector generally providesa written report reviewing every majorhome system and component within 24hours of the inspection.

10. Should I hire a homeinspector to inspect my newhome?

A pre-delivery inspection (PDI) may bea requirement in closing the purchaseof a new home. During the pre-deliveryinspection, the homebuyer and builderinspect the home to ensure both partiesare satisfied that the conditions of thesales agreement have been met, anyoutstanding work, and warrantabledefects or deficiencies, are identified. Ifyou do not feel that you have theknowledge to judge whether or notyour new home meets the conditionsset out in the agreement you couldretain a home inspector to help you.

Note that some builders have policiesconcerning who may be present duringthe pre-delivery inspection so it’s bestto inquire with the builder during thenegotiation of the sales agreementwhether or not this is possible.

You should also be aware that pre-delivery inspections are fairlyspecialized and not all home inspectorshave experience in this area. If you havepermission from the builder to bring ahome inspector to your PDI, enquire if the inspector has theknowledge/experience to conduct this type of inspection.

A final note :

CMHC does not recommend orendorse any individual home inspectoror association. CMHC supportsnational uniform standards ofcompetency for home inspectors.

For more information on theinspection industry’s NationalCertification Program, please refer tothe National Certification Authority’swebsite http://www.nca-anc.com/

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©2001, Canada Mortgage and Housing CorporationPrinted in CanadaProduced by CMHC 22-10-07Revised 2003, 2004, 2005, 2007

Although this information product reflects housing experts’ current knowledge, it is provided for general information purposes only.Any reliance or action taken based on the information, materials and techniques described are the responsibility of the user. Readers are advised to consult appropriate professional resources to determine what is safe and suitable in their particular case. Canada Mortgage andHousing Corporation assumes no responsibility for any consequence arising from use of the information, materials and techniques described.

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