The pre-purchase inspection is your last protection before signing a commitment of several hundred thousand dollars. Yet many buyers choose to waive it to “win the bidding war” — a risky bet that must be weighed clear-headedly.
What the inspector checks
- Structure : foundation, framing, basement, floors, ceilings, load-bearing walls
- Roof : overall condition, remaining lifespan, ventilation, gutters, flashing
- Envelope : exterior cladding, windows, doors, visible insulation
- Plumbing : plumbing, faucets, water heater, drains, signs of leaks
- Electricity : panel, distribution, grounding, GFCI outlets, overload
- Heating/cooling : system, age, maintenance, efficiency
- Interior : finishing, bathrooms, kitchen, stairs, railings
- Signs of moisture, mould, pests
What the inspection does NOT cover: environmental tests (radon, pyrite, dry rot) unless specifically requested, pools/fireplaces/chimneys (separate inspections), infrared thermography. For at-risk properties (1970-1985 = pyrite, flood-prone basements = dry rot), additional tests are recommended.
How to read an inspection report
RED FLAGS
- Active structural cracks
- Foundation settling
- End-of-life roof not disclosed
- Aluminum panel or Federal Pioneer
- Pyrite, vermiculite, dry rot
- Chronic water infiltration
- Failing or non-compliant septic system
- Buried oil tank
NORMAL ITEMS
- Small concrete shrinkage cracks
- Caulking to redo
- Components at the end of their useful life
- Minor code upgrades
- Small cosmetic blemishes
- Sealing joints to redo
And after the report?
Accept all and proceed
Rare with a truly clean report. If the report contains only items normal for the age.
Request a price reduction
The most common. Equivalent to the required work, based on real quotes. I negotiate with you.
Cancel the offer
No penalty (if the inspection condition is still active). Reserved for major defects.
Building inspectors — my references
I can refer you to trusted building inspectors on the North Shore, members in good standing of the AIBQ or InterNACHI. You remain free to choose the inspector of your choice. They are never paid by me — you pay them directly, their professional independence stays fully intact. The technical assessment of the building falls under their expertise, not mine.
FAQ — inspection
Can I really waive the inspection to win a bidding war?
Legally yes. Strategically, almost never. Latent defects discovered after signing become your problem — legal recourse takes 18-36 months and is expensive.
Is the inspector liable if they missed a problem?
Limited. Their liability is capped at the cost of the inspection except in cases of gross negligence. Choosing an experienced, certified inspector greatly reduces this risk.
And for a new build?
The inspection is even more important. The GCR warranty covers certain defects but doesn't remove the need to check the workmanship. I also recommend an inspection before the end of the 1stre year.