What Is a Home Inspection?
A home inspection is a professional evaluation of a property's physical condition. A licensed home inspector examines the major systems and components of the home — from the roof to the foundation — and provides a detailed written report on their findings.
In British Columbia, a home inspection is not legally required to buy a property, but I strongly recommend one for every purchase. It's your best opportunity to uncover potential problems before you're legally committed to the purchase.
Key Takeaway
What Does a Home Inspection Cover?
A standard home inspection in BC covers the following major systems and components:
| Area | What the Inspector Checks |
|---|---|
| Roof | Shingles, flashing, gutters, chimneys, estimated remaining life |
| Exterior | Siding, trim, windows, doors, grading, drainage |
| Foundation & Structure | Foundation walls, cracks, moisture, structural integrity |
| Plumbing | Pipes, water heater, fixtures, water pressure, drains |
| Electrical | Panel, wiring type, outlets, GFCI protection, capacity |
| Heating & Cooling | Furnace, heat pump, ductwork, thermostat, age of system |
| Interior | Walls, ceilings, floors, stairs, railings, windows |
| Insulation & Ventilation | Attic insulation, vapour barriers, bathroom fans |
| Fireplace | Chimney, flue, hearth, gas connections |
💡 What It Doesn't Cover
How Much Does a Home Inspection Cost in BC?
Home inspection costs in BC vary depending on the size, age, and type of property:
| Property Type | Typical Cost |
|---|---|
| Condo / Apartment | $350 – $500 |
| Townhome | $400 – $600 |
| Detached house (under 2,500 sq ft) | $450 – $650 |
| Detached house (over 2,500 sq ft) | $550 – $800 |
| Older home (pre-1980) | $500 – $800+ |
Some inspectors charge extra for additional services like thermal imaging, sewer scope, or radon testing. Here are typical add-on costs:
- Sewer scope inspection: $200–$350 (recommended for older homes)
- Radon testing: $150–$250
- Thermal imaging: $100–$200 (often included by better inspectors)
- Oil tank scan: $100–$200 (for pre-1970s homes that may have buried tanks)
I always tell my clients: a $500 inspection that finds a $15,000 roof problem or a $30,000 foundation issue is the best money you'll spend in the entire home buying process.
When Should You Get a Home Inspection?
The timing of your home inspection depends on how your offer is structured:
Subject-to-inspection offer (most common)
Your offer includes a "subject to satisfactory home inspection" clause. You typically have 5–10 business days after acceptance to complete the inspection and review the results. If you're not satisfied, you can withdraw.
Pre-inspection (before making an offer)
In competitive markets, some buyers get the inspection done before submitting an offer so they can make a cleaner offer without the inspection subject. This costs you money even if you don't win the bid.
During the rescission period
With BC's 3 business day rescission period, you can also use this window to do a quick inspection even on subject-free offers. However, 3 days is tight — book the inspector in advance.
✅ Book Early
How to Choose a Home Inspector
Not all home inspectors are created equal. Here's what to look for when choosing an inspector in BC:
- Licensed in BC: Home inspectors in BC must be licensed by Consumer Protection BC. Verify their license at consumerprotectionbc.ca.
- Experience: Look for an inspector with at least 200–300 inspections under their belt. Ask how long they've been inspecting.
- Detailed reports: Request a sample report. Good inspectors provide detailed reports with photos, often 30–50+ pages.
- Attend the inspection: Choose an inspector who encourages you to attend and walk through the findings in person.
- Errors & omissions insurance: Ensure the inspector carries E&O insurance for your protection.
- No conflicts of interest: Your inspector should not be connected to any contractor or repair company.
I have a list of trusted inspectors I recommend to my clients in Surrey and the Fraser Valley. Ask your realtor — a good agent will know the best inspectors in the area.
What Happens After the Inspection?
Once you receive your inspection report, you have several options depending on what was found:
- Accept the property as-is: If the inspection reveals no major issues, you remove the subject and move forward with the purchase.
- Negotiate repairs or price reduction: If the inspection reveals significant issues, you can ask the seller to make repairs or reduce the price. This is common for roof, furnace, or foundation problems.
- Request further specialized inspections: If the inspector flags potential concerns (like possible asbestos or a questionable foundation), you may want a specialist's opinion before deciding.
- Walk away: If the inspection reveals deal-breaking issues, you can withdraw from the purchase during your subject period. This is exactly what the inspection subject is for.
⚠️ No Home Is Perfect
Understanding the inspection results is part of the larger process of buying a home. For the full picture, check out my step-by-step guide to buying a house in BC.