If you’re buying a home, you have so many things to consider, at or near the top of the list should be what you need to know about home inspections. There are so many misconceptions about what a home inspection is supposed to do for you. Treat this like a home inspection checklist, and a resource if you’re wondering what do home inspectors check and what don’t they cover.
As a real estate agent who’s helped countless clients through this process, I can tell you that knowing what to expect (and not expect) from a home inspection can help you manage your expectations.
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What Does a Home Inspection Include?
A home inspection is a top-to-bottom visual assessment of a property’s condition. Think of it as your home’s physical exam.
Here’s what a standard home inspection typically includes:
1. Roof
Inspectors check for signs of aging, damaged shingles, leaks, and poor drainage. They often note the roof’s age and give a rough estimate of its remaining lifespan. A good home inspector will also take pictures of specific areas to highlight deficiencies.
2. Exterior
This includes siding, windows, doors, decks, porches, railings, grading (how water flows away from the home), and exterior structures like garages or decks.
3. Foundation and Structure
Inspectors look for cracks, shifting, water intrusion, and signs of structural issues in basements or crawl spaces. A home inspector will point out any concerns and often suggest you investigate further by getting an expert’s opinion, specifically in this area.
4. Electrical System
From outlets and switches to the electrical panel, inspectors check for safety, function, and outdated components (like knob-and-tube or aluminum wiring). A common issue I see when on home inspections with clients is Ground Fault Circuit Interrupters (GFCIs). These are simple fixes for an electrician, but so many DIYers install them incorrectly.
5. Plumbing System
They’ll test water pressure and drainage and inspect pipes for signs of leaks, corrosion, or damage. They will help you determine if any Kitec plumbing is present (which can become an insurance issue). This includes visible pipes, water heaters, and sometimes the main shutoff valve.
6. Heating and Cooling Systems
Furnaces, air conditioners, ductwork, and vents are examined closely. However, the home inspector can’t test air conditioners thoroughly when the temperature is 10 degrees Celsius or less.
7. Attic and Insulation
A good inspector will assess insulation levels and ventilation and look for signs of moisture, mold, or pests.
8. Interior
Inspectors look for cracks, uneven surfaces, leaks, and overall condition of walls, ceilings, floors, stairs, smoke detectors, windows, and doors. Good inspectors will show my clients how the windows function, test locking mechanisms, and how to disassemble them for cleaning.
Infrared has become a popular part of the home inspector’s service. Those who provide this service will typically charge more because of the equipment necessary, but I find it gives clients peace of mind. For example, it scans walls and monitors for active moisture and heat loss.
9. Appliances
Appliances such as dishwashers, fridges, stoves, and washers/dryers are often tested for basic operation. Good home inspectors will also include the serial numbers of any appliance in your purchase agreement to protect you in case a homeowner tries to switch them without your knowledge. It’s also a great idea to Google the serial number to confirm the age of each appliance.
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How Much Does a Home Inspection Cost?
You’ll want to include the home inspection cost when budgeting for a home purchase. In most parts of Toronto, a standard home inspection costs between $500 and $800, depending on:
- The size of the home
- Its age
- The volume of systems that require testing
Remember that this is a small price for potentially avoiding thousands of dollars in unexpected repairs (A Money Pit). I’ve seen clients use inspection findings to negotiate price reductions, request repairs, or—sometimes—walk away altogether. Consider it an inexpensive insurance policy.
Your inspector will provide a full report, with photos, video, and recommendations. It’s your job (with a bit of help from your real estate agent) to review it carefully and decide how to proceed.
What Doesn’t Come Included in a Home Inspection?
While inspectors cover a lot, several things aren’t included in a standard home inspection:
1. Inside Walls or Behind Drywall
Inspectors can’t see what’s hidden and can’t open walls to check the wiring or pipes.
2. Specialty Systems
Septic tanks, wells, and pools are usually not included in a home inspection.
I recently worked with a buyer who bought a house with a well and a septic system. We hired a local well company to do a water flow test to ensure the well supplied enough water. This was outside the scope of the home inspector’s expertise. We also hired a septic company to inspect the septic system. They advised the client on the septic’s condition, how to maintain it, and how often the maintenance should be done.
3. Asbestos, Radon, and Mold Testing
Unless you specifically request (and pay for) these services, they are not included in the basic inspection. The inspector will point out and document in the report that these items might be present and should be further investigated by a certified professional in these areas.
4. Pests
Home inspections may spot signs of pests, but complete pest inspections (for termites, rodents, etc.) are a separate service. Pro Tip: In Toronto, companies such as Aetna are experts in treating termites.
They won’t mention specific addresses due to privacy, but if you are concerned about termites, you can contact them and ask if a particular street has had any recent treatments, and they will tell you yes or no. This is a good starting point for doing your due diligence.
5. Cosmetic Issues
Chipped paint or outdated finishes might be noted, but inspectors focus on functionality and safety, not aesthetics.
6. Code Compliance
Inspectors assess conditions, not whether every item meets current building codes. However, they will point it out if something doesn’t meet building code standards. A common building code infraction I see is with stairs. Often, outside on a deck, the pitch of the stairs (stringers) and tread size aren’t done to code.
A good inspection is comprehensive. If you’re buying an older home or a property with unique features, it’s worth asking whether you should get add-ons like a sewer line scope or air quality test.
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From the Agent’s Perspective: Why the Right Inspector Matters
Not all home inspectors are created equal. As a real estate agent, I’ve worked with detailed, honest, and organized inspectors—and a few who… well, let’s say they leave things open to interpretation.
Here are my tips when choosing an inspector:
- Look for certified professionals with strong reputations (in Ontario, look for CAHPI or OAHI members)
- Ask for a sample report
- Be present for the inspection; it’s a great learning opportunity
- Don’t panic over minor issues (every home has them!)
- Use the report as a guide, not a dealbreaker
- Look for inspectors who will follow up with you after you own the home to inspect any deficiencies you might have corrected from their report
Buying a home is one of the biggest investments you will make. If you’re preparing to purchase and want guidance through every step, including finding a trusted home inspector. Call me to make sure your next chapter is a successful one.
Want to buy a great home? I can help! Give me a call at 647.283.2127 or email stuart@stuartnodell.com to get in touch.
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