Home inspections

What is a home inspection?

A home inspection is a visual examination of the condition of a property, conducted by a licensed professional. The inspector examines the house systematically, documents what they find, and delivers a written report — usually within 24 hours. The report details the condition of every major system and component of the home, from the roof to the foundation.

The inspection takes two to four hours, depending on the size and age of the home. You should be present for it. Walking through with the inspector and asking questions is far more useful than reading the report cold. The inspector will point out things that photos can't capture: the sound a furnace makes, the feel of moisture in a basement, the way a door doesn't quite close right.

What a home inspection covers

If you have specific concerns — you know the area has a radon problem, the property has an old oil tank, there are visible water stains that could indicate mold — ask about add-on tests or specialists. These require separate, specialized inspections beyond the standard home inspection.

HIRAO licensing in Ontario

Since August 2023, home inspectors in Ontario must be licensed through the Home Inspection Regulatory Authority of Ontario (HIRAO) [verify current figures with a licensed agent or at realtor.ca]. This was a long-overdue change. Previously, anyone could call themselves a home inspector with no training or accountability. Licensing means inspectors must meet education requirements, carry errors and omissions insurance, and follow a code of ethics.

When hiring an inspector, verify their HIRAO licence number. You can check the public registry on the HIRAO website. Ask how long they've been inspecting, what their background is (many good inspectors came from the trades — electricians, plumbers, or contractors who know what failure looks like), and how they deliver their report. A good inspector uses a tablet or inspection app on-site and delivers a detailed report with photos within 24 hours.

What to do with a report that identifies problems

Every home inspection report identifies something. Minor items — a loose handrail, an aging caulk seal, a dryer vent that needs cleaning — are normal in any house and aren't a reason to walk away. The inspection report is not a list of deal-breakers; it's information. The question is whether any of the findings are material: structural issues, roof at end of life, knob-and-tube wiring, failing HVAC, foundation movement, evidence of water infiltration.

When the inspection uncovers significant problems, you have options. You can request that the seller repair specific items before closing. You can ask for a price reduction to account for the cost of repairs. You can simply use the information to plan future maintenance — and proceed. Or, if the problems are serious enough, you can invoke your inspection condition and walk away with your deposit returned. Your agent can help you navigate which response makes sense given the severity of the findings and the market context.

Waiving the inspection condition in competitive markets

In multiple-offer situations, buyers sometimes waive the home inspection condition to make their offer more attractive. This is a real practice, not a myth. And it's a real risk. When you waive inspection, you agree to accept the property as-is. If the furnace fails two weeks after you move in, you own that cost. If there's a foundation crack that was visible but you never looked, it's yours. The seller has no liability.

Waiving inspection entirely — without any prior review — means buying a house blind. Some buyers do this and nothing goes wrong. Others discover problems worth tens of thousands of dollars within months of moving in. The inspection fee is the cheapest insurance you'll ever buy on a property.