Home Inspection Process (What to Expect)
1) Site & Drainage (Grading, Driveways, Perimeter)
What we look for: Slope away from the home, downspouts extended, evidence of perimeter drainage issues (staining, efflorescence). In BC’s wet coastal zones, robust drainage is critical to prevent chronic moisture in crawlspaces and basements.
BC Considerations: Frequent rain and wind-driven moisture on the coast; freeze/thaw and snowmelt in the Interior and North.
Maintenance Timeline:
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Clean gutters/downspouts spring & fall; extend downspouts ≥2–3 m from the foundation.
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Regrade/repair splash pads as needed.
Warning Signs: Ponding near foundation, musty odours in lower levels, sump pumps cycling often after light rain.
Action Checklist
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Keep roof runoff away from the foundation; verify sump operation (if present).
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Budget for video scope of perimeter drains on older homes with chronic moisture.
2) Building Envelope (Siding, Windows, Rainscreen)
What we look for: Siding condition, flashings, window/door seals, and rainscreen details (vented cavity, flashings, drainage plane). Rainscreen assemblies became a key strategy after the leaky‑condo era; many municipalities required them by the late 1990s.
BC Considerations: On the coast, rainscreened cladding and careful detailing at balconies are essential to shed wind-driven rain and allow drying.
Maintenance Timeline:
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Wash and visually inspect siding/caulking annually; repaint or re‑seal 5–10 years (material‑dependent).
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Clean window weep holes each season.
Warning Signs: Swollen trim, cracked caulking, missing kick‑out flashings, interior staining at window heads.
Action Checklist
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Ask for documentation if a multi‑family unit was “rainscreened” (scope, date, warranty).
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For 1980s–early 2000s coastal condos/townhomes, scrutinize envelope reports and depreciation studies.
3) Roofing
What we look for: Shingle wear, flashing details, penetrations, skylight seals, attic ventilation and condensation risks.
BC Considerations: Coastal wind/rain and Interior snow loads shorten roof life if ventilation is poor.
Maintenance Timeline:
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Roof check annually and after major storms; attic check annually for frost/staining.
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Clean moss/algae promptly (gentle methods).
Warning Signs: Granule loss, lifted shingles, rusted flashings, attic mould/frost.
Action Checklist
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Keep trees trimmed back; verify adequate attic intake/exhaust.
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If reroofing near the coast, consider underlayment upgrades (ice‑and‑water where appropriate).
4) Structure & Seismic
What we look for: Foundation cracks, settlement patterns, floor framing, deck connections, lateral bracing, and hot‑water‑tank strapping.
BC Considerations: Seismic risk is higher on Vancouver Island, the Sunshine Coast, and the Lower Mainland. 2024 BCBC includes updated earthquake design provisions for new builds/permits.
Maintenance Timeline:
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Re‑evaluate deck ledger/guard safety every 2–3 years.
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Strap water heaters; add seismic shutoff devices when upgrading gas.
Warning Signs: Step cracks at corners, sloped floors, bouncy decks, corrosion at post bases.
Action Checklist
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For older homes, consider a seismic retrofit consultation (anchoring sill plates, shear walls, cripple‑wall bracing).
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Confirm permit history for structural alterations.
5) Plumbing
What we look for: Supply piping (copper/PEX/Poly‑B), leaks, water pressure, drainage, venting, hot water tank age/installation.
BC Considerations: Coastal corrosion at exterior hose bibs and fittings; radon‑related rough‑ins in some regions.
Maintenance Timeline:
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Replace hot water tanks typically 8–12 years (check manufacturer).
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Test main shutoff annually; replace failing PRVs.
Warning Signs: Stains under sinks, calcified valves, slow drains, Poly‑B supply piping.
Action Checklist
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Plan replacement of end‑of‑life tanks proactively.
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Consider water leak detection/shutoff devices.
6) Electrical
What we look for: Service size, mast/SEC condition, panel wiring/clearances, GFCI/AFCI protection, bonding/grounding.
BC Considerations: Salt air near the coast can accelerate corrosion at service masts and outdoor devices.
Maintenance Timeline:
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Infrared scan/panel tighten by a licensed electrician every 5–10 years (or during major upgrades).
Warning Signs: Overheating at breakers, double‑taps, aluminum branch circuits without proper terminations.
Action Checklist
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Upgrade GFCI/AFCI protection in wet/sleeping areas; protect EV charger circuits appropriately.
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Address corroded outdoor receptacles/boxes.
7) Heating, Cooling & Ventilation (HVAC/IAQ)
What we look for: Furnace/boiler/heat pump condition, clearances, flue terminations, ventilation (bath/kitchen fans), HRV/ERV operation.
BC Considerations: Zero‑carbon and energy‑efficiency targets for new buildings are advancing under the BC Energy Step Code and Zero Carbon Step Code (adoption varies by local government).
Maintenance Timeline:
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Service furnaces/boilers annually; heat pumps annually; replace filters 1–3 months.
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Clean and verify bath/kitchen fans yearly.
Warning Signs: Back‑drafting, soot, noisy fans, persistent condensation on windows.
Action Checklist
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Verify HRV balancing (where installed); vent all fans to exterior.
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For solid‑fuel appliances, see WETT section below.
8) Insulation & Ventilation (Attics/Crawlspaces)
What we look for: Insulation depth/coverage, air sealing, vapour barriers, ventilation paths.
BC Considerations: Attic moisture is a common coastal issue—look for bathroom vents terminating in the attic and blocked soffits.
Maintenance Timeline:
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Re‑check attic ventilation and penetrations annually.
Warning Signs: Attic frost, mould on sheathing, damp crawlspace soil, rodent activity.
Action Checklist
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Air‑seal before adding insulation; ensure continuous soffit‑to‑ridge airflow.
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Install ground vapour barrier in vented crawlspaces.
9) Interior & Life Safety
What we look for: Stairs/guards, egress windows, smoke/CO alarms, handrails, fire separation at garages.
BC Considerations: 2024 BCBC added/updated accessibility and adaptable‑dwelling provisions (new construction).
Maintenance Timeline:
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Replace smoke alarms every 10 years; CO alarms per manufacturer (often 7–10 years).
Warning Signs: Missing alarms, improper guard heights, blocked bedrooms egress.
Action Checklist
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Test alarms monthly; keep fire extinguisher accessible.
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Verify bedroom egress sizes (especially below grade).
10) Fireplaces & Wood‑Burning Appliances (WETT)
Insurers commonly ask for a WETT inspection when you have a wood stove or insert; it’s an evaluation of installation and safe operation, not a “certificate.”
Action Checklist
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Have solid‑fuel appliances inspected/cleaned annually by a WETT‑certified technician; keep receipts for insurance.
11) Underground Oil Tanks (USTs) – Older Vancouver‑Area Homes
Unused residential underground storage tanks are a contamination risk. In Vancouver, tanks unused for two years typically must be removed or abandoned with permits; contaminated soil must be remediated.
Action Checklist
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Ask sellers for UST disclosures; scan yards of pre‑1970s homes where heating oil was common.
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Follow municipal permit processes for removal/abandonment.
12) Hazardous Materials (When to Stop & Call Licensed Pros)
Asbestos (pre‑1990 materials common)
Before any renovation or demolition, test for asbestos and hire qualified abatement if present. Do not disturb suspect materials.
Lead‑Based Paint
Homes pre‑1960 likely have lead‑based paint; 1960–1990 may have lead on exteriors/interiors in smaller amounts. Avoid sanding/heat guns; use lead‑safe methods or hire specialized contractors.
Mould
Treat moisture first. For large areas (≈>10 m² / 100 ft²) or hidden/recurring growth, consult trained remediation professionals; WorkSafeBC requires specific controls for larger jobs.
Radon
Health Canada’s guideline is 200 Bq/m³ (long‑term test, typically 3+ months in heating season). Mitigate within 1–2 years depending on level. BC has an interactive map, but testing your home is the only way to know.
Action Checklist
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Stop work if you suspect asbestos/lead/mould; bring in licensed professionals.
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Order a long‑term radon test kit for fall/winter; plan mitigation if ≥200 Bq/m³.
After the Inspection: Report, Priorities & Next Steps
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Report: Expect a photo‑rich digital report with summary, safety hazards, and repair/maintenance items.
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Prioritize: Safety items → active leaks → building‑envelope/structural issues → aging mechanicals.
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Further evaluation: Your inspector may recommend specialists (roofer, electrician, HVAC, structural engineer, WETT, environmental testing).
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For new construction: Understand which BCBC edition applied at permit; step‑code/zero‑carbon requirements are ramping up.
Action Checklist
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Obtain quotes for top 3–5 items before subject removal/negotiation.
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Schedule seasonal maintenance per timelines below.
Seasonal Maintenance Timelines (Quick Reference)
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Spring: Gutters/downspouts, perimeter grading, roof/attic check, test sump, service AC/heat pump.
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Summer: Exterior caulking/paint, deck safety, window/door seals, plan radon test for fall.
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Fall: Clean gutters again, furnace/boiler service, fireplace/WETT service, hose bib winterizing.
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Winter: Monitor humidity/condensation, test GFCI/AFCI, review alarms and emergency kits.
