An inspector looks. They do not open walls, lift carpet, dig up the yard or take anything apart. So the report tells you the condition of what could be seen on one particular day, and nothing about what could not. Knowing where that line falls is what turns the report from a worry list into something you can act on.
What a good inspection covers
- Roof, flashing, and visible drainage
- Foundation, grading, and signs of water entry
- Structure: framing, beams, obvious settlement
- Electrical panel, service size, and visible wiring (knob-and-tube and aluminum are the two that affect insurance)
- Plumbing supply and drainage, water pressure, visible leaks
- Heating and cooling equipment, and its age
- Windows, doors, insulation where visible, attic ventilation
What it doesn't cover
Anything behind a wall. Inspectors don't open up finishes. A finished basement hides the foundation.
Underground. Sewer laterals, buried oil tanks, and weeping tile need separate specialists. A sewer scope is cheap relative to what it can find on an older property.
Environmental hazards: asbestos, mould behind finishes, radon, UFFI. Separate testing.
Anything seasonal. Air conditioning can't be properly tested in February; a wet basement may be dry in August.
Code compliance and permits. That's a municipal records search, not an inspection.
Every report on every house lists dozens of items. That's the job. Sort them into three piles: safety issues, things that will cost real money in the next five years, and maintenance. Only the first two should affect your decision or your price.
Home inspectors in Ontario are not currently licensed by the province. Qualification requirements were legislated in 2017 but have not been brought into force. Choose on credentials, sample reports, and references. Then go along on the inspection. Two hours walking the house with someone who knows what they're looking at is worth more than the PDF.
"He simplified every aspect of the transaction, helping me make informed decisions."Muzammel, Oshawa