Questions & Answers
What does a home inspection include?
A home inspection non-invasive, visual examination of the accessible areas of a residential property designed to identify conditions and defects within systems and components that are observed and deemed material by the inspector. An inspector will look at the interior and exterior parts of the home like the foundation, structural components, roof and chimneys, insulation and ventilation, fireplace, heating system, cooling system, basement, crawlspace, attic, plumbing, and electrical systems.
How long does a home inspection normally take?
A typical home inspection of an average-sized house in the Okanagan (2,500 square feet) takes about 3.5 to 4 hours. Condos take less time, and bigger homes take longer. Also, older homes sometimes require a little more time to investigate and inspect. Every home is different; a good inspection is about quality, not speed.
What do I get in writing? What does a home inspection report look like?
Our inspection findings are packaged in a modern and attractive, easy-to-reference, web-based report. The report features dozens of photos and is a clear and comprehensive evaluation of the home which can easily be shared with family members or downloaded as a PDF.
How much does a home inspection cost in BC?
We’re focused on providing the most thorough inspection, and delivering a clear, comprehensive report. We believe quality is remembered long after the price is forgotten; Our pricing is based on approximate time spent on an inspection and are in line with the those of other top inspectors in our area.
Rates vary between companies, and are based on the square footage, age of the property and other factors. Rates for home inspections in BC can range anywhere from about $400-$450 for a condo inspection, to $1,000 and up for a large estate home. The average price for a home inspection in Kelowna or Vernon is around $600-$675. Expect to pay 5-10% more for an inspection in Vancouver or the Lower Mainland.
Do you do repairs? Do you recommend contractors?
No, we don’t do repairs. Home inspectors are certified inspection experts and we’re not in the contracting or construction field. Our job is to identify deficiencies and any possible problems and give recommendations. We recommend our clients consult trusted friends in their community, or a trusted resource like Google Reviews or the Canadian Home Builder’s Association for referrals.
What percent of homes fail their home inspection?
A home inspector doesn’t issue a “pass” or “fail” grade on a home. A professional home inspection is an examination of the current condition of the prospective home. The inspector will describe the physical condition of the home and indicate which systems may not be performing as expected and which items may need repair or replacement. The buyer decides whether to purchase the home based on the inspection report and many other factors.
What time of day do home inspections usually happen?
Unlike a regular real estate viewing that may occur during the evening, your home inspection needs to happen in broad daylight so that the inspector is able to see any deficiencies, especially outside the home. At least a portion of our appointment has to take place during the day to ensure we get a thorough visual inspection of the exterior of the structure and property. This means that during the winter months our hours are reduced as inspectors need to be done the exterior of the home by mid-afternoon to ensure there’s enough natural light.
Do I need to be present at my home inspection?
You’re not required to be present at your home inspection, however, we recommend that you attend at the end of the inspection so that you can benefit from an in-person summary walkthrough with the inspector. This is a great opportunity to learn about the home and ask questions about the condition of the property.
Should my realtor be present at my home inspection?
They can, but they don’t need to be. In Kelowna and Vernon it’s not very common for realtors to attend a home inspection. They attend the inspection less than half the time. Occasionally they’ll attend for a portion of the appointment to advise or assist their client. Thanks to the convenience of lockboxes the current norm is that we usually see fewer people in attendance at our inspection appointments. If your realtor attends your inspection you can be sure they’re working hard for you.
What if I can’t be present at my home inspection?
That’s fine—we actually work with lots of out-of-town clients who aren’t able to be at the inspection. If you can’t be present at the inspection, we’ll call you after we’ve inspected the property to discuss our most important and immediate findings. Then we’ll email you the full report (with plenty of photos) as soon as it’s completed (guaranteed within 24 hours). We’re happy to do a virtual home walkthrough with you using video like WhatsApp—please request this service in advance!
What’s included in a home inspection?
A home inspection includes:
A visual inspection to ensure the major systems are working as expected;
A list of safety and performance issues;
Identification of areas where troubles may exist;
Recommendations to refer to specialists where required.
The current Standards of Practice includes the most up-to-date Scope of Inspection. Our home inspection includes some additional features & services.
What are the ‘major systems’ and ‘components’ of a home?
Major home systems and components are the items that are permanently installed and required for daily living in the home, like the roof, windows and doors, gas, electric, and heating systems (ie. furnace, boiler, in-floor heating, fireplace) air conditioner, thermostat, hot water tank, structure, insulation & ventilation, and plumbing & electrical systems.
What’s not included in a home inspection?
A home inspection is not technically exhaustive, meaning that we don’t dismantle or damage items. We check normal operating controls of all the systems under standard operating conditions, so we’ll open readily accessible panels, and carefully examine and inspect all around items. We don’t take apart, service or clean equipment, and always try to put things back exactly as we found them. We conduct a thorough visual inspection of the home’s major systems, however we can’t see inside walls or ceilings or under carpet and furniture.
Is a pre-listing home inspection worth it?
It’s definitely worth it! Seller’s inspections are becoming more common in our housing market. Why? One of the last subjects to sale is usually the home inspection, which is necessary to protect all parties and provide peace of mind to the buyer. By having a pre-listing inspection completed, the timeline of the sale can sometimes be shortened as there is already a good deal of info about the home available to them. In our experience a pre-inspection can build trust between the buyer and the seller and help expedite the sale of a home in a vibrant real estate market.
Is it a good idea to get a home inspection before I offer?
Yes, pre-offer inspections are becoming more and more common in the hot Okanagan, and BC Interior housing markets. Although some inspection companies don’t like pre-offer inspections because they’re usually requested on very short notice, we believe having a pre-offer inspection completed can provide the buyer with the knowledge they need to be able to present a stronger, more aggressive offer in a hot market, while still doing all their due diligence. Likewise, most real estate industry professionals recommend that buyers have their financing in place well before they begin their purchasing journey.
What if I removed subjects without getting a home inspection?
If you didn’t set up a home inspection before you purchased your home, don’t worry, you’re not the first. Just as it’s strongly recommended to always get a home inspection before you buy, it’s also a wise decision to have your home inspected after you take possession. In fact, a growing number of our clients in the Kelowna and Vernon area contact us after the deal has closed but before they move into the home, to request a complete home inspection. This way they can better understand the condition of the home and its systems and set up a budget and schedule for maintenance and improvements.
Can I contact my home inspector if I have questions before subject removal?
Yes, reach out to us! Our report is very detailed, so it’s not very often our clients have questions pertaining to the home or report, but if you do, definitely contact us by phone, text, or email.
Should I get a home inspection before I even make an offer on a home?
Sometimes this is necessary in a competitive market. In 2023 and the past few years, many real estate markets have heated up, and in multiple-offer scenarios, buyers are presenting offers with fewer subjects. Many industry experts believe that getting a home inspection prior to offer presentation and then presenting a stronger offer (that's not subject to home inspection), is a good strategy. This strategy allows you to do your important due diligence while also giving yourself the best chance to be the winning offer.
If you inspect a home for me and I don’t purchase it, can you inspect another home for me?
We’d be happy to. Sometimes, during our inspection, we uncover conditions that our clients weren’t aware of, and they choose not to move forward with the purchase of a home—this is the peace of mind and value that a good inspection provides. There are no rules preventing a client and inspector from working together on subsequent home purchases; we have many repeat clients.
