Home Inspections: Your Complete Guide

Buying a home is likely the largest investment you'll ever make. A professional home inspection gives you an objective, expert evaluation of the property's condition before you finalize your purchase. Think of it as a health checkup for your future home.

Key Benefits of Home Inspections:

• Uncover Hidden Issues - Identify problems that aren't visible during a casual walkthrough, from structural concerns to aging systems
• Negotiate with Confidence - Use inspection findings to request repairs, credits, or price adjustments
• Avoid Costly Surprises - Discover issues before they become your financial responsibility
• Plan for the Future - Understand what maintenance or repairs you'll need in the coming years
• Make Informed Decisions - Know exactly what you're buying and decide if the property is right for you
• Peace of Mind - Move into your new home with confidence, knowing its true condition

In the Kootenay region, professional home inspections typically range from $400 to $700, depending on several factors:

Factors Affecting Inspection Cost:

• Property size (square footage)
• Age of the home
• Type of construction
• Property complexity (multi-level, outbuildings, etc.)
• Additional specialized services

• Radon testing
• Mold inspection
• Septic system evaluation
• Well water testing
• Asbestos testing
• Thermal imaging

While it may seem like an added expense, spending $500-$600 on a thorough inspection can save you thousands or even tens of thousands of dollars by identifying issues before you commit to the purchase.

A comprehensive home inspection covers all major systems and structural components of the property. Your inspector will provide a detailed written report, typically including photographs, that documents their findings.

Standard Inspection Coverage:

Structural Components

• Foundation and basement
• Crawl spaces
• Structural framing and supports
• Load-bearing walls

Exterior

• Roof covering and flashing
• Gutters and downspouts
• Siding and exterior walls
• Windows and doors
• Grading and drainage
• Walkways, driveways, and patios
• Decks and porches

Interior

• Walls, ceilings, and floors
• Doors and windows
• Stairs and railings
• Insulation and ventilation
• Attic access and condition

Plumbing System

• Water supply lines
• Drain, waste, and vent systems
• Water heater
• Fixtures and faucets
• Sump pumps (if applicable)

Electrical System

• Service panel and breakers
• Wiring throughout the home
• Outlets and switches
• GFCI protection
• Light fixtures

Heating and Cooling

• Furnace or boiler
• Air conditioning system
• Ductwork and vents
• Thermostats
• Chimneys and fireplaces

What's NOT Typically Included: Home inspections are visual assessments and don't include invasive testing. Inspectors typically do not:

• Move furniture or stored items
• Inspect septic systems or wells (requires specialized inspection)
• Test for radon, mold, or asbestos (requires specialized testing)
• Perform pest inspections
• Check swimming pools or hot tubs in detail

Your inspection report is a comprehensive document that will serve as a valuable reference for years to come. Here's what to expect:

Report Components:

• Executive summary highlighting major concerns
• Detailed findings organized by system or area
• Photographs documenting conditions and issues
• Recommendations for repairs or further evaluation
• Safety concerns flagged for immediate attention
• Maintenance recommendations

How to Read Your Report:

Not every item in the report is a deal-breaker. Inspectors note everything from minor cosmetic issues to major structural concerns. Focus on:

• Safety hazards - Issues that pose immediate risk
• Major systems - Expensive items like roof, foundation, HVAC, plumbing, electrical
• Structural integrity - Problems affecting the home's stability
• Water damage - Current or past moisture issues that could lead to mold or rot

Minor issues like a loose doorknob or a missing outlet cover are normal in any home and shouldn't cause alarm.

Before the Inspection:

• Schedule the inspection during your due diligence period
• Choose a qualified, licensed inspector (ask your real estate agent for recommendations)
• Plan to attend the inspection in person if possible
• Ensure utilities (water, electricity, gas) are turned on for testing

During the Inspection:

• Follow along with the inspector
• Ask questions about anything you don't understand
• Take your own photos and notes
• Focus on major systems and safety issues
• Avoid distracting the inspector, but be engaged

After the Inspection:

• Review the full report carefully
• Discuss findings with your real estate agent
• Prioritize issues by severity and cost
• Decide if you want to request repairs, credits, or renegotiate
• Consider getting quotes for major repairs
• Don't let minor issues derail a good deal