Canada Guide 13 min read

Home Inspection Checklist Canada: 156 Things Inspectors Evaluate

By Apartment Checklist Team
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Important Legal Disclaimer

General Information Only: This article provides general information about Canadian real estate and is not intended as legal, financial, tax, or professional advice. Real estate laws, regulations, and practices vary significantly by province and territory.

Not Financial or Legal Advice: This content does not consider your personal financial situation, investment objectives, or individual circumstances. Before making any property-related decisions, you should:

  1. Verify current information on official government websites, including:

  2. Consult with licensed and qualified professionals:

    • Licensed Real Estate Agent or Broker (for property transactions)
    • Licensed Lawyer or Notary (for legal matters and conveyancing)
    • Certified Financial Planner or Investment Adviser (for financial planning)
    • Chartered Professional Accountant (CPA) (for tax implications)
    • Licensed Mortgage Broker or Lender (for financing matters)

Regulatory Compliance: Real estate and financial advisory services in Canada are regulated at the provincial/territorial level. Only properly licensed professionals can provide advice specific to your situation.

Information Currency: Canadian real estate laws, tax regulations, mortgage rules, and government programs change regularly. Information in this article may become outdated. Always verify current details through official sources and licensed professionals before making decisions.

No Liability: While reasonable efforts have been made to ensure accuracy, no warranty is provided regarding the completeness, accuracy, or currency of the information. Use of this information is entirely at your own risk.

A home inspection can save you thousands of dollars. But you need to know what to look for before the inspector arrives.

Here's the truth: most Canadian home buyers attend their inspection but don't understand what they're seeing. They nod along as the inspector points at things. Then they snap a few photos and sign the report. But they don't know which findings are deal-breakers and which are routine maintenance. This home inspection checklist Canada guide will change that.

The $55,000 figure isn't made up. That's the average cost of major problems that Canadian buyers miss. Why? Because they don't understand what does a home inspection cover—or how serious the findings are. The worst part? These issues are usually in the inspection report. They're just not marked clearly enough for excited buyers to notice.

Take this inspection literacy test: Which of these findings would you walk away from?

  • A) Hairline foundation cracks (less than 3mm)
  • B) Active roof leak with water stains and ice dam evidence
  • C) GFCI outlets missing in bathrooms
  • D) Furnace manufactured in 2010

If you answered anything except B, you're making the same mistake that costs buyers tens of thousands. In the next 9 minutes, you'll learn which problems are serious and which ones give you negotiating power.

What Does a Home Inspection Cover in Canada?

Canadian buyers need to know that our climate creates unique problems. Your property inspection checklist must account for issues that don't happen in warmer places:

  • Freeze-Thaw Cycles: Water freezes and expands in cracks during Canadian winters. This speeds up damage to foundations and bricks.
  • Ice Dams: Poor attic insulation makes snow melt and refreeze at the roof edges. This forces water under shingles.
  • Frost Heaving: Foundations must go below the frost line. This is 1.2m to 2.4m deep, depending on your region.
  • Snow Load Rules: Roofs must handle heavy snow. The National Building Code of Canada sets these standards.
  • Radon Gas: Health Canada says radon causes the most lung cancer in non-smokers. Testing is essential.
  • Vermiculite Insulation: Homes built before 1990 may have Zonolite insulation. This can contain asbestos.
  • UFFI: This foam insulation was banned in 1980. Sellers must tell you if it's there. It may affect your insurance.
  • Basement Waterproofing: Over 60% of Canadian homes have basements. Water leaks are very common.

Property Inspection Checklist: The Three-Tier Severity System

Professional investors don't look at each problem separately. They use a property inspection checklist system that shows how serious each problem is and what it costs. For apartment renters, our apartment inspection checklist covers unit-specific concerns. If you're building new, our building house checklist Canada helps ensure quality construction. Don't forget to also check for liens on property to avoid financial surprises.

Tier 1: Safety-Critical Issues (Walk-Away Problems)

These 23 items mean serious problems. They could be safety hazards or cost more than $20,000 CAD to fix:

  • Active roof leaks with water damage inside and ice dam signs
  • Foundation cracks wider than 6mm that move or run sideways
  • Electrical panel with double-taps, burn marks, or Federal Pioneer Stab-Lok panels
  • Aluminum wiring (common in 1965–1976 homes) that hasn't been fixed properly
  • Plumbing with active leaks, old galvanized pipes wearing out, or sewer line failure
  • Furnace with cracked heat exchanger (carbon monoxide danger)
  • Mould covering 1+ square metres, especially in basement or attic
  • Structure settling, sagging, or damaged support beams
  • Active termite or carpenter ant damage to support beams
  • Radon levels over 200 Bq/m³ (Health Canada limit)
  • Vermiculite insulation with asbestos
  • Frost heaving affecting foundation
  • Severe basement water leaks from underground pressure

But here's the interesting part: even Tier 1 problems aren't always deal-breakers. You need to understand the repair costs first.

Before you hire an inspector, review the listing photos yourself. Look for obvious problems. Check for water stains and foundation cracks. Look for roof damage, including ice dam stains. Also, check for other visible issues. One buyer spotted serious structural problems in listing photos. They called a structural engineer first. The engineer confirmed the problems were serious. This saved the buyer money on a full inspection.

Important: Photos are just a first check. Never skip a professional inspection based on photos alone. Certified home inspectors find problems you can't see in photos. They also provide legally recognized reports.

Tier 2: Big But Fixable Problems ($4,000-20,000 CAD repairs)

These 47 items are things you can negotiate about. They're not deal-breakers. Most people make a big mistake here: they treat Tier 2 problems like Tier 1 emergencies. They walk away from good houses for no reason.

  • Roof near end of life (3-5 years left)
  • HVAC system over 15 years old but still works
  • Water heater over 10 years old
  • Slope problems causing small drainage issues
  • Older electrical service (100A vs modern 200A)
  • Windows with broken seals (water between panes)
  • Deck with problems but not dangerous yet
  • Crawl space moisture but no damage to structure
  • Small ice dam stains but no active leaks
  • Not enough attic insulation (below R-50 for most Canadian areas)
  • Single-pane windows need upgrade
  • Sump pump near end of life
  • Old drainage tile but still works

Strategy: Add up the repair costs. Take that amount off your offer price. Or ask the seller for credits. Or ask them to fix the problems. Example: A $450,000 house has $15,000 in Tier 2 problems. Offer $435,000 instead. Or get $15,000 back when you close.

Tier 3: Maintenance Items ($150-4,000 CAD each)

These 86 findings are normal wear-and-tear or deferred maintenance:

  • Small plumbing drips
  • Missing GFCI outlets (easy to add for $200-400)
  • Gutters and downspouts need cleaning
  • Caulking wearing out around windows and doors
  • Small siding damage
  • Surface drywall cracks from normal settling
  • Light fixtures that don't work
  • Missing downspout extensions
  • Weatherstripping needs replacement
  • Furnace filter needs replacement
  • HRV/ERV filter needs maintenance

Don't walk away over Tier 3 items. Don't even negotiate hard. These are the cost of homeownership.

The Room-by-Room Inspection

When you know what inspectors check in each space, you can be an active participant instead of just watching.

Exterior Foundation (14 critical checks)

  1. Foundation material and condition (concrete, block, stone, or wood)
  2. Crack width, length, and direction (horizontal cracks are worse than vertical)
  3. Signs of settling and movement
  4. Drainage slope (should tilt away 150mm per 3 metres minimum)
  5. White mineral deposits (shows moisture problems)
  6. Foundation depth (must be 1.2m-2.4m deep, depends on your region)
  7. Crawl space access and vapour barrier
  8. Pest damage (carpenter ants are common in Canada)
  9. Coating condition and flaking
  10. Window well drainage
  11. Drainage system
  12. Soil touching wood (causes pests and rot)
  13. Frost heaving signs
  14. Waterproofing condition (if you can see it)

The inspector spends 15–20 minutes here. Foundation problems can affect every system in the house. In Canada, freeze-thaw cycles make foundation checks very important.

Roof System (20 critical checks)

  1. Roof material and age (shingles, metal, cedar, or slate)
  2. Shingle condition (curling, buckling, missing, worn, or algae)
  3. Flashing around chimneys, vents, valleys, and skylights
  4. Ice dam signs and prevention
  5. Gutter and downspout condition (very important in Canadian winters)
  6. Soffit and fascia
  7. Roof ventilation (stops ice dams and moisture)
  8. Signs of past or current leaks
  9. Sagging or bending
  10. Chimney, cap, and flashing
  11. Snow load capacity
  12. Tree limbs and debris
  13. Ridge vent
  14. Attic ventilation (1:300 ratio)
  15. Attic insulation depth (R-50 to R-60 for most Canadian areas)
  16. Vapour barrier
  17. Attic moisture, frost, or mould
  18. Roof decking (if you can see it from attic)
  19. Plumbing and exhaust vents
  20. Drip edge and eave protection

Your roof lasts 15-25 years. Replacing it costs $12,000-35,000 CAD. The inspector tells you how much life is left. You'll know if you need to replace it soon. Canadian roofs face hard conditions. Snow loads cause stress. Ice dams cause stress. Freeze-thaw cycles cause stress.

Electrical System (26 critical checks)

Electrical problems cause many home insurance claims and fires. Inspectors check this carefully.

  1. Panel type, age, and maker
  2. Federal Pioneer Stab-Lok panels (dangerous, common in Canadian homes from the 1950s–1980s)
  3. Aluminum wiring (fire hazard, common 1965–1976)
  4. Service capacity (100A, 150A, 200A - modern homes need 200A)
  5. Circuit breaker labels
  6. Double-tapped breakers
  7. Wire size matches breaker ratings
  8. GFCI outlets in wet areas (bathrooms, kitchen, outside, garage)
  9. AFCI breakers in bedrooms (required after 2002)
  10. Grounding system
  11. Three-prong vs two-prong outlets
  12. All outlets work
  13. Light switches work
  14. Burn marks or overheating signs
  15. Junction box covers
  16. Wire insulation condition
  17. Knob-and-tube wiring (old, insurance problems)
  18. Outdoor outlets and GFCI protection
  19. Subpanel connections
  20. Smoke detectors (required by provincial fire codes)
  21. Carbon monoxide detectors (required with fuel-burning devices)
  22. Service mast condition
  23. Meter base
  24. DIY electrical work (often doesn't meet code)
  25. ESA compliance
  26. EV charging readiness

You need professional help to understand electrical problems. Talk to your certified home inspector. Talk to licensed electricians. Or talk to the Electrical Safety Authority. They can check if problems meet the Canadian Electrical Code. They also know the provincial rules for your property.

The Systems Check

Understanding mechanical systems inspection helps you avoid expensive surprises after you buy.

HVAC System (18 critical checks)

  1. Furnace age, maker, and model (lasts 15-25 years)
  2. Heat exchanger (cracks mean CO danger, needs immediate replacement)
  3. Burner flame (blue means good)
  4. Air filter and rating
  5. Ductwork insulation and sealing (important for energy savings)
  6. Air conditioner age and condition
  7. Refrigerant lines
  8. Water drain
  9. Thermostat works
  10. Airflow volume
  11. Temperature rise/drop
  12. Vent balance
  13. Air supply for burning
  14. Flue pipe condition and slope
  15. Gas line connections (TSSA rules in Ontario)
  16. Maintenance records
  17. HRV/ERV system (needed in energy-efficient homes)
  18. Humidifier

Replacing an HVAC system costs $8,000-18,000 CAD. You need to know how much life is left. Canadian heating systems work much harder than in warm climates. They wear out faster.

Plumbing System (24 critical checks)

  1. Water line material (copper, PEX, galvanized, or Kitec)
  2. Kitec/Ipex plumbing (often fails, has class action lawsuit)
  3. Polybutylene pipes (often fail)
  4. Galvanized pipe wear
  5. Water pressure (40-80 psi is best)
  6. Drain pipes material and condition
  7. Leaks under sinks and around fixtures
  8. Toilet works, sealed, and stable
  9. Shower/tub drains well
  10. Water heater age, type, size (40 vs 50 gallons, tank vs tankless)
  11. Temperature pressure relief valve works
  12. Water heater venting (gas units)
  13. Expansion tank (needed with pressure valves)
  14. Main water shutoff location
  15. Sewer line material and condition (iron, clay, ABS, or PVC)
  16. Sump pump works, age, and backup power
  17. Floor drains and trap primers
  18. Backwater valve (many cities now require this)
  19. Well system (if you have one) - flow rate and water quality
  20. Septic system age, location, and maintenance records
  21. Fixture shutoff valves work
  22. Cross-connection dangers
  23. Frozen pipe damage or prevention
  24. Water softener condition

Insulation and Energy (12 critical checks)

In Canada, good insulation is essential. You need it for comfort, lower energy bills, and to prevent moisture problems.

  1. Attic insulation depth (R-50 to R-60 for most areas)
  2. Wall insulation type
  3. Basement insulation
  4. Rim joist insulation and air sealing
  5. Vermiculite insulation (may contain asbestos)
  6. UFFI (sellers must tell you in most provinces)
  7. Vapour barrier condition
  8. Air sealing around pipes and wires
  9. Window and door weatherstripping
  10. EnerGuide rating or energy audit records
  11. Heat loss at structural parts
  12. Cantilever and overhang insulation

Basement and Moisture Control (14 critical checks)

Over 60% of Canadian homes have basements. Water leaks are the most common problem. This section is very important for Canadian buyers.

  1. Signs of water leaks (stains, white deposits, water lines)
  2. Foundation crack tracking
  3. Sump pump age and works
  4. Battery backup for sump pump
  5. Drainage tile condition
  6. Floor drains work
  7. Humidity levels (should be 30-50%)
  8. Dehumidifier or need for one
  9. Finished basement limits inspection
  10. Window well drainage
  11. Ground slopes away from house
  12. Downspout extensions (minimum 1.8m from house)
  13. Backwater valve
  14. Radon gas test results or recommendation

The Interior Check

Inspectors do 31 interior checks. They look at safety and whether the home is livable:

Windows and Doors (12 checks)

  1. Windows open and close smoothly
  2. Locks work
  3. Broken seals (water between panes—common in Canada)
  4. Frame rot or wear
  5. Doors open and close properly
  6. Exterior door weatherstripping (important for energy)
  7. Security (deadbolts on outside doors)
  8. Screen condition
  9. Caulking
  10. Glass cracks or chips
  11. Storm door condition
  12. Threshold and weather seal

Interior Walls, Ceilings, Floors (19 checks)

  1. Drywall cracks (size, location, pattern—settling vs structural)
  2. Water stains from leaks
  3. Paint condition and lead paint (homes built before 1978)
  4. Flooring type, condition, and level
  5. Floor squeaks and soft spots
  6. Carpet wear and stains
  7. Tile cracks or loose
  8. Hardwood warping or gaps (from humidity)
  9. Basement moisture or white deposits
  10. Mould or mildew
  11. Ventilation (bathroom fans go outside)
  12. Smoke detectors on every floor and in bedrooms
  13. CO detectors near bedrooms and fuel-burning devices
  14. Fireplace/chimney works, damper, and WETT inspection needed
  15. Stairway and handrails secure (must be easy to grip)
  16. Attic access and condition
  17. Built-in appliances work
  18. Garage door safety sensors (auto-reverse)
  19. Garage-to-house fire barrier (drywall, sealed door)

The Pre-Inspection Strategy

Do your own check before the professional inspector arrives.

Use this 30-minute DIY check during your final viewing:

  1. Run every faucet — Hot and cold, check pressure, look for leaks
  2. Flush every toilet — Listen for running water after, check seals
  3. Test every outlet — Use phone charger, note non-working ones
  4. Open every window — Should operate smoothly, check for seal failure
  5. Turn on HVAC — Should respond within 1-2 minutes
  6. Check for water stains — Ceilings, under sinks, around windows, in basement
  7. Look for cracks — Foundation, walls, ceilings (note size/location/direction)
  8. Test garage door — Safety sensors should stop door if interrupted

Take dated photos during tours and inspections. Show your photos to your certified home inspector. Tell them your concerns. Professional inspectors can spot problems you might miss. They find structural issues. Furthermore, they identify code violations and maintenance problems.

Your inspection isn't about finding a perfect house. It's about understanding what you're buying. This knowledge helps you negotiate the right price. It also helps you avoid big financial problems. Use the 156-item checklist to make good decisions, not to find a perfect house.

Provincial Considerations

Home inspection rules are different in each province. Here are the key points:

Ontario

  • Home inspectors regulated under the Home Inspection Act, 2017
  • Must be licensed by the Ministry of Public and Business Service Delivery
  • TSSA regulates gas appliances and fuel systems
  • ESA (Electrical Safety Authority) oversees electrical systems

British Columbia

  • Consumer Protection BC licensing required for home inspectors
  • Unique concerns: radon, seismic retrofitting, moisture/rain penetration
  • Property Disclosure Statement required from sellers

Alberta

  • Home inspectors licensed under Service Alberta
  • Unique concerns: expansive clay soils, radon, polybutylene plumbing
  • RECA oversight of real estate transactions

Quebec

  • Home inspection not specifically regulated; consider AIBQ members
  • Unique concerns: pyrite in aggregate, heritage building considerations
  • Civil Code of Quebec governs property transactions

Remember: A thorough home inspection is your best protection. Buying a home is likely your biggest purchase ever. An inspection costs $400-$700 CAD. This is small compared to what you save by finding problems first.