Home Buying Inspection

Per CSA A770, the home inspection must include a visual examination of the structural components and exterior cladding. Foundation walls must be checked for cracking, displacement, and moisture intrusion. Exterior cladding must be intact with proper clearance to grade — minimum 200 mm from siding to grade per NBC 9.27.3. Grading must slope away from the building per NBC 9.14.6.2.

1. Walk the building perimeter checking foundation walls for cracks, bowing, or displacement

2. Verify exterior cladding is intact — no missing, damaged, or deteriorated sections

3. Confirm siding clearance to grade is minimum 200 mm per NBC 9.27.3

4. Check that grading slopes away from the building at all locations — minimum 1:50 for 2 m

5. Inspect visible structural elements (beams, columns, floor framing) from the basement for sagging, cracking, or damage

- Foundation cracks wider than 3 mm indicating potential structural movement

- Grading sloped toward the building causing water intrusion at the foundation

- Siding in contact with grade causing moisture wicking and deterioration

- Sagging beams or joists in the basement indicating overloading or deterioration

Per CSA A770, the roof covering, flashings, and attic space must be visually inspected. Shingle condition, remaining service life, and evidence of leaking must be assessed. Attic ventilation must meet NBC 9.19.1 requirements — minimum 1/300 of insulated ceiling area. Attic insulation levels should meet the NBC 9.25 or NECB requirements for the climate zone.

1. Inspect roof covering condition from grade with binoculars — note missing, curled, or damaged shingles

2. Check flashings at roof penetrations, valleys, and wall intersections for deterioration or gaps

3. Access the attic and check for staining or daylight indicating leaks or missing shingles

4. Verify attic ventilation — look for soffit vents, ridge vents, or roof vents meeting NBC 9.19.1

5. Check insulation depth and condition — note any areas of missing, compressed, or moisture-damaged insulation

- Roof covering near end of service life requiring imminent replacement

- Inadequate attic ventilation causing ice damming and moisture accumulation

- Attic insulation insufficient for the climate zone

- Flashing deterioration at chimney, plumbing vents, or wall intersections

Per CSA A770, the plumbing inspection must include supply piping, drain/waste/vent piping, water heater, fixtures, and accessible shut-off valves. Pipe materials must be identified (copper, PEX, ABS, PVC). The water heater must be checked for age, condition, and proper venting. All fixtures must be operated to check for leaks, drainage, and adequate water pressure.

1. Identify supply piping material — note any galvanized steel, lead, or polybutylene requiring attention

2. Run all fixtures simultaneously to assess water pressure and check for cross-flow issues

3. Check under all sinks and around toilets for evidence of leaks or water damage

4. Inspect the water heater for age, corrosion, proper venting, and TPR valve discharge pipe

5. Verify main water shut-off location and operability

- Galvanized steel supply piping corroded internally restricting water flow

- Polybutylene piping (common in 1980s-90s Canadian homes) prone to failure

- Water heater past typical service life (10-12 years) or showing corrosion

- Slow drainage indicating partial blockage in drain lines

Per CSA A770, the electrical inspection must include the service entrance, panel, visible wiring, and representative outlets. Panel capacity must be adequate for the home (typically 100 A minimum, 200 A for larger homes). Wiring type must be identified — note any aluminum branch circuit wiring (common in 1960s-70s Canadian homes) or knob-and-tube. GFCI protection must be verified in required locations per CEC.

1. Inspect the main panel for capacity, condition, labelling, and any evidence of overheating or corrosion

2. Identify wiring type — copper NMD, aluminum, or knob-and-tube; note any concerns

3. Test representative outlets with a 3-light tester for correct wiring and grounding

4. Verify GFCI protection in bathrooms, kitchen, garage, outdoors, and basement per CEC Rule 26-700

5. Check for adequate receptacle quantity and spacing in each room

- Aluminum branch circuit wiring without proper CO/ALR-rated devices

- Panel at capacity with no room for additional circuits

- Missing GFCI protection in required locations

- Double-tapped breakers or other deficiencies in the panel

Per CSA A770, the heating system must be inspected for type, age, condition, and basic operation. Furnaces must be vented per CSA B149 (gas) or CSA B140 (oil). Heat distribution (forced air, hydronic, electric baseboard) must be assessed. Air conditioning, if present, must be operated and assessed. Filter condition and ductwork integrity should be checked where accessible.

1. Identify heating system type, fuel source, age, and rated capacity

2. Operate the heating system and verify heat is delivered to all rooms and registers

3. Check furnace or boiler for signs of corrosion, cracking, or combustion gas spillage

4. Operate the air conditioning system and verify cooling at supply registers (minimum 8 degrees C differential)

5. Inspect visible ductwork for disconnections, damage, or inadequate insulation in unconditioned spaces

- Furnace or boiler past typical service life (15-20 years gas, 20-25 years oil)

- Heat distribution uneven indicating ductwork issues or undersized equipment

- Air conditioning refrigerant charge low producing insufficient cooling

- Combustion gas spillage from the furnace or water heater indicating venting problems

Per CSA A770, basements and crawl spaces must be inspected for evidence of moisture intrusion, water damage, and mould. Common sources include foundation cracks, failed waterproofing, improper grading, and plumbing leaks. Sump pumps, if present, must be tested for operation. Under Tarion and other provincial warranty programs, basement water penetration is a major deficiency warranting repair.

1. Inspect basement walls and floor for staining, efflorescence, or active moisture intrusion

2. Check for musty odours indicating mould or chronic moisture problems

3. Test sump pump operation by adding water to the pit and verifying pump activates

4. Inspect visible foundation wall cracks and note width and location

5. Check basement windows, window wells, and floor drains for evidence of water entry

- Chronic basement moisture from exterior grading directing water toward the foundation

- Foundation wall cracks allowing water intrusion during rain or snowmelt

- Sump pump not functioning or not connected to a discharge point away from the building

- Mould growth behind finished basement walls concealing moisture problems

Per CSA A770 and provincial warranty standards, interior finishes must be inspected for condition and defects. Windows and doors must operate smoothly and seal properly. Smoke alarms must be present on every storey and outside sleeping areas per NBC 9.10.19. CO detectors are required where fuel-burning appliances or attached garages exist. Stairways must meet NBC safety requirements including handrails and guards.

1. Operate all windows and exterior doors — verify smooth operation, proper latching, and weathertight sealing

2. Verify smoke alarms are present on every level and outside each sleeping area per NBC 9.10.19

3. Confirm CO detectors are installed where required — near fuel-burning appliances and attached garages

4. Check stairway handrails and guards — handrails required on stairs with more than 2 risers, guard height minimum 900 mm per NBC 9.8.8

5. Inspect visible floors, walls, and ceilings for cracks, stains, or damage indicating underlying problems

- Missing or non-functional smoke alarms

- Handrails or guards missing at stairways

- Windows fogged between panes indicating failed sealed units

- Doors and windows not operating properly due to settling or poor installation