Home Inspections in BC: What Your Inspector Checks, and What They Don't

A home inspection is your best look at a home's condition before you commit to buying it. It also has limits, and knowing them helps you decide when to bring in a specialist. Here is what a BC home inspection covers, what it leaves out, and the extra checks I suggest for older homes.

The short version

Who can inspect a home in BC

By law, anyone doing home inspections in BC needs a licence from Consumer Protection BC, along with errors and omissions and general liability insurance of at least $1 million each. Before the inspection, you sign a written contract that must say whether the inspector will inspect for mould and asbestos, and whether the inspection is non-invasive. Afterwards, you receive a written report giving the inspector's opinion on each item in the contract, flagging where expert advice is needed and stating what was not covered.

What an inspection covers

Consumer Protection BC describes home inspections as visual, non-invasive assessments of the accessible areas of a home. A typical inspection looks at the roof and exterior, the structure and foundation where visible, plumbing, the electrical panel and fixtures, heating, insulation and ventilation in accessible areas, and the interior. The inspector tells you what they found, how serious it looks and where a specialist should take a closer look.

What it does not cover

• Hidden areas. Inspectors do not do destructive testing, so what is inside walls, under flooring or buried underground is mostly out of sight.
• Repairs and costs. They do not make repairs or estimate what repairs will cost.
• Asbestos and mould. These are generally outside a standard inspection unless your contract says otherwise.
• Value and insurability. They do not judge what the home is worth or whether it can be insured.

Older homes: extra checks worth adding

• Sewer line. In Coquitlam, owners are responsible for the pipes on their side of the property line, and the City has recommended a camera inspection at least once a decade. A camera scope can reveal roots, cracks or sagging pipe before you buy. Rules vary from city to city.
• Asbestos. WorkSafeBC says homes built before 1990 are likely to contain some asbestos, and homes must be tested for it before renovation or demolition work begins. Factor this in if you plan to renovate.
• Radon. Health Canada recommends a long-term test of at least three months, ideally in fall or winter, so it is usually done after you move in. Levels in Metro Vancouver tend to be lower than in parts of the Interior, but every home has some radon, and testing is the only way to know.
• Wood-burning fireplace or stove. The Province recommends an inspection and cleaning by a certified technician at least once a year, and a WETT inspection is commonly used when a home changes hands.

Getting the most from your inspection

Book a licensed inspector early, attend the inspection if you can, and ask questions as you go. Read the whole report, not just the summary, and talk through anything significant with me before you remove subjects. In a competitive market, BCFSA suggests asking whether you can inspect before you write your offer. For condos and townhouses, the strata documents matter as much as the inspection, so read the strata documents to read first too.

Questions buyers often ask me

Do home inspectors need a licence in BC?

Yes. By law, anyone doing home inspections in BC needs a licence from Consumer Protection BC, and must carry errors and omissions and general liability insurance.

Does a home inspection check for asbestos or mould?

Not usually. Standard inspections are visual and non-invasive, and asbestos and mould are generally outside their scope. Your inspection contract must say whether they are included.

What is Poly-B and why does it matter?

Poly-B is a grey polybutylene plumbing pipe introduced in the mid-1970s and made until 1998. It can break down over time, and some insurers restrict coverage for homes that still have it, so it is worth confirming before you buy.

Should I get a sewer line inspection?

For older homes, it is often worth it. In Coquitlam, owners are responsible for the pipes on their side of the property line, and a camera inspection can reveal problems that a standard inspection cannot see.

How long does a radon test take?

Health Canada recommends a long-term test of at least three months, ideally during fall or winter, so it is usually done after you move in.

For where the inspection fits in your purchase, see From Offer to Keys: The Home Buying Timeline in BC.

This article is general information. For how home inspectors are licensed in BC, see Consumer Protection BC's guide to hiring a home inspector.