What to Actually Look for During a Home Inspection

A trained eye reads a building differently than most buyers do. A plumbing configuration says a great deal about the era and budget of the builder. An electrical panel can be assessed in seconds. Foundation crack patterns that a hurried inspection would miss stand out.

None of this replaces a licensed building inspector. But knowing what to look for alongside the inspector helps, and more importantly, it helps distinguish between the issues that are expensive problems and the ones that are just cosmetic noise.

Before the Inspection Starts

Ask your inspector for their qualifications upfront. In Quebec, a building inspector does not need to hold a professional designation (though many do). Members of AIBQ (Association des inspecteurs en bâtiments du Québec) follow a code of practice. Ask whether they carry errors and omissions insurance. A good inspector will answer these questions without hesitation.

Expect a thorough inspection to take 2.5-4 hours for a standard single-family home. Anything significantly faster should raise a question.

The Elements That Matter Most

Foundation and basement

Cracks in foundation walls are not all equal. Hairline cracks are common in poured concrete and often cosmetic. Step cracks in block foundations, horizontal cracks in any foundation material, or cracks wider than a few millimeters with signs of water infiltration or movement are serious.

Water in the basement is the issue that causes the most expensive repairs. Check for water staining, efflorescence (white mineral deposits on concrete), odors, and floor drains that haven’t been used recently. Ask specifically: has water ever entered this basement?

Electrical panel

Two panel brands have known issues that affect insurability in Quebec: Federal Pacific (Stab-Lok) and Zinsco. Both have documented failure rates in the breaker mechanisms. Homes with these panels often face difficulties obtaining insurance or require panel replacement as a condition of coverage.

Also look for: aluminum wiring in the main circuits (a fire risk issue in homes built in the 1960s-70s), fuses instead of breakers (original, should be updated), and capacity. A 100-amp service is typically sufficient for a modest home; larger homes or those with electric heat should have 200-amp service.

Plumbing

Identify what the pipes are made of. Lead pipes (dull gray, very soft) need replacement - they’re a health issue and a condition of insurability in many municipalities. Galvanized steel pipes corrode from the inside over time and reduce water pressure. Copper and PVC are generally good. Polybutylene (PB) pipe, identifiable by its gray plastic appearance, has a known failure rate.

Also check: water heater age (typical lifespan 8-12 years for conventional tanks), signs of previous leaks around fixtures, and the condition of the water main entry point.

Roof

Asphalt shingles have a typical lifespan of 20-25 years. Look for: curling or missing shingles, granule loss (shingles shed the protective granule coating as they age), moss growth, and flashing condition around chimneys and dormers. A roof approaching end of life isn’t necessarily a dealbreaker - it’s a negotiating point - but you need to know the cost and timeline.

Heating system

Forced-air furnaces, hot water boilers, and electric baseboard systems all have different typical lifespans and maintenance requirements. Get the age of the system. A furnace more than 15-20 years old is approaching replacement. Ask for maintenance records.

The Issues That Sound Scary But Often Aren’t

• Asbestos in floor tiles or vermiculite insulation: Common in homes built before the mid-1980s. A problem only if disturbed. An environmental assessment can confirm the exact situation. Cost to address varies widely.
• Small cosmetic cracks in drywall: Almost always settlement, not structural.
• Older windows: Functional, just inefficient. The cost of replacement is real but not urgent.

What Buyers Should Do in Competitive Markets

If the market conditions require removing the inspection condition to compete, negotiate a pre-offer inspection instead - conducted before you submit your offer. This costs you the inspection fee ($500-$900) even if you don’t buy the property, but it protects you from inheriting an expensive problem without warning.

Never, under any circumstances, buy a property in Quebec without some form of professional inspection. The risk is not worth any deal.

Have questions about what you saw in an inspection report? Get in touch for help interpreting it.

Georges Matar

Residential Real Estate Broker · RE/MAX DU CARTIER INC.

Contact Georges