The Home Inspection: A Buyer’s Complete Checklist (Edmonton)
The Home Inspection: A Buyer’s Complete Checklist (Edmonton)
If you’re buying a home in Edmonton, the single best way to protect your investment is to get a home inspection. Think of an inspection not as a scary “pass/fail” test, but as a detailed health report for the house. Its purpose is to give you a clear, unbiased picture of the home’s condition before your purchase is final. This guide and checklist will walk you through what to expect.
How to Choose a Qualified Inspector in Edmonton
Before the inspection even begins, your most important job is to hire the right professional. Not all inspectors are created equal. Here’s what to look for:
- Licensing & Certification: Ensure your inspector is licensed by the Government of Alberta and is an active member of a professional association like CAHPI (Canadian Association of Home & Property Inspectors) or InterNACHI.
- Ask for a Sample Report: A professional’s report will be detailed, with photos and clear explanations. Ask to see an example to ensure their reporting style is thorough and easy to understand.
- Check Their Reviews: Look for an inspector with a long track record of positive online reviews from recent clients.
- Ask About Their Tools: Inquire if they use modern tools like thermal imaging cameras (to detect heat loss or moisture) and moisture meters.
What an Inspector Actually Does (and Doesn’t Do)
A professional home inspection is a non-invasive, visual examination of a home’s major systems and components on a specific day. It’s designed to identify significant issues that might affect your decision to buy.
It’s important to know what it is not: It’s not a code compliance inspection (like a city permit check), it’s not an appraisal to determine value, and the inspector will not open up walls or floors to see what’s behind them.
The Ultimate Buyer’s Checklist: What We Look For
A qualified inspector will examine hundreds of items. Here are the major areas they—and you—should be focused on.
1. The “Big Picture” (Structure & Exterior)
- Roof: The age, condition, and type of shingles, flashing, and signs of any leaks.
- Exterior & Drainage: The condition of the siding or brick. Critically, they check that the ground slopes away from the house to prevent water issues.
- Foundation: A check for visible cracks or signs of shifting or water damage in the basement or crawlspace.
2. The Major Systems (The Expensive Stuff)
- Plumbing: They’ll check for active leaks, test water pressure, look for corrosion, and check the age and condition of the hot water tank.
- Electrical: An inspection of the main electrical panel, testing outlets, and checking for safety issues like old aluminum wiring.
- HVAC: The age, condition, and proper functioning of the furnace and air conditioning units (season permitting).
3. The Interior
- Walls & Ceilings: Looking for stains that could indicate past or present leaks from the roof or plumbing.
- Windows & Doors: Checking that they open, close, and seal properly to prevent drafts and moisture.
- Attic: A crucial check for proper insulation depth, ventilation, and any signs of moisture or pests.
The Report is In: What Happens Next?
After a few hours, the inspector will provide a detailed report. Based on the findings, there are three common outcomes:
- The Green Light: The report shows only minor, cosmetic issues. You can proceed with the purchase with confidence.
- The Yellow Light: Some significant but fixable problems are found (e.g., an old furnace, minor roof repairs). This is where we can negotiate with the seller for a price reduction or to have them fix the issues before possession.
- The Red Light: A major, “deal-breaker” issue is found (e.g., a foundation problem, major electrical hazards). This is when you might use your inspection condition to walk away from the purchase, completely protected.
For a complete overview of the buying journey, return to the Ultimate Guide to Buying a Home in Edmonton.
Ready to Start Looking?
Each step in the home-buying journey is an important one. To see how this topic fits into the complete process, review our Ultimate Guide to Buying a Home in Edmonton.
Home Inspection FAQs
Have more questions about the home inspection process? Contact us here.
What is the main purpose of a home inspection?
The purpose of a home inspection is to provide the buyer with a comprehensive, unbiased assessment of the home’s physical condition. It is not a pass/fail test. An inspector identifies potential safety issues, significant defects, and systems that may need repair or replacement, allowing you to make an informed purchasing decision.
How much does a home inspection cost in Edmonton?
As of Fall 2025, a typical home inspection in Edmonton for a standard-sized house costs between $400 and $600. The price can vary based on the size and age of the home, and whether you add extra services like sewer scope or thermal imaging. While it’s an upfront cost, it’s a small price to pay to avoid potentially tens of thousands in unexpected repairs.
Should I attend the home inspection?
Yes, absolutely. Attending the inspection, especially the summary at the end, is highly recommended. It allows you to see any issues firsthand and ask the inspector questions. This gives you a much better understanding of the home and the context of the written report than just reading it on its own.
What are the most common issues found during inspections?
Common issues often relate to water and age. Inspectors frequently find improper grading or drainage outside the home, minor plumbing leaks under sinks, older furnaces or hot water tanks near the end of their life, and electrical issues in older homes (like ungrounded outlets). Most findings are minor maintenance items, but the goal is to catch any major ones.
What happens if the inspection reveals a major problem?
If the inspection uncovers a serious issue, your “subject to inspection” condition gives you several options. You can: 1) walk away from the deal and have your deposit returned, 2) negotiate with the seller to have them fix the issue, or 3) negotiate a price reduction to compensate you for the future repair cost.
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