Home Inspection Checklist for Canadian Buyers

Home Inspection Checklist for Canadian Buyers

Most buyers expect a home inspection to tell them whether to buy or walk away. But that's not really how it works. A home inspection is a snapshot of how a home is performing today, plus a heads-up on what may need attention next. We tell our clients that it's not a pass-or-fail test. It's the foundation for smarter decisions during your conditional period.

For first- and second-time buyers, that's the real value. You get clearer eyes, better questions, and a more realistic repair plan before you commit.

Canadian homes come with their own quirks. Snow loads, freeze-and-thaw cycles, ice dams, basements, and big humidity swings can quietly stress a house year after year. In many areas, you'll also run into older housing stock, knob-and-tube surprises, and in rural settings, wells and septic systems that need their own due diligence. In Ottawa specifically, Leda clay (sensitive marine clay), elevated radon zones, and vermiculite insulation in older attics add another layer of risk that your inspector should know how to evaluate.

This checklist helps you spot red flags, stay calm, and focus on the items that change safety and cost the most. Hire a qualified inspector, and if you can, attend the inspection. Seeing issues in person beats reading about them later.

We've also included seasonal guidance, because what you can spot in a February inspection looks very different from what shows up in June.

📋 Want a tool you can actually use on inspection day? [Download our Free Home Inspection Tracker]. It's a ready-to-use spreadsheet with room-by-room checklists, priority dropdowns, 10 questions to ask your inspector, and a built-in negotiation planner.

How to Prepare for a Home Inspection

A good inspection is part observation and part paperwork. If you only walk around the home, you can miss the story the documents tell. A roof replaced twice in ten years or a basement leak that keeps coming back are the kinds of things paperwork reveals. A little prep helps your inspector spend time on the right risks, not chasing basic details.

Start by thinking about the home as a system. Water management, structure, and mechanicals all connect. A small grading issue can lead to a damp basement, which can lead to mould, which can lead to air quality problems and repairs that stack up fast.

Before the appointment, gather a few items and decisions so you're ready to act during your conditional period:

• MLS listing and disclosures: Note stated ages of roof, windows, and mechanicals, then confirm them on inspection day.
• Utility costs (if available): Heating costs can hint at insulation gaps or inefficient equipment. In Ottawa, where winters regularly hit -25°C or colder, this matters more than most markets.
• Renovation permits and receipts: These help separate real upgrades from quick cosmetic work. If permits weren't pulled, that's a conversation worth having.
• Your must-ask list: Any smells, stains, cracks, or DIY work you noticed during showings. Write them down so nothing slips through.

This is still due diligence, even though it's not glamorous. The goal is fewer surprises, and a clearer plan if the report recommends specialist follow-ups.

What to Ask the Seller or Listing Agent Ahead of Time

Some of the best inspection questions are simple, because they force specific answers. Ask for ages, dates, and receipts whenever possible. "It's been maintained" is not a real answer.

Start with the big-ticket items:

• When were the roof shingles installed, and was flashing replaced too?
• How old are the windows and exterior doors, and are there known drafts or condensation issues?
• What's the age and fuel type of the furnace, and is there a service history?
• Is there central AC or a heat pump, and when was it last serviced?
• How old is the hot water tank, and is it owned or rented?
• What type of electrical panel is installed (brand, amperage), and were any upgrades permitted?
• Have there been plumbing updates, and is there any polybutylene or older piping still present?
• Any prior insurance claims, water issues, or basement flooding events?
• What's the attic insulation level, and has ventilation ever been improved?
• Were permits pulled for structural changes, finished basements, decks, or electrical work?
• Has radon testing ever been done? Parts of Ottawa fall within elevated radon zones, and a test during your conditional period is inexpensive and well worth the peace of mind.

If the home is rural, add direct questions about the essentials you can't see at a glance: well depth, water test history, treatment systems, septic age, last pump-out date, and any repairs to the bed or tank.

If it's a condo, your checklist should include the status certificate, rules about owner repairs, and what the corporation covers (windows, balconies, HVAC equipment, plumbing stacks). A unit can look perfect while the building behind it needs major work.

What to Bring and What to Do During the Inspection

Bring a notebook, a phone camera, and a tape measure. Also bring a short list of your top concerns. Things like "basement smell," "cracks by the front step," or "ice buildup on the eaves last winter" help the inspector spend time where it matters.

During the inspection, follow along when you're allowed. Ask for plain language. If something sounds technical, have the inspector explain what it means for safety, repair timing, and likely cost range. Request photos of key areas you may never see again, like the attic, crawlspace, electrical panel, and furnace data plate.

Also pay attention to comfort clues that don't show up neatly in a report. Listen for traffic and neighbour noise. Notice odours, especially musty smells near basements and closets. Check how the home feels when you stand still for a minute. That "overall feel" often points to airflow, humidity, and insulation issues common in Canadian homes, especially older Ottawa stock where air sealing wasn't a priority when the house was built.

Home Inspection Checklist: Room by Room

Think of this part like reading a map before a road trip. You don't need to memorize every street. You just need to know where the bridges are. In a home inspection, the "bridges" are water control, structure, and major systems. Cosmetic issues matter, but they rarely sink a budget like moisture or failing mechanicals.

Use the points below to stay focused while your inspector works. You're not trying to out-inspect the inspector. You're trying to understand what you're buying, and what you'll need to fix first.

Roof, Exterior, and Grading

Most expensive headaches begin with water that isn't managed well. Outside details matter a lot in Canada, because ice and thaw can widen cracks and back water up where it doesn't belong.

Roof:

• Missing, curling, or worn shingles, including soft spots and uneven lines that can hint at past repairs
• Flashing around chimneys, vents, skylights, and wall joints. Poor flashing is a common leak source
• Soffits, fascia, and eaves. Staining or rot can point to chronic overflow, ice dams, or poor ventilation
• Heavy icicles, warped eaves, or interior staining near exterior walls. These are signs of attic heat loss and potential ice dam damage

Walls and Foundation:

• Siding and brick condition. Cracks, loose pieces, and brick spalling (flaking faces) can worsen after freeze-and-thaw cycles
• Foundation and parging. Note cracks, crumbling parging, or fresh patching that doesn't match the rest of the wall
• In Ottawa, watch for signs of Leda clay movement. Uneven settling, stair-step cracks in masonry, and doors or windows that no longer close properly can indicate soil-related shifting that's different from typical concrete cracking

Drainage and Grading:

• Gutters and downspouts. Confirm they're attached, sloped, and draining away from the foundation, not dumping beside it
• Window wells should drain properly, and siding shouldn't sit buried in soil or mulch
• Driveway slope and grading. Water should move away from the house, not pool near the foundation

Decks and Structures:

• Check movement, ledger attachment, and guard height. Safety issues matter immediately
• Look for rot at ground-contact points and around fasteners

If you remember one thing from this section, make it this: where does water go during a storm or spring melt? That answer predicts a lot.

Basement, Crawlspace, and Attic

These spaces tell the truth, because most owners don't stage them. In Canadian homes, they also show how the house handles long winters, humid summers, and fast temperature swings.

Basement:

• A damp odour often means moisture, even when walls look clean
• Efflorescence (white powder on masonry) and tide marks can signal water movement through walls
• Sump pump and pit. Confirm it's present where needed, securely installed, and has a discharge that makes sense
• Backwater valve. Ask if one is installed and accessible, especially in areas prone to sewer backup
• Note crack width, direction, and whether there are signs of active movement or water entry
• Fresh paint, new flooring, or recently replaced baseboards in a finished basement can hide past leaks. Ask why the work was done
• Support posts and beams. Look for proper footings and signs of DIY adjustments

Crawlspace:

• A vapour barrier helps control moisture. Bare soil often means higher humidity and pest risk
• Check for standing water, wood rot, and insulation condition

Attic:

• Poor airflow can cause mould, ice dams, and roof deck staining
• Uneven or damp insulation often points to air leaks, roof leaks, or condensation
• Look for vermiculite insulation. It's common in older Ottawa-area homes and may contain asbestos. If present, don't disturb it. Your inspector should note it, and you may want professional testing during your conditional period
• Air leaks around plumbing stacks, pot lights, and attic hatches are common pathways for warm, moist air

Freeze-and-thaw doesn't just affect concrete outside. It also stresses materials when indoor air leaks into cold spaces. Good air sealing and ventilation reduce that stress.

Plumbing, Electrical, and HVAC Systems

This is where small defects can become safety issues, so it's normal for an inspector to recommend further review by a licensed trade. That's not a failure. It's a clear next step for your due diligence.

Plumbing:

• Low water pressure can mean old piping, mineral buildup, or supply issues
• Check under sinks, around the hot water tank, and near shutoffs for visible leaks and corrosion
• Accessible main and fixture shutoffs are essential. Emergencies aren't polite
• Polybutylene and other aging pipe materials may need a plan and budget, even if they aren't leaking today
• Water heater age matters, and so does safe venting and signs of backdrafting

Electrical:

• Look for tidy wiring, labelled breakers, correct amperage, and no heat damage at the panel
• Aluminum wiring and knob-and-tube can exist in older homes and often trigger insurance requirements or upgrade needs
• GFCI and AFCI protection. Kitchens, baths, exterior, and bedrooms have modern safety expectations that older homes may not meet
• Warm outlets, power bars everywhere, and loose junctions are warning signs of overloaded circuits

Heating, Cooling, and Ventilation:

• Ask when the furnace was last serviced, and check filter condition and return airflow
• AC and heat pump age, coil condition, and condensate management still matter even if operation is seasonal
• Bathroom fans should exhaust outside, not into the attic where moisture can feed mould

If the inspector flags a concern, ask two follow-ups: what's the likely cause, and what's the consequence if it waits one year?

Seasonal Inspection Tips for Canadian Homes

A smart checklist changes with the weather. Some problems only show up when it's cold enough to freeze, hot enough to stress an AC unit, or wet enough to push water toward the foundation. If you're buying in February, you may not see how the yard drains, or how the attic behaves during a summer heat wave.

When the season hides a detail, you can still reduce risk. Ask for invoices, photos from other seasons, and notes from past repairs. You can also plan a follow-up visit when conditions change.

Winter: Ice, Drafts, and Hidden Leaks

In winter, look for uneven snow melt on the roof, heavy icicles, and signs of attic heat loss. Inside, check for drafts at windows and doors, and watch for condensation on glass. It can hint at humidity or airflow issues. Pay attention to cold rooms and a furnace that seems to run nonstop.

Also think about frozen pipe risk in spots that may be under-heated, like a garage wall shared with living space, or a poorly insulated crawlspace. If snow cover blocks your view of grading and roof edges, ask for warmer-month photos, or consider a spring re-check for the outside drainage details.

Spring: Water, Sump Pumps, and Foundation Clues

Spring is when problems announce themselves. Meltwater and rain test the home's ability to keep water away. Watch for puddling near the foundation, downspouts that dump too close, and eavestrough overflow stains.

Inside, a musty smell, damp carpet edges, or fresh paint on lower walls can be clues. If there's a sump pump, ask how often it runs during thaw and whether there's a battery backup. Foundation cracks can look wider in spring. Not always because they grew, but because water highlights them.

Summer: Cooling, Pests, and Outdoor Structures

Summer tells you if the home can stay comfortable without struggling. Check AC performance, humidity control, and whether the attic feels excessively hot, which can hint at ventilation issues. Windows should open smoothly, and screens should fit well.

Outside, inspect deck stability and exterior wood for rot. Look for pests around moist areas. Carpenter ants are particularly common in the Ottawa area, especially near soft or water-damaged wood. After a heavy rain, see how water moves across the lot, because dry weather can hide bad grading. Also check tree limbs that overhang the roof. They can damage shingles and clog gutters.

Fall: Heating Readiness and Freeze-Up Prep

Fall is about getting ready for freeze. Test the furnace early so you're not discovering issues during the first cold snap. If there's a fireplace or wood stove, ask about cleaning, safe clearances, and whether a WETT inspection (Wood Energy Technology Transfer) has been done. Many Canadian insurers require one, and it's a common surprise for buyers.

Check weatherstripping and caulking around windows and doors. Make sure gutters are clear and downspouts extend away, because blocked drainage sets up ice problems later. Exterior taps should be drained and shut off as needed, and any exposed hoses should be removed.

Not sure what to prioritize based on when you're buying? We help Ottawa buyers plan their inspection timing and conditions. [Get in touch with our team].

What to Do After a Home Inspection

A home inspection report can be long, and the sheer number of notes can feel overwhelming. We see this with our clients regularly. The trick is to separate "needs attention" from "changes the deal." Older homes often come with long lists, but many items are normal maintenance, not urgent repairs.

Ask your inspector to point out the top issues in plain terms. Then decide what you need before you remove conditions, and what you can plan for after closing. This is where your due diligence becomes real decision-making, not just information gathering.

How to Sort Findings: Now, Soon, and Later

We help our buyers group issues by consequence, not by room. A hairline drywall crack is annoying. A foundation crack with active water entry is a different story.

A simple way to triage:

1. Now (safety and active damage): Electrical hazards, suspected mould tied to moisture, structural concerns, gas or venting issues, active leaks.
2. Soon (prevent bigger costs): Roof wear nearing end of life, failing grading or downspouts, aging water heater, attic insulation and ventilation problems, sump pump issues.
3. Later (maintenance and cosmetic): Caulking, minor wear, small repairs that don't affect safety or water control.

Before you leave, ask the inspector for the top five concerns and the likely cause behind each one. Treat symptoms and causes differently. A water stain is a symptom. The flashing, grading, or condensation problem behind it is the cause.

Negotiation Options That Keep You Protected

Once you know what matters, you have a few practical paths. Your choice should match the risk, the timeline, and what's realistic for the seller and the market.

Common options include asking for repairs by licensed professionals (with receipts), negotiating a price adjustment, or in some cases requesting a closing credit if it fits the deal structure and your lender allows it. If the report points to high risk, like ongoing water entry or unsafe wiring with no clear plan, walking away can be the best choice.

If time allows during your conditional period, get contractor quotes for the big items. Even one or two quotes can turn a vague concern into a clear budget number. And once you own the home, keep a maintenance fund. Canadian weather is hard on roofs, drainage, and mechanical systems, even in well-built houses.

A strong inspection strategy is part of a strong offer. [Learn how we help Ottawa buyers protect themselves at securemyoffer.com →]

Your Next Step

A strong home inspection isn't about chasing perfection. It's about preparing well, focusing on the systems that protect the home (water control, structure, and mechanicals), and adjusting your checklist for the season you're buying in. Then you use the report to make a clear plan during your conditional period, whether that means negotiating, budgeting, or stepping back.

Attend the inspection if you can, take notes, and keep your attention on the few items that change safety and cost the most.

If you're buying in Ottawa and want help building the right conditions into your offer, [reach out to our team](link to contact page). We walk our clients through this process every day, from inspection planning to negotiation strategy.

📋 [Download Our Free Home Inspection Tracker] A ready-to-use spreadsheet with room-by-room checklists, priority rankings, 10 questions for your inspector, and a negotiation action plan. Home inspection app coming soon.