How to assess the condition of a property after purchase?

After purchasing a home in Calgary, it is critical to conduct a comprehensive assessment of the condition of your new property, especially if you waived the home inspection condition during the purchase process to gain a competitive advantage. In Calgary's busy real estate market, many buyers forego a home inspection to speed up the transaction or make their offer more attractive to sellers. However, this does not mean that the opportunity to understand the condition of your home is lost — it is still readily available through a post-ownership home inspection.

A post-possession home inspection is designed for homeowners who want to bridge the gap between securing their new property and truly understanding its condition. This service is especially valuable for those who waived the inspection condition to speed up the home buying process. Understanding the condition of your home means you are no longer in the dark and can now plan accordingly to stay ahead of maintenance and repairs.

Key systems to assess

Structural integrity and foundation

The foundation is the foundation of safety and longevity for any older home. Check for horizontal or stepped cracks in the foundation and walk around the house to identify uneven floors or doors that stick. A visual inspection should include looking for bends, curves, cracks, and leaks in the foundation walls.

Key indicators of foundation problems include:

  • Cracks in interior/exterior brickwork
  • Bowed and sinking/peeling walls
  • Uneven or sloping floors
  • Cracks in floor tiles
  • Doors and windows that no longer fit their frames
  • Gaps between walls and ceiling/floor
  • Damp walls and mold in the basement

Calgary's expansive clay soil, freeze-thaw cycles, and other unique geological conditions can cause basement water problems that compromise your home's foundation. Check for cracks or stains in the foundation, make sure water is not seeping into the basement, and if there are wooden beams supporting the structure of the home, make sure they are in good condition with no rot or significant problems.

Electrical systems

Old wiring may not support modern appliances and may even pose a fire hazard. Watch for signs of knob-and-tube or aluminum wiring and have a licensed electrician evaluate the circuit breaker panel and outlets. Regular electrical inspections are a good idea to maintain the safety of your home and give you peace of mind.

A thorough electrical inspection should include:

  • Identification of potential electrical hazards
  • Ensuring all code compliance
  • Ensuring GFCI outlets are properly wired
  • Testing fire and carbon monoxide alarms
  • Testing safety switches and the electric meter
  • Inspecting the electrical panel by checking the capacity of the circuit breakers
  • Evaluating and maintaining previous repairs

Check all light switches and outlets to make sure they are working and not sparking or shorting. For wiring, note if it is particularly old, such as knob-and-tube.

Plumbing systems

These systems are expensive to replace, so it is important to check their current condition. Check the furnace, air conditioner, and water heater for age and performance, and check pipes for corrosion or signs of slow leaks. Regular home plumbing inspections are an essential part of preventive maintenance for your home.

A comprehensive plumbing inspection should include:

  • Checking indoor faucets
  • Checking water pressure
  • Inspecting sinks
  • Inspecting pipes under the counter
  • Testing all toilets
  • Checking the water heater
  • Inspecting sewer lines
  • Checking for gas leaks (for gas appliances)

Turn on the faucets in the bathroom and sink, make sure the water pressure is similar to that of the kitchen sink, make sure the water is of normal color and texture, and check that both hot and cold water faucets are working. Flush all toilets and make sure there are no blockages or leaks.

HVAC systems (heating, ventilation, and air conditioning)

Calgary's freezing winters and hot summers put a lot of strain on your HVAC system. Heating and cooling systems are tested for performance, and inspectors look for signs of wear, inefficiency, and potential carbon monoxide hazards. Calgary may not be humid, but summer temperatures still spike — now is the time to schedule an inspection.

**A comprehensive HVAC review begins with a complete inspection of your HVAC system, checking all electrical components, filters, and refrigerant levels. **This step helps to accurately identify any issues and develop a plan to address them. Signs that you need to repair your heating system include unusually high heating bills, a system that runs constantly, and strange noises or bad smells.

Key items to check include:

  • Inspection and cleaning of the fan motor, wheel, and housing
  • Inspection for gas leaks in natural gas appliances and associated air ducts
  • Inspection for corrosion in the chimney system
  • Testing and inspection of safety controls
  • Inspection of electrical systems, including wiring and connections
  • Inspection of air filters and replacement as needed
  • Testing of all system pressures

Special considerations for homes in Calgary

Hazardous materials in older homes

If your home was built before the 1990s, it is likely to contain asbestos. This hazardous material was commonly used in insulation, ceiling tiles, and flooring, and disturbing it can be dangerous. Hire a licensed asbestos testing company to assess your home and do not attempt to remove it yourself.

Older homes may also have lead pipes or plumbing components that pose health risks, especially to young children. Check for original lead pipes or fixtures and inspect walls, window sills, and baseboards for paint damage.

Drainage and layout

Improper layout can lead to serious water problems and foundation damage. Make sure the property slopes away from the house and check for water pooling near the foundation. Landscaping around the house should slope away from the structure to keep water from pooling around the foundation and causing damage.

When soil absorbs water, it can act like a sponge or cause the groundwater level to rise. Water can seep through the soil and reach your home, finding its way into your basement through cracks, holes, and joints in your foundation.

Detailed interior inspection

Kitchen

Inspect countertops, sinks, and check that all cabinet doors are working. Turn on the taps and check the water pressure, color, and absence of impurities, making sure that the hot water tap actually heats up. While the water is running, look under the sink for pipes and make sure they are not leaking.

Bathrooms

Make sure the water drains properly in the bathroom sinks, showers, and bathtubs, and look under the cabinets and sinks to make sure there are no leaks. If there are tiles, make sure they are intact and free of cracks or dents. Open all cupboards and cabinet doors to make sure they are still in good condition.

Floors, walls, and ceilings

Floors, walls, and ceilings usually suffer from minor cracks and wear over the years; this is normal and not a cause for concern. Take your time and inspect the walls for any strange bumps or uneven surfaces, take your time, go slowly and inspect each room thoroughly. Note if the floor is particularly warped or sloped.

Sometimes water seeps into the walls and causes water stains, which are usually discolored, and you will notice that something looks wrong because the normal paint will look like a different color.

Exterior inspection

Roof and gutters

Energy efficiency and moisture control depend largely on the condition of the roof and attic insulation. Ask when the roof was last replaced, look for sagging, missing shingles, or signs of leaks, and make sure the attic is properly insulated.

Check for loose shingles, debris buildup, and water drainage issues caused by our freeze-thaw cycles. Like the basement, the attic is one of the least-used rooms in the house, so you should pay special attention to it during your home inspection.

Windows and doors

Walk around the house and make sure all doors open and close properly and that the latches are secure and in good condition. Look at the window panes and check for cracks or broken glass. Make sure windows and screens are clean, sealed, and free of cracks to maximize airflow and minimize energy loss.

Exterior structures

Walk around the outside of the house and inspect the structure and walls, look at the driveway, roof, garage doors (if applicable), and yard, and make sure they all meet your standards. Inspect exterior structures such as sheds, decks, or retaining walls, and assess whether the landscaping fits your vision or needs to be redesigned.

Professional inspections and testing

When to hire professionals

While you can do a basic inspection yourself, important systems should be evaluated by qualified professionals. A professional home inspection provides an in-depth look at the condition and functionality of the property; in Alberta, licensed inspectors typically spend 2.5 to 3 hours on a standard home.

Inspections range in cost from $300 to $600, with approximately 15-20% of inspections revealing significant issues. Inspections typically take 2-4 hours and help buyers make informed purchasing decisions by identifying potential maintenance and repair needs.

Specialized testing

For older homes, consider hiring specialists such as asbestos and foundation inspectors. The cost of asbestos testing in Calgary ranges from $200 to $1,000, depending on the size of the home and the number of samples required.

Calgary-based Mellon Real Estate Inspection offers comprehensive condition assessments performed in accordance with the American Society for Testing and Materials (ASTM) Practice E2018-15. Their comprehensive inspection and assessment includes an examination of the building envelope (roof, walls, window systems, doors), interior finishes, electrical and mechanical systems, and accessible structural components.

Planning maintenance and repairs

Creating a maintenance calendar

Establishing and following a maintenance schedule is the best way to manage your home maintenance budget. Experts recommend that homeowners plan to invest 1-5 percent of the value of their property in home maintenance and improvements each year.

Creating a seasonal calendar helps you plan and allocate these tasks:

Spring-Summer:

  • Inspect roof and gutters
  • Clean and seal windows
  • Service air conditioning unit
  • Checking the foundation
  • Maintaining the lawn and landscaping
  • Inspecting decks and fences

Winter:

  • Clear snow and ice from the roof
  • Keep a clear path around the garage and doors
  • Inspect the basement for water leaks
  • Watch for signs of frozen pipes

Budgeting for repairs

Having a repair budget helps protect your investment from potential problems. It is common practice to take care of minor maintenance issues as they arise, but it is also a good idea to perform routine preventive maintenance. There are many simple things a homeowner can do to prevent something small from becoming an expensive repair.

Documentation and record keeping

Create a property file

Keep detailed records of all inspections, maintenance, and repairs. This includes photographic documentation of each component with observed defects, a review of general repair/maintenance history documentation for each component, if available, and a cursory review of blueprints and/or previous reports pertaining to the home.

Inspection Reports

After the inspection, the home inspector will provide you with a detailed home inspection report. This report will outline any major problems, significant repairs needed, or areas of concern identified during the inspection. It is important to review the report carefully and discuss it with your real estate agent.

A post-purchase home inspection in Calgary is a critical step in protecting your investment and ensuring the safety of your family. Whether you missed an inspection during the buying process or simply want a better understanding of your new property, a comprehensive post-ownership assessment can uncover potential issues before they become costly repairs. Combining a DIY inspection with professional inspections of specialized systems provides the best strategy for understanding and maintaining your home. Remember, early detection of problems is always less expensive than emergency repairs, making a thorough condition assessment a smart investment in the long-term value and safety of your home.