How does the home inspection procedure work before purchase?

A home inspection before buying is one of the most important protective measures for a buyer, allowing them to identify hidden defects and assess the true technical condition of the property. In Calgary, this procedure has its own peculiarities related to Alberta's climate and local building standards, making it particularly valuable for making an informed purchase decision.

Legal framework and requirements for inspectors

In Alberta, home inspectors are required to be licensed through Service Alberta Consumer Programs. To obtain a license, an inspector must complete a certified educational program from an approved training institution, such as:

  • NAIT
  • Bow Valley College
  • Carson Dunlop College

Alternatively, candidates may obtain professional certification from recognized associations, including:

  • Certified Master Inspector (CMI)
  • National Certificate Holder from CAHPI

Each licensed inspector must also pass a supervisory inspection under the supervision of an experienced professional.

Alberta legislation defines a home inspection as “an opinion of the condition of a dwelling based primarily on a non-invasive visual inspection of readily accessible elements and components of the dwelling.” This means that inspectors do not dismantle structures or perform destructive tests, but may use specialized tools to identify hidden problems.

Structure and duration of the inspection

A standard home inspection in Calgary takes 2.5 to 3.5 hours, depending on the size and complexity of the property. The inspector systematically examines all major systems of the home, starting with exterior structures and ending with interior spaces.

It is strongly recommended that the buyer be present during the inspection in order to:

  • Get explanations about any issues found
  • Learn the basics of maintaining your future home

Detailed report after the inspection

A detailed report is usually prepared within 24 hours after the inspection is completed and includes:

  • From 15 pages — for apartments
  • Up to 70 pages — for large private houses

The report includes:

  • Photographs of problem areas
  • Explanations of identified defects
  • Recommendations for urgent repairs or future maintenance

Main components of the inspection

The inspection covers all critical systems of the home. Structural elements include the foundation, load-bearing walls, beams, and frame. Special attention is paid to identifying cracks larger than 6 mm in the foundation, which may indicate soil problems typical of Calgary's clay soils.

Roof inspection

The roof is inspected using drones if direct access is unsafe due to steepness or height. The inspector checks:

  • the condition of the shingles;
  • the drainage system;
  • the sealing around pipes and vents.

In Calgary, it is particularly important to assess the resistance of the roof to hail and snow loads.

Electrical system

The electrical system is checked for compliance with current safety standards. In homes built before 1990, special attention is paid to aluminum wiring, which can pose an increased fire risk.

The inspector also:

  • tests outlets, switches, and the panel;
  • checks the load on the electrical system;
  • identifies outdated equipment.

Plumbing

The plumbing inspection covers:

  • water pressure and condition of pipes;
  • search for leaks;
  • identification of Poly-B pipes, which are often not covered by insurance companies;
  • operation of the drain pump and drainage.

Heating, ventilation, and air conditioning (HVAC)

In Calgary's climate, HVAC is crucial. The inspector:

  • evaluates furnace efficiency (especially if it is over 15 years old);
  • checks heat exchangers for cracks;
  • tests the system in a mode that simulates winter operation.

Specialized inspections and additional tests

Radon testing

Calgary is located in a high radon zone. Types of testing:

  • Short-term: 2–7 days, for quick deals.
  • Long-term: 90–365 days, for accurate measurement of average levels.

Standards:

  • Health Canada standard: ≤200 Bq/m³.
  • WHO recommendation: ≤100 Bq/m³.

Thermal imaging

Infrared cameras can detect:

  • heat loss;
  • insulation problems;
  • hidden water leaks;
  • electrical faults.

This check is often included in the standard package at no extra cost.

Asbestos and mold inspection

For houses built before the 1990s:

  • Asbestos may be present in insulation, tiles, and floor coverings.
  • Mold often forms in damp, hidden areas.

Disturbing asbestos-containing materials without protection is a serious health hazard.

Cost of inspection services (2025)

Type of inspection Approximate price
Apartments / condos 400–600 CAD
Houses 1500–2500 ft² 500–600 CAD
Houses over 3000 ft² 750+ CAD
Radon testing 65 CAD + 20 CAD analysis
Asbestos/mold 200–1000 CAD

Interpretation of results

Inspection reports contain a color coding system:

  • 🟥 Red — immediate safety risks.
  • 🟨 Yellow — recommended repairs.
  • 🟩 Green — everything is working properly.

Buyer's main focus:

  • items marked safety hazard;
  • identified defects that require repair or a price reduction.

Actions after identifying problems

  • Hire contractors to get estimates.
  • Use the results to negotiate with the seller.
  • Decide whether to buy the house or walk away from the deal.

Preparing for the inspection

To make the inspection as effective as possible:

  • Make sure water, gas, and electricity are turned on.
  • Provide unobstructed access to the basement, attic, and utility rooms.
  • Prepare a list of questions and problem areas to discuss with the inspector.

Conclusion

A home inspection in Calgary is a comprehensive procedure that takes into account:

  • the local climate,
  • safety standards,
  • building codes.

A properly conducted inspection:

  • protects the buyer from unexpected expenses,
  • helps plan future home maintenance,
  • creates a realistic picture of the condition of the property.