Intro

Home inspection is your first defence against headaches on a job. It tells you what’s hidden, what’s risky, and what it’ll cost. In simple terms, a home inspection looks at structure, systems, and safety. You don’t need fancy tools to start. You do need a plan. This guide gives you a clear, step-by-step checklist. It helps you catch issues early, explain them to clients, and price work with confidence. We’ll cover what to check, how to document, and how to turn notes into work. Follow this, and you’ll avoid surprises and protect your margin.

Quick Answer

A home inspection is a full review of a house’s structure, systems, and safety. You check roof to foundation, record issues, measure key readings, and confirm risks. The goal is simple: find problems, explain them clearly, and plan the fix before you price the job.

Table of Contents

• Key Takeaways
• Home Inspection Scope: What to Check
• Pre-Inspection Prep and Safety
• Home Inspection Step-by-Step
• Home Inspection Documentation That Wins Trust
• Common Red Flags and Simple Fix Paths
• Safety and Compliance Notes for Canada
• FAQ
• Conclusion

Key Takeaways

• A solid home inspection can cut surprises by half on most jobs.
• Plan 2–3 hours for a typical 3-bed house, roof to crawlspace.
• Watch five numbers: 40–60 psi water pressure, 1/4 in per foot drain slope, wood moisture over 20%, attic insulation near 12–16 in, 3 mm+ cracks.
• Document with 10–20 photos per area and short notes. Clients trust clarity.
• Turn findings into a line-item scope within 24–48 hours to win the work.

Home Inspection Scope: What to Check

A proper home inspection looks at the full system, not just one trade. You want structure, envelope, mechanicals, electrical, plumbing, and safety.

• Structure: foundation, framing, beams, joists, and visible cracks.
• Envelope: roof, flashing, gutters, siding, windows, doors, and caulking.
• Mechanical: furnace or boiler, heat pump, ducts, vents, and filters.
• Electrical: panel, breakers, bonding, GFCI/AFCI, visible wiring, and fixtures.
• Plumbing: supply lines, drains, vents, fixtures, and water heater.
• Interiors: walls, ceilings, floors, stairs, handrails, and doors.
• Attic/crawlspace: insulation depth, vapour barrier, ventilation, and moisture.
• Exterior site: grading, downspouts, walkways, and trip hazards.

Focus on how systems connect. A leak in the roof stains drywall, rots framing, and rusts wiring. One issue rarely stands alone.

This pairs well with understanding "project timelines" so you can plan fixes in the right order.

Pre-Inspection Prep and Safety

You can’t inspect well if you can’t see or test. Bring the basics:

• PPE: gloves, safety glasses, N95, knee pads, and a hard hat when needed.
• Tools: flashlight (1000+ lumens), moisture meter, outlet tester, GFCI tester, ladder, thermal camera (nice-to-have), and a simple manometer if you test drafts.
• Supplies: painter’s tape, zip ties, rags, and a small drop sheet.

Before you start:

1. Get client permission for access to attic, panels, and shut-offs.
2. Confirm utilities are on. No power or water kills half your checks.
3. Photograph the exterior from 4 corners. It’s your “before” record.
4. Note weather. Rain or -20°C affects readings and what you can do.

Home Inspection Step-by-Step

Use a tight path. Outside clockwise. Inside top to bottom. Keep notes short.

1. Exterior Walk (15–20 minutes)

   • Roof edges, flashing, and chimneys. Look for lifted shingles and gaps.
   • Gutters and downspouts. Aim to discharge 1–2 metres from the foundation.
   • Siding and caulking at windows/doors. Note missing sealant and soft spots.
   • Grading. You want water moving away, not to the house.

2. Roof Check (10–30 minutes)

   • From ladder or binoculars. Note granule loss, moss, and damaged vents.
   • Flashings at valleys and walls. Water stains inside often start here.

3. Interior Top-Down (45–60 minutes)

   • Attic: insulation depth (12–16 inches loose-fill is common in cold areas), baffles, and moisture. Frost inside means ventilation issues.
   • Bedrooms/Baths: test GFCI, run fans for 2–3 minutes, and check for fogging.
   • Kitchen: look under sink for leaks, stains, and mouldy smells.

4. Electrical (10–20 minutes)

   • Panel: clear labeling, no double-lugging, no scorch marks.
   • Test GFCI in kitchen, bath, garage, and exterior.

5. Plumbing (15–30 minutes)

   • Water pressure: target 40–60 psi at a hose bib if possible.
   • Drains: 1/4 inch per foot slope is a common target for horizontal runs.
   • Run 2 fixtures at once. Look for slow drains and pressure drops.
   • Water heater age and venting. Rust or backdraft marks are red flags.

6. HVAC (10–20 minutes)

Tip: Keep moving. Don’t fix. Don’t over-explain on site. Save it for the report.

If you also quote work, this connects directly to "professional proposals" and clear scopes.

Home Inspection Documentation That Wins Trust

Good notes win jobs. Clients choose the contractor who explains best.

• Photos: 10–20 per area. Wide shot, then the close-up.
• Captions: 1–2 lines. Problem → impact → simple fix path.
• Measurements: record key numbers. Pressure, moisture, crack width, insulation depth.
• Priorities: sort into Safety, Water, Energy, Cosmetic.
• Timelines: give ranges. “Fix within 7–30 days” for high risks.

Number your process for HowTo clarity:

1. Name the issue: “Active leak at bathroom fan.”
2. Show evidence: photo of stain and wet reading at 22%.
3. Explain risk: “Mould growth and ceiling damage.”
4. Offer fix: “Replace vent duct, add roof cap, seal, and test.”
5. Price window: “$450–$700, 2–4 hours, 2 techs.”

Turning notes into a proposal is fast with tools like Donizo. You can capture photos and voice notes, generate a branded PDF, send it for e‑signature, and convert to an invoice in one click when approved. That keeps momentum and reduces back-and-forth.

Common Red Flags and Simple Fix Paths

You’ll see these often. Flag them early and explain clearly.

• Roof Leaks at Flashings

  • Signs: ceiling stains, soft drywall, rusted nails in attic.
  • Fix Path: re-flash, replace 2–4 shingles, seal, and test with a 10-minute spray.

• High Moisture in Basement

  • Signs: efflorescence, musty smell, 20%+ wood moisture.
  • Fix Path: extend downspouts 1–2 metres, regrade 3–5%, seal cracks, add a dehumidifier.

• Old Polybutylene or Galvanized Supply Lines

  • Signs: discoloured water, slow flow, past leaks.
  • Fix Path: plan a repipe by section. Start with the worst bathroom.

• Unsafe Electrical

  • Signs: warm breakers, tripped GFCIs, open splices in ceilings.
  • Fix Path: add junction boxes, correct GFCI/AFCI, balance loads, label circuits.

• Poor Venting in Baths and Attic

  • Signs: peeling paint, frost in attic, black spots on sheathing.
  • Fix Path: duct to exterior, add baffles every rafter bay, verify 1 square foot net free vent per 300 square feet of attic space (varies by design).

• Slow Drains and Backfall

  • Signs: gurgling, odours, frequent clogs.
  • Fix Path: clear lines, correct slope to ~1/4 inch per foot, add cleanouts.

Safety and Compliance Notes for Canada

Work safe and to code. It protects you and the client.

• Codes: Follow your provincial or territorial building code and local bylaws. Many align with the National Building Code of Canada (NBCC) and CSA standards.
• Electrical: Only licensed electricians should work inside panels. Test GFCI/AFCI in kitchens, baths, laundry, garage, and outdoors as required locally.
• Asbestos/Lead: Homes before the 1990s may have asbestos in drywall mud, flooring, or insulation. Lead paint is common before 1978. If you suspect it, pause and test.
• Gas: If you smell gas or see backdrafting, stop and call the utility.
• Weather: In winter, readings can vary. Note the temperature and any limits.

This pairs well with learning about "change orders" to handle hidden conditions you couldn’t safely inspect upfront.

FAQ

What is included in a standard home inspection?

A standard home inspection checks structure, roof, exterior, electrical, plumbing, HVAC, interiors, and safety items. You document issues with photos and short notes. The goal is to flag risks, explain impacts, and outline a clear fix plan.

How long should a contractor’s home inspection take?

Plan 2–3 hours for an average home. Larger or complex homes can take 4+ hours. Add time for photos and a clean, simple report. Most contractors aim to deliver findings within 24–48 hours.

What tools do I need for a home inspection?

Bring a bright flashlight, moisture meter, outlet/GFCI tester, ladder, basic hand tools, and PPE. A thermal camera helps find hidden moisture and insulation gaps but isn’t required to start.

What numbers matter most during a home inspection?

Five helpful numbers: 40–60 psi water pressure, 1/4 inch per foot drain slope, wood moisture above 20% signals risk, attic insulation near 12–16 inches in cold regions, and cracks wider than ~3 mm deserve a closer look.

How do I turn inspection notes into a proposal?

Sort issues by priority, add photos and short fix paths, then price by task. Many contractors use a template to build a line-item scope. Sending a clear, branded proposal with e‑signature speeds approval.

Conclusion

A strong home inspection protects your margin and your reputation. Follow a clear path, record key numbers, and explain fixes in plain language. Next steps: 1) Use this checklist on your next walkthrough, 2) Sort issues by priority with photos, 3) Build a clean, line-item scope within 24–48 hours. If you want to move faster from notes to signed work, platforms such as Donizo let you capture details, create proposals, get e‑signatures, and convert to invoices in one click. Do the basics well, and you’ll win more jobs with fewer surprises.