Intro
Home inspection can make or break a deal. As a contractor, you can guide clients, reduce surprises, and win work from the findings. This guide explains what a home inspection covers, how to prepare a house, and which quick fixes help. We’ll cover timelines, common red flags, and simple communication scripts. You’ll learn how to turn inspection notes into clear repair scopes without drama. Use this to avoid last‑minute panic and keep projects moving.
Quick Answer
A home inspection is a visual check of a home’s structure and systems. It usually takes 2–4 hours, with a report in 24–48 hours. Contractors help by prepping access, fixing small safety items, and turning findings into clear repair quotes so the sale or project stays on track.
Table of Contents
Key Takeaways
- Expect 2–4 hours on site and a report in 24–48 hours.
- Clear access to attic, crawlspace, panel, and shutoffs reduces issues.
- Small fixes (GFCI, smoke/CO alarms) remove 5–10 easy defects fast.
- Use a simple 10‑step prep list to avoid half the common notes.
- Turn findings into signed repair work within 24 hours to keep momentum.
Home Inspection: What Inspectors Actually Check
A home inspection is visual, not invasive. No walls opened. No code enforcement. The goal is function, safety, and major defects.
Here’s the usual scope:
- Exterior: grading, drainage, siding, doors, windows, decks, steps, railings.
- Roof: covering, flashings, penetrations, gutters, downspouts, vents.
- Structure: visible foundation, framing, floors, walls, ceilings.
- Electrical: service size, panel condition, breakers, GFCI/AFCI where required, visible wiring.
- Plumbing: supply, drains, fixtures, water heater age and venting.
- HVAC: heating and cooling operation, filters, age, venting, clearances.
- Attic/Crawl: insulation, ventilation, moisture, pests, accessible structure.
- Interior: doors, windows, stairs, handrails, finishes, appliances (basic operation).
What raises flags fast:
- Active leaks or wet stains.
- Unsafe wiring, missing covers, or double taps at the panel.
- Inoperative GFCI near sinks (commonly within 1.5 m in many areas—check local code).
- Missing smoke/CO alarms on each level and near bedrooms.
- Major roof wear, soft spots, or failed flashings.
- Poor grading toward the foundation.
Tip: Many contractors find that fixing 6–8 simple safety items removes most “deal killer” notes.
How to Prep a Home for Inspection: 10-Step Checklist
Use this before every home inspection. Share it with clients.
- Clear access: 1 m around the electrical panel, furnace, water heater, and main shutoffs.
- Attic and crawlspace: open hatches, move stored items, set a safe ladder.
- Replace filters: furnace and HRV/ERV. Aim every 60–90 days in use.
- Test GFCI/AFCI: replace failed devices; label circuits at the panel.
- Check smoke/CO alarms: test buttons; add fresh units if missing.
- Fix simple plumbing issues: drips, slow drains, loose traps, leaking supply lines.
- Roof and gutters: clear debris, re‑secure a loose shingle, extend downspouts 1–2 m.
- Seal and caulk: tubs, showers, exterior penetrations, and around windows.
- Doors and windows: adjust latches, add shims, replace torn weatherstripping.
- Grade and walkways: slope soil away (about 2% is common), fill trip hazards.
Time it: Most homes need 2–3 hours of prep. It saves headaches later.
Common Defects and Fast Repairs That Pass Re-Inspection
You’ll see these all the time. Knock them out quickly.
Electrical
- Missing GFCI near sinks or outdoors. Swap in listed GFCI devices. Test.
- Open junction boxes. Add covers. Secure cables with proper clamps.
- Double‑tapped breakers. Use a listed breaker, a tandem where allowed, or a subpanel.
Plumbing
- P‑traps assembled backwards or with flexible “S” shapes. Rebuild traps correctly.
- Leaking shutoffs or braided lines. Replace with new valves and hoses.
- Water heater issues: missing discharge pipe at TPR valve, poor vent slope. Correct routing and slope. In general, water heaters last 8–12 years.
HVAC
- Dirty filters and blocked returns. Replace filters. Clear obstructions 300 mm around returns.
- Combustion air and venting issues. Restore clearances and proper slope per manufacturer.
Roof/Exterior
- Failed caulking at flashings and penetrations. Re‑seal with exterior‑grade sealant.
- Loose railings or steps. Tighten, add proper anchors, confirm rail height and spacing.
- Downspouts dumping at the foundation. Add 1–2 m extensions.
Moisture/Insulation
- Attic low on insulation. Many Canadian homes target R‑50 to R‑60. Top up as needed.
- Bath fans venting into attic. Reroute to exterior with smooth duct and a damper.
- Basement damp spots. Improve grading, add extensions, and seal minor cracks under 3 mm.
Interior/Safety
- Missing handrails on more than 3 risers. Install a solid rail, return the ends.
- Loose toilets. Reset with new wax ring and proper flange bolts.
- Garages sharing air with the house. Weatherstrip and self‑close the man‑door; seal gaps.
Re‑inspection timing: Many inspectors can return within 2–5 days. Send photos and receipts to speed acceptance.
After the Home Inspection: Reports, Timelines, Next Steps
Most reports arrive in 24–48 hours. They include photos, notes, and recommendations. Expect “major,” “minor,” and “maintenance” items.
How to respond as a contractor:
- Sort by safety first: electrical, gas, structure, and active leaks.
- Bundle quick wins: GFCI, alarms, caulking, downspouts, filters.
- Create clear scopes with parts, labour hours, and timelines. Keep it simple.
- Offer two options: “Essential Repairs” and “Nice‑to‑Have Upgrades.”
Typical windows:
- Buyer due diligence: often 5–10 days after offer (varies by province and contract).
- Repair window: commonly 7–14 days before closing; confirm in writing.
- Work duration: most punch lists take 1–3 days on site.
If you’re also looking to streamline professional proposals, our guide covers simple layouts that clients approve fast. This pairs well with understanding project timelines so you can book trades and not miss conditions. For contractors dealing with paperwork, we recommend using invoice templates that save time.
Turn Findings Into Approved Work Faster
Speed matters after a home inspection. People are anxious. Clear proposals calm everyone.
- Capture on site: dictate notes room by room. Include photos of each defect.
- Group tasks by trade and day. Add realistic hours: 2, 4, 8. Avoid guesswork.
- Price materials with SKUs. This reduces “what part is that?” calls.
- Send the proposal the same day. Aim within 12–24 hours.
Tools like Donizo help here. You can capture details by voice, attach photos, and instantly create a branded proposal. Clients can e‑sign, and you can convert accepted proposals into invoices in one click. That can cut back‑and‑forth by half.
Regional And Seasonal Factors For Canadian Homes
Canada is big. Conditions change by region and season. Adjust your approach.
Cold climates
- Ice dams: check attic insulation and ventilation. Seal attic bypasses around lights.
- Frost heave: inspect exterior steps and small slabs for movement each spring.
- Footings: ensure additions show support below frost line (often near 1.2 m, but varies).
Wet coasts and shoulder seasons
- Wind‑driven rain: focus on flashings, window trims, and siding gaps.
- Venting: make sure bath and kitchen fans exhaust outdoors, not into soffits.
Prairie swings and dry zones
- Settlement cracks: monitor width. Hairline under 3 mm is common; seal and watch.
- Humidity management: recommend HRV/ERV settings and proper fan runtimes.
Year‑round basics
- Test sump pumps. Run 5 minutes. Confirm check valves and discharge away from the house.
- Roof lifespans: asphalt shingles often 15–25 years, depending on product and exposure. Document age if available.
FAQ
How long does a home inspection take?
Most home inspections take 2–4 hours on site. Large homes, old houses, or extra services (sewer scopes, thermal scans) can add time. Reports usually arrive within 24–48 hours.
Do inspectors enforce building code?
No. A home inspection is a visual review for safety and function. Inspectors may reference common standards, but they don’t enforce code. Always follow local codes and manufacturer instructions when you make repairs.
What should I fix before the inspection?
Handle safety and water first. Replace failed GFCI, test smoke/CO alarms, fix active leaks, extend downspouts, and secure loose rails. Clear access to the panel, furnace, water heater, and attic. These steps remove many easy write‑ups.
Do I need to be there during the inspection?
Contractors don’t need to attend, but a short visit helps. You can answer repair questions, confirm shutoff locations, and plan quotes faster. If you can’t attend, ask for photos and the full report.
How do I talk to clients about “big” findings?
Stay calm and specific. Explain the risk, the repair steps, parts needed, and a realistic time window. Offer a simple “essential now vs. later” option. Put it in writing with photos so everyone feels clear.
Conclusion
Home inspection goes smoother when you control the basics: clear access, quick safety fixes, and fast, clean proposals. Focus on safety first, water control next, and then comfort items. Do these three things and you keep deals moving.
Next steps:
- Use the 10‑step prep checklist on your next job.
- Build two repair bundles: “Essential” and “Upgrade.”
- Send a same‑day proposal with photos and clear timelines.
If you want to speed this up, platforms such as Donizo let you capture details by voice, send e‑sign proposals, and convert them to invoices quickly. Keep it simple, stay reliable, and you’ll win more post‑inspection work.
