What Does a Home Inspector Look For?
What Buyers and Sellers Should Expect in North & West Vancouver
A professional home inspection is a key part of most real estate transactions in North and West Vancouver — whether you're buying a home or preparing to list one. For buyers, it offers a clearer picture of the property's condition before removing subjects. For sellers, commissioning a pre-listing inspection can help identify red flags early, reduce surprises, and even build buyer confidence. In either case, understanding what inspectors actually look for helps you make informed, strategic decisions.
Disclaimer: This article is intended for general informational purposes only and does not constitute professional advice. Always consult a licensed home inspector regarding the scope of services, costs, and inspection standards in your area.
What a Home Inspection Covers
Exterior & Structural Components
Inspectors begin by visually assessing the foundation, crawl space, siding, balconies, decks, drainage, grading, and the way water flows around the home — especially important in the North Shore's rainy climate. They'll also check flashing, doors, windows, and for any signs of structural movement or deterioration.
Roof, Gutters & Chimneys
From accessible vantage points (such as the driveway, yard, or attic), the inspector evaluates shingles, gutters, downspouts, chimneys, flashing, and the overall roof structure. Evidence of pooling water, sagging areas, or poor drainage can be early warning signs of bigger issues.
Attics, Insulation & Ventilation
Inside the attic, inspectors check for signs of moisture, mould, and proper insulation coverage. Inadequate ventilation can lead to trapped humidity and compromised energy efficiency, which is especially relevant for homes in wooded or shaded areas of North Vancouver.
Plumbing Systems
Inspectors assess visible plumbing — including pipes, fixtures, drains, and water flow. Corrosion, leaks, slow drainage, or improper slopes may be flagged. In bathrooms and kitchens, systems may be tested while in use to detect less obvious issues.
Electrical Systems & Devices
The inspection includes the electrical panel, wiring, outlets, switches, and safety features like GFCIs. In older North Vancouver homes, outdated knob-and-tube or aluminum wiring may be flagged for potential fire or insurance risks. Panel size and system grounding are also evaluated for code compliance.
Heating, Ventilation & Cooling (HVAC)
Your inspector will examine the heating system (furnace or boiler), ductwork, hot water heater, thermostat, and ventilation systems. In homes with radiant or multi-zone heating — common in West Vancouver — functionality and safety are key checkpoints.
Fireplaces & Solid-Fuel Burning Appliances
The inspector will confirm whether the fireplace is properly connected to the chimney, check damper operation, and flag any concerns. If it’s a wood-burning unit, they may recommend a follow-up inspection by a WETT-certified specialist.
Interior Rooms & Living Spaces
Floors, ceilings, walls, stairs, doors, windows, and smoke/CO detectors are evaluated for functionality, safety, and signs of moisture or pest activity. Inspectors look for settlement cracks, stains, and wear that could point to hidden issues.
Why a Home Inspector May Recommend a Specialist
Home inspectors are trained to identify potential issues across a broad range of systems — but they are not experts in every field. Think of them as generalists: they spot concerns that may warrant a closer look, rather than offering a final diagnosis.
If the inspector finds something unusual or potentially serious, they may advise follow-up with a licensed specialist such as:
- A structural engineer
- A roofing or foundation contractor
- A plumber or electrician
- A pest control or mold remediation professional
Whether you're buying or selling, it's often worth getting a second opinion or a deeper evaluation before proceeding with a transaction or repair.
Items That Often Raise Red Flags
- Evidence of water intrusion, mould, or structural cracks
- Outdated or unsafe wiring (especially in older homes)
- Corroded plumbing or slow drains
- Roof deterioration, missing shingles, or poor flashing
- Moisture problems in basements or attics
- Lack of GFCI outlets near water sources
Preparing for an Inspection?
Whether you're buying or selling, a little preparation can go a long way toward making the inspection process smoother and more effective. From clearing access to key areas to knowing what questions to ask, understanding what to expect helps reduce surprises.
Read our companion guide for buyers and sellers to learn how to prepare for a home inspection.
What to Expect After the Inspection
A typical inspection takes 2.5 to 4 hours, depending on the property’s size and accessibility. Within 24 hours, you’ll usually receive a detailed written report (often with photos), outlining:
- Major issues and safety concerns
- Suggested repairs or maintenance
- Systems near the end of their lifespan
- Items that may require further investigation by specialists
For buyers, this report can be used to renegotiate, request repairs, or make a more informed final decision. For sellers, the findings can sometimes trigger requests for repairs or price adjustments — even if you didn’t commission the inspection yourself.
Should Sellers Get a Pre-Listing Inspection?
In a competitive market — or if your home is older — ordering an inspection before listing can be a smart move. It gives you time to make repairs in advance or price the home appropriately based on its condition. Some sellers also share the report with buyers to increase transparency and streamline the process.
That said, it’s not the right choice for everyone. Some sellers may prefer not to disclose certain findings upfront or want to avoid highlighting cosmetic or minor concerns that wouldn’t otherwise derail a deal. This approach works best when paired with a pricing and negotiation strategy tailored to your situation.
Why It Matters in North & West Vancouver
Homes in West Vancouver tend to be larger and more complex — often with multiple heating zones, expansive decks, or custom finishes. In North Vancouver, many older homes have hidden structural or drainage issues that aren’t visible during a showing. A thorough inspection protects both your investment and your peace of mind in these varied, often high-value neighbourhoods.
Final Thoughts
A home inspection does more than check a box on your contract — it empowers you to make confident, informed decisions. Whether you're buying a home or preparing to sell one, understanding what inspectors look for helps you anticipate issues, reduce risk, and negotiate with clarity.
Need help finding a qualified local inspector or interpreting a recent report? We’re happy to connect you with trusted professionals and walk you through what comes next.
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