🔍 Should You Skip a Home Inspection?

✅ Reasons NOT to Skip a Home Inspection

1. Uncover Hidden Issues: Inspectors can reveal problems not obvious during a walk-through, like:

   • Roof damage

   • Plumbing or electrical issues

   • Structural problems

   • Mold, pests, or water damage

2. Leverage in Negotiations: Findings can help renegotiate the price or request repairs before closing.

3. Avoid Costly Surprises: Knowing the home’s condition helps you avoid unexpected repair bills post-purchase.

4. Peace of Mind: A clean inspection report can give you confidence in your purchase.

❌ Reasons People Do Skip (and Why It’s Risky)

1. Competitive Market: Buyers waive inspections to make their offer more attractive. This is risky.

2. New Construction: Some think a new home doesn’t need an inspection—but even new homes can have serious issues.

3. Cost-Saving: Skipping the inspection to save money can cost you more in the long run.

Bottom line: Skipping an inspection is a gamble. You might get lucky, or you might buy a money pit.

💲 How Much Does a Home Inspection Cost in BC?

In British Columbia, a standard home inspection typically costs:

• Condos: $300–$450

• Townhouses: $400–$550

• Detached Homes: $500–$700+

• Large or older homes: Can go up to $800 or more

Prices vary by size, age of home, location, and inspector experience.

🛠️ Steps in a Home Inspection Process

1. Hire a Licensed Home Inspector

   • Ensure they’re a member of Home Inspectors Association BC (HIABC) or BCIPI.

   • Confirm they carry Errors and Omissions (E&O) insurance.

2. Inspection Appointment

   • Takes 2–4 hours depending on the size/complexity.

   • You (the buyer) are encouraged to attend.

3. What Happens During the Inspection
   The inspector examines all accessible areas of the home, including:

   • Exterior: Roof, siding, drainage, foundation, windows

   • Interior: Walls, ceilings, floors, stairs, doors

   • Roof: Shingles, flashing, vents

   • Attic: Insulation, ventilation, signs of leaks

   • Basement/Crawlspace: Moisture, foundation cracks, pests

   • Plumbing: Pipes, water heater, fixtures

   • Electrical: Panel, outlets, switches, grounding

   • HVAC: Furnace, air conditioning, ducts

   • Appliances (often just basic checks)

4. Get the Report

   • Usually within 24 hours

   • Includes detailed observations, photos, and recommendations

A home inspection is visual and non-invasive, meaning inspectors don’t tear into walls or floors. Here’s what they typically do in each area:

🏠 Exterior Inspection

• Roof (shingles, gutters, flashing)

• Foundation and grading (drainage, cracks)

• Siding, paint, caulking

• Windows, doors (fit, seal, rot)

• Porches, decks, balconies (railing, rot, slope)

🔌 Systems Check

• Electrical: Breaker panel, wiring types, GFCI outlets, grounding

• Plumbing: Water pressure, pipe material, visible leaks, drainage

• Heating/Cooling: Furnace age, filter condition, airflow, A/C function

🌡️ Interior Features

• Stairs, railings, flooring (trip hazards, squeaks)

• Walls and ceilings (water stains, cracks)

• Windows and doors (operation, seals, drafts)

• Insulation and ventilation

• Fireplace and chimney (if applicable)

🕵️ Attic and Basement/Crawlspace

• Insulation coverage

• Mold or mildew signs

• Water intrusion or foundation issues

• Pests or droppings

🧯 Safety Concerns

Inspectors also flag issues like:

• Missing smoke/CO detectors

• Improperly vented appliances

• Asbestos, lead paint (only suspected—not tested)

📋 Buyer’s Role During an Inspection

👀 Why You Should Be There

• Ask questions in real time

• See issues firsthand (better than just reading the report)

• Learn about home maintenance tips

🤔 What to Ask the Inspector

• Is this a serious issue or minor?

• How urgent is this repair?

• What would you do if you were buying this house?

• How can I maintain this system or feature?

📑 After the Inspection

📘 Reading the Report

Expect:

• A summary of major findings

• Photos of key issues

• A list of recommended repairs or specialist evaluations (e.g., roofing contractor, electrician)

🧠 Understanding Severity

Inspectors often use labels:

• Major defect (e.g., unsafe wiring)

• Minor defect (e.g., cracked tile)

• Deferred maintenance (e.g., gutters need cleaning)

• Safety hazard (e.g., missing handrail)

🛠️ What You Can Do With the Report

🔧 1. Renegotiate with Seller

• Ask for repairs

• Request a price reduction

• Ask for closing credits to cover repairs

🚪 2. Walk Away

If the report reveals significant issues and the seller won’t negotiate (and you’re within your subject removal period), you can back out of the deal.

📝 3. Plan for Repairs

Even if you move forward, you can plan a budget based on the findings.

⚠️ Types of Inspections You Might Need in Addition

Sometimes a general home inspection triggers the need for specialized inspections, such as:

📌 Tips for Choosing a Home Inspector in BC

• Certified by HIABC, BCIPI, or CAHPI

• Licensed by Consumer Protection BC

• Insured (especially E&O)

• Provides digital reports with photos

• Has solid reviews or is referred by your realtor

🚨 Skipping a Home Inspection: When Is It Ever OK?

Only in very limited cases:

• You’re buying pre-construction and a final walkthrough is part of the builder warranty

• You plan to demolish or gut renovate the home anyway

• You’re extremely familiar with building systems and doing due diligence in other ways

Even then, a quick inspection can still be worth it.