Home inspections

A licensed home inspector must meet certain education and training requirements, be insured and complete a criminal record check.

Check the licence of a BC home inspector.

A home inspection is a visual inspection only. Keep in mind that home inspectors are trained to recognize signs of major problems; however, they are not experts in all fields. You may need to bring in expert advice to deal with specialized issues. Home inspectors can help reduce the risk, not eliminate it.

If you are starting your search for a home inspector, here are a few tips for success:

• Do your research. Check to find out if the home inspector is licensed with us. You can also check to see if they have had any enforcement action taken against them.
• Get a minimum of three written estimates from different home inspectors before making your choice.
• Request referrals from past clients.
• Choose an inspector based on qualifications and reputation, not just cost.
• Give yourself time. Consider finding a home inspector before selecting your new home.
• Familiarize yourself with the inspection process and what to expect from your home inspector.
• Request a walk-through after the inspection. You can ask that the home inspector give you a verbal summary of their findings before they prepare the report.
• If the home inspector found some deficiencies, get quotes for repairs from independent contractors. The inspector should not give estimates or refer you to a contractor.
• Ask questions. If you have any questions or concerns about the inspection process, speak with the inspector to clear up any uncertainties.

When you decide to hire a home inspector, they must give you a contract with specific information about the services they will provide. For example:

• The address of the property.
• Exactly what will be covered by the home inspection. Garages and carports must be included in the inspection.
• Whether or not the inspector will look for mould and asbestos.
• Confirmation that the inspection will be non-invasive. Most home inspections are visual and the home inspector will be limited to what they can check and see.
• For invasive inspections, what procedures will be used.

This is not an exhaustive list. If information is missing, work with your home inspector to correct it before entering into the contract.

When you buy most goods and services, there are certain things that must be disclosed to you upfront and in the contract itself. These rules are designed to make sure you get clear information before you agree to something. 

See the full list of other contract requirements and pre-contract disclosures on our Contracts page and learn when you can cancel if details are missing. 

You are welcome to go along with your home inspector during the inspection process. You can invite your realtor to come along too, but this is your decision. Your realtor has no legal obligation to attend the inspection.

After your home inspector has completed the inspection, they are required to give you a written home inspection report. In your home inspection contract, you will decide on a due date for the report. The written home inspection report must include:

• An opinion on everything your home inspector agreed to look at in your contract
• A list of areas where the home inspector believes you should get expert advice
• A list of areas not covered by the home inspection
• The home inspector’s contact information and licence information
• Your (as the consumer) name and address
• The address of the property under inspection

If your home inspection report does not have the required information, you have the right to ask your home inspector to make corrections.

If you are unable to resolve the issue directly with the home inspector, contact us.

A home inspector is not allowed to disclose any information about the contents of the home inspection report. The only exceptions are if you have given them permission to do so, or if they feel the contents of the report could pose a serious health or safety risk.

If you are not happy with the quality of service you received from your home inspector, the first step is to try and resolve the problem directly with them. You may be able to work together to fix any issues.

Many home inspectors are a member of a home inspection association. These associations can often help with the quality of service complaints that are not covered by our laws. Find out if the home inspector is a member and ask for assistance by contacting the associations directly.

Home inspector associations in BC:

Applied Science Technologists and Technicians of British Columbia (ASTT)
Home Inspectors Association BC (formerly CAHPI BC)
Canadian National Association of Certified Home Inspectors (CanNachi)
National Home Inspector Certification Council (NHICC)

If you feel that you have suffered damages because of your home inspection, you may need to take legal action. If your claim is under $35,000, you may be eligible for a claim in BC Small Claims Court. If the damage is greater than $35,000, you may want to hire a lawyer.

Learn more about Small Claims Court in BC.

Please submit a complaint so we can assess it and guide you on next steps.

How we review complaints

We look at each complaint to decide if we should open a case based on the facts, the law, and the level of risk. We focus on issues that cause the most harm or affect more people, especially those who may be vulnerable. In some cases, we may refer it to another agency that’s better suited to help.