Home Inspection in Ontario: What to Expect, What It Covers and What It Misses

For most resale buyers in York Region, a home inspection is the main way to learn about a property's condition before committing to it. A good inspection can reveal a failing roof, a wiring hazard or signs of water in the basement. But an inspection is not a guarantee, and in Ontario the people who perform them are not licensed by the province. Knowing what an inspection does and does not do helps you make the most of it.

Are home inspectors licensed in Ontario?

No. Ontario passed the Home Inspection Act, 2017, which would create a licensing system, but the Act is listed as not yet in force (ontario.ca, Home Inspection Act, 2017, accessed October 2026). That means there is currently no provincial licence or public register for home inspectors. RECO, which regulates real estate agents, does not regulate inspectors either, though it publishes advice for buyers on inspections (RECO, accessed October 2026). In practice, buyers rely on voluntary professional associations, credentials, insurance and references to judge an inspector.

How to choose an inspector

• Experience with your type of home: a 1960s bungalow, a new-build detached and a high-rise condo need different expertise.
• Credentials: ask what association they belong to and what training they have completed.
• Insurance: ask whether they carry errors and omissions and general liability insurance.
• Sample report: request one so you can see how clearly they explain findings.
• Independence: you are free to choose your own inspector; you do not have to use anyone suggested to you.
• Contract: read the inspection agreement, especially any limits on liability.

What a typical inspection covers

A general home inspection is a visual, non-invasive assessment of the accessible parts of the home. Typically that includes:

• Roof covering, flashing, gutters and downspouts, where safely visible.
• Exterior walls, grading, windows and doors.
• Foundation and basement, including signs of moisture.
• Structure, as visible in the basement and attic.
• Electrical panel and a sample of outlets and switches.
• Plumbing supply and drain lines, fixtures and water heater.
• Heating and cooling systems.
• Insulation and ventilation in accessible areas.
• Interior finishes, stairs and railings.

What it usually does not cover

Inspectors generally do not open walls, move furniture or stored items, or inspect areas they cannot safely reach. Specialized items often need separate testing, such as wells and septic systems, sewer lines (a camera scope), pools, chimneys (a WETT inspection for wood-burning appliances), radon, and suspected asbestos or mould. RECO notes that an inspection is visual and may miss issues (RECO, accessed October 2026). If the inspector recommends a specialist, take that seriously.

Using an inspection condition

The standard way to protect yourself is to make your offer conditional on a satisfactory inspection within a set number of days. During that period, if the inspection reveals a problem, you can ask for a repair or price adjustment, or decide not to proceed if the condition allows it. In a competitive market, some buyers inspect before offer night instead. Each approach has trade-offs, which we discussed in our post on conditional offers in the GTA market.

Attending the inspection

Go if you possibly can. You will learn far more from walking around with the inspector and asking questions than from reading the report later. Ask which items are urgent safety issues, which are normal maintenance and which are worth budgeting for in the next few years. Take photos and notes.

Reading the report sensibly

Every home, including new ones, has a list of findings. The goal is to separate major issues (structure, water, electrical safety, roof and heating at the end of their life) from minor maintenance items. Get quotes for major issues before deciding how to respond. For new homes, the statutory warranty may cover defects, so see our Tarion warranty and PDI guide.

Inspections for condos and new homes

Condo inspections focus on the unit itself: plumbing fixtures, appliances, electrical, windows, heating and cooling equipment, and signs of leaks from neighbouring units. The building's common elements are covered by the corporation, so the status certificate and reserve fund study tell you more about the building's condition than a unit inspection can. For a new home, an inspection before your pre-delivery inspection or before the end of your first warranty year can help you build a complete list of items for your builder. That is especially useful in the first year, when the Tarion forms have firm deadlines.

Seller pre-listing inspections

Some sellers order an inspection before listing and make the report available to buyers. For buyers, a seller's report is useful information, but it was commissioned by the seller and the inspector's contract is with the seller. Many buyers still choose to hire their own inspector or at least review the seller's report with one. Ask whether the inspector who prepared it will speak to you, and check the date of the report.

A short pre-inspection checklist for buyers

• Confirm access with the listing brokerage and make sure utilities are on.
• Ask the seller for permits, renovation records and the age of the roof, furnace, air conditioner and water heater.
• Bring a list of your own concerns from the viewing.
• Plan enough time to walk through the report with the inspector at the end.
• Arrange specialist inspections early if the home has a well, septic, pool or wood stove.

An inspection does not guarantee that a home is free of problems, but it substantially improves what you know before you commit.

The cost of an inspection varies with the size, age and type of home and with any add-on services, so ask for a written quote. Compared with the price of a home and the cost of an unexpected repair, it is usually one of the smaller expenses in a purchase, and one that many buyers consider well worth it.

Frequently asked questions

Are home inspectors licensed in Ontario?

No. The Home Inspection Act, 2017 has not been brought into force, so there is no provincial licence for home inspectors as of October 2026.

What does a home inspection include?

A visual, non-invasive review of accessible areas such as the roof, exterior, foundation, structure, electrical, plumbing, heating, cooling and interior.

What is not included in a standard inspection?

Usually items behind walls or furniture, and specialized checks such as septic, wells, sewer scopes, WETT, radon or asbestos testing.

Should I make my offer conditional on an inspection?

An inspection condition lets you investigate the home before the deal is firm. Whether to include one depends on the market and your risk tolerance.

General information only, not legal, tax or financial advice. Figures were checked against the sources linked above in October 2026 and can change; confirm your own numbers with your real estate lawyer, accountant or lender before you sign anything.

Farshad Fazaeli, Salesperson, International Realty Firm, Inc., Brokerage, 647-667-5555 · Richmond Hill, ON