What is a home inspection?

A home inspection is one of the most important steps in buying a Calgary home. It gives buyers a professional assessment of the property's condition before they commit — and it is the basis for one of the most important contractual conditions in any offer.

What a home inspection covers

A standard Alberta home inspection follows the Canadian Standards Association (CSA A770) guidelines and typically covers:

Structure: Foundation type, basement walls, structural framing visible from below.
Roof: Condition, estimated remaining life, flashings, gutters, and chimneys.
Electrical: Panel type, service size (100A vs 200A), wiring types (aluminum wiring is flagged as a concern), GFCI protection, outlets.
Plumbing: Supply and drain materials, water pressure, visible leaks, water heater age and condition.
HVAC: Furnace type and age, filter condition, air conditioning, ventilation.
Insulation and vapour barrier: Attic insulation R-value, vapour barrier continuity.
Windows and doors: Seal failures (fogging), operation, weatherstripping.
Exterior: Cladding, grading (water drainage away from foundation), decks, garage.

What a home inspection does not cover

A home inspection is visual only — inspectors do not remove walls, dig up the ground, or test systems that require specialized equipment. Buried fuel oil tanks, environmental contamination, structural engineering assessments, and invasive testing (thermal imaging, sewer camera) are separate specialties. Ryan recommends adding a sewer scope inspection to most Calgary resale purchases on homes over 30 years old.

Alberta licensing

Alberta does not provincially license home inspectors — anyone can call themselves a home inspector. Look for CAHPI (Canadian Association of Home and Property Inspectors) membership, which requires demonstrated competency, ongoing education, and errors-and-omissions insurance. Ryan maintains a list of CAHPI-certified inspectors he recommends to buyer clients.

Using the inspection report

After the inspection, you typically have 24–48 hours to review the report and decide: proceed as-is, request a price adjustment, ask the seller to complete specific repairs, or void the contract. Not every finding is a dealbreaker — a 15-year-old furnace is a normal discovery on a Calgary resale home, not a reason to walk away.

Frequently asked questions

How much does a home inspection cost in Calgary?

A standard home inspection for a Calgary detached home typically costs $400–$600. Larger homes (over 3,000 sq ft), homes with multiple mechanical systems, or inspections including a sewer scope ($150–$250 additional) run higher. The inspection cost is paid directly to the inspector on the day of the inspection.

Should I be present during the home inspection?

Yes, absolutely. Attending the inspection allows you to ask the inspector questions in real time and see deficiencies firsthand — not just read about them in a report. A good inspector will explain what they are observing as they go and help you distinguish between minor maintenance items and significant defects.

What is a pre-listing inspection and should sellers get one?

A pre-listing inspection is commissioned by the seller before the home goes on the market. It reveals issues that can be repaired before listing (increasing buyer confidence) and reduces the risk of conditions being voided over discovered defects. Ryan recommends pre-listing inspections for estate homes and older properties where there are likely deferred maintenance issues.

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Calgary REALTOR® specialising in divorce, estate, and upsizing transactions. Free consultation — no obligation.

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This page is for general information only and does not constitute legal or tax advice. Consult a qualified Alberta lawyer or accountant for advice specific to your situation.