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A home inspection is one of the most important steps in buying a property. Whether you are purchasing a house, townhome, or condo in Victoria or anywhere in British Columbia, here is everything you need to know before you book one.
A home inspection is a detailed, visual examination of a property carried out by a licensed inspector before you finalize your purchase. The inspector assesses the physical condition of the home and produces a written report identifying defects, safety concerns, and maintenance items you should be aware of.
In British Columbia, inspections are typically included as a condition in your Contract of Purchase and Sale. This gives you a set number of days — usually five to seven — to have the property inspected, review the report, and decide whether to proceed, renegotiate, or walk away.
Janine's advice: Attend the inspection in person. A good inspector will walk you through the property as they work and explain their findings on the spot. The written report is valuable, but being there gives you context that a document alone cannot.
Identifies issues before they become your financial responsibility after closing.
Material defects can justify a price reduction, seller repairs, or walking away entirely.
Even minor findings help you budget for future maintenance and repairs with confidence.
British Columbia is one of the few provinces in Canada that licenses home inspectors. Since 2009, all practicing home inspectors in BC must be licensed under the Home Inspector Licensing Regulation administered by ASTTBC — the Applied Science Technologists and Technicians of BC.
To obtain and maintain a BC home inspector licence, individuals must complete approved education and training, pass a licensing exam, carry errors and omissions insurance, adhere to a professional code of ethics, and complete ongoing continuing education. Always verify your inspector's licence at asttbc.org before booking.
BC licensed inspectors must follow the Standards of Practice set by ASTTBC. These define what must be inspected, what is excluded, and how findings must be reported. The inspector must provide a written report — verbal-only reports do not meet BC standards and provide no legal protection.
Important: Always ask for your inspector's BC licence number and verify it at asttbc.org before booking. An unlicensed inspector's report provides no legal protection and their findings carry no regulatory accountability.
A full home inspection on a detached house is the most comprehensive type. The inspector examines all accessible and visible components from the foundation to the roof.
Older homes in Victoria: Many character homes in Victoria's core neighbourhoods were built before 1970. These properties may contain knob-and-tube wiring, galvanized plumbing, asbestos insulation or vermiculite, and older heating systems. Your inspector will flag these and recommend specialist follow-up where needed.
Townhomes are strata properties, which means the inspection covers two distinct areas — what you own as the unit owner, and what the strata corporation is responsible for maintaining.
The inspector examines everything within your strata lot — interior walls, flooring, ceilings, electrical panel, plumbing within the unit, appliances, windows and doors, and any private outdoor space such as a patio or fenced yard.
The roof, exterior walls, foundation, shared utilities, and common areas are the strata corporation's responsibility. A review of the strata's depreciation report and meeting minutes must happen alongside your physical inspection.
Do not skip the strata documents. The depreciation report tells you what major repairs are planned and whether the contingency reserve fund has enough money to cover them. An underfunded strata can mean a special levy — a lump-sum charge to all owners — for major work such as a roof replacement or parkade repair.
Condo inspections are more limited in scope because the inspector can only access your individual unit. The building structure, envelope, roof, shared mechanical systems, and common areas all belong to the strata and are outside the inspector's reach on a standard unit inspection.
Leaky condo history in Victoria: A number of buildings constructed between 1982 and 1998 were affected by the BC leaky condo crisis — widespread building envelope failures caused by construction methods common in that era. If purchasing a condo built in this period, ask specifically about building envelope work done, remediation history, and whether the strata has a current building envelope inspection on file.
Not all inspection findings are equal. Minor maintenance items are expected in any property. The following findings should prompt a conversation with your Realtor about next steps — whether that means negotiating a price reduction, requesting repairs, bringing in a specialist, or reconsidering the purchase.
Staining, mould, musty odours, or active dampness in basements, crawlspaces, attics, or around windows. Can indicate foundation issues, roof failure, or envelope problems.
Knob-and-tube or aluminum wiring, overloaded panels, double-tapped breakers, or ungrounded outlets. Many BC insurers will not cover homes with certain older wiring without upgrades.
Significant cracking, bowing walls, or evidence of settling or movement. Minor hairline cracks are common — larger horizontal or stair-step cracks deserve immediate specialist assessment.
A roof near or past its expected lifespan means a significant replacement cost ahead. Ask your inspector for an estimated remaining life and plan accordingly.
Galvanized steel pipes corrode internally over time. Poly-B plastic pipes common in 1980s and 1990s homes have a documented history of failure and leaks.
Common in pre-1990 homes. Undisturbed asbestos is not immediately dangerous but must be professionally assessed before any renovation work is planned.
Knowing how the inspection process works from start to finish helps you stay organized and make the most of the time you have within your subject removal window.
Your Realtor typically books the inspection within one to two days of offer acceptance. Choose a licensed ASTTBC inspector — I keep a list of trusted professionals I recommend to my clients.
Show up for the inspection. Walk through the property with the inspector, ask questions, and take notes. What you learn in person goes far beyond what appears in the written report.
A written report is required by BC law. You will typically receive it within 24 hours. Review it carefully with your Realtor before making any decisions about next steps.
Based on findings, you can proceed as planned, renegotiate price or terms, request specific repairs, bring in a specialist, or remove your offer if findings are material enough to change your decision.
A home inspector is a generalist. For specific concerns — structural, asbestos, oil tanks, mould, building envelopes — a specialist inspection may be warranted and worth the additional cost.
You typically have five to seven days from offer acceptance to complete your inspection and remove or waive your condition. Use that window fully — do not rush this step.
One inspector, one opinion. If a finding concerns you and the inspector is uncertain about severity, bring in a specialist before removing your subjects. That is exactly what the condition period is for.
I work with trusted, licensed home inspectors across Greater Victoria and can recommend the right professional for your property type. If you are navigating an offer or weighing how to respond to inspection results, reach out — I am here to help you make a confident, well-informed decision.
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Janine Thomson
Mobile: 778-678-5466
Phone: (250) 384-8124
Toll Free: 1-800-665-5303
Fax: 250-380-6355
Pemberton Holmes
103-814 Goldstream Ave Victoria, BC V9B 2X7
