How long should an inspection take?
There are many factors that can influence the length of time it takes to complete a visual building inspection.
However, it is possible to establish a reasonable average for each type of building.
Here is some information about it.
Condominium
A condo inspection typically focuses on the private portion of the premises and excludes common elements such as the roof, exterior siding and common hallways, to name a few. It is conducted from the interior door of the unit, covering from floor to ceiling, inside the walls of the private unit.
However, if elements of the common areas may have a direct impact on the private area, they may be mentioned in the inspection report.
This inspection is generally the quickest, and should take, depending on the condition of the premises, between 45 minutes and 2 hours.
Single family home
Unlike a condominium, the inspection of a single-family home is longer because it includes all the exterior and interior elements of the building, including the landscaping around it.
Of course, a house built in the 2010s, while just as rigorously inspected, might be more quickly analyzed than a century-old house because of its history, the materials it is made of and the construction methods.
The exterior inspection takes about an hour to inspect and explain. The basement where most of the mechanical elements of the house are located such as the electrical panel, hot water tanks, central heating and central ventilation systems, water inlet, is the longest part to inspect, taking about 1h to 1h30. The ground floor and the attic space under the roof require about another hour.
It is therefore possible to calculate an average total inspection time of between 3h and 4h.
Duplex
Inspecting a duplex is very similar to inspecting a single family home in terms of time.
The exterior takes about 1 hour to inspect and explain. Each unit takes 30-45 minutes to inspect, and the basement, just like the single family home, takes about 1-1.5 hours.
This inspection can also take, depending on the condition of the premises, between 3 and 4 hours.
Multiplex
Since a duplex takes between 3 and 4 hours to inspect, you can add 30 to 45 minutes per unit to get the total time required for the inspection.
So, for a fourplex, it would be possible to calculate an inspection requiring between 4 and 5 hours in total.
Beware of too quick inspections!
A thorough inspection is crucial for informed decisions about buying or selling a property, often the most important investment in the client's life.
This is why a conscientious inspector will take the time necessary to accomplish his objective with rigor .
How much should an inspection cost?
We all aspire to get the best value for money for the services or goods we acquire.
However, when an inspector offers a full inspection at a price significantly below the market average, it can often mean that they will rush through the inspection and report writing process, potentially missing out on important or even major details.
Distance, type of building, age and other factors can influence the price of an inspection.
However, it is possible to establish a reasonable average price for each type of building.
Condominium
Pre-purchase or pre-sale inspection: $400-450 +tx
Pre-reception inspection: From $450 + tax
Single family home
Pre-purchase or pre-sale inspection: $650-750 +tx
Pre-reception inspection: From $750 + tax
Duplex
Pre-purchase or pre-sale inspection: $700-750 +tx
Pre-reception inspection: From $750+tx
Multiplex
Just like the time required, the amount is added per number of units to be inspected
at a price of $50-100 per unit , from $700-750 + tax.
So, for a quadruplex, it would be possible to pay for an inspection between 900-1000 +tx.
*These prices may vary
The prices displayed on this site are generally those found on the market.
However, it is important to note that these rates are not fixed and may vary depending on several factors.
For example, prices may be adjusted following a request to add additional services exceeding
the basic mandate of the building inspection, such as the inspection of an annex or French drains.
Additionally, other elements such as the experience of the inspector, the distance from the building being inspected,
and the specificities of each company can also influence the total cost of the inspection.
What should I expect in the inspection report?
Today, multiple-choice inspection reports where the inspector checks boxes and adds black and white photos no longer have a place.
Nowadays, the inspection report is filled with findings with explanations and recommendations.
The photos are clear and in color, often with annotations and visual aids to emphasize issues identified during the inspection.
There are several basic elements that should be included in your inspection report, here they are:
General
The table of contents, symbol explanation page, introductory letter, building summary, certificate, conclusion, etc. are essential elements that should be included in a basic inspection report.
Categories
There are several categories of items to be inspected. The inspection report should normally be divided into these categories to make it easier to understand and find a finding.
For example, an anomaly with an exterior electrical outlet should not be in the Exterior category, but rather in the Electrical category. Exterior elements instead include the roof, exterior siding, exterior doors, and land.
Photos
Photos are essential elements in understanding certain situations noted during the inspection. They must be in color, clear, and preferably accompanied by visual aids, such as arrows or frames, to highlight anomalies.
Additionally, explanatory captions can be added to provide additional details and ensure a better understanding of the issues identified.
Observation
The inspection report must identify the anomaly , explain the associated risks and be accompanied by one or more recommendations .
For example :
During the inspection, we found a diagonal crack in an interior drywall wall . This crack can indicate potential structural movement in the home, which could be caused by seasonal moisture fluctuations or more serious issues such as foundation settling. Structural movement in a home can cause cracks in walls and foundations, improperly closing doors and windows, warped flooring, roofing, plumbing and electrical issues, as well as peeling finish materials and water infiltration. It is highly recommended that this crack be assessed by a building or structural professional to determine the underlying cause and recommend any necessary repairs.
To each his own style!
There are a variety of inspection programs and inspection banks available.
Even with the same program, the style of reports may vary depending on the preferences of each inspector.
Some inspectors prefer to provide short, to-the-point reports, focusing only on mandatory and important items.
Others choose to include additional practical information and maintenance recommendations.
The key is that the report identifies significant anomalies that may impact your purchasing decision.
If your inspector is a member of a professional association, his report must reflect elements consistent with the standards of practice of this association.
In our case, we follow the AIBQ (Association of Building Inspectors of Quebec) standard.
What is a hidden defect?
A latent defect is a fault or problem present in a property that is not visible during normal examination and that renders the property unfit for its intended use or significantly diminishes its usefulness.
Here is what is taken into consideration for a defect to be considered hidden according to Quebec government laws:
Definition of a vice
A defect is a fault or problem that renders a property unfit for its intended use or diminishes its usefulness.
It may result from poor workmanship, construction that does not comply with industry standards or a violation of good practice.
It is important to note that simple non-compliance with current standards does not necessarily constitute a defect, unless it significantly affects the use or utility of the property.
Severity of the defect
The defect must be serious enough to influence the buyer's purchasing decision or justify a price reduction. In other words, the consequences of the defect must not be insignificant.
For example, a minor defect taken in isolation may not meet the seriousness criterion, but a group of minor defects may justify a claim.
Knowledge of vice
The buyer must not be aware of the defect at the time of sale.
It is up to the seller to prove that he informed the buyer of the existence of the defect or that the latter was aware of it before the transaction.
This may be proven by correspondence documents, statements from the seller, or other evidence of communication between the parties.
Non-apparent nature of the defect
The defect must not be visible or detectable at the time of sale by a prudent and diligent buyer without the need for an expert. In other words, the buyer must not be able to notice the defect during a routine inspection of the property.
If the defect is obvious or visible, it is considered apparent and cannot give rise to a claim for hidden defect.
Priority of the defect
The buyer must prove that the defect existed before the sale. This means that the effects of the defect can manifest themselves after the sale, provided that the cause of the defect predates the transaction.
The buyer may benefit from a presumption of anteriority if the defect becomes apparent shortly after the purchase.
On the other hand, if the defect results from improper use by the buyer or from modifications made after the sale, the seller cannot be held responsible.