# BC Home Inspection Checklist: What's Checked > A professional home inspection in BC takes 2.5–4 hours, covers more than 400 checkpoints across 10 major systems, and costs $500–$850 on a standard Coquitlam… **Source:** https://soldbycraig.ca/home-inspection-checklist-bc/ **Author:** Craig Johnston, REALTOR® (BC Licence V99960) · The MACNABS · Royal LePage Elite West **Site:** https://soldbycraig.ca --- Buyer due diligence · BC · 2026 ## BC Home Inspection Checklist — What Inspectors Check, What It Costs, and What to Do Next Updated May 5, 2026 · Craig Johnston, REALTOR® · Coquitlam A professional home inspection in BC takes 2.5–4 hours, covers more than 400 checkpoints across 10 major systems, and costs $500–$850 on a standard Coquitlam detached home. It is not a pass/fail exam — it is a prioritized list of what works, what needs attention, and what rises to the level of 'walk away.' This page shows you exactly what inspectors check and how to read the report. All BC home inspectors must be licensed under Consumer Protection BC and follow the CAHPI/ASHI Standard of Practice. Craig works closely with a short list of licensed Tri-Cities inspectors and has reviewed hundreds of inspection reports alongside buyer clients — both first-time and experienced move-up families. [Book a Strategy Call →](/book-a-strategy-call-with-craig-johnston/) [Get a Home Evaluation](/home-evaluation/) 1% Ranked Top 1% Team Member — Greater Vancouver REALTORS® 2% Nationwide Top 2% Team Member — Royal LePage nationwide 44 Local Tri-Cities resident 47+ years ★ Recognized 5.0 · five-star Quick Answer What should you know about Home Inspection Checklist Bc? A professional home inspection in BC takes 2.5–4 hours, covers more than 400 checkpoints across 10 major systems, and costs $500–$850 on a standard Coquitlam… **Craig Johnston, Top 1% Team Member — Greater Vancouver REALTORS®** and 47+ year Tri-Cities resident, can walk you through the local context. Free Strategy Call ends with a written one-page plan in 24 hours. The definition ## Short answer: what a BC home inspection covers A full BC home inspection covers the structure, roof, exterior envelope, plumbing, electrical system, heating and cooling, interior finishes, insulation and ventilation, built-in appliances, and site conditions (drainage, grading, trees, fences). The inspector examines visible and accessible areas only — they do not open walls, dig foundations, or certify anything. The output is a written report (typically 40–80 pages with photos) plus verbal walk-through at the end of the inspection. Official sources ## Where the rules live. Every figure on this page is drawn from primary BC and federal sources listed below. For a live, government-maintained version of each rule, click through — the internet can drift, the official source is always authoritative. - [Consumer Protection BC — Home Inspector Licensing ↗](https://www.consumerprotectionbc.ca/home-inspectors/) - [CAHPI BC — Standard of Practice ↗](https://cahpi-bc.ca/standards-of-practice/) - [BC Housing — New Home Warranty (2-5-10) ↗](https://www.bchousing.org/licensing-consumer-services/licensed-residential-builder/new-home-warranty) By the numbers ## What inspection typically finds — and how to price each finding | Finding category | Typical repair cost | Urgency | Walk-away threshold | | --- | --- | --- | --- | | Roof nearing end of life (15–20 yrs) | $8K–$25K | 0–3 years | Only if major structural damage | | Knob-and-tube wiring (pre-1950) | $10K–$20K | Immediate — insurance risk | Only if full rewire needed | | Polybutylene plumbing (1978–1996) | $15K–$30K | 2–5 years | Active leaks = walk-away | | Furnace 20+ years | $5K–$8K | 1–3 years | Not usually | | Perimeter drainage failure | $10K–$25K | Immediate | Yes, if foundation damage | | Mould in crawl or attic | $2K–$15K | Immediate | Yes, if structural | | Foundation cracks (active) | $15K–$80K+ | Immediate — engineer needed | Usually | | Settled or rotting deck | $5K–$15K | Safety issue | Rarely — repairable | Step by step ## What to do after the inspection — the 5-step reply 1. 1 Read the full report within 24 hours. Most inspectors deliver the PDF the same evening. Mark every item flagged 'immediate' or 'safety hazard' as priority one. 2. 2 Get repair quotes on any big-ticket item. Licensed trades typically quote Coquitlam homes within 48 hours. You need real numbers to negotiate, not the inspector's ballpark. 3. 3 Decide: walk, renegotiate, or accept. On a subject-to-inspection offer, you have three legal paths — remove subjects (accept as-is), negotiate a price reduction or repair credit, or do not remove subjects (deal dies, deposit returns). 4. 4 If renegotiating, request specific dollar amounts tied to trade quotes — 'I want $12,000 off for the roof, based on the attached Mr. Roof estimate.' Sellers almost always counter, so start at the actual repair number, not a softer one. 5. 5 Sign the subject removal (or walk) by the deadline in your offer. Missed deadlines are treated as subject-not-removed in BC — the deal dies and the deposit returns. Every Coquitlam subject removal I do goes to the seller's lawyer with a signed subject removal addendum on the exact deadline day. ![Craig Johnston, REALTOR® — Coquitlam](https://soldbycraig.ca/wp-content/uploads/2026/03/DSC1119-1-scaled.jpg) Craig's take > The inspection is not the end of due diligence — it is the middle. A good inspection report triggers 3 or 4 specialist reports — roofer, electrician, strata depreciation review, maybe an engineer on the foundation. I build two extra days into the subject period so my buyers can get real trade quotes, not panic at the 11th hour. Sellers respect the process because it makes the final 'yes' or 'no' real. — Craig Johnston, REALTOR® · Macdonald Realty · Tri-Cities resident 47+ years ### Ready to turn this knowledge into a real transaction? Whether you're a first-time buyer trying to master the rules or a move-up family planning your next step, a 30-minute strategy call maps out exactly what applies to your situation. [Book a Strategy Call →](/book-a-strategy-call-with-craig-johnston/) [Get a Home Evaluation](/home-evaluation/) Frequently asked ## Everything buyers and sellers ask Craig about this. How much does a home inspection cost in Coquitlam? For a detached home, expect $500–$850 depending on square footage and age. Larger homes (4,000+ sqft) or homes with detached structures (shops, coach houses) run $800–$1,200. Condos and townhomes typically run $400–$600. How long does an inspection take? Detached homes typically take 2.5–4 hours on site, plus 3–8 hours for the inspector to write the report. Condos and townhomes are usually 1.5–2 hours on site. Can I attend the inspection? Yes — and you should. The verbal walk-through at the end of an inspection is where inspectors share the context that never fits in the written report. Plan to be there for the full duration if possible, or at minimum the final hour. What does an inspector NOT check? Inspectors do not open walls, dig foundations, certify roofs, test water quality, test for mould (without a separate air sample), estimate repair costs in writing, or provide any warranty. They examine visible and accessible areas only and give a written opinion. Do I need a separate inspection for a condo? Yes. The condo inspection covers the unit itself — plumbing under sinks, electrical panels, windows, appliances, balcony drainage. The strata building envelope is covered by the strata's depreciation report, which your realtor should request alongside the inspection. Are home inspections mandatory in BC? No. They are an optional buyer protection used as a subject clause in the offer. That said, 80%+ of BC resale transactions include a subject-to-inspection clause and a written inspection report. What is the '2-5-10' New Home Warranty? BC's mandatory warranty on new homes built by a licensed residential builder: 2 years on labour and materials, 5 years on building envelope, and 10 years on major structural. It is registered with the builder's warranty provider (usually National Home Warranty or Travelers Canada). Can I use an inspection report to break a deal? Yes — that's exactly what the subject-to-inspection clause is for. If the report reveals material issues that were not disclosed, you can non-remove the inspection subject without penalty, and the deposit returns. Is a pre-offer inspection worth the money? In competitive offer-date situations, yes — a pre-offer inspection is the price of admission for going subject-free. On a $1.2M home, $700 for a clean pre-offer inspection that lets you go subject-free is often the difference between winning and losing. Who pays for the inspection — buyer or seller? The buyer pays, paid directly to the inspector at time of inspection or by e-transfer same-day. The seller is never obligated to pay for a buyer's inspection. Next reads ## Build the full picture. [Next Read #### Subjects & Conditions Guide →](/subjects-and-conditions-bc-real-estate/) [Next Read #### BC Home Buyer Rescission Period →](/bc-home-buyer-rescission-period/) [Next Read #### Bidding War Strategy →](/bidding-war-multiple-offer-strategy-bc/) [Next Read #### First Time Home Buyer →](/coquitlam-first-time-buyer-guide/) [Next Read #### Moving Made Easy →](/moving-made-easy/) [Next Read #### Book a Strategy Call →](/book-a-strategy-call-with-craig-johnston/) ![Craig Johnston, REALTOR®](https://soldbycraig.ca/wp-content/uploads/2026/03/DSC1119-1-scaled.jpg) Your REALTOR® ## Craig Johnston, REALTOR® BCFSA-licensed REALTOR® (V99960). 47+ years Tri-Cities. Top 2% Team Member — Royal LePage nationwide. Specialist in Coquitlam, Port Moody, and Port Coquitlam transactions across resale, new construction, and strata. The same rules above apply on every single deal — the difference is having someone who's done them hundreds of times in your corner. [Book a Strategy Call](/book-a-strategy-call-with-craig-johnston/) [604-202-6092](tel:+16042026092) [Strategy Call](/book-a-strategy-call-with-craig-johnston/) [Call 604-202-6092](tel:+16042026092) Next reads ## Keep reading. [Next Read #### Subjects & Conditions Guide →](/subjects-and-conditions-bc-real-estate/) [Next Read #### BC Home Buyer Rescission Period →](/bc-home-buyer-rescission-period/) [Next Read #### Bidding War Strategy →](/bidding-war-multiple-offer-strategy-bc/) [Next Read #### Coquitlam REALTOR® Commission Rates →](/coquitlam-realtor-commission-rates/) [Next Read #### Moving Made Easy →](/moving-made-easy/) [Next Read #### Book a Strategy Call →](/book-a-strategy-call-with-craig-johnston/) Tri-Cities monthly ## Get the honest Tri-Cities market read, monthly. June 2026 Coquitlam detached HPI is $1,649,000, -4.8% YoY. 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