A standard home inspection report for a resale property in the GTA often runs 30–60 pages. If you've never read one before, the volume of items flagged can feel overwhelming - and occasionally causes buyers to walk away from a perfectly reasonable home, or conversely, to dismiss findings that deserved more attention. Here's how to read one properly.
What an inspection covers
A qualified home inspector performs a visual inspection of the accessible and visible components of the property. This typically includes:
- Structural components: foundation, framing, floors, walls, ceilings
- Roof: materials, condition, drainage, flashing
- Exterior: cladding, windows, doors, grading, driveway
- Electrical: panel, wiring type, outlets, GFCI protection
- Plumbing: visible pipes, water heater, fixtures, water pressure
- HVAC: furnace, air conditioning, ventilation, filters
- Insulation and vapour barrier (where visible)
- Interior: finishes, stairs, railings, fireplaces
An inspection is a visual snapshot in time. Inspectors cannot see inside walls, under floors, or into areas that are inaccessible. The report reflects what was visible and accessible on the day of the inspection.
Issues that are serious
The following types of findings warrant careful consideration and, in some cases, specialist follow-up:
- Active water intrusion: Evidence of current water penetration in the basement, roof, or around windows. Water damage is expensive to remediate and can lead to mould.
- Foundation cracks: Horizontal cracks in a foundation wall are a structural concern. Hairline vertical cracks are common and often benign, but wider or diagonal cracks deserve a structural engineer's assessment.
- Knob-and-tube wiring: An older wiring system found in homes built before the 1950s. Many insurers refuse to insure homes with active knob-and-tube wiring, or charge significantly higher premiums. Replacement is expensive.
- Failing or near-end-of-life roof: A roof replacement in the GTA typically costs $10,000–$20,000+ depending on size and materials. If the inspector flags the roof as at or near end of life, factor that into your offer or negotiation.
- Old electrical panels: Certain brands (Federal Pacific, Zinsco) have known reliability issues and may not be insurable. Confirm with your insurer.
- HVAC age: Furnaces typically last 20–25 years; air conditioners 15–20 years. Note the age and factor potential replacement costs into your planning.
Issues that are normal and manageable
Virtually every resale home will have a list of minor items. These are not reasons to walk away or renegotiate aggressively:
- Older but functional appliances
- Minor caulking needed around tubs, sinks, windows
- Weatherstripping replacement
- GFCI outlet installation in bathrooms/kitchens
- Minor grading issues (easily corrected with topsoil)
- Cosmetic items: worn finishes, dated fixtures
Every home has a list like this. The question is not "does this home have any issues?" - it always will. The question is "are the issues here manageable and proportionate to the price I'm paying?"
How to use the report after you receive it
Review the report with your agent. Discuss which findings are material enough to renegotiate on price or request the seller address. Not every item on a report is a negotiation point - trying to use minor items to chip away at price is common but can sour a deal unnecessarily.
For significant structural, electrical, or water-related findings, ask your agent about bringing in a specialist - a structural engineer, electrician, or waterproofing contractor - to give you a more specific cost estimate before you decide how to proceed.
If you are buying without a home inspection condition (a common scenario in competitive offers), consider booking a pre-offer inspection before offer night. Some sellers will accommodate this. It gives you the same information without delaying the offer process.
Our team accompanies every client through the inspection process and helps them interpret findings in the context of the specific property and price. If you're preparing to buy in the GTA, learn about our buyer program or reach out to us directly.
