Why buyers book an inspection in the first place

A good inspection turns a big decision into a clear one. Photos, plain notes, and a list of priorities show what is working, what needs attention soon, and what can wait. In Calgary, weather and local building styles add a few extra things to check, so a clear process matters even more. This guide walks you through each step, from booking to using the report in your offer talks.

Before the day: booking, timing, and what to prepare

Most inspections take two to three hours, depending on the home’s size and condition. Book as soon as you have a conditional offer. Let the seller know the time window and request full access to all rooms, the garage, attic hatch, utility areas, and the electrical panel. Bring a notepad or use your phone to list questions. If you have old invoices for roof work or a furnace tune-up, share them with your inspector. That context helps.

Arrival and quick walkthrough

On the day, your inspector will say hello, outline the plan, and confirm any concerns you flagged. You can join the walkthrough. It is the best time to point out rooms that feel cold, doors that stick, or past leaks you noticed during showings. Clear communication makes the rest of the visit smoother.

Site and exterior: grading, drainage, and siding

Inspections often begin outside. Calgary homes face freeze–thaw cycles and summer storms, so water control is key. The inspector looks at grading to see if soil slopes away from the foundation. They review walkways, steps, decks, siding, and trim. Downspouts should carry water several feet away from the house. Loose siding, damaged stucco, peeling paint, or rot are noted with photos and location details.

Roof and attic: what can be checked in each season

Roof checks focus on shingles, flashing, vents, and gutters. In winter, snow may limit visibility. In that case, the report will note limits and suggest a follow-up when weather allows. Inside, the attic is checked for insulation depth, ventilation, and signs of past leaks. In Calgary, ice dams and poor air sealing are common finds. Missing or uneven insulation hurts comfort and heating bills, so inspectors pay close attention here.

Structure where visible

Inspectors look for signs that may point to structural movement: cracks in walls, gaps at trim, floors that feel uneven, or doors that bind. In basements, they review foundation walls where they can be seen. Small hairline cracks are common; wide, stepped, or active cracks get extra notes. The goal is to separate normal age from real risk.

Electrical systems

Safety comes first. The panel cover is opened and breakers are identified. Inspectors look for proper grounding, neat wire runs, and clear labeling. GFCI and AFCI protection is checked where required by modern standards. Outlets are spot-tested. In older Calgary homes, aluminum or knob-and-tube wiring may appear; the report will note if further review by a licensed electrician is wise.

Plumbing systems

Sinks, tubs, and showers are run to test flow and drainage. Traps and supply lines are checked for leaks or corrosion. Water heaters are reviewed for age, venting, and signs of rust. In basements, stains or salt-like residue on walls (efflorescence) can hint at moisture. Slow drains, poor slope, or undersized vents are flagged with clear notes.

Heating and cooling (HVAC)

Furnaces work hard in Calgary. Inspectors look at age, filter condition, burner area, venting, and general operation. Air conditioning is tested in warm months only; running it in freezing weather can damage the unit. Ducts and returns are reviewed for loose connections and airflow issues. If a humidifier is present, settings and pad condition are checked. The report will give a plain summary: working now, maintenance due, or near end of life.

Windows, doors, and insulation

Windows are opened and closed to test operation. Seals are checked for drafts or broken panes. Doors should latch cleanly and fit their frames without rubbing. Weatherstripping is reviewed. Attic and wall insulation levels affect comfort and bills, so photos and notes help you plan upgrades. In many homes, small fixes in seals and insulation make a big difference.

Interior rooms and finishes

Floors, stairs, railings, cabinets, and fixtures are checked for function and safety. Cosmetic flaws are not the focus, but poor finishes can hint at rushed work elsewhere. Loose handrails, uneven tiles, or mystery stains get a line item and a photo. The idea is not to nitpick, but to reveal patterns that matter for long-term care.

Moisture checks and thermal tools

Some inspectors use moisture meters and thermal cameras as part of their process. These tools help spot hidden leaks, missing insulation, or air leaks. They are not x-ray vision and they do not see through solid objects, but they often support better photos and clearer advice in the report.

Fireplaces and safety devices

Wood and gas fireplaces are checked for basic condition and venting where visible. The inspector tests smoke and CO alarms and notes if units are missing, expired, or placed poorly. Dryer vents, garage door safety sensors, and stair guards are quick checks that add real safety value.

Condos and townhomes: what is different

In multi-unit buildings, access rules can limit roof or common-area checks. Your inspector focuses on the interior unit and any private systems, then notes limits for shared elements. You may be advised to review condo documents for roof age, reserve funds, and pending projects. This context helps you judge future costs tied to the building.

What inspectors do not do

Home inspections are visual and non-invasive. Inspectors do not open up finished walls, move heavy furniture, or perform code enforcement. They do not give quotes for repairs. They flag concerns, explain why they matter, and suggest the right type of pro for the fix. That keeps the report clear and unbiased.

Your role as the buyer

You do not need special skills to get value on inspection day. Attend if you can. Ask simple questions: Is this urgent? Is it common for a home this age? What should I budget for next year? Take a few photos for your own notes. Stay open-minded. The goal is not a perfect house; the goal is a clear picture.

How long it takes and what slows it down

Plan for two to three hours. Large homes, older homes, or properties with limited access can take longer. Snow, ice, or locked rooms also add time. If a seller restricts access, that will be noted in the report with a fair suggestion for follow-up.

After the visit: what your report looks like

Good reports are easy to read. Expect a summary with priority items, safety notes, and maintenance tips. Each finding includes a short description, a photo, and a simple next step. Many buyers skim the summary first, then read the full report later with a coffee. Keep the file; it is a handy map for your first year of ownership.

Using the report in your offer talks

Findings give you options. You can request repairs, ask for a credit, or adjust the price. Pick a few high-impact items—roof damage, furnace at end of life, active leaks—and share those pages with your agent. Clear photos and plain notes carry weight. You are not arguing; you are asking for fair terms based on real facts.

Common myths buyers hear

• “New homes don’t need inspections.” Even new builds can have missed items or rushed work. Independent checks catch them before move-in.
• “The city passed it, so it’s fine.” City checks look at minimum standards. A home inspection reviews many details the city does not cover.
• “If I point out too much, I’ll lose the deal.” You can be firm and fair. Focus on major items and safety. Most sellers respect that approach.

Calgary specifics you will often see in reports

Our weather leaves a signature on homes. Expect notes about hail impact on roofs and siding, attic frost from air leaks, drafty windows after chinooks, and foundation cracks linked to soil movement. These are common topics here and the report will give you clear next steps, not scare tactics.

Simple prep checklist for buyers

• Confirm full access to attic, utility rooms, garage, and panel.
• Ask for any recent service records (roof, furnace, water tank).
• Make a short list of your concerns to share at the start.
• Bring time, not stress; plan for up to three hours.

What you take away

By the end of the process, you do not just have a stack of notes—you have a plan. You know which items matter now, which can wait, and how the home fits your budget. In a busy market, that kind of clarity is rare. With a solid inspection and a clear report, you can move forward with confidence, whether that means firming up your offer, asking for fair credits, or keeping your search going. That is the real value of a home inspection for buyers in Calgary.