How to choose a building inspector

The right building inspector has relevant experience with your type of building, is independent of the transaction or contractor, defines the scope clearly in writing, and delivers a report you can act on. Ask about qualifications, scope, the report and how they will communicate findings before you hire. Price matters, but an inspection that misses a major issue is expensive at any price.

Start with what you need

Inspections vary a lot, so be clear on your purpose first:

• Buying or leasing a home, condo or commercial space.
• A condition assessment for capital planning, financing or a reserve fund study. See property condition assessments explained.
• A specific system or problem, such as a leak, mechanical equipment, electrical systems, a roof or welds.
• Occupancy or new construction, such as deficiency inspections before possession.
• Preparing for a mandated inspection of regulated equipment, which must ultimately be done by the authorized body.

The purpose shapes what kind of inspector and what depth of inspection you need.

What to look for

Relevant qualifications and experience

Ask about training, professional designations and experience with buildings like yours. Requirements differ by province: home inspectors are licensed in Alberta and BC, for example, while engineering work is regulated by provincial engineering associations. A commercial building with complex mechanical and electrical systems usually calls for engineering knowledge, not just a general inspection.

Independence

The inspector should work for you. Be cautious about inspectors who are tied to a seller, landlord or contractor, or who offer to do the repairs they recommend, since that creates a conflict of interest.

Clear scope in writing

A written agreement should say what is included, what is excluded, what standard or practice the inspection follows, and whether any specialized testing is part of it. Common exclusions include areas without safe access, concealed components, and specialized items like sewer camera work or hazardous materials sampling.

Insurance

Ask whether the inspector carries professional liability and general liability insurance. In some provinces this is a licensing requirement for home inspectors.

Questions to ask

• What does the inspection include, and what does it exclude?
• How long will it take on site?
• Can I attend and walk through with you?
• Will you explain findings on the day?
• When will I receive the written report, and can I see a sample?
• How do you rank findings by urgency?
• What tools do you use, such as moisture meters or thermal imaging?
• Who will actually do the inspection?
• What happens if I have questions after the report?

What a good report looks like

A report should help you make decisions, not just list items. Look for:

• A summary of the most important findings up front.
• Findings ranked by urgency or priority, separating safety issues from maintenance items.
• Photos with clear captions and locations.
• Plain explanations of what each finding means and what to do next.
• Clear notes on what could not be inspected and why.
• Recommendations for specialists where needed, such as a structural engineer or licensed electrician.

Our guide on how to read a home inspection report covers how to use one once you have it.

Comparing proposals: a worked example

A typical case: the owner of a small commercial building wants an inspection before refinancing and gets two proposals. On price alone, one is clearly cheaper. Laid side by side, the differences look like this:

Proposal A may be fine, but the owner cannot tell from the document what will be looked at or what the report will contain. The right next step is not to pick B automatically, but to ask A the same questions so the two can be compared fairly. Often the price difference shrinks or disappears once both proposals cover the same scope.

What the written agreement should include

• The property address, the purpose of the inspection and who the client is.
• The systems and areas included, and those excluded.
• Any standard of practice or guideline the inspection follows.
• Specialized testing included, and testing available at extra cost.
• When the report will be delivered and in what format.
• Who may rely on the report, such as a lender.
• Fees, payment terms and any limits on liability.

Common mistakes when hiring

• Booking the first available inspector without checking that their experience matches the building. A home inspector and an engineering-led commercial assessment are different services.
• Leaving the inspection until the last days of a conditional period, so there is no time to bring in a specialist for anything the inspector flags.
• Not attending. Walking through with the inspector is often the best way to understand what the findings mean.
• Assuming the inspection covers specialized items, such as sewer lines, hazardous materials or regulated equipment, without confirming it in writing.
• Choosing on price alone without comparing scope, time on site and a sample report.

After the inspection

A good inspector stays available to answer questions once you have read the report. Expect to be able to call or email to clarify a finding, ask how urgent something is, or check whether a contractor's proposed repair addresses the problem. For commercial buildings, it can also help to have the same firm return for follow-up inspections after repairs, so you have one consistent record of the building's condition over time.

How ehZee can help

ehZee is an engineering firm with a team covering mechanical, electrical and project management experience. For homes, clients can walk the property with the inspector, get verbal findings on the day and receive a written report within two days. Learn more about our commercial building inspections and home inspections, or call 1-833-888-0091 to talk about what you need.

Common questions