Pre-purchase inspections: Should you get one (2025)

Before finalizing your home purchase, a pre-purchase inspection is your one chance to uncover hidden issues. 

This inspection gives you a crucial safety window to make sure the property is truly worth the price not just on paper, but in structure, safety and long-term peace of mind.

In this article, we’ll cover:

• What is a pre-purchase inspection?
• Why should you do a pre-purchase inspection?
• Is pre-purchase inspection mandatory?
• What kind of problems found during a home inspection can cancel a promise to purchase?
• What does a home inspection involve?
• How can you find a building inspector that you can trust?
• What gets inspected during a pre-purchase inspection?
• What is not included during a pre-purchase inspection?
• How to read your home inspection report
• What to do if you find latent defects?

What is a pre-purchase inspection?

A pre-purchase inspection is a professional evaluation of a property’s overall condition, conducted before purchase. The goal of the inspection is to find out if there are any hidden and major defects that will significantly reduce the usability or value of the property.

Why should you do a pre-purchase inspection?

In Quebec, when you buy a property, you’re protected by the legal warranty against latent defects (vices cachés) under Articles 1726–1731 of the Civil Code of Québec. Essentially, this means that if any major issues are found with the property after the promise to purchase has been accepted, the seller would need to pay or reimburse the buyer for repairs, any harm suffered by the buyers or a cancellation of the sale and a full reimbursement for the price of the property. This is the case even if the seller was not aware of the issue at the time of sale.

However, and this is crucial, this protection only applies to defects that meet three requirements:

1. The defect is not visible and cannot be discovered through a simple inspection;
2. The defect existed at the time of purchase;
3. The buyer did not know about the defect.

Therefore, if you skip the inspection, and the defect is something a qualified inspector could have found, the courts may say that you “bought at your own risk”. In this case, the buyer would need to pay for any damages caused by the defect. This could be a significant amount of money.

As such, buyers should get a pre-purchase inspection since, it makes the seller financially responsible for any hidden issues that materialize down the road. A pre-purchase inspection report will also give you a good understanding of the asset you are about to buy, determine any short term work that needs to be done and (potentially) help you negotiate a better price for your home.

Is a pre-purchase inspection mandatory?

Section 8.1 of the OACIQ Promise to Purchase form (standard in Quebec) gives the buyer an option to make their offer conditional on a satisfactory inspection of the property. Since the buyer has an option to do an inspection, this means that it is not mandatory to get a pre-purchase inspection.

That being said, if you are working with a real estate broker in Quebec, they are required to recommend that you have the property inspected by a recognized professional in accordance with the Real Estate Brokerage Act.

Depending on the situation, some real estate investors will skip a home inspection. This is a strategy that can make the promise to purchase look more appealing to a seller. However, investors that do this know what they are doing, and are capable of making these kinds of strategic judgment calls.

What kind of problems found during a home inspection can cancel a promise to purchase?

Many buyers try to use the home inspection clause in the promise to purchase to gain leverage in the negotiation with the seller. For instance, the buyer might think that they can use minor defects or normal wear and tear as a pretext to renegotiate the price. This is not allowed. In fact, if the buyer unreasonably cancels the promise to purchase, the seller can sue the buyer for damages.

The wording in the inspection clause, Section 8.1 in the promise to purchase, only protects the buyer when the inspector discovers “significant” defects that affect the property’s intended use, safety or value. Jurisprudence tells us that courts interpret “significant” based on the nature of the defect, its impact on the property’s use or value and the cost of repairs relative to the purchase price.

Although there isn’t a hard and fast rule for what constitutes “significant”, from our own research into the jurisprudence, we have found that significant will be roughly 3% of the purchase price. For instance, if you are paying $600,000 for your property, a defect would be considered significant if it costs $18,000 (3% of $600,000) to fix.

For everything that is not considered significant, for example damage to a patio door that might cost $3000 to fix, once the promise to purchase has been agreed, the seller is not obligated to agree to pay; however, a fair and well supported request often opens the door to negotiation.

What does a home inspection involve?

Before the inspection, the inspector will review the seller’s declaration of the building.

Following the review, the inspector will arrange a visit with the buyer. Unless there’s a major safety concern, buyers should accompany the inspector during the visit. This gives you the chance to see what they’re looking at, ask questions as you go and better understand the property’s condition.

A typical inspection time depends on the size, age and accessibility of the building. For example, a single-family home in good condition might take about 2 hours, while a small condo could take 60 minutes or less.

Once the inspection is complete, the inspector will take some time to write an inspection report and issue their initial comments. You will receive the report a few days after the inspection, normally via email.

How can you find a building inspector that you can trust?

A professional building inspector should be a member of a recognized association such as AIBQ (Association des inspecteurs en bâtiments du Québec).

This association sets professional standards for inspectors, ensuring that their members:

• Have completed specialized training in building inspection and construction;
• Follow a code of ethics that requires impartiality, honesty, and independence;
• Use a recognized inspection standard (defining what must be checked and reported);
• Carry professional liability insurance to protect clients if the inspector makes an error; and
• Commit to continuing education to stay current with building codes and best practices.

You can refer to the AIBQ directory to find an inspector.

Even if the inspector comes from a professional body, you will want to verify that they have experience with your particular property type and the area where the property is located. This is important since soils and the environment vary from site to site. This means that your inspector will be on the lookout for problems that are common in a particular area. More on this later.

What gets inspected during a pre-purchase inspection?

A pre-purchase inspection is a visual examination of all accessible areas of the property. The goal is to identify visible defects that could affect the building’s safety, structure or value. However, what gets inspected depends on the type of property. 

For example, if you are buying a detached home, the inspector can examine everything from the foundation to the roof. This would include the exterior siding, plumbing, heating and electrical systems. Whereas, for a condo or divided co-ownership, the inspector focuses mainly on the private portion (your unit).

In every case, the inspection report will note: 

• Visible deficiencies or safety issues 
• The severity and urgency of repairs 
• Recommendations for further investigation when problems go beyond the inspector’s scope (for example, foundation specialists, electricians, or roofers) 

The inspector’s role is not to “pass” or “fail” a property, but to give you a clear picture of its condition so you can make an informed decision before buying.

What is not included during a pre-purchase inspection?

Generally the pre-purchase inspection will not include pest control issues, swimming pools, asbestos, radon gas, household venting equipment, led based paint and toxic mold. The report will likely make a mention of these things if they show up, but these items will probably not be included by default. In some situations, the buyer should order this kind of special tests.

Additional special tests

Depending on the property type and its location, you may want to run additional speciality tests for:

• Water quality testing: essential if the property is not connected to a municipal water system (common in rural regions such as the Laurentians or Eastern Townships).
• Septic system inspection: needed for homes that rely on private sewage systems rather than municipal connections.
• Pyrite testing: recommended in areas known for pyrite in the soil, particularly parts of Montreal’s South Shore, Laval, and the North Shore. Pyrite can cause foundation swelling and cracking over time.
• Drain camera inspection: to verify the condition of underground pipes, especially in older homes built before the 1970s.
• Environmental testing: useful if the property is near industrial zones or former agricultural sites, where soil contamination may be an issue.

How to read your home inspection report

The inspection report is a detailed document that outlines the inspector’s findings. It includes:

• Summary of Major Issues: Highlighting critical problems that need immediate attention.
• Detailed Descriptions: Providing in-depth information about each issue.
• Photographs: Visual evidence of the problems found.
• Recommendations: Suggested repairs or further evaluations by specialists.

An inspection report that meets AIBQ standards must include, at minimum:

• A clear identification of the property being inspected (address, building type, date of inspection).
• A description of the visible and accessible systems and components that were examined (structure, exterior, roofing, plumbing, electrical, heating/ventilation, insulation, occupant-safety features).
• An indication of the condition of each inspected component (noting any observed defects or deficiencies, and identifying the urgency of any safety risks).
• A statement of which areas or components were not accessible or visible, and the reason (for example: blocked access, attic insulation, crawl space hazards).
• Photographic evidence or illustrative comments that support the findings (to show exactly what was seen and support evaluation).
• The methods used and any limitations of the inspection (for example: visual only, no destructive testing or opening of finished walls, no specialist tests for asbestos, radon, etc.).
• Where relevant, recommendations for further investigation by an expert or specialist when serious or hidden-defect indicators are found.
• A declaration by the inspector (name, membership number if applicable, signature and date) that the inspection was performed in accordance with the AIBQ Standards of Practice.

You can download the full official list of what will be included in the AIBQ document (“Norme de pratique”) via the AIBQ website here: Norme de pratique.

What to do if you find latent defects?

If your pre-purchase report highlights any latent defects, you must inform the seller in writing and share the report with the seller. According to Section 8.1 of the promise to purchase, this must be done within 4 days of contingency period.

Once you have done this, you have a couple of options:

1. You can negotiate a lower sales price based on the cost of the work to be done. Your real estate broker can advise you on the best negotiation strategy.
2. You request that certain work be done by the seller before taking possession.
3. You can withdraw your promise to purchase if it was conditional on the inspection and the work required is considered serious and therefore hinders or greatly diminishes the property’s usability.

There are potential legal ramifications to withdrawing from the promise to purchase. As such, it is best to talk all of this through with your realtor and get advice on what to do.

Conclusion: A pre-inspection report is a worthwhile investment

In Quebec, a pre-purchase inspection typically costs between $500 and $900. This is a small part of your overall closing costs. Yet this modest investment can save you tens of thousands of dollars later by revealing latent defects.

For anyone who isn’t a professional buyer or seller, a pre-inspection is one of the smartest and safest decisions you can make. It gives you peace of mind, protects your finances and ensures you know exactly what you’re buying. 

Just make sure to work with a qualified inspector who understands Quebec’s standards and local building codes. Otherwise, you might miss key problems, order the wrong type of inspection or end up in a stressful legal dispute, even if insurance eventually covers it. 

And before you book, ask your realtor if there are any special tests you should request, for example, checking for radon gas, pyrite, or mold. A good inspection doesn’t just protect your purchase, it protects your peace of mind.