What Home Inspections Look For

If you’ve ever bought a house or even thought about it, you’ve probably wondered what home inspections look for, and felt the mix of excitement and anxiety that comes with it. As a home inspector based in Kamloops, I’ve seen it all and trust me, skipping a proper inspection or choosing a “checklist inspector” over someone who truly walks the talk can cost you a whole lot more than you think.

It’s Not About Scaring You. It’s About Informing You.

My job isn’t to make you panic about every loose shingle or scuffed baseboard. It’s to make sure you know what you’re getting into, so you’re not blindsided by a leaky roof in February or a foundation shift six months in.

The Canadian Association of Home and Property Inspectors (CAHPI) and InterNACHI’s Standards of Practice both outline that a professional home inspection should offer “an objective visual examination of the physical structure and systems of a house, from the roof to the foundation.” In other words: it’s a deep, honest look and not just a drive-by glance.

I take the time to walk clients through the property, explain what I’m seeing, and make sure you understand the "what" and "why" behind it.

1. Structure: The Bones of the House

The first thing we’re checking is the foundation, framing, and visible structure as this is the core of what home inspections look for when assessing a home’s “bones.” If the bones are bad, everything else is just cosmetic.

• Cracks in foundation walls (horizontal = bad news)
• Uneven floors or door frames sticking
• Signs of past repairs either good or suspicious

If your house is on a crawl space, we’re definitely poking our heads in there because we’ve seen everything from moldy insulation to raccoons making a summer home.

2. Major Systems: Heat, Cool, & Power

Furnace, A/C, electrical, and plumbing are the lifelines of your house so we test what we can safely operate.

• Heating and cooling: age, function, filter condition
• Electrical: panel size, wiring types, grounding
• Plumbing: visible leaks, pressure, hot water tank age

We’re not tearing out drywall or turning valves that might burst because this isn’t a demolition. But if we see rusty pipes or DIY wiring? You’ll hear about it.

3. Windows, Doors & Roof

We’ll walk the roof if it’s safe, or use drones/photos if not to check its age, condition and installation quality.

• Flashing, shingles, signs of patchwork
• Window seals, frame rot, condensation
• Garage door safety sensors (often missed)

If your house is in a snow-heavy zone, we’re also looking at ventilation and possible ice dam damage.

4. Moisture, Mold, and Drainage

Moisture is the silent killer as it leads to mold, wood rot, and costly surprises.

• Stains on ceilings or walls
• Poor exterior drainage (grading, downspouts)
• Musty smells or visible mold in attics or basements

No, we don’t carry lab kits to test spores as that’s a specialist’s job. But we’ll tell you if something smells off (literally and figuratively).

5. The Little Stuff That Adds Up

Not everything is a deal breaker, but part of what home inspections look for includes small issues that add up. After all, five little $500 fixes can still eat your wallet.

• Broken outlets, missing GFCIs
• Loose toilets, drippy faucets
• Missing smoke/CO detectors
• Cracked tiles, uneven railings

This is where a lot of sellers lose their buyers for what should’ve been handled in advance.

What a Home Inspection Doesn’t Do

Honestly, we’re generalists, so a standard home inspection doesn’t include:

• Sewer scopes
• Asbestos or lead paint testing
• Pest or termite inspections
• Chimney flue inspections
• HVAC duct cleaning or infrared scans

We’ll tell you what might need a closer look but we don’t bring specialists with us.

What Sets a Good Inspector Apart?

A good home inspector won’t just send you a PDF and disappear. I follow up, answer questions, and make sure you’re equipped with next steps. Keith Bentley, one of my recent clients, said:

“I couldn’t have better service... Even worked on a long weekend with short notice. Excellent in all manners. I would not hesitate to recommend you.”

I can assure you that this level of service is standard here.

And I don’t just show up with a flashlight and clipboard, I use tools like thermal imaging cameras, moisture meters, and drones when necessary, so nothing important slips through the cracks. As a licensed home inspector with Consumer Protection BC, I'm required to follow strict professional standards and consumer protection guidelines.

While tools alone don’t make a great inspection, in the hands of someone who knows how to use them, they can help uncover major issues that might not be visible to the naked eye. BC Housing also recommends that homebuyers ensure their inspector is using the right tools and certified to use them.

Bottom Line

If you're wondering what home inspections looks for, it looks for things that can make or break a deal while protecting your peace of mind.

If you’re buying or selling in Kamloops, Vernon, or anywhere in the Interior BC region, and you want a home inspector who you can trust, shows up on time, and knows what’s behind the drywall, give us a shout.

Apex Home Inspections
Serving Kamloops, Vernon & Interior BC
https://apexhomeinspections.me
250-255-3646 | steverosner@apexhomeinspections.me