How much does a home inspection cost in Edmonton?

The honest answer is that it depends on the home. A one-bedroom condo and a large older house with a finished basement and a detached garage are different jobs, and the price should reflect that.

For a budgeting starting point, CMHC's guide to what a home really costs says a home inspection "costs around $500". That is a national figure, so use it to plan, not to compare quotes. The number that matters is the written price for your home. See our pricing page for how pricing works here.

What affects the price of a home inspection?

Mostly the amount of house there is to look at, and how complicated it is. These are the usual factors:

• Size. More square footage, more rooms and a finished basement all take more time to walk through and write up.
• Age. An older home has usually been through more owners, renovations and system upgrades, so there is more to trace and explain in the report.
• Type of home. A condo inspection covers the unit and the shared areas the inspector can access, which is a smaller job than a detached house with its own roof, foundation and grading.
• Outbuildings. Alberta's Home Inspection Business Regulation requires the contract to say that outbuildings and detached structures, other than a garage or carport, are not included unless the contract expressly includes them. A detached shop or second garage may add to the scope.
• Location. A home in central Edmonton and an acreage outside Morinville involve different travel.
• Add-on services. Tests such as radon are separate from the standard visual inspection and are priced separately when offered.

What does the inspection fee pay for?

You are paying for a licensed inspector to examine the home and give you a written report you can act on. Alberta sets out what that has to include.

Under the regulation, the inspection business must give you a written contract that you both sign before the inspection starts. The report must be in writing, address the condition of each part of the home the contract covers, and make recommendations on any deficiencies found. It must reach you on or before the date set in the contract.

The parts of the home the contract has to cover, unless you initial an exclusion, are:

• Roofing, flashings and chimney
• Exterior, including lot grading, walkways, driveways, retaining walls, patios and decks
• Structure
• Electrical
• Heating, heat pumps and cooling
• Insulation
• Plumbing
• Interior

For a plain-language walk through each of these, read what a home inspection includes in Alberta.

What is not included in the price?

A standard inspection is visual and non-invasive, so a few things sit outside it.

• Repair estimates. The regulation does not allow a home inspector or inspection business to give you an estimate of the cost of a repair or improvement. For costs, call qualified trades.
• Opening walls or other invasive work. The contract must state that the inspection is non-invasive unless you and the business agree to specific invasive procedures.
• Mould and asbestos. If these are not inspected, the contract must include a statement you initial saying so.
• Radon. Health Canada recommends a long-term radon test of at least 91 days, so it is not something a visual inspection can answer on the day.
• Building code compliance and sewer line scoping. These are separate from a home inspection.

Is a cheaper home inspection worth it?

Compare what you get, not only the price. Two quotes can look similar and cover different things.

• The price tells you: what you pay on the day.
• The contract tells you: what is inspected, what is excluded, and the date you get the report.
• A sample report tells you: how clearly findings are explained and whether each one comes with a next step.

Questions worth asking any inspector before you book:

1. What are your inspector and business licence numbers?
2. Is anything excluded from the contract for this home?
3. When will I get the report?
4. Can I walk through the home with you at the end?
5. Can I see a sample report?

The Government of Alberta's guide to hiring a home inspector also suggests asking about the inspector's education, experience and qualifications, and confirming the business is bonded and has errors and omissions insurance. You can see how a report is laid out on our sample report page.

Who pays for a home inspection in Alberta?

The person the report is for pays for it. For a purchase, that is the buyer. For a pre-listing inspection, it is the seller.

This is more than habit. Alberta's regulation treats payment from anyone other than the person the report is prepared for as a conflict of interest, and an inspection business must not take on an inspection that would create one.

How do I check that a home inspector is licensed?

Ask for both licence numbers and check them. Alberta requires home inspectors and home inspection businesses to be licensed, and licensees must give you proof of both licences when you ask. The province links to a search for licensed businesses from the same page.

We are not taking paid inspections yet. Our licence numbers will be on this site before we do, so you can check them the same way.

When should I book, and does timing change the cost?

Book as soon as your offer is accepted. The Real Estate Council of Alberta notes that if a buyer does not waive conditions by the agreed deadline, the offer becomes void, so the inspection has to fit inside that window with time left to read the report and get trade quotes.

Timing does not change what the inspection covers. Tell the inspector your condition deadline when you ask for a quote. You can see the steps on how it works, and book here when you are ready.

How does the inspection fit into total buying costs?

The inspection is one of several up-front costs. The Financial Consumer Agency of Canada lists home inspection fees with legal fees, property tax adjustments and title insurance, and suggests being prepared to spend between 1.5% and 4% of the purchase price on these costs combined.

If you are buying in Edmonton, St. Albert, Sherwood Park, Spruce Grove or Leduc, the factors above apply the same way. Before the day, run through our home inspection checklist so you get the most out of the time.