How to choose a home inspector in Alberta: questions to ask before you book

You will probably hire a home inspector once or twice in your life, often with a condition deadline a few days away. That is not much time to judge a stranger. The good news is that Alberta regulates home inspections, so a few checks will tell you a lot.

This guide walks through what to verify, what to read and what to ask, in the order you will need it.

Does a home inspector need a licence in Alberta?

Yes. Alberta requires both the individual home inspector and the home inspection business to hold a licence. An unlicensed person cannot legally sell you a home inspection.

To get an inspector licence, the province asks for:

• A completed application
• A criminal record check or police information check
• Proof of education, through an approved home inspection program or a recognized industry designation
• Proof that the inspector works for, or is otherwise associated with, a licensed home inspection business

One thing a licence is not: an endorsement. The Government of Alberta notes that a licence does not mean it recommends a particular inspector or business. It sets the minimum. The rest of this guide helps you look past it.

How do I check that an inspector is licensed?

Ask for both licence numbers, then look them up. Licensees must give you proof of their licences when you ask, and the province links to a search for licensed businesses from its home inspector licence page.

The numbers should also appear in writing. Alberta's Home Inspection Business Regulation requires the contract to show the business's name and licence number and the inspector's name and licence number. If they are missing, ask why before you sign.

A note about us. This business is not licensed yet and is not taking paid inspections. We will publish our inspector and business licence numbers on this site before we take any paid work, so you can check them the same way you would check anyone else.

What insurance and bond should a home inspection business have?

Errors and omissions insurance and a security, often called a bond. Under the regulation, a licensed business needs errors and omissions insurance of at least $1,000,000 per claim and $2,000,000 in total for claims in a one-year period, plus security in a form and amount approved by the province's Director.

Errors and omissions insurance is what responds if a claim is made that the inspection missed something it should have found. The province's guide to hiring a home inspector suggests confirming that the business is bonded and carries this insurance. It is a fair question, and a licensed business should answer it without fuss.

What should the inspection contract say?

It should spell out exactly what will and will not be inspected, and you should see it before the day. Alberta's regulation requires a written contract signed by you and the business before the inspection starts, the date you will get the report, and your initials beside anything excluded.

When you read it, check:

• Every part of the home you care about is included, such as a detached shop or a secondary suite.
• Any exclusions make sense for this home, and you have initialled them knowingly.
• The report date leaves time to read it before your condition deadline.
• There is no wording that limits the inspector's liability or shortens the time you have to make a claim. The regulation does not allow either.

For the full list of what an Alberta contract and report must cover, read what a home inspection includes in Alberta.

Why should I ask for a sample report?

Because the report is the thing you are actually buying. A sample shows you how clearly the inspector writes, long before you are reading your own at 10 pm.

A good sample report has:

• A clear summary of the most important findings up front
• Photos of each issue, labelled so you know where they were taken
• Plain-language explanations of why each finding matters
• A specific next step for each finding, such as "have a licensed electrician evaluate"
• Notes on what could not be inspected, and why

Be wary of a sample that is mostly boilerplate, or that lists problems without saying what to do about them. You can see how ours is laid out on the sample report page, and how to read a home inspection report explains what each section means.

What are the red flags when hiring a home inspector?

Most red flags fall into two groups: conflicts of interest and shortcuts. Either one can leave you with a report that does not really serve you.

• Payment or perks from someone else. Alberta's regulation treats payment from anyone other than the person the report is for as a conflict of interest, and the province's consumer guide says a fee from your realtor, bank or mortgage broker would create one. An inspector must not carry out an inspection in that situation.
• Offering repair cost estimates. The regulation does not allow home inspectors or businesses to estimate the cost of a repair or improvement. An inspector who quotes prices is either breaking the rules or not reading them.
• A rushed inspection. A careful look at a whole house takes a few hours. A full house in 45 minutes, or several inspections booked back to back, should make you ask what is being skipped.
• No contract until the day. You should be able to read the contract in advance, not on a clipboard in the driveway.
• Discouraging you from attending. Being there is one of the most useful parts of the process. An inspector who does not want questions is a poor fit.
• Vague answers about licences or insurance. These are yes-or-no questions with numbers attached.

Is it okay to use the inspector my realtor recommends?

It can be, as long as you check them yourself. Many realtors keep a list of names, and a referral is a reasonable place to start.

What matters is that the inspector works for you. Run the same checks you would on anyone: licences, insurance, the contract and a sample report. Ask whether they pay for referrals or receive anything from the people involved in the sale.

What questions should I ask before I book?

Here is a list you can copy into your phone and use on every call.

1. What are your inspector and business licence numbers?
2. Do you carry errors and omissions insurance, and is the business bonded?
3. Can you send me the contract before the inspection?
4. Is anything excluded for this home, such as outbuildings, a suite or the roof surface?
5. How long will the inspection take, and can I attend?
6. When will I receive the report, and in what format?
7. Can I see a sample report?
8. What education or designation do you hold?
9. Do you receive any payment or benefit from anyone besides me?
10. If something you find needs a specialist, will the report say who to call?

The province's hiring guide also suggests asking about the inspector's educational background, experience and familiarity with the current Alberta Building Code.

What can I do if something goes wrong?

Start by raising it with the business in writing. If that does not resolve it, Service Alberta's Consumer Investigations Unit handles complaints about home inspections. The Government of Alberta explains how to file, starting with a call or email to its contact centre, and suggests gathering all documents and written communication about the matter.

Keep your contract, your report and any emails together from the start. It is a good habit even when everything goes smoothly.

How do I put it all together?

Choose the inspector who passes the licence and insurance checks, sends a clear contract, shows you a report you can understand and answers your questions without pressure. Price matters too, but compare it last, once you know the scope is the same. Our pricing page explains how pricing works here.

Whether you are buying in Edmonton, St. Albert, Sherwood Park or Leduc, the same Alberta rules apply. When you are ready, see how it works, or join the list on our booking page.