The home inspection is often the most stressful moment of a real estate transaction. The buyer fears bad surprises. So does the seller. And no one wants to see the sale fall through. Good news: you can put almost all the odds in your favor, well before the inspection. The secret is knowing what to look for as soon as you visit, and understanding how the inspection clause works. In the following video and guide, David Tardif, a real estate broker in Quebec and founder of Endurance Groupe Immobilier par Tardif, explains everything to you—whether you are a buyer, seller, or broker.
Even before visiting: read the seller’s declaration
Before you go, read the seller’s declaration. This is a mandatory document in Quebec, overseen by the OACIQ. It allows you to evaluate if the house is worth visiting, based on your tolerance. Everyone has their comfort zone. Some issues are easily corrected. Others are expensive. It is better to know before falling in love with the property.
A house is like a human: it ages
I like this image. A house ages like a human. It gets wrinkles. Some age well, others less so, and a few are at death’s door. Almost everything can be corrected—it’s a matter of budget. Your job is to know your comfort zone before making an offer.
Home inspection: what to check during the visit
Here is what comes up most often after an inspection. Many of these things can be spotted by eye as soon as you visit.
Outside
- Foundation cracks.
- Unsealed thermos (windows with permanent fog inside).
- Dry or poorly applied caulking around doors and windows.
- Mortar joints to be redone, or masonry to be replaced.
- Outdoor light fixtures to be changed.
- A roof that may need replacing.
- Basement windows without window wells.
- Negative ground slope, which brings water toward the house.
- Balconies or railings in poor condition.
Inside
- Foundation cracks visible from the inside.
- Odors or traces of humidity (a possible sign of water infiltration).
- Absence of a backwater valve.
- An obsolete electrical panel or wiring, or aluminum wiring.
- Missing stair railings.
- Traces of infiltration around windows or on ceilings.
- Absence of an exterior ventilation outlet for bathroom and kitchen fans.
- Ungrounded electrical outlets.
- Outlets near water without GFCI (ground fault circuit interrupter).
- Interior doors that close poorly—sometimes a sign of structural movement.
No need to remember everything. We have prepared a free inspection checklist that you can use during your visits, or to prepare your listing. Request it, it’s free
The inspection clause: how it works (and the two cumulative deadlines)
When you are ready to buy, you draft a promise to purchase. The home inspection is governed by the inspection clause (clause 8.1). It makes your offer conditional on an inspection by a home inspector or a professional, within a given timeframe.
Here is a detail that few people understand. There are two deadlines, and they are cumulative. A deadline to have the inspection done. Then a deadline to declare yourself satisfied. Example: 10 days to inspect, plus 4 days to decide, equals 14 days in total. These are calendar days. Even if you have the inspection done on day 1, you can wait until the 14th day to make your decision.
Always wait until you have received your report before deciding. A small reminder: the exact wording of the clause varies according to the type of property (a co-ownership does not have the same clause as a standard house) and according to the forms in force. Your broker will explain the one that applies to your situation.
The day of the inspection: be present
This is my most important advice: be present at your home inspection. I have seen people not show up. This is a mistake. The inspection is not just a test to pass. It is the user manual for your future home, your maintenance guide for years to come. On-site, the inspector educates you and gives you a good summary.
Do not panic when receiving the report. It is often longer than one might think—this is normal, the inspector is also protecting themselves. A good question to ask them: “How does this house compare, in general condition, to the average house you have inspected in the area?” This gives you an excellent benchmark.
After the inspection: your choices
You express your decision in a form (notice and follow-up of fulfillment of condition). You essentially have three choices:
- You had the inspection done, you read the report, and you declare yourself satisfied.
- You had the inspection done, you waive reading the report, and you declare yourself satisfied.
- You had the inspection done, you read the report, and you render the promise to purchase null and void (you withdraw).
There is a fourth way: asking for a price reduction. This is a delicate subject. Remember one thing: an inspection is not a negotiation tool. It is a user manual for the house. We negotiate on significant things—elements that you did not know about and that would have changed your offer. It costs nothing to ask, and the seller has the right to refuse or accept. Good practice: get estimates and present them to the seller to justify your amount. Often, we end up splitting the difference.
Keep your report: it’s money in the bank
Once your decision is made, keep your report carefully. When reselling, you can show future buyers what has been corrected. A meticulous seller, who documents everything they have done to their house to preserve its condition, is money in the bank on the day of resale.
For the seller: act before listing
If you sell your property, you can limit surprises. Correct the simple little things on the list in advance. You can also have a home inspection done before selling it. You get a full report, have the corrections estimated, and set a fairer price based on the actual condition. Your broker helps you take all factors into account.
How to choose a good home inspector
The best starting point is a referral from a satisfied friend. If someone reliable has been referred to you, go for it. Also look at Google reviews: they are normally a good indicator. Your broker can also suggest inspectors who have proven themselves in the industry.
FAQ
Is home inspection mandatory in Quebec?
It is not legally mandatory, but strongly recommended. It is governed by a conditional clause in the promise to purchase. Waiving the inspection can also weaken your recourse later if a problem appears.
How much time do I have to do the inspection?
It depends on the timeframe negotiated in the promise to purchase. Often, there are two cumulative deadlines: one to have the inspection done, one to declare yourself satisfied. For example, 10 days plus 4 days equals 14 calendar days.
Should I be present at my inspection?
Yes, it is strongly recommended. The inspection is the user manual for your future home. The inspector educates you on-site and gives you a summary that the written report does not replace.
Can I negotiate the price after the inspection?
You can ask for a reduction, and the seller can accept or refuse. But the inspection is not a negotiation tool: we negotiate on significant and unknown issues, ideally with supporting estimates. Often, both parties split the difference.
What is the seller’s declaration?
It is a mandatory document in Quebec that describes the known condition of the property. To be read even before visiting: it helps you decide if the house is worth the trip, based on your tolerance.
Can the seller have an inspection done before selling?
Yes. A pre-sale inspection provides a full report. The seller can correct or have deficiencies estimated, then set a fairer price based on the actual condition of the property.
How to choose a good home inspector?
Through a referral from a satisfied client, through Google reviews, or via your broker, who knows reliable inspectors. A good reputation and solid reviews are the best indicators.
About the author — David Tardif
Residential and commercial real estate broker (OACIQ, license E2815), David Tardif is the founder of Endurance Groupe Immobilier par Tardif and the creator of the Indice Tardif. Over 20 years of experience, award-winning team #1 in Canada (Royal LePage 2024-2025) and over 375 Google reviews 4.9/5. Learn more about David.