Home Inspections in Alberta: What It Covers & What It Costs

Posted by Justin Havre Real Estate Team on Tuesday, July 1st, 2025 at 9:25am.

Alberta Home Inspections Guide

It's easy to get caught up in the speed, drama, and pressure of bidding on a house. You're suddenly willing to pay a few thousand more than you had intended. You're willing to go for a quicker closing date. You’re eyeing your home inspection contingency and wondering if it’s really as necessary as people say it is.

Slow down. Relax. Don't let yourself fall in love with a house until you've had the house examined by a professional. There could be any number of deal-breaking problems under the surface.

A home inspection gives you confidence in your purchase. In Alberta, a good inspection costs $400 to $600 and can save you from buying a money pit. Learn more about what you're paying for and how to find someone who won't miss the important stuff.

For informational purposes only. Always consult with a licensed real estate professional before proceeding with any real estate transaction.

Key Things to Know About Home Inspections

  • Home inspectors check critical areas such as the foundation, roof, electrical systems, and plumbing to find problems before they become your problems.
  • Most Alberta inspections cost between $400 and $600, depending on house size.
  • Bigger houses or specialized testing (like radon or termites) cost extra.
  • Always choose licensed inspectors with solid reviews and clear sample reports.
  • The inspection gives you leverage to negotiate repairs or walk away if needed.

What Exactly Is a Home Inspection?

A home inspection is your chance to learn what's going on with the house you want to buy. The inspector checks everything from the basement to the roof and gives you a detailed report.

Most inspectors in Alberta follow standards from organizations like CAHPI (Canadian Association of Home and Property Inspectors) or InterNACHI (International Association of Certified Home Inspectors). These standards spell out exactly what should be checked during an inspection.

There is no “pass” or “fail.” It’s a professional evaluation of the home’s condition—nothing more, nothing less.

Whether the home “fails” the inspection depends on YOU.

If you put an inspection contingency in your offer, almost anything in the inspection report can be used as grounds to back out. On the other hand, if you really want to buy a home with foundation problems, the inspection can’t stop you. (Your lender might, though.)

What Home Inspectors Look For

What's Included in a Home Inspection?

A home inspector looks for problems that could cost you money after you buy and estimates the remaining lifespan of the current systems. Don’t be alarmed if you’re handed a big report—even small problems get reported. It’s all to give you the clearest picture possible.

The inspector checks:

  • Roof (often using drones)
  • Chimney exterior
  • Siding and exterior
  • Decks, porches, driveway, etc.
  • Attic (including insulation)
  • Foundation
  • House structure, including walls, stairs, etc.
  • Garage
  • Drainage and grading
  • Electrical systems
  • Plumbing
  • HVAC
  • Doors and windows
  • Security and safety features
  • Limited appliance testing

They look for cracks, water damage, or other signs of trouble. They test electrical panels, outlets, and wiring to make sure everything is safe and up to code. They run water in sinks and flush toilets to check for leaks and water pressure problems.

Some of these problems might be on the seller’s disclosure, but don’t trust the disclosure to list everything. Sellers can only disclose problems they’re actually aware of.

Keep in mind that inspectors won't check everything. They don't take notes on cosmetic issues such as paint colours or carpet stains. They can't see underground pipes or peer inside walls. And they won't inspect areas they can't safely access, like steep roofs or crawl spaces that are too small.

A good inspector will take pictures of problems and explain what needs to be fixed now and what can wait.

What’s Not Included in a Home Inspection

  • Anything not visible/accessible (inspectors don’t open up walls to check the wiring, for example)
  • Pests (will note obviously visible signs or noticeable odours, but won’t confirm active infestation)
  • Mould (will note potential mould, but won’t test to confirm)
  • Code compliance
  • Water and indoor air quality
  • Radon
  • Lead paint
  • Asbestos
  • Sewer lines
  • Septic tanks and well water
  • Swimming pools
  • Chimney interiors and fireplaces
  • Historic home inspection
  • Irrigation systems

These exceptions are mostly because they require extra training, licensing, and/or equipment to perform properly. Some inspectors may offer these services in addition to the standard home inspection.

If your home inspector thinks there might be a problem related to one of these items, they’ll recommend you get a specialized inspection.

When Do You Need a Home Inspection?


Every home buyer should get a home inspection. Period. Well, unless you’re buying purely for land value and intend to knock the house down. Even then, you’ll want a property survey.

Fixer-upper? Absolutely get a home inspection. Yes, you already know it has problems. But do you know all of the problems? Inspecting a fixer-upper saves you from getting in over your head.

New construction? Get a home inspection. While we’d all like to believe builders don’t cut corners, they sometimes do. Home warranties aren’t a substitute.

Waived your home inspection contingency to get ahead in a bidding war? Get an information-only inspection. You won’t be able to use it to back out of the deal, but you’ll be aware of potential problems you’re signing up for.

Sellers show you their pre-listing home inspection? How far are you willing to trust that the repairs were completed correctly? Get a home inspection.

The Pre-Inspection: What to Look For When Viewing a Home

While you should always get a home inspection for homes you’re serious about, there are some easy ways to weed out obviously unsuitable homes and save yourself a couple hundred dollars.

Open The Cabinets

Open all the cabinets in the home and take a sniff. Are there any mildew or mould odours? If the area smells damp, there may be a hidden water leak.

Check For Water Stains On The Walls And Ceiling

As you walk through the home, take a good look at the walls and ceilings in every room. Carefully inspect the walls that back onto the baths or showers.

Do you see any corrosion or water stains? It might be a sign of a water leak or moisture penetration. That can be quite pricey to repair.

Inspect The Wall Plastering

Inspect the internal plastering on the walls for hairline cracks. If the wall plastering wasn't done correctly when the home was built, these cracks will show up.

When plaster starts to crack, it can lead to more cracks that spread. Think of a nick in a windshield that turns into a larger crack that spreads across the entire length of the windshield over time. The plaster may even become loose when you hang up a wall light or picture.

Look For Large Cracks Internally And Externally

Any cracks wider than 2 mm that show up outside or inside the home will need further inspection. If you're interested in a home with these types of cracks, have a building inspector or structural engineer take a look at it first to check for potential structural damage.

Check The Downpipes

Make sure that all the pipes leading down from the roof direct water well away from the house or into soakwells and not just into the ground. Look around the base of the downpipe to see if there are any signs of water pooling. This can lead to foundation issues.

What to Ask Your Inspector About: A Checklist

How to Choose a Home Inspector

When your inspector arrives, don't just stand back and watch. Ask questions! Here's what you should ask about in each area of the house.

Outside the House

The outside of your house is its first line of defence against weather, water, and time. Make sure your inspector checks the following key areas.

Foundation problems show up as cracks or uneven settling. Ask if any foundation issues are serious or just normal settling. Not every crack is an actual problem.

The roof might look fine from the ground, but inspectors check for missing shingles, worn spots, and how many years it has left. A roof replacement can cost $10,000 or more, so this matters!

Gutters and downspouts must work right to keep water away from your foundation. Ask if they're attached properly and directing water away from the house.

Windows and doors should seal tightly. Drafty windows waste energy and cost you money every month.

The grading (how the ground slopes) should move water away from your house, not toward it. Poor grading leads to wet basements.

Inside the House

Inside your potential new home, focus on these critical areas:

Walls, ceilings, and floors must be structurally sound. Ask about any cracks, stains, soft spots, or unlevel floors.

Water damage often shows up as stains or warping. Ask your inspector to point out signs of past or present leaks.

The basement or crawl space can reveal much about the house's overall health. Ask about moisture problems, as these lead to mould and structural damage.

Attic insulation and ventilation affect your energy bills. Ask if the insulation is adequate for Alberta's cold winters.

Appliances that stay with the house should be tested. Ask how old they are and if they work properly. (Keep in mind that the inspector can’t test every aspect. They can tell that a dishwasher turns on and doesn’t leak, for example, but can’t evaluate how well it cleans dirty dishes.)

Systems That Make the House Work

These systems are the heart and lungs of your home and should be thoroughly inspected.

Electrical panels and wiring must be up to code and able to handle modern demands. Old knob-and-tube wiring or overloaded panels are fire hazards.

Plumbing problems can range from minor leaks to major sewer issues. Ask about pipe materials, water pressure, and drain function.

Heating and cooling systems are expensive to replace. Ask how old the furnace is, when it was last serviced, and how efficiently it runs.

Water heaters typically last 8–12 years. Ask about its age and condition.

Smoke and carbon monoxide detectors are simple but life-saving. Make sure they're properly installed.

If you’re buying a home remotely, ask your inspector if they can take you along on a video call.

How Much Will a Home Inspection Cost in Alberta?

How Much Does a Home Inspection Cost?

In Alberta, most home inspections cost between $400 and $600. The price changes based on:

  • House size: Bigger houses cost more to inspect because they take longer and have more systems to check.
  • House age: Older homes might need more careful inspection of outdated systems.
  • Location: Inspections in Calgary or Edmonton might cost more than in smaller towns.

Condos are usually cheaper to inspect since there's often no roof or foundation to check for a specific unit. However, be sure you get a condo inspection specifically; a condo inspector can also provide insight on common areas, which can be a source of condo red flags.

The inspection usually takes 2–3 hours for an average house. Larger or older homes can take 4 hours or more.

Extra Costs to Know About

Be ready for these potential add-ons that aren't usually covered in the basic price:

  • Radon testing: $150–$300
  • Sewer scope inspection: $250–$350
  • Mould inspection: $250–$500
  • Thermal imaging: $100–$200

Don't pick the cheapest inspector just to save money. A thorough inspection might cost more, but it can save you thousands by finding problems a cheaper inspection might miss.

In Alberta, the buyer almost always pays for the inspection. Think of it as an investment in your peace of mind.

How to Find a Good Home Inspector in Alberta

Home inspection is a discipline that requires special training, knowledge and communication skills. Not all home inspectors are created equal. Here's how to find one who'll do a great job:

  • Look for proper credentials: In Alberta, inspectors should be licensed and certified by organizations like CAHPI or InterNACHI. Some provinces don’t require certification; if that’s the case for you, look for an inspector who’s part of a professional association or otherwise accredited.
  • Look for insurance: Not all provinces require inspectors to have insurance, but many have liability policies.
  • Check their background: Inspectors with construction experience often spot issues others might miss. Engineering is another good sign.
  • Are they full-time? Be wary of anyone who does inspections as a side gig or heavily underbids the competition.
  • Read reviews carefully: Look for specific comments about thoroughness and how well they explained problems.
  • Ask for a sample report: Good reports have clear photos, detailed explanations, and specific recommendations.
  • Test their communication skills: If they can't explain things clearly before you hire them, they won't do better during the inspection.
  • Get recommendations: Ask friends who recently bought homes who they used and if they were happy with the service.
  • Call at least three inspectors before deciding: Ask how they handle the inspection and what their reports include.

CAHPI is the most common organization for finding reputable home inspectors in Canada. It rigorously tests home inspectors' technical knowledge and diagnostic expertise prior to membership and requires continuing education after admission to keep current with new technology and building practices.

For informational purposes only. Always consult with a licensed real estate professional before proceeding with any real estate transaction.

Inspections Are a Worthwhile Investment

A good home inspector could be the difference between buying your dream home and walking into a nightmare of repairs. While the inspection cost might seem like a lot when you're already spending so much on a house, it's insignificant compared to what you might spend fixing problems you didn't know about.

Using Your Inspection Report

After the inspection, you have options:

  1. Ask the seller to fix the problems before you buy.
  2. Request money off the purchase price to cover the repairs.
  3. Accept the house as-is if the issues are minor.
  4. Walk away if the problems are too big or expensive.

In hot seller’s markets, sellers might refuse repairs. In cooler markets, you have more power to negotiate.

Pick a thorough inspector, ask questions, and use what you learn to negotiate repairs or adjust your offer. Sometimes the best outcome of a home inspection is walking away from a bad deal—and that's money well spent.

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