Almost all used homes have a defect or deficiency of some sort. That's the Manitoba Securities Commission's wording, not mine [1]. A home inspection tells you which ones this house has, before you're committed.
Why it matters in Manitoba. "Buyer beware" applies to most residential sales here. Unless your contract says otherwise, you're assumed to have inspected the home and accepted it as it is [1]. A seller generally doesn't have to point out defects. The exception is a hidden defect they know about that makes the home a health or safety hazard or unusable [1]. The handbook adds that structural and foundation problems are the single most common cause for concern between buyers and sellers in Manitoba [1].
How it fits into your offer. An inspection is usually a condition in your offer, with a deadline to complete it [1]. In most cases the buyer pays for inspections and reports [1]. Other specific inspections can be conditions too, such as an engineer's report, an electrical or plumbing inspection, or a furnace and chimney inspection [1].
What the inspection covers. The federal Office of Consumer Affairs describes a good inspection as a non-invasive, visual evaluation of the main systems. It lists the site (driveway, fence, deck, lot), structure (foundation, walls, roof), envelope (windows, insulation), plumbing, interior finishes, heating and ventilation, life safety systems such as smoke and carbon monoxide detectors, and electrical [2].
What it can't see. An inspector can only report on what they can see and get to. A snow-covered roof or a locked furnace room can't be assessed [2]. In a Winnipeg winter, that first example is worth remembering. An inspector also shouldn't give you repair or renovation cost estimates [2].
Choosing an inspector. The Office of Consumer Affairs suggests checking training and experience, asking for a sample report, getting a written contract that sets out what's inspected, the report deadline and the cost, and asking about professional liability insurance [2]. You can also ask whether they follow the CSA A770 home inspection standard [2]. Manitoba's real estate regulator says home inspectors are not currently regulated in Manitoba [3], so ask about training, membership in a professional association, insurance and a sample report.
How to read the report. Separate the items into three piles: safety issues, big systems (foundation, roof, heating, electrical, plumbing), and maintenance. The third pile is normal for any home. The first two are what the condition is for. If something needs a closer look, the handbook lists specialist inspections, such as an engineer's report, that can be made a condition [1]. Then decide whether the home is still right for you, and talk to me about what that means for your offer.
Trevor LeVasseur, Licensed REALTOR® · Greg Michie Realty Group