What to Look for During a Home Inspection (Don't Skip These)

The Foundation: Where the Big Money Hides

Your inspector will check for cracks in the foundation walls, signs of water intrusion, and the overall structural integrity of the home. Hairline cracks in poured concrete are usually cosmetic. But horizontal cracks, stair-step cracks in concrete block walls, or cracks wider than 1/4 inch can indicate serious structural movement. Foundation repairs in the Lower Mainland typically cost $10,000 to $50,000 depending on the scope.

Pay attention to the basement or crawl space. Is there standing water? Moisture stains on the walls? A musty smell? In areas like Fleetwood and parts of South Surrey near the Nicomekl River, drainage issues are common. Ask the inspector specifically about the perimeter drainage system (weeping tiles) -- if they're original to a home built before 1990, they may be clogged or collapsed.

The Roof: Your First Line of Defence

A standard asphalt shingle roof lasts 20 to 25 years in BC's wet climate. Your inspector should document the roof's age, condition, and remaining life expectancy. They'll look for missing or curling shingles, damaged flashing around chimneys and vents, and signs of sagging in the roof deck. A roof replacement costs $10,000 to $25,000 depending on size and material. If the roof has 3 to 5 years of life left, factor that into your offer price.

Also check the attic space. Proper ventilation and insulation prevent ice dams and moisture buildup. Dark stains on the underside of the roof sheathing indicate past or present moisture issues.

Electrical: More Than Just the Lights

Homes built before 1960 in White Rock and parts of South Surrey may still have knob-and-tube wiring. It's not inherently dangerous, but many insurance companies won't cover homes with active knob-and-tube, or they charge significantly higher premiums. Rewiring a full house costs $8,000 to $15,000. If the panel is a Federal Pacific or Zinsco brand, flag that too -- these panels have known safety issues and should be replaced ($2,000 to $4,000).

Check that the home has sufficient electrical capacity. A 100-amp panel is the minimum for a modern home. If you plan to add an EV charger, hot tub, or workshop, you may need a 200-amp upgrade ($3,000 to $5,000).

Plumbing: What's Hiding in the Walls

Homes built in the 1970s and 1980s may have polybutylene (poly-B) plumbing, which is prone to failure at the fittings. If the home has poly-B pipes, many insurance companies require replacement before they'll issue a policy. Re-plumbing a home with PEX costs $5,000 to $12,000. Your inspector should identify the pipe material and check water pressure, drainage speed, and look for signs of leaks under all sinks.

If the home is on a septic system (common in rural parts of Langley, parts of South Surrey near Crescent Beach, and some White Rock properties), get a separate septic inspection. A failed septic system costs $15,000 to $30,000 to replace.

What Standard Inspections Don't Cover

A general home inspection is visual and non-invasive. There are several things your inspector won't check unless you specifically request (and pay for) additional inspections:

Oil tanks. Many older homes in White Rock and South Surrey had underground oil tanks for heating. Even if the tank was decommissioned, a leaking tank can contaminate soil and cost $20,000 to $80,000+ to remediate. Budget $250 to $350 for an oil tank scan on any pre-1970 home.

Asbestos. Common in homes built between 1950 and 1990 -- in floor tiles, insulation, ceiling texture, and pipe wrap. An asbestos test costs $300 to $500. Removal (if needed) can range from $2,000 to $15,000 depending on the scope.

Sewer line. A camera inspection of the main sewer line costs $200 to $400 and can reveal root intrusion, bellied pipes, or collapsed sections. Sewer line replacement runs $8,000 to $20,000. This is especially important for homes with mature trees near the sewer line.

When to Walk Away

Not every issue is a deal-breaker. A furnace that needs replacing next year? That's a negotiating point, not a reason to walk away. But some findings should give you serious pause: major structural defects in the foundation, extensive water damage behind walls, a failing building envelope (especially on condos built in the 1990s "leaky condo" era), active mould throughout the home, or environmental contamination from an oil tank.

If the cost to fix the issues exceeds 5% to 10% of the purchase price, you need to either renegotiate significantly or walk away. That's what the inspection condition is for -- it protects you.