Database of Questions for At Ease Property Inspections

A home inspection is a non-invasive visual review of the home's visible and accessible components. The goal is to identify safety hazards, significant defects, and needed repairs across all major systems.

How Long Does a Typical Home Inspection Take?

A standard home inspection for a moderately-sized, average-condition single-family house usually takes between 3 to 5 hours.
However, the actual time can vary significantly based on several factors:

Given that many regions, like the Okanagan, have a higher risk classification for radon gas, this is a very important question.

The General Answer: Yes, specialized modular/mobile/park module home inspections are typically offered, but they are separate from a standard "stick-built" home inspection.
While many of the systems (plumbing, electrical, HVAC) are similar to conventional homes, manufactured homes and mobile homes have unique components that require specialized knowledge.

Key Focus Areas for a Manufactured Home Inspection:

A professional who offers this service will specifically focus on areas unique to manufactured homes, including:

• Chassis and Skirting: Assessing the structural frame (chassis), the stability of the foundation piers, and the condition of the exterior skirting.
• Anchoring/Tie-Downs: Checking the proper installation and condition of the anchoring system to prevent wind uplift.
  
• Unique Construction: Inspecting materials and assemblies that may differ from site-built homes, particularly the roof system and the vapor barrier/insulation underneath the home.
• Additions: Closely examining any on-site additions or modifications (decks, porches, rooms) to ensure they are structurally sound and properly attached to the main unit.
• Electrical Labeling: Verifying the presence and condition of the CSA (Canadian Standards Association) or Silver Label certification, especially for older homes, which is often required for the home to be sold legally in British Columbia.
  

Many inspectors in the Okanagan/Shuswap regions are explicitly trained and licensed to inspect manufactured/mobile homes due to their prevalence in parks and communities across the area. When booking, always confirm that the inspector has this specific expertisefor manufactured homes.

Challenges of Inspecting Older Homes

When inspecting homes built before 1960, our focus shifts to legacy systems that are nearing the end of their useful life. These issues significantly impact safety, insurance, and long-term maintenance costs.We prioritize checking the following high-risk areas:

• Electrical Hazards: We look for outdated wiring like Knob-and-Tube (common before the 1950s) and ungrounded circuits. We test outlets to confirm grounding is functional, as these legacy systems are often expensive to update and can complicate insurance coverage.
• Failing Plumbing: We specifically inspect for Galvanized Steel supply lines, which corrode internally and restrict water pressure, and Cast Iron waste pipes, which are prone to cracking and leaks.
• Energy Efficiency: Older construction typically lacks modern insulation. We use thermal imaging to accurately map heat loss through walls and ceilings, helping clients budget for necessary energy and comfort upgrades.

Our goal is to give you a clear, realistic assessment and a financial roadmap for preserving your heritage property.

Assessing Drainage and Slope Stability

Inspecting a home built on a sloped lot requires a specific focus on managing water and soil stability, as these are the primary risks to the foundation and structure. We assess the following key areas:

• Surface Grading & Drainage: We inspect the terrain immediately surrounding the home to ensure the ground slopes away from the foundation on all sides. Improper grading can direct rainwater toward the basement or crawlspace, leading to moisture intrusion. We look for signs of pooling water.
  
• Gutters and Downspouts: We check that all gutters are clean, properly angled, and that downspouts are extended to discharge water at least 6 feet away from the foundation.
• Retaining Walls: We visually assess the condition of all retaining walls supporting the property. We specifically look for signs of structural failure, which include:
  • Leaning or Bulging: A noticeable tilt or bow in the wall face.
  • Cracking: Horizontal or stair-step cracks, which often indicate excessive pressure buildup.
    
  • Weep Hole Function: Checking that drain openings (weep holes) are present and clear, as they are crucial for relieving hydrostatic pressure behind the wall.
    
• Erosion and Settling: We look for visible signs of soil erosion on the slope or any uneven settling of decks, patios, or walkways near the structure, which can indicate underlying soil movement.

These specialized checks help identify risks before they cause costly damage to the home's foundation.

Outbuildings, Detached Garages, and Workshops

The Short Answer: Yes, but typically as an optional "add-on" service. A standard home inspection focuses exclusively on the main residential dwelling and its immediate components (e.g., foundation, structure, major systems). Because outbuildings, detached garages, and workshops vary widely in size and complexity, inspecting them is usually offered as a separate service for an additional fee.

What is Included in an Outbuilding Assessment?

When you request an inspection of a detached structure (common on acreage properties), the inspector will conduct a visual assessment similar to the main house, focusing on the following systems and areas:

• Structural Integrity: Checking the foundation, walls, and roof framing for stability and signs of movement.
• Roofing: Inspecting for general condition, wear, missing materials, and potential leaks.
• Electrical: Checking the service entrance, sub-panel, wiring, and outlets for safety and proper function.
• Safety and Access: Assessing doors, windows, and overall accessibility.
• Water Penetration: Looking for signs of moisture intrusion, which is critical for preserving tools and materials often stored in these buildings.

The General Answer: Yes, WETT inspections are a common service offered by certified home inspectors, and they can almost always be bundled with a full home inspection.

What is a WETT Inspection?

A WETT (Wood Energy Technology Transfer) Inspection is a specialized assessment of all wood-burning appliances and their components (stoves, fireplaces, inserts, chimneys, and venting systems).

• It is not part of a standard home inspection. A standard home inspection only offers a basic, visual check of the fireplace or wood stove exterior.
• WETT inspections are performed by professionals who are WETT certified. This certification is required to confirm that the appliance is installed correctly, maintained properly, and meets current safety regulations.
  
  
• Insurance Requirement: Lenders and home insurance providers frequently require a formal WETT certificate before extending or renewing coverage on a home with a wood-burning appliance.

Bundling the Service

It is highly recommended to request the WETT inspection at the time of booking your full home inspection.

• Cost Savings: Bundling the two services is typically more cost-effective than hiring two separate professionals.
• Efficiency: The WETT inspection will be completed during the same visit as the home inspection, saving you time and scheduling hassle.

A WETT inspection is essential for two main reasons: safety and insurance compliance.

• Fire Safety: The primary goal is to identify and mitigate fire hazards. A certified inspector checks for common, dangerous issues like:
  • Creosote Buildup: The leading cause of chimney fires.
  • Improper Clearances: Not enough distance between the wood-burning appliance and combustible materials (like walls or wood framing).
  • Damaged Vents/Flues: Cracks or blockages in the chimney system that can lead to smoke and carbon monoxide leaks into your home.
• Insurance Requirement: In Canada, nearly all home insurance providers require a current WETT certificate before they will insure a home with a wood-burning appliance (wood stove, fireplace, insert). Without a valid report, your insurer may deny or cancel coverage or refuse to pay a claim if a fire originates from the system.
• Code Compliance: The inspection ensures the appliance meets current national and local safety standards (like the CSA B365 code).

While WETT certification is national, local experience allows an inspector to provide a more thorough and relevant assessment tailored to your community.

• Familiarity with Local Trends: A local expert is familiar with the common installation practices, appliance types, and chimney issues prevalent in your area. They know what to look for based on regional building styles and decades-old common appliance brands.
• Understanding Climate Stress: They recognize how local climate factors—such as severe temperature swings or heavy winter use—impact the longevity and condition of wood-burning components (like metal fatigue or rapid creosote formation).
• Insurance and Code Knowledge: They are often better informed about which specific local insurance brokers require which level of WETT inspection (Level 1, 2, or 3), helping you meet your policy requirements quickly and avoid costly delays.

Mobile-Friendly Reports

Yes. All inspection reports are delivered digitally and are designed to be viewable on any device—desktop, tablet, or smartphone.

• Format: Reports are typically delivered via a secure link to a modern, cloud-based platform. This makes them easy to share with your real estate agent, lawyer, or contractors.
• Navigation: The reports are usually interactive, allowing you to click directly to specific sections, view photo galleries, and access summary tables of major defects.

 Report Turnaround Time

We understand that speed is critical during the home buying process.

• Delivery Time: The final, detailed report is typically delivered within 24 hours of completing the on-site inspection and almost always the same day.
• On-Site Review: While the full report takes time to compile and edit, the inspector will always provide an extensive verbal summary and review the most critical findings with you and your agent immediately after the inspection is finished. This allows you to have the necessary information to make immediate decisions.

The General Answer: All professional home inspectors in British Columbia must be licensed by the Consumer Protection BC (CPBC).

Why CPBC Licensing Matters

• Mandatory Requirement: In British Columbia, the Home Inspector Licensing Regulation requires every individual who conducts a home inspection to hold a valid license issued by CPBC.
• Consumer Protection: CPBC licenses are evidence that the inspector has met the minimum standards for education, training, insurance, and professional conduct required by the province.
• Verification: You can easily verify any home inspector's current license status directly on the Consumer Protection BC website.

Operating Location

The CPBC license grants them the legal authority to perform inspections anywhere in the province of British Columbia. This ensures that a licensed professional can cover the full service area, including Vernon and the surrounding region.

Yes. Assessing the impact of environmental factors, including intense solar exposure (UV damage), is an integral part of our inspection of the roof and exterior components.

 Booking Timeline Recommendations

The recommended booking window depends on the current real estate market, but we generally advise clients to plan ahead to ensure the best scheduling outcome.

• Minimum Notice: We recommend giving at least 5 to 7 days' notice to secure a desired inspection time, as this allows for coordination with all parties (realtors, sellers).
• High-Demand Periods (Peak Season): During the busiest real estate seasons (typically Spring and Summer), inspectors can be booked up a week or more in advance. If your purchase contract has a short subject-removal deadline, book immediately upon acceptance of your offer. We try to always leave at least one emergency inspection spot in the next 3 rotating days
  
• Flexibility: Scheduling well in advance is crucial if you require specialized add-on services (like WETT inspections or sewer scopes), as these require more time and coordination.

Pro-Tip: Once your offer is accepted, contact us immediately to review your subject-removal date. Booking early ensures you have enough time to review the report and consult with specialists if any major issues are found.

Professional Assurance and Liability

A home inspection is a professional, visual opinion of the home's condition at a specific moment in time. By nature, it cannot guarantee or warrant the future condition or longevity of any component.
Here is what you can expect regarding post-inspection assurances:

• No Standard Warranty on Components: A home inspector is legally prohibited from providing a warranty or guarantee on the home's systems (e.g., HVAC will last 5 years, the roof won't leak). The inspection provides an objective assessment of the condition on the day of the inspection only.
• Errors and Omissions (E&O) Insurance: Licensed inspectors in British Columbia are required to carry Errors and Omissions (E&O) Insurance. This insurance financially protects the inspector if a proven, significant defect that was visible and accessible according to the industry's Standards of Practice was negligently missed in the report. This is a crucial layer of professional accountability.
  
• Voluntary Guarantees: Standards of Practice and beyond: It is important to understand Standards of Practice set by the professional association joined by At Ease Property Inspections. See more about InterNACHI (International Association of Certified Home Inspectors) and CPBC.
• Post-Report Consultation: The most valuable form of post-inspection assurance is a commitment to service. We offer a free consultation after the report is delivered to answer any follow-up questions you may have about the findings and recommendations.

Always refer to your signed Home Inspection Contract for the specific limits of liability and any optional warranties offered by your inspector.

Assessing the Risk of Underground Storage Tanks (USTs)

No, a standard visual home inspection does not include specialized testing for the presence of a Buried Oil Tank (Underground Storage Tank or UST).Assessing the status of an oil tank is one of the most important due diligence items for buyers of older homes, as remediation of leaking tanks can be extremely costly.

• Visual-Only Assessment: During a standard inspection, we look for visual clues that indicate a tank may have been or still be present, such as:
  • Fill Pipes or Vent Pipes protruding from the ground, often near the foundation.
  • Service Lines running from the basement furnace area through the foundation wall to the exterior.
  • Cut Pipes or Patches on the foundation where a tank was potentially removed.
• Specialized Testing Required: If visual clues suggest a UST exists or existed, we highly recommend commissioning a specialized tank sweep. This involves hiring a separate environmental consultant to use:
  • Ground-Penetrating Radar (GPR) or other magnetic detection equipment to confirm the tank's presence and exact location.
    
  • Soil Sampling to test for contamination around the tank, which is the major financial risk associated with USTs.

Remediation and Removal: If a tank is found, removal and remediation must be handled by a licensed environmental contractor in accordance with provincial and municipal regulations. The financial liability is typically transferred to the new owner, making this assessment vital before subject removal.

What Do You Check for Regarding the Main Sewer Service Line?

A standard inspection visually assesses the visible drain lines within the home, but we cannot see or inspect the main service connection that runs underground to the municipal sewer line.

• The Concern: Older homes often utilize clay or cast iron pipes for the underground sewer connection. These older materials are highly susceptible to damage from ground shifting, root intrusion, and general collapse.
• Specialist Recommendation: We strongly recommend scheduling a Sewer Scope Inspection as an add-on service. This involves running a small, specialized camera down the line from the house to the street. A sewer scope is the only non-invasive way to check the condition of the pipe and identify costly defects like blockages, major cracks, or root infiltration before you finalize your purchase.

Pre-Purchase vs. Pre-Listing Inspections

While both services involve a full inspection of the home, they serve different clients and purposes in the real estate transaction.

Yes, attending the home inspection is highly recommended! We encourage clients to be present. It is the single best opportunity you have to learn about your potential new home.

Best Time to Join the Inspection

You do not need to be present for the entire inspection, which usually takes 2.5 to 3.5 hours.