A standard home inspection is essential, but it's not always sufficient. Depending on the property's age, type, and history, additional specialized inspections may be warranted. Here's what to consider before you waive conditions or firm up a deal.
The standard home inspection
A qualified home inspector — look for OAHI (Ontario Association of Home Inspectors) or PHIA (Professional Home Inspectors of Canada) membership — evaluates the visible, accessible components of the property: roof, foundation, structure, exterior, attic, insulation, windows, doors, plumbing, electrical, HVAC, and interior. The inspection takes 2–4 hours depending on property size and produces a written report with findings categorized by severity.
Cost: $400–$600 for a standard single-family home in the GTA. Worth it on every purchase, without exception.
What it doesn't cover: anything behind walls, under concrete, or otherwise inaccessible. The inspector can note suspicion of hidden problems but cannot open walls to verify them.
WETT inspection (wood-burning fireplaces and wood stoves)
If the property has a wood-burning fireplace, insert, or wood stove, a WETT (Wood Energy Technology Transfer) inspection by a certified WETT inspector confirms the installation meets safety standards and the chimney is in serviceable condition. Most home insurers require a WETT certificate for wood-burning appliances. Cost: $200–$400.
ESA inspection (older electrical systems)
Homes with knob-and-tube wiring, aluminum branch circuit wiring (common in homes built 1965–1975), or Federal Pacific/Zinsco panels may have difficulty getting or renewing home insurance. An Electrical Safety Authority (ESA) inspection establishes the current condition of the electrical system and what would need to be brought up to code. Cost varies; call the ESA directly for current rates.
Sewer scope (homes built before 1975)
A camera inspection of the sewer lateral — the pipe running from the house to the city main — is particularly valuable for older GTA homes. Clay or concrete pipes from the mid-20th century may be cracked, root-invaded, or partially collapsed. A sewer scope costs $200–$400 and can reveal a $5,000–$20,000 problem before you own it. Highly recommended for any detached or semi-detached home built before 1975.
Asbestos testing
Homes built before 1990 may contain asbestos-containing materials: ceiling tiles, floor tiles, pipe insulation, attic vermiculite, drywall compound, and textured ceiling finishes were all common applications. Asbestos is not hazardous if undisturbed and in good condition, but it becomes a concern during renovations. If you're buying an older home with plans to renovate, an asbestos assessment by an accredited environmental consultant tells you what you're working with. A visual assessment costs $300–$600; bulk sampling and lab analysis adds to that.
Lead paint testing
Lead-based paint was used in Canadian homes until the late 1970s. Like asbestos, it's generally not a concern unless disturbed. If you have young children, or plan to renovate and sand painted surfaces, an XRF (X-ray fluorescence) lead paint test is a non-destructive way to identify lead-containing coatings before work begins. Cost: $300–$500.
Radon testing
Radon is a naturally occurring radioactive gas that enters homes through the foundation. Health Canada considers 200 Bq/m³ the action level — above which mitigation is recommended. Radon levels vary significantly even between adjacent properties. A long-term radon test (90-day minimum for reliable results) costs $30–$60 for a DIY kit from Health Canada's list of approved devices. Mitigation systems for elevated radon cost $1,500–$3,500 installed.
What to prioritize
Every purchase should have a standard home inspection. Add WETT if there's a wood-burning appliance; add a sewer scope for any pre-1975 detached or semi; add asbestos assessment if renovation is planned. The cost of these additional tests is trivial relative to what they can reveal.
In a competitive market where conditions are sometimes waived, some buyers arrange pre-offer inspections — visiting the property with an inspector before submitting an offer. This allows you to make a firm offer while still understanding the property's condition. Not all sellers permit pre-offer inspections; ask before booking.