Think you don’t need a home inspection when purchasing a new build? Think again! Here are four reasons you need a home inspection—even if it’s a new build. 

 Tips for new home inspections

1. A home inspection is different from the final walk-through with the builder

During the final walk-through with the buyers, their REALTOR® and the builder, any last-minute details—like paint touch-ups—can be fixed before you get the keys. According to the Canadian Home Builders’ Association (CHBA), many new homes and condos built by licensed builders carry a third-party home warranty—they’re mandatory in Quebec, Ontario, Alberta, and British Columbia, but in other provinces, individual builders can decide whether to offer one or not. CHBA members are required to offer a warranty.

Generally, this warranty protects the buyer against any material or workmanship defects, but only if they’re found before the coverage expires—usually between one and five years. Often, making a warranty claim after you’ve moved in and having crews coming to your property to deal with problems can be time-consuming, inconvenient, and stressful.

Unlike during a walk-through, a professional home inspector goes through your new property from top to bottom before the final walk-through and provides a written report detailing any problems that may have been overlooked by tradespeople. 

Home Inspection Report

2. A home inspector provides an impartial, expert report

Just because a house is new doesn’t mean it’s perfect, says Pascal Cabana, a building expert and technical supervisor at Legault-Dubois in La Prairie, Quebec. The company offers home inspections and other services including air quality testing and lab analysis.

“There can be a mouldy attic, an improperly installed window, or a creaking floor,” explains Cabana. “It’s much easier to have these problems rectified by your contractor before taking possession of the building than having to resort to the warranty.”

Having a home inspection report in hand during the pre-delivery walkthrough also helps ensure all issues are dealt with, says Cabana. 

“The client and the contractor write down the elements to be corrected or completed and enter due dates for the work, which shouldn’t exceed six months. Only once everything is in line with the client’s expectations do they agree to take possession of the house, and here’s where the services of a home inspector are very valuable,” he explains. That’s because when the buyer already has a list of things that need attention, the information can be clearly related to the contractor during the final walkthrough.

“The inspector’s expertise allows buyers of new homes who do not know the building to benefit from an impartial, professional opinion on the state of the work,” adds Cabana.

Here are some things home buyers need to inspect

3. Mistakes can happen, and inspectors often find them

While most builders deliver high-quality work, mistakes can happen.  

“During our inspections of new homes, the most frequent problem encountered is everything related to flashings: balconies, doors, and windows junctions. These are points prone to water infiltration,” Cabana explains. 

Cabana has also seen issues with landfilling that doesn’t leave adequate clearance between the ground and the bottom of the exterior wall, indoor garages that leak, and new condos that are not airtight, which can lead to humidity and condensation problems. Provinces have different established inspection checklists for new condos or homes, notes Cabana.

“Through this list, the building inspector will inspect the foundation, the exterior cladding, the roof, the doors, and the windows to verify the quality of the installation,” he explains. “They’ll inspect the stairs, terraces and balconies, the chimney, and the exhaust ducts. Inside, they’ll focus on interior finishes, lighting, ventilation and heating systems, plumbing, and so on.”

House Inspection

4. A home inspection can save you headaches

Buyers may assume if their property is covered under a residential construction warranty, they don’t have to worry if something goes wrong once they move in. However, it’s always easier for the buyer and the contractor to carry out corrective work while the workers are still on site, advises Cabana. 

“Otherwise, the contractor must withdraw part of their team from another site to return and rectify the situation, which leads to additional expenses and delays on the contractor’s other sites,” he says. “This can cause resentment and insecurity for the owners plus friction and inconvenience for everyone.”

Expect to pay $550 or more for a condo unit inspection, and more than $800 for a new home. A home inspection can give buyers something priceless: peace of mind. Your REALTOR® can help guide you through the entire new construction process and be a valuable resource.

 Buyers Home Inspection Checklist


When putting in an offer on a home, one condition that’s almost always included is a home inspection. Although not mandatory, it’s always recommended because it can save you headaches down the road. As a potential buyer, you want to make sure there aren’t any red flags with a home’s electrical, plumbing, foundation, and structure.

InterNACHI® is the world’s leading association for home inspectors. Similar to a REALTOR®, InterNACHI® licensed professionals stay-up-to-date with industry trends and adhere to a comprehensive standard of practice. Canada’s arm of this organization is CanNACHI®. Whether you’re a buyer or seller, if you’re looking for a professional to perform a home inspection, if possible, be sure to reach out to one who has this licence.

Home inspectors look at many different elements within a home, and there are some areas they pay more attention to than others. Below are some top issues they can spot, sometimes even before walking through the door.

Cracks in the drywall and foundation

1. Cracks in the drywall and foundation

Old or new, most homes will have minor cracks. Although the thought of seeing cracks in a wall or floor might put you off, Shawn Anderson, CanNACHI®-certified owner of The Inspector in Vancouver, British Columbia, says “most drywall cracks are due to settlement or poor installation and are not often a cause for concern.” The location, shape, size and direction of a crack is also important. 

“Horizontal, uneven, and/or diagonal cracks could be an indication of movement,” says Anderson, “as well as cracks in the foundation which could be a possible sign of a major problem.” 

Common electrical problems

2. Electrical work 

The most common electrical issue Anderson sees during an inspection is unsafe electrical installations. 

He says, “often the wrong size breaker is installed or multiple circuits on one breaker (also known as double tapping).” Flickering lights can also be an indication of poor electrical work. 

Both of these issues are a safety concern because they can cause damage to electrical infrastructure. Although it’s harder for an untrained eye to spot electrical issues, some easy ones to look for during a walkthrough include flickering lights, loud buzzing sounds, and crowded or tangled wiring. 

Plumbing inspection

3. Plumbing

When it comes to plumbing, inspectors will take a look at the hot water tank, drainage system, fixtures, metres, and valves. Hot water tanks last about 10 years, so if your prospective home is nearing this age, be aware you may need to replace the tank. Your home inspector will be able to spot an aging plumbing system, and give you an idea of when it might need to be repaired. 

Moisture in the walls can be a big indicator of a plumbing issue, so if a home inspector spots this, they consider it a red flag almost immediately. Moisture could also mean the presence of mould, which is another big issue. 

Checking water pressure is also important. Too much or not enough pressure can damage the fixtures and pipes. Although it’s best to get a professional’s opinion, if you want to test this on your own there are “easy devices available on sites like Amazon that attach to the end of a faucet to shower neck,” says Anderson.  

4. HVAC systems

Home inspectors also spend time examining the heating, ventilation, and air conditioning (HVAC) of a home. An inspector will check to see if there are any immediate issues with the thermostat and controls, wiring system, as well as the fan, gas lines, and electrical current.

Open windows (at a time of year when it seems a bit odd to do so) could be an indicator of an ill-working HVAC system, as homeowners may be trying distract from the system’s inability to regulate temperature. Dents in the metal, peeling duct tape, loose seams, and torn or collapsed sections of flex ducts could also be indicators the system hasn’t been properly maintained during the current homeowners’ tenure. 

Many home inspectors can perform HVAC checks, and in some instances, it may be a good idea to bring in a professional who specializes in this space.

 Inspecting HVAC systems

5. Roof issues

The roof is one of the first things you see when walking up to a house, and arguably one of the most important to make sure is in good shape. A home inspector will likely climb on top of the roof to get a closer look. They’ll look for things like missing or warped shingles, too much caulk or sealant, and make sure the flashing is in good shape. Flashing is a thin piece of metal installed to keep water away from the walls and chimney. 

Two other roof issues that can occur are moss and a saggy roof. Which one is worse you ask? Anderson says that although moss can cause premature deterioration, it can be cleaned, but a sagging roof is much more serious and requires investigation to determine its cause.

Roofing inspections

6. DIY home repairs

Any time you do a home repair by yourself, you’re risking major red flags come home inspection time. While doing the repairs yourself, or through an unlicensed professional, might save you costs upfront, they can seriously impact the result of a home inspection and end up being the reason a sale falls through. 

The red flags here depend on the project, but typically things like disorganized electrical wires, outlets installed too close to water sources, cracked or jagged tiles around corners, furniture placed in odd spots to hide damage to walls or unsightly warped floors, can all indicate a DIY project which could lead to larger issues and discoveries.  

This isn’t to say you can’t do any types of repairs yourself, but when it comes to things that affect the functionality—especially electrical, plumbing or structural projects—it’s best to leave it to the pros.

Before buying a home, getting a home inspection by a licensed CanNACHI® professional is essential. Not only does it help identify major red flags that could end a deal, but it also gives you insight to potential issues that may come down the line if you chose to go through with the purchase. Moreover, you can have time to budget and prepare for maintenance and potential future upgrades. Finally, a home inspection can also give you leverage during the negotiating process to get you that perfect price. 


Sales and Listing Report June 2023

Highlights of the Dexter Mid-Year 2023 Report

  • Overall housing sales were 194% higher in June compared to January

  • Composite home benchmark price is up 8% from the start of the year

  • Record high prices are being seen in suburban markets

  • Investors pile in as condo prices are nearing record highs

  • Vancouver’s benchmark home price is now higher than New York City

  • Fraser Valley housing sales are up 51.1% from June 2022

The first six months of 2023 proved a thrill ride for Metro Vancouver home buyers and sellers, who switched reins at least three times and still managed to post a surprising pace of real estate transactions, with June sales up 194% from January 2023.

As sales and prices increased, 5,466 new listings joined the action. There were 9,990 properties for sale as June ended, the highest increase month-over-month since earlier in 2022. It was still not enough to satisfy June demand as nearly 3,000 homes were sold. We are still seeing multiple offers at a pace indicative of a true seller’s market. Despite back-to-back months of higher listings, the low inventory keeps buyers competing in most markets, even detached houses in some areas.

In June, the Bank of Canada threw up another interest rate hike to slow the market, but buyers rode right over it. June’s 2,988 total home sales surpassed June 2022 and both sales and prices blew past projections.

“The market continues to outperform expectations across all segments,” said Andrew Lis, REBGV’s director of economics and data analytics. 

As they say, what a ride.

for the full report go to:


Look Beyond Staging

Professionally staged homes are designed to impact your emotions and your senses. If done well, they tell a story of how you will work, play and entertain in this home - You'll begin to imagine how well you could live if you owned this home. Staging can seduce you and make you want to put your money down and sign on the dotted line.

Fresh-baked cookies or freshly-brewed coffee are inviting aromas that make you want to linger.

The just-delivered look of spotless new furnishings and accessories can show you how to accent this home to perfection. Soft music invites you to relax, take your time, and make yourself at home. Clean uncluttered countertops, beds made with fluffy pillows, and dining rooms replete with elegant place settings show you life at its best - serene and organized. Of course you want to live this way. But before you fall in love, remind yourself that most of the things you're responding to are not included in the purchase price of the home. You're buying the structure, not the décor.

Staging presents the interior and exterior of a home in a way that depersonalizes it from the seller. It doesn't mean the seller lived with the dining table set for a party every day. The idea is to say, "Welcome to your new home", not "Buy my home". That can include rearranging furniture, moving accessories to a new location or starting over with a whole new look - fresh paint and updated "borrowed" furnishings.

Your goal is to buy the best home you can possibly afford that meets your needs. Look carefully at things that are fixed - systems, fixtures, and floorplans. Think about how you want to live. No home is perfect but does this home answer most of your needs? Ask yourself the following:

• Does it flow well and could you get groceries to the kitchen quickly and easily?

• Can more than one person cook or assist with meal preparation?

• Do household members have a nice balance of privacy and places to gather?

• Do you have enough storage and are the rooms large enough for their purpose?

• Is there a place for your home office, art studio, or woodshop? • Does the house need updating to better meet your needs?

• Which systems need replacing or will need replacing soon, such as the roof, AC or a large appliance? Would they be reasonable or affordable, given the purchase price?

It's nice to see any home finished to look its best. You can get great ideas as you walk through a staged home. Just remember to give the systems, appliances, floorplan and condition the attention they deserve.

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