A home inspection is not legally required to buy a home in BC, but it is highly recommended for every purchase to uncover potential defects that could cost thousands in repairs. For strata properties like condos or townhouses, the inspection covers your unit and visible common areas, while you separately review strata documents to assess building-wide issues.
Do you need a home inspection?
Skipping a home inspection might save $400–$800 upfront, but it leaves you exposed to surprises like foundation cracks, roof leaks, or faulty wiring that sellers must disclose if known, yet often miss or downplay. A licensed inspector provides an objective report during your subject removal period, letting you negotiate fixes, credits, or exit the deal without losing your deposit. In competitive markets, some buyers waive it to strengthen offers, but this is risky unless you have expertise or a new-build warranty.
What to look for in strata properties
In a strata unit, inspectors check interiors (floors, walls, ceilings, windows), systems (plumbing, electrical, HVAC, appliances), balconies or patios, and your parking/storage spaces. They also visually scan accessible common elements like hallways, roofs, exteriors, and parking garages for deferred maintenance that could trigger future special levies shared among owners.
Common red flags include:
Water stains, mold, or soft spots on walls, ceilings, or balconies from leaks.
Cracks in slabs, failing sealants, or poor drainage around shared structures.
Outdated electrical panels, rusty pipes, or inefficient heating systems nearing end-of-life.
Signs of pest damage, like termites or carpenter ants, especially in wood-framed buildings.
Beyond the inspection
No inspection replaces reviewing strata council minutes, bylaws, financial statements, and the depreciation report for planned expenses like elevator upgrades or re-piping. Interview the strata council about recent issues, disputes, or assessments, and consider follow-up specialists for flagged problems like radon or structural engineering.
Budget and next steps
Expect $500–$900 for a strata inspection, taking 2–4 hours, with a report highlighting maintenance needs and life expectancies. Hire from the Consumer Protection BC licensed directory, attend in person, and build inspection clauses into your offer for maximum protection.