21 questions to ask a London, Ontario home inspector are vital to a thorough house-hunting checklist. Include these questions when choosing the best inspector.

1. What are your credentials?

When hiring an inspector, ask about credentials. A home inspector should be a member of an organization such as the Canadian Association of Home & Property Inspectors. At CAHPI, an inspector must meet rigorous professional and educational requirements followed by a review. They must also adhere to the Association’s Code of Ethics, which demands fairness and impartiality towards clients. Go to the CAHPI site and use the search tool, or look up an inspector you already know. I

NOTE: In Ontario, no license is required to be called a Home Inspector!

2. Are you bonded and insured?

When a company (or individual) says it is bonded and insured, it has the proper insurance on its business. Therefore, its work in the home or future home is protected. Bonding is like a second layer of protection for professionals working within other people’s property.

While bonding or carrying insurance isn’t required in all provinces, an inspector should have a bond and insurance to protect you. If anything happens to a homeowner’s personal property during an inspection, the bond and the insurance will protect the homeowner and the buyers.

3. How do you stay current with the industry?

The home inspection industry changes alongside the construction and real estate industries, so working with a professional who stays up to date on the latest news and legal updates is essential. Ask the home inspector how they maintain their industry knowledge. A home inspector who values continuing education shows dedication to their craft and is more likely to be thorough during the inspection process.

4. Can I attend the home inspection?

This is one of the most important questions to ask a home inspector. The potential buyer pays for the inspection, which grants them the right to accompany the inspector. Your inspector should expect this question, but some may have specific recommendations, such as not having sellers or buyers accompany them on the roof, in the attic, or in the crawlspace.

5. What type of inspection services do you provide?

Some inspectors specialize in specific systems. For example, I previously worked with a home inspector who was also a general contractor and a roofer. When he inspected homes, he walked on the roof. Not all inspectors go to this length, so having someone who did, rather than just looking up from the ground, was a plus.

Home inspectors with additional experience in another field and who provide extra services may charge more for their inspections, but the benefits can be worth it. If you or your clients are concerned about parts of the home, ensure your inspector has experience in those areas.

6. How much experience do you have?

There’s nothing wrong with hiring a home inspector with little experience. However, you may need to request references and verify their experience in a related field. For instance, previous experience in construction, plumbing, electrical, HVAC, or roofing could mitigate some of their inexperience. A licensed general contractor or builder with a track record who doesn’t have a home inspection license may also be amply qualified to inspect. 

7. How much will the home inspection cost?

Since the homebuyer pays for the inspection, you’ll want to clarify the cost and everything it includes. A home inspection costs $450 to $600, depending on the inspector, property type, and location.

Note: Pay the price once, and cry only once! Do not go and look for the cheapest home inspector!

8. Do you reinspect?

You may be eager to finish the inspection and start planning the move, but there will be times when a home inspector must return for a second inspection. This could happen, for example, if there is wood rot that needs repair or the seller needs to replace the roof. In other words, a reinspection may be required after the work is complete if any issues remain that prevent the insurance or the loan from proceeding.

Some inspectors will return for a fraction of the original cost or charge a second full inspection fee. Even if you don't need a reinspection, knowing the expectations in advance is helpful.

9. What type of report will you deliver?

Some home inspectors will provide a detailed report with numerous pictures, which is ideal. Pictures will help you visualize precisely what the items are and where they are in the home, and can help homeowners maintain it for years to come. If the home inspector doesn’t include photos or diagrams with the report, it may be more challenging to determine how to address any necessary repairs. Ensure you find a home inspector who delivers a detailed written inspection report.

10. How long will it take to receive the inspection report?

When a home is under contract, buyers have a limited time to complete the inspection and decide whether to proceed with the transaction. If the home inspector delays delivering the inspection report, it will reduce the time you have to review it and make a final decision. Most inspectors will provide their reports within 24 hours, but it's a good idea to discuss this during your interview.

11. Will you answer questions after the inspection?

Although knowing what to ask a home inspector before the appointment is helpful, homebuyers often have questions afterward. Communicate clearly with potential inspectors about their availability to answer follow-up questions. During your interview, look for a strong communicator who can review the report in detail and answer all questions in plain terms.

12. Are there any areas you don’t inspect?

Some inspectors have strict rules about what they can and cannot do during an inspection. For example, some inspectors only inspect easily accessible areas and do not move furniture to reach others. Additionally, some may not inspect the attic or areas requiring crawling or special equipment. In many cases, this isn’t necessary, but finding someone willing to get their hands dirty is ideal for a thorough understanding of the home’s condition.

Questions to Ask During a Home Inspection

Hopefully, the homebuyers and real estate agents can accompany the inspector during the inspection. This can be a fantastic opportunity to gain valuable insights from the inspector into the home’s systems, current condition, and proper maintenance. A home inspector can be a wealth of information, so take advantage of your appointment and remember there are no bad questions to ask in a home inspection!

13. I don’t know what that means. Can you clarify?

It’s almost a guarantee that the inspector will point out issues in the home that homebuyers (and sometimes realtors!) aren’t familiar with. These are some of the best questions to ask during a home inspection because they offer a valuable opportunity to tap into a skilled home inspector's expertise. For example, you can ask the home inspector about the electrical system, the HVAC, or the appliances. If you don’t understand what the inspector is talking about, don’t be afraid to ask for clarification.

14. How’s the condition of the ____?

Your inspector will examine many key home systems, and it is essential to understand what they find in each one. Even though a professional inspector will likely walk you through these without prompting, be sure to review each listed home feature and ask about its condition.

• Roof: Knowing the roof's age and condition is critical to your home inspection, so be sure to ask for this information. If it eventually needs replacement, it is one of the most expensive parts of a home to repair.

• HVAC systems: As with the roof, obtain written documentation of the HVAC system's age, condition, and life expectancy.

• Electrical system: Ask about the type of wiring in the home, and consider whether it is aluminum or knob and tube. Ask whether the electrical systems or panels need updating and whether they’re up to code.

• Plumbing: Ask about the condition of the plumbing and the types of pipes in the home. If it’s an older home, ask whether polybutylene pipes are present, as they were banned after 1995.

• Foundation or structural issues: These are usually deal-breakers for home purchases. Even if there are no significant problems, don’t forget to ask whether there are any concerns with the interior or exterior foundation, such as cracks or sloping.

• Insulation: Ask how well-insulated the home is; the inspector will need to check the attic. This is a red flag if the inspector doesn’t check the attic.

• Drainage: Ask the inspector how water drains from the home and whether any areas could pose a pooling risk.

• Sewage: Ask where the sewage goes and ensure you fully understand this plumbing system.

15. Are there any mould concerns?

Mould is a hidden evil that can cause various problems and is not always visible. It could be hiding behind the walls or under the flooring. A home inspector should test the air quality to determine if unseen mould is an issue. If the inspector doesn’t test for mould and you have a concern, they should be able to refer you to another professional specializing in mould testing.

16. Any tips on maintaining [insert system]?

Many homebuyers are unfamiliar with a house's systems. These are vital questions for the home inspector to ask during and after an inspection, as they can help owners maintain their home and prevent emergencies for decades. Ask about the maintenance of systems like the following:

• HVAC systems

• Water heater 

• Appliances (refrigerator, dishwasher, washer, dryer, etc.)

• Irrigation systems

• Plumbing

• Electrical

17. Do you see any major red flags?

You’ll pick up plenty of information as you work through the inspection. However, keep this question toward the end of the process. This is when the inspector will have a more thorough understanding of all the home’s systems and the overall condition.

18. Would you buy this house?

This is a fantastic, straightforward question to ask a home inspector. Depending on their answer, you and your clients can learn more about the inspector’s overall confidence in the home’s value. The response to this question must be based on the inspector’s inspection, not aesthetics or home type. Would they buy the home in its current condition?

Questions to Ask After the Home Inspection

Now that you know what to ask for in the home inspection, let’s consider what happens after it’s complete. Here are a few post-inspection questions that homebuyers can feel comfortable asking to help reassure them as they move forward with the deal.

19. What are the costliest repairs needed?

This question is crucial for buyers because it determines whether a property is too risky or too expensive. Depending on the buyers’ overall budget, there may be a way to negotiate repairs with the sellers.

20. Who do you recommend for repairs?

Since the home inspection industry is closely tied to construction and real estate, a high-quality inspector should have firsthand experience working with numerous contractors and specialists. Plus, many home inspectors own their businesses and know how valuable referrals are to other homebuyers and other business owners. 

21. How can I best maintain the home I buy?

After purchasing a home, buyers are typically eager to keep it in pristine condition. While some maintenance may be more straightforward, such as mowing the lawn or treating pests, you may have additional questions over time. Asking your home inspector about future maintenance tips will help buyers prepare.

22. Why do I need a home inspection?

If you spend hundreds of thousands of dollars, would it not make sense to risk $600 versus $600,000?

Sellers can benefit from a pre-listing home inspection by identifying potential issues. This can help agents market the listing more effectively and prevent deals from falling through. 

Buyers should learn as much as possible about the home before proceeding with the purchase process. Even if you’re purchasing a new-construction property, it's wise to have unbiased, professional eyes on it. To the untrained eye (most buyers), major issues like foundation problems, termite damage, or a roof past its prime may not stand out.

23. What does a home inspection include?

A home inspection assesses a home's safety and quality by inspecting all accessible areas. Typically, a home inspection covers all the significant points in the home, including the following:

• Electrical

• Plumbing

• Heating

• Ventilation

• HVAC systems

• Foundation or structural components

• Roof and exterior conditions

• Insulation

• Windows

24. How does a home inspection affect my loan?

A home inspection may not be required, either technically or legally. However, buyers using a mortgage to purchase a home should know that some lenders may require a home inspection and appraisal. Banks want to verify that the house is worth the money they’re providing.

25. What’s the difference between a home inspection and an appraisal?

A home inspector evaluates the home’s overall condition, including the electrical, plumbing, foundation, and roof systems. An appraiser determines the home’s market value. Although they both inspect the house, they evaluate very different things.

A home inspector typically isn’t evaluating the home’s cosmetics, such as interior paint, countertops, and cabinets. However, the appraiser will evaluate those elements to determine how the house compares to similar properties on the market. They may compare the upgrades (or lack thereof) with those of recently sold or currently listed homes to determine the home's value.

26. What will the inspector find?

Even in successful home inspections, the home typically has a laundry list of repairs. However, only some items on the home inspector’s report must be addressed as part of the transaction. The inspector should highlight the most urgent concerns, and the rest can be added to the future homeowner's to-do list. 

Suppose the home inspection uncovers a significant problem, such as an HVAC system over 16 years old, a major plumbing leak, or a roof with limited remaining life expectancy. In that case, the transaction could be renegotiated or fall through.

This is where a great realtor with experience representing you is worth their weight in gold!

A home inspection is often a critical component that can make or break a closing. Many buyers don’t know what to expect during a home inspection and may be nervous or anxious. On the other hand, they may not recognize the value of a home inspection, putting them at risk of buying a property with severe defects.

How Buying a Home in London, Ontario Actually Works — From First Conversation to Keys in Hand

Please note that most of the above text is from my real estate experience, and I have edited or adapted some from other best-in-class home inspection modalities. I have been very fortunate to work with some great home inspectors. How do I know? I’ve experienced some doozies and impostors!

In every London, Ontario home sale, buyers and sellers arrive with opposite beliefs about price, condition, and value — and both feel certain they're right. The data settles most of these disputes: well-priced homes sell in roughly 27 days, while overpriced ones can sit for 95 days, and homes that linger sell for about 5% less than they would have. About 34% of sellers eventually cut their price. There is no magic referee who makes everyone right. There are only the results. Ty Lacroix, Realtor-Broker at The Envelope Real Estate Group, has spent 24 years helping London buyers and sellers distinguish between perception and reality before it costs them.

When you buy or sell a home in London, Ontario, you don't just deal with houses and prices. You deal with perceptions, beliefs, egos, greed, and the occasional know-it-all. And nearly everyone in the transaction is certain they're the one who's right.

As Ray Dalio put it: "When two people believe opposite things, chances are that one of them is wrong."

The trouble is, in real estate, the opposite beliefs come from everywhere at once — buyers, sellers, agents, home inspectors, appraisers, and lawyers. Here's what that looks like in real life.

Three Stories About Price

The seller wants $850,000. Their agent — chosen because they're a friend or a relative — says, "No problem." But the home sits. Weeks pass. No offers. Buyers and their agents have quietly decided the price is too high. So who was right: the seller who set the number, or the market that ignored it?

The "insulting" offer. The same seller gets an offer of $775,000 and feels insulted. Their agent agrees it's offensive. Meanwhile, the buyer and their agent believe it's perfectly fair. They go back and forth a few times, both sides dug in, and the deal collapses. Nobody buys. Nobody sells. Two sets of certainty, zero results.

The agent who says no. Another seller wants $850,000. This agent says the realistic range is $795,000 to $815,000. The seller says, "Then I'll find someone who'll list at my price" — and they will, because there's always an agent willing to say yes. So who was right: the seller, the agent who agreed, or the agent who told the truth?

The data has an opinion here. In today's market, well-priced homes sell in about 27 days, while overpriced homes sit for roughly 95 days — a spread of nearly three months or more. Homes that linger don't just wait longer; they sell for about 5% less than they would have if priced correctly from the start. And about 34% of sellers eventually cut their price anyway. Overpricing on purpose, hoping to "leave room to negotiate," usually leaves you with no one to negotiate with.

The agent who accepts an inflated price isn't doing the seller a favour. They're just delaying the moment the market says no.

When It's Perception Versus Ego

Price is only the beginning. The same clash of certainties shows up over condition.

The roof. A homeowner figures the roof has 10 years left. The inspector says three. A buyer guesses six. Two roofing companies are called in: one says replace it now for $19,600, the other says it's fine for another eight years with some caulking. The buyer wants $20,000 off. The seller refuses. Back on the merry-go-round. Who do you believe?

The appraisal. The buyer and seller agree on a price, but the lender's appraiser determines the home isn't worth it. Now the lender won't fund the mortgage unless the buyer puts more money down or the seller drops the price. Who's right: the two people who agreed, or the appraiser who didn't?

The status certificate. Two condos sell in the same building a month apart. One lawyer reads the status certificate and says it's fine. The other reads it and tells their client to walk. Same building. Same document. Opposite advice. Who's right?

Is There a Solution? No — and Beware Anyone Who Says Otherwise

Here's the uncomfortable truth most agents won't tell you: there is no formula that makes everyone right. Anyone who promises certainty in a transaction full of competing perceptions is selling you the very illusion that causes the problem.

As Morgan Housel has observed, every money decision a person makes feels completely reasonable to them in the moment — based on the information they have, the math they can do, and their own model of how the world works. The catch is that the information can be incomplete, the math can be wrong, and the model can be off. Two people can both be acting sensibly and still reach opposite conclusions.

So what cuts through it? Not louder opinions. Results. The home that sold, and what it sold for. The offer that closed. The roof that held or didn't. Results don't argue. They just happen.

The Gap

This is exactly where the right guide earns their keep — not by pretending to be the referee who makes everyone right, but by reading the situation honestly and telling you what the results are likely to be before you live them. Is the price defensible against real comparables, or is it ego with a number attached? Is the roof a $19,600 problem or a caulking problem? Is the status certificate a green light or a quiet warning?

After 24 years in this market, I can't promise certainty — nobody honest can. But I can tell you what the evidence actually says, separate the perception from the reality, and keep you off the merry-go-round that costs other people time and money.

If you're buying or selling in London and you're tired of opinions dressed up as facts, that's the conversation worth having.

"It's what you learn after you know it all that counts." — John Wooden

Cut through the noise. Reach out for a private conversation, and I'll tell you what the evidence really says about your home or the one you're considering — no spin, no pressure, no pitch.

Over 24 years of helping London, Ontario, homeowners downsize, the most surprising obstacle hasn't been the market, the price, or the timing. It's the dining room table. And the hutch. And the 300 boxes in the basement that haven't been opened in years. Furniture, possessions, and the memories attached to them are a real and legitimate part of every downsizing decision — but they occasionally become the reason a genuinely right move doesn't happen. Ty Lacroix, Broker at The Envelope Real Estate Group, has heard every version of this conversation and knows how to help people work through it honestly.

I sometimes wonder if people love real estate or their furniture more.

I say this with complete affection — because I understand the attachment, and I've heard every version of it.

"This room won't fit my dining set."

"There's no dining room — where will I put my dining table, hutches, trays, Uncle Bob's ashes, and my great-grandmother's serving set?"

"My extended-cab double-wheel-base pickup won't fit in the garage." — stated by a man who huffed and puffed climbing into it. (I said he was a 141-pound weakling. He was, in fact, 237 pounds. I may have underestimated him slightly.)

"The balcony is too small for my lawn furniture, umbrella, storage shed, and planter tables."

These are real things real people have said — all from buyers who wanted to downsize to a smaller place in London, Ontario. I understand completely. Memories attach to objects. A dining table isn't just furniture; it's thirty years of Sunday dinners. A garage isn't just storage; it's where something important has always lived.

But here's the gentle question worth sitting with: will the dining set actually suffer if you leave it behind, sell it, or donate it? Will it miss you?

And the 300 boxes in the basement or garage — the ones you haven't opened in years but are definitely saving — what exactly are you saving them for?

The Real Question

The furniture question is almost never really about furniture. It's about change, and how much of what you've built your life around you're willing to let go of. That's a legitimate, human, and sometimes difficult thing to work through — and it deserves to be treated that way, not dismissed.

But when the furniture becomes the reason you stay in a home that has too many stairs, too much maintenance, and more space than two people need — when possessions are making a decision that your circumstances have already answered — that's worth noticing.

The home you're considering moving into is the one that fits the life you're actually living now, not the one you were living when you bought the dining set.

Most of my clients who went through this say the same thing afterward: they wish they'd let go a little sooner, and kept a little less. Not because the things weren't meaningful — but because the next chapter turned out to be more so.

Thinking about downsizing in London but not quite sure where the furniture fits into the plan? Reach out for a private conversation — no pressure, no pitch, and no judgment about the dining set.

For the complete downsizing framework: Downsizing Your Home in London, Ontario →