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A first-time buyer's home inspection checklist should cover every room, plus the roof, exterior, basement and mechanical systems: water stains, cracks, how old the furnace, roof and water heater are, the electrical panel, and signs of moisture in the basement. Use the checklist below at showings to shortlist homes, then let a Registered Home Inspector check the systems you can't judge yourself. Bring the list to the inspection and ask about anything you flagged.
Where does the home inspection fit between offer and closing?
The home inspection happens either before you make an offer (a pre-offer inspection) or during the conditional period right after your offer is accepted, and it should be finished well before your condition deadline. Everything after that, including your mortgage, insurance and lawyer's work, moves toward closing day.
Here is a typical first-time buyer timeline in the GTA. The exact dates are set in your agreement of purchase and sale, so confirm them with your realtor and real estate lawyer.
| Stage | What happens | Where the inspection fits |
|---|---|---|
| 1. Pre-approval | Your lender confirms how much you can borrow | Budget for the inspection fee and repairs now |
| 2. Showings | You view homes and shortlist | Use the showing-day checklist below |
| 3. Before offer night (competitive homes) | You decide whether to offer firm or with conditions | Book a pre-offer inspection if you plan to go firm |
| 4. Offer accepted (conditional) | Your conditions start running, commonly a few business days for inspection, set in your offer | Book the inspection the same day |
| 5. Inspection day | The inspector checks the home's major systems; you attend | Ask questions on site |
| 6. Report | Quality Inspections delivers a digital report within 24 hours | Read high-priority findings first |
| 7. Decision | Waive the condition, renegotiate, ask for repairs, or walk away | Get contractor quotes on major items first |
| 8. Firm deal to closing | Mortgage, insurance, lawyer's title search | Plan post-closing repairs from the report |
| 9. Closing day | Keys and land transfer tax paid | Apply for any rebates you qualify for |
If the market pushes you toward a firm offer, read what you give up when you waive the inspection condition before offer night.
What should you do before the inspection?
Before the inspection, book it as early as possible, gather the ages of the home's major systems, and ask about permits for any renovation or second unit.
- Book the inspection as soon as your offer is accepted, or before offer night for a pre-offer inspection.
- Ask the seller's agent for the ages of the roof, furnace, air conditioner and water heater, and for any receipts.
- Ask whether the basement apartment, addition or major renovation had permits. Your lawyer can confirm with the city.
- Ask whether the water heater or furnace is rented, and ask your lawyer how any rental contract is handled on closing.
- Plan to attend. Inspections of a typical house take 2–4 hours. See how long a home inspection takes.
What should you check at a showing?
At a showing, check for water, smells, cracks, and the age of the expensive systems, because those are the clues that tell you which homes are worth an inspection. You won't have tools or time, so use your eyes, nose and a phone flashlight.
| Showing-day check | How to check it in a few minutes | Why it matters |
|---|---|---|
| Smell in the basement | Stand at the bottom of the stairs for 30 seconds | A musty smell points to moisture |
| Fresh paint low on basement walls | Look at the bottom 30 cm of walls and behind furniture | Can hide past water lines |
| Ceiling stains | Look up in every room, especially under bathrooms | Leaks from roofs or plumbing |
| Water heater and furnace labels | Photograph the rating plates | The date of manufacture is often on the label |
| Electrical panel | Open the panel door (don't remove the cover) and photograph it | Lets your inspector and insurer ask the right questions |
| Windows | Look for fog between panes | Failed seals |
| Floors | Walk across rooms and notice slopes or soft spots | Structure or water damage |
| Downspouts and grading | Walk the outside of the house | Water draining toward the wall ends up in the basement |
| Roof from the street | Look for curled, missing or patched shingles | Roof replacement is one of the bigger costs |
| Exhaust fans | Turn on the bathroom fan and hold a tissue near it | Weak fans leave moisture in the bathroom |
Room-by-room checklist: what to look for and what to ask
Use this full room-by-room checklist on inspection day. The middle column is what you can notice yourself; the right column is the question to ask the inspector.
| Area | What to look for | Ask the inspector |
|---|---|---|
| Exterior | Ground sloping toward the house, cracked brick, peeling paint, downspouts draining at the wall | Is the grading sending water toward the foundation? |
| Roof | Curling or missing shingles, moss, sagging | Roughly how much life does the roof have left? |
| Windows and doors | Fog between panes, drafts, rot at sills | Are any window seals failed? |
| Kitchen | Leaks under the sink, water damage to cabinets, outlets near the sink | Are the outlets near water GFCI-protected? |
| Bathrooms | Soft floor near the toilet, cracked caulking, no exhaust fan | Where does the exhaust fan vent? |
| Bedrooms and living areas | Ceiling stains, cracks over doors and windows, sloping floors | Are these cracks structural or cosmetic? |
| Basement | Musty smell, white powder on walls, fresh paint low on walls, damp carpet | Are there signs of past water entry? |
| Electrical panel | Panel age, signs of scorching, very few breakers for a large home | Is the panel and wiring type a concern for insurance? |
| Plumbing | Water pressure, slow drains, water heater age | What type of supply pipe does the home have? |
| Heating and cooling | Furnace and AC age, service stickers, noisy operation | How many years of life are left in the furnace? |
| Attic | Insulation depth, daylight through the roof boards, staining | Is the attic insulated and vented properly? |
A few more items that first-time buyers often miss:
- Garage. Look for a self-closing door between an attached garage and the house, and cracks in the slab.
- Laundry. Check the dryer vent goes outside and the washer hoses aren't bulging.
- Smoke and carbon monoxide alarms. Note where they are. You'll want working alarms on day one.
- Fireplace or wood stove. A wood-burning appliance may need a separate WETT inspection; check with your insurer.
How does a home inspection handle this checklist?
A home inspection is a visual, non-invasive check of the home's accessible systems, so the inspector confirms or rules out what you noticed and finds what you couldn't. Harjot Grewal is a Registered Home Inspector and professional engineer, and he uses a moisture meter and a thermal imaging camera during inspections. Thermal imaging shows where to look more closely; it doesn't see through walls.
What's in scope on a typical pre-purchase inspection:
- Roof, exterior, grading and drainage
- Foundation and visible structure
- Electrical panel and a sample of outlets and switches
- Plumbing supply, drains and water heater
- Heating, cooling and ventilation
- Attic, insulation and visible moisture
- Interior rooms, windows and doors
What's out of scope, and who to call instead:
- Radon. A long-term radon test takes months. Hire a C-NRPP certified radon professional. See radon testing in GTA homes.
- Sewer line condition. A sewer camera scope is done by a plumbing or drain specialist.
- Asbestos or lead testing. Lab testing by a qualified specialist.
- Wiring repairs or an ESA inspection. A licensed electrical contractor.
For a full list, see what a home inspector checks in Ontario.
What Toronto-specific issues should first-time buyers watch for?
Toronto's older housing stock, especially pre-1970s homes, brings four recurring issues for buyers: older wiring, older water service pipes, basement water and basement apartments. Each has its own deep-dive post.
- Older wiring. Some older homes still have knob-and-tube wiring, and some 1960s–70s homes have aluminum branch wiring. Insurers may ask about both. Read knob-and-tube and aluminum wiring in Toronto homes.
- Older water service lines. Some older homes still have galvanized steel or lead water service pipes. Read lead water pipes in Toronto.
- Basement water. Many Toronto basements have had waterproofing work. Ask what was done and whether there's a warranty. Read basement flooding warning signs in the GTA.
- Basement apartments. Look for a separate entrance, proper egress windows and fire separation. Read what to check in a basement apartment in Ontario.
The same issues show up across the GTA, from older neighbourhoods in Mississauga and Brampton to infill streets in Oakville and Burlington. See our Toronto home inspection page for the areas we cover.
What if you're buying a condo instead?
If you're buying a condo, your checklist splits in two: the unit itself, which a condo inspection covers, and the building's finances and common elements, which the status certificate covers. A condo inspection looks at the unit's plumbing, electrical, HVAC, windows, appliances and signs of leaks. It takes about 1–2 hours.
The status certificate is a separate document from the condo corporation, and your real estate lawyer reviews it. Read condo status certificate vs condo inspection to see which questions each one answers.
Which first-time buyer programs help you budget for repairs?
First-time buyers in Toronto can get back part of their land transfer tax and use tax-advantaged accounts for the down payment, which can leave more cash for post-inspection repairs. Amounts below are as of October 2026; check the official pages before you count on them, and ask your real estate lawyer and financial advisor how they apply to you.
| Program | Amount (as of October 2026) | Key rules | Source |
|---|---|---|---|
| Ontario land transfer tax refund for first-time homebuyers | Up to $4,000 | At least 18; never owned a home anywhere in the world; occupy as principal residence within 9 months; apply within 18 months of registration | Ontario |
| Toronto Municipal Land Transfer Tax (MLTT) rebate | Up to $4,475 | At least 18; never owned a home anywhere in the world; Canadian citizen or permanent resident; occupy within 9 months | City of Toronto |
| First Home Savings Account (FHSA) | $8,000 of room per year, $40,000 lifetime | Contributions are generally tax-deductible | Canada Revenue Agency |
| RRSP Home Buyers' Plan (HBP) | Up to $60,000 withdrawal | Repaid over 15 years; for first withdrawals from 2026 to 2028, repayments start in the fifth year after the withdrawal | Canada Revenue Agency |
The Municipal Land Transfer Tax only applies to homes inside the City of Toronto. If you're buying in Mississauga, Brampton, Markham, Vaughan or elsewhere in the GTA, you pay the provincial tax only, so only the Ontario refund applies. According to the City of Toronto, the MLTT rebate is available on both new and resale homes, and a processing fee applies if you claim it after registration.
How much should you budget for repairs after closing?
Budget for two separate things: closing costs, which arrive on closing day, and repairs, which come from your inspection report. CMHC's homebuyer workbook says closing costs "usually range from 1.5% to 4% of the purchase price," and it describes a reserve fund as money set aside "for emergencies or major repairs."
There's no reliable rule of thumb for repair costs, so build your budget from the report itself:
- List the high-priority findings. Safety issues and anything near the end of its life, such as the roof, furnace or water heater.
- Get contractor quotes for each major item before your condition deadline, not after closing.
- Sort them by timing. Fix now, fix in the first year, plan for within five years.
- Keep a reserve. Older Toronto homes can surprise you behind walls that no inspection can see into.
- Use the report as a maintenance plan. It's a record of the home's condition on the day you bought it.
If a quote changes the math on the house, talk to your realtor about renegotiating or asking for a credit. Cost for the inspection itself is covered in how much a GTA home inspection costs.
What questions should you ask the inspector?
Ask questions that turn findings into decisions: how serious it is, how soon it needs attention, and who should look at it next. Good questions for the end of the inspection:
- Which three findings would you deal with first, and why?
- Is this a safety issue, a near-term repair, or routine maintenance?
- Roughly how much life do the roof, furnace, AC and water heater have left?
- Which items need a specialist, such as an electrician, roofer or drain contractor?
- Did you see any signs of past water in the basement or attic?
- Is anything here likely to come up with my home insurer?
- What maintenance should I do in the first year?
After the inspection: what are your next steps?
When the report arrives (within 24 hours with Quality Inspections), work through it in order:
- Read the high-priority findings first: safety issues and anything that could cost thousands.
- Get contractor quotes for major items before your condition deadline.
- Talk to your realtor about renegotiating the price, asking for repairs, or walking away.
- Keep the report. It's a maintenance plan for your first few years in the home.
Frequently Asked Questions
What should first-time buyers look for during a home inspection?
Focus on water (roof, basement, plumbing), the ages of the roof, furnace, AC and water heater, the electrical panel, and anything structural. These are the expensive items.
Do I need a home inspection for a new build?
Yes. New homes can have builder defects. A new home warranty inspection documents them for Tarion before your warranty deadlines.
Can I use this checklist instead of hiring an inspector?
No. It helps you shortlist homes and ask better questions. An inspector checks the panel, roof, attic and mechanical systems with training and tools you won't have at a showing.
How long does a home inspection take for a first-time buyer?
The same as for anyone: 2–4 hours for most houses and 1–2 hours for a condo. Allow extra time to ask questions.
How much land transfer tax do first-time buyers get back in Toronto?
As of October 2026, eligible first-time buyers can get up to $4,000 back from Ontario and up to $4,475 from the City of Toronto's MLTT rebate. Ask your real estate lawyer to apply both on closing.
Does a home inspection test for radon or look inside the sewer line?
No. A home inspection is visual. Radon needs a long-term test by a C-NRPP certified professional, and a sewer line needs a camera scope by a drain specialist.
Sources
- Land transfer tax refunds for first-time homebuyers — Government of Ontario
- Municipal Land Transfer Tax (MLTT) Rebate Opportunities — City of Toronto
- Make the most of your first home savings account — Canada Revenue Agency
- What is the Home Buyers' Plan — Canada Revenue Agency
- Homebuyers Checklist: A Newcomers' Guide and Workbook — CMHC
Book an Inspection
Call (416) 899-8116 or book online. A pre-purchase inspection starts at $450 for homes up to 2,000 sq ft, and we inspect across Toronto and the GTA.