One Inspection. Years of Confidence.
A pre-purchase home inspection is the most important due-diligence step you'll take before closing. Here's why skipping it — or relying on a friend, family member, or the seller's disclosure — is the most expensive shortcut in real estate.
Protect Your Largest Investment
A Calgary home is the biggest purchase most people ever make. A 3-4 hour inspection costs a fraction of one missed defect — a single hidden moisture issue or failing furnace can cost more than every inspection you'll ever buy combined.
Real Negotiation Leverage
Documented, photographed findings with severity ratings give you concrete grounds to negotiate price adjustments, repair credits, or seller-completed fixes before you remove conditions. Verbal concerns rarely move sellers — written reports do.
See What Sellers (and Realtors) Can't
Sellers disclose what they know. Realtors aren't trained inspectors. We're independent third-parties whose only job is to find what's actually wrong — with no incentive to soften findings to keep a deal alive.
Avoid the 'Bought As-Is' Trap
Once you remove your conditions and close, every defect becomes yours. There's no warranty. No going back to the seller. The inspection window is your only opportunity to walk away or renegotiate without penalty.
What Calgary Homes Hide That Others Miss
Generic inspection checklists miss the issues unique to Calgary's housing stock and climate. Our inspectors live and work here — and know exactly what to look for in every era and neighbourhood.
Poly-B Plumbing
Calgary homes built between 1985 and 1997 often have polybutylene (Poly-B) supply lines. They degrade from chlorine in municipal water and fail without warning. Insurance companies increasingly exclude or surcharge homes with active Poly-B.
Aluminum Wiring
Calgary homes built between roughly 1965-1976 commonly used aluminum branch-circuit wiring. Loose terminations cause overheating and fire risk. We identify presence and condition — and whether proper aluminum-rated devices have been installed.
Foundation Movement
Calgary's expansive clay soils swell when wet and shrink when dry. Differential foundation movement causes cracking, sticking doors, and sloping floors. We assess whether what we see is normal seasonal movement or active structural concern.
Ice Damming & Attic Issues
Calgary winters with deep cold and Chinook freeze-thaw cycles create ice dams that drive water back under shingles. Inadequate attic insulation, blocked soffit vents, and missing vapour barriers are common — and expensive when they cause leaks.
Stucco & Building Envelope
Many Calgary homes use stucco that hides moisture intrusion behind it. Cracked sealants around windows, missing kickout flashings, and improper grading can lead to rot inside walls long before it's visible from outside.
Knob-and-Tube & Older Systems
Inner-city Calgary homes (Bridgeland, Sunnyside, Bowness, Inglewood, Hillhurst) may still have remnants of knob-and-tube wiring, galvanized supply lines, or single-pane glass — all of which affect insurability, financing and safety.
Every System. Every Component. Documented.
A pre-purchase inspection isn't a checklist of obvious things — it's a methodical evaluation of every accessible system in the home. Here's exactly what we cover.
Structure & Foundation
- Foundation walls — cracks, displacement, water infiltration signs
- Floor framing, beams, posts, and load-bearing walls
- Visible structural elements in basements & crawlspaces
- Slab condition and signs of differential movement
Roof, Attic & Exterior
- Roof inspection (drone where applicable) — shingles, flashing, vents
- Eavestroughs, downspouts, and drainage management
- Attic insulation depth, ventilation ratios, vapour barrier
- Exterior cladding, soffits, fascia, sealants and trim
- Decks, railings, stairs, fences and walkways
- Site grading, window wells and exterior drainage
Electrical Systems
- Main service entrance, panel, breakers, grounding & bonding
- Branch circuit sampling — outlets, switches, GFCI/AFCI testing
- Identification of aluminum, knob-and-tube, or unsafe wiring
- Smoke & CO alarm presence and placement
Plumbing Systems
- Supply lines — material, condition, identification of Poly-B/galvanized
- Drain, waste & vent piping
- Water heater age, capacity, venting and safety devices
- All accessible fixtures function-tested for leaks and drainage
- Visible irrigation, hose bibs and exterior taps
Heating, Cooling & Ventilation
- Furnace operation, age, venting, and combustion safety screening
- Ductwork, registers, return air paths and balance
- Air conditioning operation (seasonal weather permitting)
- HRV/ERV operation and ventilation adequacy
- Bath fans, range hood and clothes-dryer venting
Interior, Insulation & Appliances
- Walls, ceilings, floors — moisture, settlement, finish defects
- Windows and doors — operation, seals, glazing condition
- Stairs, railings, and built-in safety features
- Built-in major appliances tested for proper operation
- Garage — door operation, fire separation, slab and walls
What to Expect, Step by Step
Calgary buyers usually have a tight 5-10 day condition window. Our process is built to deliver everything you need to make a confident decision well within it.
- 1
Book the inspection
Call (403) 710-7770 or schedule online once your offer is accepted. Most Calgary buyers have 5-10 day condition windows — we work fast and prioritize urgent timelines.
- 2
On-site inspection (3-4 hours)
Comprehensive top-to-bottom inspection with thermal imaging, drone roof scan (where applicable), and live testing of every accessible system. You're encouraged to attend.
- 3
Same-day digital report
Itemized PDF with hundreds of photos, severity ratings (Cosmetic, Maintenance, Major, Safety), and clear recommendations. Delivered the same day so you can act before conditions expire.
- 4
Walk-through & ongoing support
We walk you through findings in person and stay available by phone afterward to help you and your realtor interpret findings, get repair quotes, and shape negotiation strategy.
Modern Tools, Better Findings
We bring the same technology you'd hope your inspector uses on the most expensive home you'll ever buy — to every single inspection.
Thermal Imaging (FLIR)
Detects missing insulation, hidden moisture, electrical hotspots, and air leaks invisible to the naked eye.
Drone Roof Scans
High-resolution roof imaging without walking shingles — safer, more thorough, and captures problem areas in detail.
Live System Testing
Every fixture, GFCI, appliance, and HVAC component is operated and verified — not just visually checked.
Photo-Rich Digital Reports
Hundreds of photos with arrows, captions, and locations. Severity ratings make priorities obvious.
What a Missed Defect Actually Costs
Every season, buyers come to us after closing wishing they'd inspected. Here's the math that makes a pre-purchase inspection one of the highest-ROI purchases in real estate.
Furnace replacement
A failing furnace at end of life — easy to spot during inspection — replaced after closing comes out of your pocket.
Roof replacement
An aging roof flagged by drone scan can mean negotiating thousands off the price. Discovered after closing? You write the cheque.
Hidden moisture damage
Thermal imaging catches what walls hide. Wall cavity rot found years later can mean tens of thousands in remediation.
Electrical hazards
Aluminum wiring, double-tapped breakers, or amateur DIY wiring are insurance and safety issues — and increasingly affect coverage.
Foundation movement
Active foundation issues identified during inspection can be negotiated, monitored, or used to walk away. Found later, they're yours.
Plumbing failures
Poly-B that's already showing signs of failure is something you want to know about before you close — not at 2am during your first leak.
Frequently Asked Questions
How long does a pre-purchase inspection take?›
Most Calgary inspections take 2.5-4 hours depending on the size, age, and condition of the home. Larger homes, older builds, and complex properties take longer. You're welcome — and encouraged — to attend the final walkthrough portion.
When will I receive my report?›
Detailed digital reports with photos are typically delivered the same day of the inspection so you can review findings well before your condition removal deadline.
Should I attend the inspection?›
We strongly recommend attending the last 30-60 minutes for the walk-through. Seeing issues in person — and asking questions live — is far more useful than reading about them in a report.
What does an inspection NOT cover?›
Standard pre-purchase inspections are visual and non-invasive. We don't open walls, dismantle equipment, or move furniture/storage. We also don't perform specialized testing (radon, mould, sewer scope, asbestos) unless specifically requested as add-ons.
What if the inspection finds major issues?›
You generally have three options before removing conditions: (1) negotiate the price down, (2) ask the seller to repair or credit, or (3) walk away. The inspection report gives you the documented evidence to do any of those confidently.
Can you inspect a home outside of Calgary?›
Yes. We serve Calgary, Airdrie, Cochrane, Okotoks, Chestermere, Strathmore, Bragg Creek, De Winton, High River, Diamond Valley, Langdon, Crossfield, Carstairs and surrounding communities.
Are you certified and insured?›
Yes. HomeWise Property Inspections is fully insured with both Errors & Omissions and General Liability coverage, and inspects to recognized industry standards of practice.
How quickly can you book me in?›
We typically offer same-week and frequently next-day availability across Calgary and area. Call (403) 710-7770 for the fastest response.
What does it cost?›
Pricing depends on home size, age, and any add-on services. Call (403) 710-7770 or use the online booking form for a fast, transparent quote.