This page explains what an inspection is, what the rules require, what an inspector cannot do, and how an inspection fits with the strata documents on a multiplex home.
The short version
- Consumer Protection BC licenses all home inspectors in BC. Check the licence on its website before you book.
- A BC home inspection is a visual, non-invasive look at the accessible parts of the home.
- Inspectors cannot do destructive testing, repairs, repair cost estimates, asbestos or mould assessments, or tell you the value or insurability of the home.
- The contract must state the address, what is covered, whether mould and asbestos are inspected, and whether any invasive methods are used. It cannot exclude a garage or carport, limit the inspector's liability, or limit the time to make a claim.
- The written report must give an opinion on each item inspected, flag where you should get expert advice, and state what was not covered.
Who licenses inspectors, and how to check
Consumer Protection BC states plainly that it licenses all home inspectors in BC. Home inspection is a designated activity under the Business Practices and Consumer Protection Act, and the Home Inspector Licensing Regulation sets out the qualifications, including an approved education program and an approved exam.
Before you book, look the inspector up on Consumer Protection BC's website. The regulation requires every inspection contract to include a statement that home inspectors in BC must be licensed and are regulated under that Act, and that they do not work on behalf of the Province or Consumer Protection BC.
Consumer Protection BC also notes that it licenses inspectors but does not regulate what they charge. Prices vary with the size, age and location of the home and the inspector's experience, so compare quotes and ask what is included.
What an inspection is, and what it is not
Consumer Protection BC describes a BC home inspection as a visual, non-invasive assessment of the accessible areas of a home. The inspector looks, tests what can be tested without damage, and reports.
It lists what an inspector cannot do: perform destructive testing, carry out repairs on a home they inspect, provide repair cost estimates, assess specialized environmental hazards such as asbestos or mould, or determine the home's market value or insurability.
So an inspection report tells you what the inspector saw and what they recommend you have an expert look at. For a cost estimate, you need a contractor. For value, you need an appraiser, which your lender usually orders. For asbestos or mould, you need a specialist, and the contract must say whether the inspector will look for either.
What the contract must say
Section 12 of the Home Inspector Licensing Regulation sets out what every home inspection contract must contain, on top of what the Act itself requires. Read the contract before the inspection, as Consumer Protection BC advises, because it fixes what you are paying for.
- The address of the property to be inspected.
- What the inspection will cover.
- Whether or not the inspector will inspect for mould.
- Whether or not the inspector will inspect for asbestos.
- That the inspection will be non-invasive, or which invasive procedures will be used.
- The required statement about licensing under the Business Practices and Consumer Protection Act.
| The contract must not | What that means for you |
|---|---|
| Exclude a garage or carport | A garage or carport is inspected, attached or not |
| Limit the inspector's liability, or its amount | The inspector's responsibility for errors is not capped by the contract |
| Limit the time for making a claim | The contract cannot shorten the time you have to make a claim |
Home Inspector Licensing Regulation, B.C. Reg. 12/2009, section 12, read on BC Laws 23 October 2026.
What the report must contain
Section 13 of the regulation sets the report's requirements. It must be in writing. It must give an opinion on the condition of each thing the contract requires the inspector to inspect. It must identify anything on which the inspector recommends you get expert advice. And it must say what was not covered by the inspection.
It must also show your name and address, the inspector's name and business name, business address, licence number and contact details, the address of the property, and the date of the inspection.
The inspector cannot share the report freely. Section 9 says a licensee must not disclose a report's contents except with your permission, as required by law, or where the inspector believes there is a serious health or safety risk. It also bars an inspector from a conflict of interest that brings them a material gain.
Choosing an inspector, and inspection day
Consumer Protection BC suggests five checks before you hire: ask what is included, understand the cost, know the inspector's legal obligations, understand what an inspector cannot do, and confirm the licence. Licensed inspectors must meet legal requirements that include keeping insurance coverage and giving you a written contract and a written report.
On the day, attend if you can. Bring the seller's Property Disclosure Statement if there is one, and any strata documents you already have, so the inspector can look closely at anything they mention. Ask questions as the inspector works. A report is easier to understand when you have seen the things it describes.
Book quickly. The inspection usually has to happen inside your subject period, and good inspectors are booked days ahead in a busy market.
If you are unhappy with an inspection
Consumer Protection BC sets out the order to follow. First, try to resolve the problem directly with the inspector. Many inspectors belong to an association, and those associations can often help with quality-of-service complaints that the law does not cover.
If you believe an inspector is not following the rules, such as the contract and report requirements in the regulation, you can submit a complaint to Consumer Protection BC, which enforces the Act and the regulation. Keep the contract, the report and any messages, with dates.
Inspector, appraiser, contractor or specialist
Buyers often expect an inspection to answer questions it is not allowed to answer. Consumer Protection BC's list of what an inspector cannot do points to who answers each one instead.
| Question | Who answers it | Why |
|---|---|---|
| What condition is the home in? | A licensed home inspector | A visual, non-invasive inspection with a written report |
| What is it worth? | An appraiser, usually ordered by your lender | Inspectors cannot determine market value |
| What will a repair cost? | A contractor's quote | Inspectors cannot give repair cost estimates or do repairs |
| Is there asbestos or mould? | A specialist | Inspectors do not assess these hazards unless the contract says so |
| Can it be insured? | An insurance broker | Inspectors cannot determine insurability |
| What repairs is the strata planning? | The strata's minutes, budget and reports | Shared parts are the strata's to repair |
Consumer Protection BC, 5 things to know before hiring a home inspector in BC (27 May 2026), and the Standard Bylaws.
Reading the report
Section 13 of the regulation requires the report to give an opinion on each item the contract covers, to identify the items on which the inspector recommends expert advice, and to say what the inspection did not cover. Read those three parts first.
For each item flagged for expert advice, decide before your subject date whether you need that expert's view, and book them quickly. For anything outside the inspection, such as a part of the building the inspector could not reach, ask the seller or check the strata documents.
Inspecting a home in a multiplex
In a multiplex strata, the inspector looks at your home and whatever shared parts they can reach. The strata, not you, repairs the outside of the building and the common property under the Standard Bylaws, so a problem with the roof or the outside walls becomes a strata matter, paid from the strata's fees, reserve or a special levy.
That is why the inspection and the strata documents work together. The inspection shows the condition you can see. The minutes, the budget, the reserve fund balance and any engineer's or depreciation report show what the strata knows and plans. In our view, a multiplex buyer should read both before removing conditions, and ask the inspector to note anything about the shared parts that should be checked against the minutes.
On a home a few years old, ask whether any 2-5-10 warranty claim is open on the building, and bring the answer to the inspection.
Questions buyers ask
More in Making an Offer
Also worth reading
Where these numbers come from
Every figure on this page comes from the body that issues it. Rules and rates change, so each entry says when we checked it.
- 5 things to know before hiring a home inspector in BC. Consumer Protection BC. Posted 27 May 2026, accessed 23 October 2026.
- Home inspections (licensing and licence search). Consumer Protection BC. Current page, accessed 23 October 2026.
- Home Inspector Licensing Regulation, B.C. Reg. 12/2009 (sections 9, 12 and 13). BC Laws, King's Printer for British Columbia. Current to 20 October 2026, accessed 23 October 2026.
- Strata Property Act, Schedule of Standard Bylaws (bylaw 4, informing the strata). BC Laws, King's Printer for British Columbia. Act current to 20 October 2026, accessed 23 October 2026.
Want this checked against a real home?
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