Home Inspection

Home inspections are a small price to pay for the peace of mind of knowing you made the right choice when purchasing a home.

Generally, the home inspection should include an inspection and report on the home’s foundation, roof, exterior, interior, attic, insulation, windows, plumbing, heating, and electrical. The purpose of the home inspection is to describe the condition of the house from a professional and objective point of view. The report should identify any problems that exist at the time of the inspection, as well as identify potential problem areas in the future.

There’s no question that the services the home inspector provides can be invaluable. They provide buyers with the tools to make an informed decision regarding the purchase of the home, and future cost estimates for the repair of the home.

Minor flaws, such as chipped paint and nail pops, are typically not included in the home inspection. These tiny defects should be visible and apparent to the buyer and involve little maintenance or repair. Home inspections are intended to identify any major defects, system inadequacies, or safety hazards at the time of the purchase so that the buyer is not surprised with any unpleasant problems or financial burdens after the purchase.

Home Improvement Costs for 2012

The following costs are intended as ballpark estimates for repairs and improvements to a typical three bedroom home. The costs are based on information obtained in the east-central area of Ontario. Our experience has shown that actual contractor quotations can vary by as much as 300%. It is advisable to obtain estimates from more than one contractor.

Roofing/Flashings/Chimneys
Install conventional asphalt shingles over existing shingles	$1.⁵⁰-$2.⁵⁰ per ft²
Strip and re-roof with conventional asphalt shingles	$2.⁵⁰-$4.⁵⁰ per ft²
Strip and re-roof with top-quality asphalt shingles	$4.⁰⁰-$8.⁰⁰ per ft²
Strip and re-roof with low-slope asphalt shingles	$3.⁰⁰-$5.⁰⁰ per ft²
Strip and re-roof with cedar shingles	$8.⁰⁰-$10.⁰⁰ per ft²
Strip and re-roof with cedar shakes	$10.⁰⁰-$18.⁰⁰ per ft²
Strip and re-roof with steel shingles	$6.⁰⁰-$8.⁰⁰ per ft²
Strip and re-roof with aluminium shingles	$5.⁵⁰-$7.²⁵ per ft²
Strip and re-roof with plastic shakes	$5.⁵⁰-$7.²⁵ per ft²
Install concrete tile roofing (assuming no structural reinforcement)	$8.⁰⁰-$16.⁰⁰ per ft²
Steel sheet roofing	$6.⁰⁰-$10.⁰⁰ and up per ft²
Install new slate roof	$12.⁰⁰-$24.⁰⁰ per ft²
Repair loose slates or tiles	$30.⁰⁰ per slate/tiles
Install asphalt roll roofing	$2.¹⁰-$4.²⁰ per ft²
Strip and replace built-up tar and gravel roof	$10.⁰⁰-$20.⁰⁰ per ft² (min. $1500)
Strip and install modified bitumen roof membrane	$8.⁰⁰-$16.⁰⁰ per ft² (min. $1500)
Synthetic rubber membrane	$12.⁰⁰-$16.⁰⁰ per ft²
Improve flat roof drainage prior to installation of new membrane	$2.⁰⁰-$4.⁰⁰ per ft²
Paint modified bitumen membrane	$0.⁵⁰-$1.⁵⁰ per ft² (min $200)
Install sheet metal on small roof surfaces	$10.⁰⁰-$20.⁰⁰ per ft² (min $500)
Re-flash typical skylight or chimney on asphalt roof	$500.⁰⁰-$800.⁰⁰
Re-flash skylight or chimney on built-up or bitumen roof	$600.⁰⁰-$900.⁰⁰
Install metal cricket for wide chimney	$400.⁰⁰-$800.⁰⁰
Repair valley flashings on existing roof	$25.⁰⁰-$50.⁰⁰ per ft² (min $500)
Replace parapet wall flashing	$30.⁰⁰-$50.⁰⁰ per ft² (min $500)
Rebuild typical single-flue chimney above roof line	$150.⁰⁰-$300.⁰⁰ per ft² (min $500)
Rebuild typical double-flue chimney above roof line	$200.⁰⁰-$400.⁰⁰ per ft² (min $500)
Repoint typical single-flue chimney above roof line	$20.⁰⁰-$30.⁰⁰ per row (min $350)
Repoint typical double-flue chimney above roof line	$25.⁰⁰-$40.⁰⁰ per row (min $350)
Install concrete cap on typical single-flue chimney	$250.⁰⁰-$500.⁰⁰
Install concrete cap on typical double-flue chimney	$500.⁰⁰-$700.⁰⁰
Install rain cap on typical chimney	$150.⁰⁰-$200.⁰⁰ each
Replace roof sheathing (plywood or waferboard)	$1.⁵⁰-$2.⁰⁰ per ft²

Exterior
Install galvanized or aluminum gutters and downspouts	$4.⁰⁰-$5.⁰⁰ per ft² (min. $500)
Provide downspout extensions	$15.⁰⁰-$25.⁰⁰ each
Clean gutters in fall or spring	$50.⁰⁰-$150.⁰⁰
Install copper gutters and downspouts	$15.⁰⁰-$30.⁰⁰ per lin. ft.
Install aluminium soffit and fascia	$8.⁰⁰-$16.⁰⁰ per lin. ft.
Install aluminium siding	$5.⁰⁰-$8.⁰⁰ per sq. ft.
Install vinyl siding	$6.⁵⁰-$12.⁰⁰ per sq. ft.
install cedar siding	$8.⁰⁰-$16.⁰⁰ per sq. ft.
Install paint grade siding	$6.⁰⁰-$12.⁵⁰ per sq. ft.
Install stucco	$8.⁰⁰-$12.⁰⁰ per sq. ft.
Re-point exterior wall (soft mortar)	$3.⁰⁰-6.⁵⁰ per ft² (min $500)
Re-point exterior wall (hard mortar)	$6.⁰⁰-$10.⁰⁰ per ft² (min $500)
Replace deteriorated bricks	$25.⁰⁰-$50.⁰⁰ per ft²
Rebuild parapet wall	$25.⁰⁰-$50.⁰⁰ per ft²
Chemical cleaning of unpainted brick	$2.⁰⁰-$3.⁰⁰ per ft² (min $1000)
Chemical cleaning of painted brick	$4.⁰⁰-$6.⁰⁰ per ft² (min $1000)
Sealing of brickwork	$0.⁷⁵-$1.⁰⁰ per ft²
Paint exterior trim (not including any repairs)	$1500.⁰⁰-$2500.⁰⁰ and up
Paint trim and wall surfaces (not including any repairs)	$3000.⁰⁰ and up
Parge foundation walls	$3.⁰⁰-$4.⁰⁰ per ft²
Damp-proof foundation walls and install weeping tile	$150.⁰⁰-$200.⁰⁰ /ft² (min $1000)
Install a deck	$12.⁰⁰-$25.⁰⁰ per ft²
Install deck on a flat roof	$25.⁰⁰-$40.⁰⁰ per ft²
Resurface existing asphalt driveway	$2.⁵⁰-$4.⁰⁰ per ft²
Seal asphalt driveway	$50.⁰⁰ and up
Install interlocking brick driveway	$6.⁰⁰-$8.⁰⁰ per ft²
Install a concrete driveway	$6.⁰⁰-$10.⁰⁰ per lin. ft.
Install drain at bottom of sloped driveway	$1000.⁰⁰-$1500.⁰⁰
Install concrete slab patio	$5.⁰⁰-$8.⁰⁰ per ft²
Install concrete patio stones	$2.⁰⁰-$5.⁰⁰ per ft²
Rebuild exterior basement stairwell	$3500.⁰⁰-$5000.⁰⁰
Install drain at existing basement stairwell	$500.⁰⁰-$800.⁰⁰
Build detached garage (single)	$8000.⁰⁰ and up
Build detached garage (double)	$12000.⁰⁰ and up
Break wood-soil contact at detached garage	$25.⁰⁰-$40.⁰⁰ /lin. ft. (min $500)
Demolish and remove detached garage (dependent on dumping costs)	$1500.⁰⁰ and up
Install garage door (single, metal, one-piece)	$600.⁰⁰-$800.⁰⁰
Install garage door (single, wood, sectional)	$800.⁰⁰-$1000.⁰⁰
Install garage door (double, wood, sectional)	$1200.⁰⁰-$1500.⁰⁰
Install garage door opener	$300.⁰⁰-$450.⁰⁰
Build retaining wall (wood)	$20.⁰⁰-$25.⁰⁰ per ft² (min $500)
Build retaining wall (concrete)	$30.⁰⁰-$40.⁰⁰ per ft² (min $500)
Replace porch steps (wood)	$200.⁰⁰-$300.⁰⁰
Replace porch steps (concrete)	$300.⁰⁰-$500.⁰⁰
Replace porch flooring	$4.⁰⁰-$6.⁰⁰ per ft²
Replace porch skirting	$10.⁰⁰-$15.⁰⁰ per lin. ft.
Replace step railing	$100.⁰⁰-$200.⁰⁰
Install wooden fencing	$16.⁰⁰-$50.⁰⁰ per lin. ft.
Install chain link fencing	$7.⁰⁰-$12.⁰⁰ per lin. ft.
Lay sod	$1.⁰⁰-$2.⁰⁰ per ft²
Install lawn sprinkler system	$1000.⁰⁰ and up

Structure
Underpin one corner of house	$3500.⁰⁰ and up
Underpin or add foundations	$300.⁰⁰ and up/lin. ft. (min $3000)
Lower basement floor by underpinning and/or bench footings	$150.⁰⁰-$300.⁰⁰/lin.ft. (min $5000)
Replace deteriorating sill beam with concrete	$60.⁰⁰ and up/lin. ft. (min. $500)
Replace main beam in (unfinished) basement	$1000.⁰⁰-$2000.⁰⁰
Re-support (sister) a floor joist	$100.⁰⁰-$300.⁰⁰ (unobstructed)
Install basement support post with proper foundation	$300.⁰⁰-$500.⁰⁰
Perform chemical treatment for wood-boring insects	$1700.⁰⁰ and up
Pest inspection performed by licensed specialist	$150.⁰⁰-$300.⁰⁰
Remove or open load-bearing wall	$2000.⁰⁰ and up (excluding decorating)
Remove partition wall	$500.⁰⁰-$1500.⁰⁰ (excluding decorating)
Install door opening in interior wall	$500.⁰⁰-$1000.⁰⁰
Rebuild arch above window or door opening	$800.⁰⁰ and up
Install lintel above opening in masonry wall	$500.⁰⁰ and up
Install exterior basement stairwell	$5000.⁰⁰ and up
Repair minor crack in poured concrete foundation	$400.⁰⁰-$800.⁰⁰
Build an addition, foundation to roof	$150.⁰⁰-$300.⁰⁰ per sq. ft.
Build an additional storey	$100.⁰⁰-$300.⁰⁰ per sq. ft.
Install collar ties	$30.⁰⁰-$50.⁰⁰ each
Install lateral bracing on collar ties	$100.⁰⁰-$200.⁰⁰
Replace roof sheathing	$4.⁰⁰-$6.⁰⁰ per sq. ft.

Electrical
Upgrade electrical service to 100 amps (including new panel)	$1000.⁰⁰-$1300.⁰⁰
Upgrade electrical service to 100 amps (if new panel not required)	$500.⁰⁰-$800.⁰⁰
Upgrade electrical service to 200 amps	$1800.⁰⁰-$2200.⁰⁰
Replace main ground (grounded to conductive water main)	$100.⁰⁰-$150.⁰⁰
Replace main ground (rural, install ground rods)	$250.⁰⁰-$450.⁰⁰
Install new circuit breaker panel	$500.⁰⁰-$900.⁰⁰
Install auxiliary breaker panel	$200.⁰⁰-$400.⁰⁰
Replace circuit breaker (20 amp or less)	$50.⁰⁰-$100.⁰⁰
Add 120 volt circuit	$150.⁰⁰-$300.⁰⁰
Add 240 volt circuit	$250.⁰⁰-$400.⁰⁰
Add exterior outlet with waterproof cover	$200.⁰⁰-$300.⁰⁰
Add conventional receptacle	$150.⁰⁰-$300.⁰⁰
Add kitchen split receptacle	$150.⁰⁰-$250.⁰⁰
Provide ground for conventional receptacle	$75.⁰⁰-$100.⁰⁰
Replace conventional receptacle with ground fault circuit receptacle	$60.⁰⁰-$90.⁰⁰
Replace conventional receptacle with aluminium compatible type (CO/ALR)(assuming several are required)	$10.⁰⁰-$15.⁰⁰ ea.
Upgrade entire house with aluminium compatible receptacles, connectors, etc.	$500.⁰⁰-$1000.⁰⁰
Rewire outlet with reversed polarity (assuming electrician already there)	$5.⁰⁰-$10.⁰⁰ each
Install switches (assuming electrician already there)	$10.⁰⁰-$20.⁰⁰ each
Install standard light fixture	$100.⁰⁰-$200.⁰⁰
Install exterior light fixture	$150.⁰⁰-$250.⁰⁰
Install fluorescent light fixture	$150.⁰⁰-$250.⁰⁰
Rewire entire house during gut or renovations	$3000.⁰⁰ and up

Heating
Install mid-efficiency forced-air furnace	$2000.⁰⁰-$4000.⁰⁰
Install high-efficiency forced-air furnace	$3500.⁰⁰-$6000.⁰⁰
Annual service by heating contractor	$100.⁰⁰-$150.⁰⁰ minimum
Replace blower or motor	$400.⁰⁰-$600.⁰⁰
Install humidifier	$200.⁰⁰-$400.⁰⁰
Install electronic air filter	$500.⁰⁰-$800.⁰⁰
Install mid-efficiency boiler	$2500.⁰⁰-$5000.⁰⁰
Install high-efficiency boiler	$5000.⁰⁰-$9000.⁰⁰
Rebuild fire pot (refractory) on boiler	$500.⁰⁰-$800.⁰⁰
Install circulating pump	$400.⁰⁰-$600.⁰⁰
Install expansion tank	$250.⁰⁰-$300.⁰⁰
Install backflow preventer	$100.⁰⁰-$150.⁰⁰
Install chimney liner for gas appliance	$400.⁰⁰-$800.⁰⁰
Install chimney liner for oil appliance	$700.⁰⁰-$1800.⁰⁰
Install programmable thermostat	$200.⁰⁰-$300.⁰⁰
Replace indoor fuel oil storage tank	$1200.⁰⁰-$1500.⁰⁰
Remove indoor fuel oil storage tank	$400.⁰⁰ and up
Remove abandoned underground fuel oil storage tank	$3000.⁰⁰ and up
Replace radiator valve	$250.⁰⁰-$500.⁰⁰
Replace radiator	$500.⁰⁰-$900.⁰⁰
Add electric baseboard heater	$250.⁰⁰-$400.⁰⁰
Convert from hot water heating to forced-air (bungalow)	$8000.⁰⁰-$10000.⁰⁰
Convert from hot water heating to forced-air (two storey)	$15000.⁰⁰-$20000.⁰⁰
Clean ductwork	$250.⁰⁰-$500.⁰⁰
Duct conversion from gravity to forced-air furnace	$1000.⁰⁰-$1500.⁰⁰
After-warranty parts and service plans	$150.⁰⁰-$400.⁰⁰ per year

Cooling/Heat Pumps
Add central air conditioning to existing forced-air system	$2000.⁰⁰-$3000.⁰⁰
Add heat pump to existing forced-air system	$4000.⁰⁰-$7000.⁰⁰
Replace heat pump or air conditioning condenser	$1200.⁰⁰-$2500.⁰⁰
Install independent air conditioning system	$8000.⁰⁰-$15000.⁰⁰
Install ductless split-system air conditioning	$3000.⁰⁰ and up

Insulation
Insulate open attic area to modern standards	$0.⁵⁰-$1.²⁵ per sq. ft.
Blow insulation into flat roof, cathedral ceiling or wall cavity	$2.⁰⁰-$3.⁵⁰ per sq. ft.
Improve attic ventilation	$40.⁰⁰-$50.⁰⁰ per vent
Remove UFFI in wood-frame walls	$20.⁰⁰-$35.⁵⁰ per sq. ft.
Remedial approach to UFFI (caulking, heat-recovery ventilator)	$3000.⁰⁰-$5000.⁰⁰
Insulate exterior walls with rigid foam board, prior to re-siding	$1.⁰⁰-$2.⁰⁰ per sq. ft.
Insulate basement from interor	$2.⁰⁰ per sq. ft. and up

Plumbing
Replace galvanized piping (varies w/fixtures, storeys, sq. footage & finishes)	$500.⁰⁰-$3500.⁰⁰
Replace water line to house	$150.⁰⁰-$200.⁰⁰/lin.ft. (min $2000)
Replace main water shut-off valve	$150.⁰⁰-$300.⁰⁰
Install new water heater	$600.⁰⁰-$800.⁰⁰
Water heater rent or lease	$10.⁰⁰-$20.⁰⁰ monthly
Replace toilet	$400.⁰⁰ and up
Replace toilet flush mechanism	$100.⁰⁰-$150.⁰⁰
Unclogging toilet	$100.⁰⁰-$200.⁰⁰
Replace toilet seal	$150.⁰⁰-$250.⁰⁰
Install bidet	$500.⁰⁰ and up
Replace vanity basin	$200.⁰⁰ and up
Replace pedestal basin	$350.⁰⁰ and up
Replace faucet set	$150.⁰⁰ and up
Replace bathtub, including ceramic tile	$1500.⁰⁰ and up
Replace bath or shower faucet set	$300.⁰⁰ and up
Install refinished claw foot bathtub	$1800.⁰⁰ and up
Install whirlpool bath	$3000.⁰⁰ and up
Retile bathtub enclosure	$800.⁰⁰-$1200.⁰⁰
Install plastic bathtub enclosure (tub-surround)	$200.⁰⁰-$400.⁰⁰
Rebuild tile shower stall	$1500.⁰⁰-$2500.⁰⁰
Replace leaking shower stall pan	$1000.⁰⁰-$1600.⁰⁰
Install plastic shower stall	$600.⁰⁰-$2000.⁰⁰
Install bathroom exhaust fan	$250.⁰⁰-$500.⁰⁰
Remodel four-piece bathroom completely	$6000.⁰⁰ and up
Install modest basement bathroom	$4000.⁰⁰ and up
Replace laundry tubs	$250.⁰⁰-$500.⁰⁰
Install laundry facilities	$900.⁰⁰ and up
Install single kitchen sink	$300.⁰⁰ and up
Install double kitchen sink	$400.⁰⁰ and up
Install dishwasher	$600.⁰⁰-$1000.⁰⁰
Install garbage disposal	$400.⁰⁰-$600.⁰⁰
Install kitchen range hood	$250.⁰⁰-$500.⁰⁰ and up
Install solid waste pump	$1200.⁰⁰-$1800.⁰⁰
Connect waste plumbing system to municipal sewers	$3000.⁰⁰ and up
Clear obstruction in main sewer line (to street or septic tank)	$200.⁰⁰-$400.⁰⁰ and up
Repair collapsed or damaged section of sewer line	$1000.⁰⁰ and up
Install submersible well pump	$800.⁰⁰ and up
Install suction or jet pump	$400.⁰⁰-$800.⁰⁰
Replace pressure system tank	$250.⁰⁰-$500.⁰⁰
Install water softener	$1000.⁰⁰ and up
Install outdoor faucet	$150.⁰⁰-$250.⁰⁰
Replace sump pump	$150.⁰⁰-$250.⁰⁰
Install sauna	$3000.⁰⁰ and up

Interior
Add drywall over plaster	$1.⁵⁰-$3.⁰⁰ per sq. ft.
Remove old plaster and install drywall	$3.⁵⁰-$4.⁵⁰ per sq. ft.
Add wire lath and new plaster over existing plaster	$3.⁰⁰-$4.⁰⁰ per sq. ft.
Spray stipple on existing ceiling	$1.⁰⁰-$1.⁵⁰ per sq. ft.
Install suspended tile ceiling	$3.⁰⁰-$5.⁰⁰ per sq. ft.
Install acoustic tile ceiling	$1.⁵⁰-$2.⁰⁰ per sq. ft.
Sand and refinish hardwood floors	$1.⁵⁰-$3.⁰⁰ per sq. ft.
Install 3/8" thick hardwood strip flooring	$6.⁰⁰-$8.⁰⁰ per sq. ft.
Install 3/4" thick hardwood strip flooring	$10.⁰⁰-$12.⁰⁰ per sq. ft.
Install hardwood parquet flooring	$5.⁰⁰-$7.⁰⁰ per sq. ft.
Install ceramic floor tiles	$10.⁰⁰ and up per sq. ft.
Install vinyl floor tiles	$3.⁰⁰ and up per sq. ft.
Install vinyl roll flooring	$7.⁰⁰ and up per sq. yd.
Install synthetic wall-to-wall carpet	$20.⁰⁰ and up per sq. yd.
Install wool wall-to-wall carpet	$50.⁰⁰ and up per sq. yd.
Install carpet underpad	$5.⁰⁰ per sq. yd.
Professional carpet cleaning	$30.⁰⁰ per room
Install replacement (sliding) windows	$35.⁰⁰-$45.⁰⁰ per sq. ft.
Install replacement (casement) windows	$50.⁰⁰ and up per sq. ft.
Install replacement (awning) windows	$50.⁰⁰ and up per sq. ft.
Install replacement (double-hung) windows	$40.⁰⁰-$45.⁰⁰ per sq. ft.
Install replacement (fixed )windows	$30.⁰⁰-$40.⁰⁰ per sq. ft.
Install replacement (bay) windows	$40.⁰⁰-$65.⁰⁰ per sq. ft.
Install storm window	$100.⁰⁰-$300.⁰⁰ each
Convert coal-burning fireplace to wood-burning unit (not including chimney relining or replacement)	$2000.⁰⁰ and up
Install masonry fireplace (if flue already roughed-in)	$2000.⁰⁰ and up
Install masonry fireplace with single-flue chimney	$6000.⁰⁰ and up
Install zero-clearance fireplace (including chimney)	$3000.⁰⁰ and up
Install gas fireplace	$2500.⁰⁰ and up
Install glass doors on fireplace	$300.⁰⁰ and up
Chimney cleaning	$100.⁰⁰-$175.⁰⁰ each
Install fireplace damper	$200.⁰⁰ and up
Install interior hollow core door	$150.⁰⁰-$200.⁰⁰
Install interior custom wood door (including casing and hardware)	$450.⁰⁰ and up
Install interior French doors	$700.⁰⁰ and up
Install louvre doors on closet	$150.⁰⁰-$250.⁰⁰
Install sliding mirror doors on closet	$350.⁰⁰ and up
Install exterior solid wood door	$700.⁰⁰ and up
Install exterior insulated metal door	$500.⁰⁰ and up
Install closer on garage man door	$150.⁰⁰-$250.⁰⁰
Install metal storm door	$350.⁰⁰ and up
Replace hardware on metal storm door	$100.⁰⁰-$150.⁰⁰
Install sliding glass door (brick wall)	$2500.⁰⁰-$3500.⁰⁰
Install sliding glass door (wood frame wall)	$2000.⁰⁰-$2500.⁰⁰
Replace sliding glass door	$1000.⁰⁰-$1700.⁰⁰
Install basic skylight	$1000.⁰⁰ and up
Install roof window or ventilating skylight	$1500.⁰⁰ and up
Remodel kitchen completely	$10,000.⁰⁰ and up
Install kitchen cabinets	$200.⁰⁰ and up per lin. ft.
Install kitchen counter	$20.⁰⁰ and up per lin. ft.
Install ceiling fan	$200.⁰⁰ and up
Install conventional alarm system	$1000.⁰⁰ and up
Install central vacuum system	$800.⁰⁰-$2000.⁰⁰
Install central vacuum cansiter only	$500.⁰⁰-$1000.⁰⁰
Paint interior (walls, ceilings, door, trim) of entire house	$1500.⁰⁰ and up
Hang wallpaper	$2.⁰⁰ and up per sq. ft.
Urethane injection of leaking basement cracks	$350.⁰⁰-$500.⁰⁰ each
Damp-proof foundation walls and install perimeter drains	$70.⁰⁰-$120.⁰⁰ per lin. ft.