A home inspection isn't a formality — it's the one step in the process that tells you what you're actually buying. Yet a surprising number of Ontario buyers skip it, especially when they're trying to compete. Here's what a home inspection actually covers, what it costs in London, and how to decide if you need one on your next offer.

Eric Cassidy

London Ontario Real Estate Agent, Cassidy & Co.

August 2026 7 min read

What a Home Inspection Actually Is

A home inspection is a visual, non-invasive assessment of a property's condition, carried out by a professional inspector before you're legally committed to buying it. The inspector walks the entire property — roof, attic, foundation, electrical panel, plumbing, HVAC, windows, and structure — and produces a written report flagging anything that's damaged, aging, unsafe, or worth negotiating over.

It's not a pass/fail test and it's not an appraisal. An inspector isn't telling you what the home is worth — a lender's appraisal does that. They're telling you what condition it's in, so you can decide whether to proceed as-is, negotiate a repair or credit, or in some cases walk away. For the mechanics of how an inspection condition works inside your offer, see our breakdown of conditional vs. firm offers in Ontario.

What's Covered in a Typical Inspection

A general home inspection covers every major system a buyer needs to know about before closing:

What an inspection generally won't cover: anything hidden behind finished walls, the inside of chimneys or sewer lines (unless a specialist add-on is booked), or a legal opinion on permits and zoning. If a general inspection turns something up — knob-and-tube wiring, an aging furnace, signs of past water damage — your inspector will often recommend a specialist follow-up (electrician, HVAC tech, structural engineer) before you waive your condition.

What It Costs in London, Ontario

Home inspection costs in the London area typically run $400 to $700 for an average single-family home, with the broader range landing between $300 and $800+ depending on the inspector, the home's size, and its age. Condos usually cost less — often $250 to $400 — since there's no roof, foundation, or exterior to assess. Larger or older homes, or those needing a more detailed structural review, can run $600 to $1,000 or more. These are general market ranges — always confirm pricing directly with the inspector you book.

Do I Need One? When It Matters Most

In almost every case, yes — a home inspection condition is one of the cheapest forms of protection available in a real estate transaction relative to what's at stake. A few hundred dollars and a few hours can surface a problem worth tens of thousands to fix, or confirm you're buying exactly what you think you are.

The situations where it matters most: older homes (pre-1980 wiring and plumbing especially), homes that have had recent DIY renovations, homes where the listing photos and description raise questions you can't answer from the outside, and any purchase where the price is close to the edge of your budget — you want to know what you're taking on before you're financially stretched. Our guide to what happens after your offer is accepted covers exactly where the inspection condition period fits into your closing timeline.

The one scenario where buyers sometimes waive an inspection is heavy multiple-offer competition on a highly sought-after home, where a firm offer is more likely to win. Even then, a pre-offer or pre-listing inspection (arranged before you write your offer) can give you some of the same protection without slowing down a competitive bid. That's a decision worth making with your agent, specific to the home and the market at the time — not a blanket rule.

What Happens if the Inspection Finds a Problem

Finding an issue doesn't mean the deal is dead. Most inspection findings lead to one of three outcomes: you proceed as-is because the issue is minor or already priced in, you negotiate a credit or repair with the seller before waiving your condition, or — for serious, deal-breaking issues — you walk away within your condition period and your deposit is returned. In London's current buyer's market, negotiating a credit off an inspection finding is common and often successful, since sellers have less leverage than they did in past years.

What Is a Home Inspection and Do I Need One in Ontario?

Here's the direct answer: a home inspection is a professional, non-invasive assessment of a property's condition — structure, roof, electrical, plumbing, HVAC — completed before you're firmly committed to the purchase. In Ontario it typically costs $400–700 for an average home in London, isn't government-regulated (so credentials like OAHI/RHI matter), and should be included as a condition on almost every offer unless you've already done a pre-offer inspection or have a specific reason not to. It's inexpensive protection against an expensive surprise.

Frequently Asked Questions

Eric Cassidy

London Ontario Real Estate Agent — Cassidy & Co.

Eric has guided buyers through inspections on every kind of London home, from century-old character properties to new builds, always making sure the findings translate into a clear next step rather than added stress. Learn more about Eric and the team.