Quick answer: A home inspection is a visual assessment of the parts of a house an inspector can safely see and reach. That covers the roof, exterior, structure, foundation, attic and insulation, plumbing, electrical, heating, and the interior. It does not include anything hidden behind finished walls, and it is not a warranty or a guarantee about the future. What you get is a clear picture of the home's condition on the day of the inspection, with photos and practical recommendations.
I'm Adam Lockwood, owner and lead inspector at Lockwood Home Inspections. I'm a Certified Professional Home Inspector trained through Carson Dunlop Residential Training, with an extensive custom home construction background, and I serve Greater Victoria, the Saanich Peninsula, the West Shore, the Cowichan Valley, and Nanaimo. Every inspection I book is one I perform myself.
What Gets Inspected
A standard inspection follows the house from the outside in. Here is what I'm looking at.
Roof and roof coverings. Age and remaining service life, the condition of the shingles or membrane, flashings, valleys, and penetrations. On the Island, moss growth and the shading from mature trees are a routine part of this conversation.
Exterior. Siding, trim, windows, doors, decks, railings, stairs, and the grading immediately around the house. Where water goes when it lands on the property matters more here than almost anywhere else in the country.
Gutters and drainage. Downspouts, discharge points, and whether runoff is being carried away from the foundation or simply dumped beside it.
Structure and foundation. Visible framing, posts, beams, and foundation walls. Signs of movement, settlement, or previous repair.
Attic, insulation, and ventilation. Insulation levels, ventilation paths, and any staining that suggests moisture is getting in or condensing where it shouldn't.
Plumbing. Supply piping, drains, water heater, visible shut-offs, and fixture function. Older Island homes sometimes still have original supply lines worth knowing about.
Electrical. The panel, breakers, visible wiring, grounding, receptacles, and smoke and carbon monoxide alarms.
Heating and cooling. The furnace, heat pump, or other equipment, plus the distribution through the home and the general condition and age of the system.
Interior. Floors, walls, ceilings, stairs, windows, and doors, along with anything that hints at a problem originating elsewhere.
What Falls Outside a Standard Inspection
Being clear about the limits is as useful as the list above. A home inspection is visual and non-invasive, which means I don't open walls, lift carpet, or dismantle equipment. Anything buried, concealed, or inaccessible on the day is outside the scope. So are conditions that only show up seasonally, and anything requiring a specialist's licence to assess.
Some items are genuinely worth adding on. Radon is measured, not observed, so it needs a test. Perimeter drains are underground, so seeing their condition means putting a camera down the line. Thermal imaging helps find temperature differences behind surfaces that a visual check alone would miss. I include thermal imaging when it's appropriate, and radon testing and perimeter drain camera inspections are available as options.
How Long It Takes and Whether to Attend
Plan for a few hours, depending on the size and age of the home. Come if you can. Reading a finding later is one thing, standing in the crawlspace while someone points at it is another, and buyers who attend consistently end up understanding their home better. I finish every inspection with a walkthrough where we go over what I found in plain language and you can ask whatever you like.
If you can't make it, you'll still have a same-day digital report with clear photos, and you can call or text me afterward with questions.
Reading Your Report Without Panicking
Every house produces findings. A long report is not a bad report, and a house with thirty minor notes may be in better shape than one with three serious ones. The useful question is never "how many items are there" but "which of these are safety issues, which are expensive, and which are ordinary maintenance."
That's the sorting work the report is meant to do for you. My reports are organized so you can see quickly what deserves attention now, what to budget for over the next few years, and what's simply worth keeping an eye on.
Using the Inspection Before Conditions Come Off
Timelines on the Island can be tight, and the inspection usually sits inside a short condition period. Two things make that easier: booking early, and getting the report fast enough to act on it. My reports are typically delivered the same day so you and your agent have time to discuss the findings while you still have room to negotiate, request a repair, or walk away.
Common Questions
Does the house pass or fail? No. An inspection isn't a test. It's a description of condition, and the decision about what to do with that information is yours.
Is a new build worth inspecting? Yes. New construction is finished by many different trades under deadline pressure, and things get missed.
Do I need one for a condo or townhome? Yes. You're still buying the interior systems and finishes, and the report also gives useful context on how the building as a whole is being maintained.
Should I inspect before selling? Many sellers do. It surfaces surprises while you still control the timeline instead of during someone else's condition period.
Booking an Inspection
If you're buying on Southern Vancouver Island and want an inspection done by the owner of the company rather than whoever is available that day, get in touch. I offer priority booking and flexible scheduling to help you meet subject removal deadlines, and you'll have direct access to me before, during, and after your inspection.