Most buyers know they should get a home inspection, although few know exactly what one covers. The gap tends to show up after closing, when a problem appears that the buyer assumed the inspector would have caught.
What a standard home inspection covers
A general home inspector does a visual, non-invasive review of the house, looking at everything they can see and safely reach. It covers the foundation and structure, the roof (from outside and from the attic), the heating and cooling, the electrical panel and the plumbing, including water pressure. They'll also check the windows, doors and outside of the house and flag any visible moisture, damage or safety concerns.
You get a written report at the end. It flags anything that looks like a problem or is getting close to the end of its useful life.
What it doesn't cover
Because the inspection is visual, an inspector won't cut into walls, move furniture or test anything they can't safely reach. A few things buyers expect to be included usually aren't.
Wood stoves and fireplaces usually need their own WETT (Wood Energy Technology Transfer) inspection, which checks that a wood-burning appliance is installed properly and working safely. It matters for insurance too, since some insurers won't cover a home with a wood stove without one.
Sewer lines are another, especially in older Ottawa neighbourhoods. A sewer scope (a camera run through the line) can catch roots in the pipe or a collapse that a standard inspection has no way of seeing.
Mould and air quality are in the same boat. A general inspector may point out visible signs of moisture, while the testing itself is a separate, specialized service. If you're buying anything rural or semi-rural, the well and the septic system each need their own inspection too.
How to use the report
I'd treat the report as information first and ammunition second. Some of it may affect your offer, while the rest is useful to know as a homeowner, like which systems are near the end of their life so you can budget for them.
If something significant turns up, that's the moment to talk with your agent about what's reasonable to ask for, whether that's a lower price, a repair or walking away. Keep in mind that the report only describes what the inspector could see on the day. It can't promise that nothing will go wrong after you move in.
Before you waive the condition
If you're not sure which inspections a particular house needs, ask me before you waive your inspection condition. Once it's gone, you lose the chance to walk away over anything an inspection turns up.
Not sure what inspection you need?
Tell me about the property and I'll point you in the right direction.