Home inspection: the 12 things to look for in Ottawa homes

The 12 issues that come up in Ottawa inspections — and which actually matter

Ottawa's housing stock spans pre-Confederation stone homes in the village of Manotick, post-war bungalows in Carlington, 1980s vinyl-sided detached in Kanata, and brand-new builds in Riverside South. Each era brings its own inspection issues. Here are the 12 I see most, ranked by how much they should worry you.

1. Knob-and-tube wiring

Pre-1950 homes in The Glebe, Old Ottawa South, and parts of Westboro can still have active knob-and-tube. Insurance companies are increasingly refusing to insure homes with any K&T, and lenders may flag it.

Cost to remediate: $8,000 to $25,000 depending on home size. Always negotiable. Don't walk away — negotiate down.

2. Aluminum wiring

A 1960s-1970s issue. Found in some Beaverbrook, Bel-Air, and original Kanata homes. Not as bad as K&T but requires either rewiring or "pigtailing" connections.

Cost: $1,200 to $4,000 for pigtailing; $10,000+ for full rewire.

3. Pyrite in the basement slab

Less common in Ottawa than in Montreal but does come up in certain west-end pockets where fill material was sourced from problematic quarries. Signs: cracking concrete slab, basement floor heaving.

Cost to remediate: $25,000 to $60,000. This one is a major negotiation point. Get a specialist opinion before closing.

4. UFFI (Urea Formaldehyde Foam Insulation)

Banned in 1980. Found in some 1970s homes where retrofitted into walls. The SPIS form asks specifically about UFFI — disclosure is required.

Cost: Often more of a stigma issue than a true health issue today. Buyer pools shrink. Discount of 3–5% common.

5. Asbestos

Vermiculite attic insulation (Zonolite brand) is the big one in Ottawa. Common in 1950s–1970s homes. Vinyl floor tile from the same era often has asbestos. Pipe wrap in older basements too.

Cost: Testing $400–$700. Remediation $3,000–$15,000 depending on scope.

6. Sump pump and basement waterproofing

Ottawa's clay soil and freeze-thaw cycle put pressure on basements. Look for:

• Active sump pump (and a backup)
• Weeping tile drainage
• Visible cracks in foundation
• Water staining on basement walls

Cost: New sump $700. Foundation crack injection $400–$800 per crack. Full waterproofing $8,000–$20,000.

7. Roof age and condition

Asphalt shingle roofs in Ottawa last 18–25 years. Look at:

• Age (ask seller)
• Granule loss
• Curling or lifting
• Soft spots indicating decking issues

Cost: $9,000 to $18,000 for a typical Ottawa replacement.

8. Furnace and AC age

Gas furnaces last 15–20 years. AC units 12–15 years.

Cost: Furnace replacement $5,500–$8,500. AC replacement $4,500–$7,000. Both at once usually $11,000–$13,000.

9. Galvanized or lead supply lines

Pre-1960 homes may still have galvanized steel or lead water supply lines from the street.

Cost: Replacement to property line $4,000–$8,000. City does its half.

10. Older windows

Single-pane or early-double-pane windows are a major energy drain. Common in Glebe, Westboro, and Old Ottawa South older homes.

Cost: Full window replacement on a typical 3-bedroom Ottawa home: $15,000 to $30,000.

11. Termites

Yes, Ottawa has termites. Mostly in pockets of Centretown, Old Ottawa South, and parts of the Glebe. The City maintains a termite control program.

Cost: Treatment $2,500–$6,000. Damage repair varies wildly.

12. Grading and drainage

Negative slope toward the foundation, broken downspout extensions, settled patio stones — these are the cheap-to-fix items that prevent expensive water issues. Always check the perimeter.

Cost: $300 to $2,500 for typical grading fixes.

What I tell clients

A home inspection in Ottawa isn't a pass/fail. It's a list of conditions and ages. Of the 12 above, the deal-changers are knob-and-tube without remediation plan, pyrite, and major foundation movement. Everything else is a price negotiation, not a walk-away.

Find an inspector with at least five years of Ottawa experience — they know the local pocket-specific issues. I have three I refer to regularly. Want their names? 613-262-6545 or fil@613realtor.ca.