Question 1

How long does a home inspection take?

Accepted Answer

Around 3.5 to 4 hours for a standard inspection. Larger or older properties take longer. It is not a job that improves by being rushed.

Question 2

What actually gets checked?

Accepted Answer

Over 1,500 separate points on a standard inspection — the structure, roof, exterior, electrical, heating and cooling, insulation, plumbing and the interior. Findings are photographed as we go.

Question 3

How does the process work, start to finish?

Accepted Answer

You get in touch by phone, text or the booking form. We talk through what you need and anything you are specifically worried about. We book a time and carry out the inspection. When we finish, we walk you round the property and show you what we found. The written report follows online.

Question 4

Should I be there for the inspection?

Accepted Answer

Come if you possibly can. The walkthrough at the end is the most useful part of the day — you see each issue in the place it actually is, rather than reading about it later. If you cannot be there, we will still take you through the findings.

Question 5

Which areas do you cover?

Accepted Answer

We are based in Vernon and work the length of the valley. In the North Okanagan that means Vernon, Coldstream, Armstrong, Spallumcheen, Enderby and Lumby. Carrying on south it means Lake Country, Kelowna and West Kelowna, then Peachland, Summerland and Penticton. The northern communities are all inside about 40 km of the office; Kelowna is roughly 50 km south and Penticton roughly 110 km, which we schedule as a longer trip. If you are not sure whether we reach you, call or text and ask.

Question 6

Do you come out to the smaller communities — Enderby, Lumby, Spallumcheen?

Accepted Answer

Yes, and they are normal working distance rather than a favour. From the Vernon base it is about 15 km to Spallumcheen, 22 km to Armstrong, 25 km to Lumby and 38 km to Enderby. Properties out that way often need more looking at than a house in town, not less — a well, a septic field, wood heat, outbuildings and a long access driveway are all part of what you are buying, and all of it gets inspected.

Question 7

What is in the report?

Accepted Answer

A full list of deficiencies, the life expectancy of the major components, recommendations for upgrades, and guidance on repairs and maintenance — with photographs throughout. It is written to be used, not filed.

Question 8

Is a home inspection the same as an appraisal?

Accepted Answer

No. An appraisal establishes what a property is worth, usually for a lender. An inspection establishes what condition it is in. They answer different questions and neither substitutes for the other.

Question 9

Do I need an inspection on a brand-new house?

Accepted Answer

Yes, and new construction inspections are a service in their own right. New does not mean faultless. It means nobody has lived there long enough yet to find out what is wrong.

Question 10

Can I get an inspection before I put my house on the market?

Accepted Answer

Yes. A pre-listing inspection tells you what a buyer's inspector is going to find, while you still have time to fix it, disclose it or price for it. It takes the surprises out of the negotiation.

Question 11

Does the inspection cover absolutely everything?

Accepted Answer

A home inspection is visual and non-invasive. We do not open up walls, lift flooring or dismantle equipment. Where we cannot see something, we say so, and where an issue needs a specialist or a laboratory test, we tell you that too.

Question 12

What standard do you follow on commercial work?

Accepted Answer

ASTM Standard E2018, the recognised North American guideline for property condition assessments.

Question 13

What does a commercial property condition assessment cover?

Accepted Answer

Inside: the structural frame, electrical, plumbing, HVAC, fire protection, life safety and interior elements. Outside: the building envelope, roofing, site topography, storm water drainage, paving, curbing and parking, landscaping and utilities.

Question 14

Can you handle a large or multi-building site?

Accepted Answer

Yes. c4u carried out a property condition assessment across eleven buildings at BC Hydro’s Mica Creek town site, with build dates ranging from 1965 to 2018 — housing, a commercial kitchen, workshops, warehouses, a fire hall and a recreation centre.

Question 15

Can c4u prepare our strata depreciation report?

Accepted Answer

Not the statutory report itself. Since 1 July 2025, a BC depreciation report must be prepared by one of six designated professional groups: professional engineers and licensees (EGBC), architects and architectural technologists (AIBC), applied science technologists and certified technicians (ASTTBC), Accredited Appraisers (Appraisal Institute of Canada), certified reserve planners (REIC), or professional quantity surveyors (CIQS). A licensed home inspector is not on that list. What we can do is the condition work around it — a common-property condition assessment your council can hand to its qualified professional, building envelope and component review, and independent second-opinion work.

Question 16

How do you test for mold?

Accepted Answer

By air sampling. It is non-invasive, and it establishes both the kind of spores present and how many of them there are. Mold spores can seriously damage your health, and a smell tells you nothing about what you are actually dealing with.

Question 17

Do you remove mold?

Accepted Answer

No. We identify it, sample it and document it. Remediation is a separate trade, and keeping the two apart is exactly what makes our findings worth having.

Question 18

Can you test for radon during my home inspection?

Accepted Answer

No — and be careful of anyone who says they can. A valid radon measurement is a long-term test of at least 91 days, run through the heating season with the windows closed. We place a detector, retrieve it afterwards and interpret the result against Health Canada's guideline of 200 becquerels per cubic metre. It is worth doing here: BCCDC data shows over 30% of homes in the Interior Health region test above that guideline.

Question 19

Do you test for asbestos?

Accepted Answer

We identify suspect materials and arrange analysis by an accredited laboratory. We do not carry out abatement or removal. If you are planning a renovation or demolition that could disturb asbestos-containing materials, WorkSafeBC requires a hazardous materials survey by a qualified person first — pre-1990 construction is the usual trigger.

Question 20

Is the roof included in a home inspection?

Accepted Answer

Yes. The roof is part of a standard inspection. We also carry out standalone roof inspections where the roof is the whole question.

Question 21

Why would a seller pay for a roof inspection?

Accepted Answer

Because a roof that looks bad can stop a sale even when it is sound. One seller came to us because their house was not moving, largely on the appearance of the roof. We carried out a pre-inspection and gave a fair assessment of what was actually up there.

Question 22

How is the report delivered?

Accepted Answer

Online, with photographs, notations and recommendations throughout.

Question 23

Where do I find my report later?

Accepted Answer

Your report is delivered online. You will be given a username and password to access it.

Question 24

How do I book an inspection?

Accepted Answer

Call or text (250) 212-4025, or use the booking form. Someone will be in touch within one business day.

Frequently Asked Questions

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