Should I attend the buyer’s inspection?
“Should I attend the buyer’s inspection?” — The one decision Milton buyers make that changes negotiating power, repair money, and peace of mind.
Quick answer: Yes — show up, learn, leverage
If you’re buying in Milton, Ontario, attend the buyer’s inspection. Period. You get information, leverage, and the clarity to avoid costly surprises. Skipping it hands your negotiating power to the seller and to the inspector—two groups that don’t work for you.
I’m Tony Sousa, a Milton realtor. I see buyers win or lose at inspections every week. Attend, but do it right. This guide tells you what to focus on, how to behave, how to use the report in negotiations, and how inspections differ from appraisals in Milton.
What the buyer’s inspection covers — and what it doesn’t
A licensed home inspector evaluates condition and safety. Typical focus areas:
- Roof and shingles
- Eavestroughs and drainage
- Foundation and basement moisture
- HVAC (furnace, heat pump, AC)
- Electrical panel and outlets
- Plumbing and water heater
- Windows, doors, insulation
- Visible structural issues, mold or pest signs
What it doesn’t do:
- Guarantee future performance
- Provide exact repair quotes
- Replace specialized inspections (septic, mould lab tests, sewer camera) unless added
Understanding limits prevents confusion when the report lists “recommendations” instead of hard dollar fixes.
Inspection vs appraisal: different jobs, different outcomes
- Inspector = condition and safety. They document what’s wrong now and what will likely need work.
- Appraiser = value. They estimate market value based on comparable sales and market conditions.
You need both. The inspector reveals problems. The appraiser decides if the house supports your mortgage. Attend the inspection. Appraisal attendance is optional and less useful for buyers. Appraisers work for lenders and focus on value, not repairs.
Why attending matters in Milton, Ontario — local factors
Milton has unique risks and patterns buyers must know:
- Older downtown homes: aging plumbing, knob-and-tube wiring in rare cases, and foundation repairs.
- New subdivisions: builder warranty issues and incomplete landscaping/drainage that show after heavy rain.
- Basement moisture and slope: Milton’s drainage and clay soils can trap water against foundations.
- Harsh winters: ice dams, roof wear, and furnace stress are local realities.
- Conservation and floodplain rules: some properties sit close to creeks; inspectors flag susceptibility.
If you aren’t at the inspection, you miss context. The inspector can point out common Milton problems and suggest local trades.
How attending protects you — three hard benefits
1) Immediate answers. Get instant explanations from the inspector. Don’t guess from a report.
2) Negotiation leverage. See serious issues yourself. Use them to request repairs, credits, or adjustments.
3) Learning to maintain the house. Inspectors show how systems work. You’ll avoid small mistakes that cost thousands later.
How to attend the inspection — a step-by-step checklist
Before the inspection:
- Confirm access, time, and a list of specialized checks you want (septic, sewer scope, mould)
- Bring pen, phone, and camera
- Wear shoes you can climb in
During the inspection:
- Arrive early and stay for the whole inspection
- Listen more than you speak. Let the inspector explain conditions and risks
- Ask clear questions: How urgent? What’s safety vs cosmetic? What’s life expectancy of this roof/furnace? What should I budget for repairs?
- Watch demonstrations: how to reset a pad-mounted furnace, where the water shut-off is
- Take photos and short videos for later review
After the inspection:
- Ask for a prioritized list: safety, immediate repairs, maintenance items
- Get referrals for local contractors if you need quotes
- Review the written report line-by-line with your realtor
What to focus on in Milton inspections (priority checklist)
- Water intrusion and grading around foundation
- Sump pump presence and condition
- Eavestrough/downspout routing away from foundation
- Furnace age and service records
- Roof shingles and flashing condition
- Evidence of previous foundation repair or heave
- Any municipal or conservation authority restrictions
If you see black staining, efflorescence, or a damp smell in the basement, treat it as high priority in Milton.
What not to do at the inspection
- Don’t argue with the inspector. You want facts, not drama.
- Don’t bring contractors for “on the spot” estimates. They can inflate quotes to win work.
- Don’t negotiate repairs while standing in the house. Collect facts first.
- Don’t ignore red flags because you love the house. Emotions cost money.
How to use the inspection report to negotiate — practical moves
1) Prioritize: ask for repairs or credits only for safety and major defects (structure, roof, HVAC, major moisture).
2) Request a reasonable repair credit rather than a full list of cosmetic fixes.
3) If you ask for repairs, require licensed trades and receipts.
4) If the seller refuses, ask for a price reduction or a closing credit.
5) If the issue is business-critical (e.g., failed foundation), consider walking away.
Numbers matter: get a local contractor estimate before making a demand. Your realtor should support with local repair cost data.
Appraisal tips for Milton buyers
- Appraisers compare local sold homes. Provide recent comparable sales if you have them.
- Make sure appraiser can access all areas: basement, attic, garage.
- Present improvements with receipts and permits; these can support value.
- Appraisers won’t base value on proposed future repairs. They base it on current condition.
You typically don’t need to attend the appraisal. If you do, be quiet and only provide documentation for the appraiser’s consideration.
When you might skip the inspection in Milton
- You’re under a tight deadline and the lender or purchase conditions won’t allow it (rare and risky)
- You buy a brand-new home with strong builder warranty and you hired a pre-delivery inspection instead
- You’re buying sight-unseen and rely entirely on trusted inspections sent to you live via phone/video
Even in these cases, find a way to review the report with your realtor and speak with the inspector.
Local action plan: 7 steps to a confident inspection in Milton
1) Book a licensed, local home inspector experienced with Milton properties.
2) Attend in person. Bring questions and a camera.
3) Watch for basement moisture, grading, and roof issues.
4) Request targeted specialized inspections if flagged (sewer camera, mould, HVAC).
5) Get local contractor estimates on any major fixes.
6) Use prioritized defects to negotiate repairs or credits.
7) Close the loop: require receipts and permits for any seller repairs.
Do this and you turn an inspection from a liability into an advantage.
Tony Sousa: Milton’s local real estate specialist
If you want a straight answer and tactical support, contact Tony Sousa. He’s a Milton realtor who reviews inspection reports with buyers, negotiates repair credits, and connects buyers with trusted local trades.
Contact: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
FAQ — Focused, searchable answers for Milton buyers
Q: Should I attend the buyer’s inspection in Milton?
A: Yes. Attendance gives you direct answers, local context, and negotiation leverage. It’s the single easiest way to reduce post-closing surprises.
Q: Can the inspector force the seller to make repairs?
A: No. Inspectors report findings. Repairs are a negotiation between buyer and seller, often influenced by the market.
Q: What if the inspection reveals foundation or major structural problems?
A: Get a structural engineer. Use their report to demand repairs, credits, or to cancel the deal if necessary.
Q: Is an appraisal the same as an inspection?
A: No. Appraisals determine value for the lender. Inspections evaluate condition and safety.
Q: How much should I budget for repairs after an inspection?
A: It depends. Prioritize safety and major systems. For Milton, plan $5,000–$15,000 for moderate repairs on older homes; new-builds often have smaller items covered by warranty.
Q: Should I attend the appraisal too?
A: Not necessary. If you attend, remain quiet and provide documentation only when requested.
Q: What local issues will Milton inspectors flag most often?
A: Basement moisture, grading and drainage, roof wear from winter, older furnace issues, and incomplete site grading on new builds.
Q: How do I find a reputable Milton home inspector?
A: Ask your realtor for local referrals, check certificates (CAHPI or equivalent), read reviews, and confirm insurance.
Q: What if I can’t attend the inspection in person?
A: Join by phone or video. Insist the inspector records video and provides a prioritized summary.
Q: Who pays for specialized inspections (sewer camera, mould testing)?
A: Typically the buyer pays for specialized tests. If a specialized issue is discovered, negotiate who covers the cost.
If you want a step-by-step plan for your specific Milton purchase, call or email. Don’t let absence cost you thousands. Show up, learn, negotiate, and protect your investment.
