Home inspections across the Greater Toronto Area
A complete, visual home inspection with thermal imaging included — explained in plain language, with a clear photo report the same day for appointments starting by 1 PM.
Essential
Understand the home's visible condition, significant concerns and maintenance priorities.
- Condo apartment up to 1,000 sq. ft.$349
- Townhouse / semi up to 2,500 sq. ft.$399
- Detached up to 2,500 sq. ft.$449
Signature
Add systematic screening for thermal and moisture patterns, with findings mapped to make them easier to understand and act on.
- Condo apartment up to 1,000 sq. ft.$449
- Townhouse / semi up to 2,500 sq. ft.$549
- Detached up to 2,500 sq. ft.$599
Plus 13% HST. Size, age, additional-unit and travel adjustments may apply.
In short: JBM Inspect offers two complete home buyer inspections. Essential ($349–$449 + HST) covers the home's visible condition with targeted thermal imaging. Signature ($449–$599 + HST) adds room-by-room thermal and moisture screening, a dedicated thermal section, a floor plan with findings marked and a 30-minute follow-up consultation. Inspections usually take 2–4 hours on site, depending on the home.
What is included?
| Service | Essential | Signature |
|---|---|---|
| Visual inspection of accessible systems and components within the agreed scope | ✓ | ✓ |
| Targeted thermal imaging of areas of concern | ✓ | ✓ |
| Moisture-meter checks where observations warrant further investigation | ✓ | ✓ |
| Roof assessment using appropriate safe methods; drone photographs where feasible | ✓ | ✓ |
| Photo report with clear priorities and recommended next steps | ✓ | ✓ |
| Walk-through explaining the significant findings | ✓ | ✓ |
| Reasonable clarification of your report afterward | ✓ | ✓ |
| Systematic thermal screening of accessible interior rooms, where conditions support meaningful results | — | ✓ |
| Expanded moisture screening at accessible wet areas and basement risk locations | — | ✓ |
| Dedicated thermal building survey section by a Level I Infrared Building Surveyor, trained to ASNT CP-105/CP-189 Level I recommendations, documenting conditions, temperature difference and limitations, with paired thermal and regular photographs where useful | — | ✓ |
| Floor plan of each level with findings marked | — | ✓ |
| Scheduled follow-up consultation of up to 30 minutes, within seven days | — | ✓ |
A complete inspection at either level
Essential is not a reduced-quality inspection. If we observe a concern, we investigate and report it within the agreed scope. Signature adds more systematic screening and additional documentation, not preferential treatment of problems.
What we inspect
Houses and townhouses: accessible roofing, exterior, structure, basement or crawlspace, attic, insulation and ventilation, heating and cooling, plumbing, electrical and interior components, within the agreed inspection standard.
Condo apartments: accessible components within the unit and equipment serving the unit that we are permitted to inspect. Common roofs, shared mechanical systems, building-wide structural assessments and other common elements are not included unless specifically agreed in writing.
Understanding thermal and moisture screening
Thermal imaging shows surface temperature patterns, not concealed damage or moisture directly. Moisture meters provide additional information but cannot establish the condition of every concealed material. Results depend on access, materials, indoor and outdoor conditions, and the operation of the home. We document significant limitations. If conditions would materially restrict a paid thermal upgrade, we discuss the available options before proceeding.
Not included unless agreed: code, zoning or rental-unit legality certification, structural engineering, environmental sampling, sewer/septic/well inspections, WETT reports, EnerGuide evaluations, legal review of condo documents, and destructive testing. Full scope policy.
Clear priorities, not just a list of defects
Reports distinguish between safety concerns, repair or further evaluation, monitoring and maintenance. For each finding we explain what we observed, why it matters and the appropriate next step.
| Deliverable | Standard delivery |
|---|---|
| Main report — appointments starting by 1 PM | By 9 PM the same day |
| Main report — appointments starting after 1 PM | By 10 AM the following morning |
| Signature floor plan with findings marked | By 10 AM the following morning |
| Pre-offer written observations | Within 24 hours |
| Repair follow-up report | Within 24 hours |
All material findings identified during the home inspection are included in the main report. A later diagram or supplementary image does not postpone disclosure of a significant finding. Delivery timing for unusually large or complex assignments is agreed before booking.
Damaged and missing shingles observed
- Observed
- Several missing and lifted shingles on the rear slope, visible in drone photographs.
- Why it matters
- Exposed areas can let water reach the roof deck and attic.
- Next step
- Have a qualified roofer evaluate and repair before winter.
Illustration of how findings are laid out in a JBM Inspect report. Not from a real client report.
Before an offer, before listing, and after repairs
Pre-offer Walk-through
$249
Up to one hour on site, verbal discussion and brief written observations within 24 hours. A limited-scope assessment — not a substitute for a complete home inspection.
Request →Pre-listing Inspection
Essential or Signature prices
A seller-commissioned inspection to understand condition and prepare for listing. Book with JBM Photography and save $50. A pre-listing report does not automatically create an inspection-client relationship with a later buyer.
Request →Repair Follow-up Visit
$195
Return to a property we inspected to visually review up to five specified repair items, with up to one hour on site and a short photo report. Not certification of workmanship or code compliance.
Request →Home inspection FAQ
How long does a home inspection take?
Most inspections take 2–4 hours on site. Condos are usually shorter; large, older or multi-unit homes take longer. Signature inspections include additional thermal and moisture screening time.
Should I attend the inspection?
Yes, if you can — at least for the walk-through at the end, when we explain the significant findings and answer your questions. Walk-throughs are available in English, Hindi and Gujarati.
What's the difference between Essential and Signature?
Both are complete inspections with thermal imaging. Signature adds systematic room-by-room thermal screening, expanded moisture screening, a dedicated thermal findings section, a floor plan with findings marked, and a 30-minute follow-up consultation within seven days.
Do you inspect condos?
Yes. Condo inspections cover accessible components within the unit and equipment serving the unit that we are permitted to inspect. Common elements like shared roofs and building-wide systems are not included unless agreed in writing.
Do you use a drone on the roof?
Where it's safe, permitted and airspace rules allow, we take drone photographs of the roof as part of the inspection. If flying isn't suitable, we use another safe method and note the limitations. There's no separate drone charge within Essential or Signature.
Can you tell me if the basement apartment is legal?
No. We inspect accessible physical conditions of additional units (from +$150 per unit), but we do not certify that a unit is legal, registered, code-compliant or suitable for occupancy. See our basement apartment guide.
Will you work with my real estate agent?
We're happy to coordinate, but we work for you. We don't pay or accept referral fees, and your report is shared with your agent only with your authorization.
Have an offer deadline?
Tell us your condition or warranty deadline and we'll confirm scope, availability and your total price before you book.