A home inspection with Golden Home Inspections starts from $499 in Toronto and across the GTA, and the final price depends on the property: mainly its size, age and type, plus any add-ons you choose. That fee buys a few hours of a Certified and Registered Home Inspector walking the roof line, attic, basement, electrical panel, plumbing and heating with you, and a written report with photos within 24 hours. Below, Yama Nehan, who has 15 years of home inspection experience, clears up the price myths we hear most from buyers in Mississauga, Brampton, Vaughan, Markham, Pickering, Ajax, Whitby and Oshawa.
Key takeaways
- Home inspections start from $499. The final price depends on the property.
- Size, age, home type, outbuildings and a basement apartment are what move the price, not the sale price of the house.
- The cheapest quote is not automatically the best value. Compare what the report includes and how long the inspector stays on site.
- Hazard testing for asbestos, vermiculite, mould or radon is a separate add-on, priced for the property.
- Get a quote with the address, approximate square footage, age and whether the home has a second unit, and you will get an accurate number.
Myth vs fact: home inspection price in the GTA
| Myth | Fact |
|---|---|
| Every home inspection costs the same. | Price follows the time the property needs. A 1950s bungalow in Etobicoke and a new 3,000 sq ft detached home in Vaughan are different jobs. |
| The price is based on the home’s sale price. | We price on size, age, type and add-ons. A $2 million condo can take less time than a $900,000 older semi with a basement unit. |
| A cheap inspection is the same inspection for less. | Lower prices often mean less time on site or a thinner report. Ask what is checked and see a sample report. |
| New homes don’t need an inspection, so it isn’t worth the money. | New builds in Brampton, Oakville or Whitby still show missing insulation, grading that slopes toward the house and unfinished trim work. |
| Hazard testing is always included. | It is a separate add-on. The general inspection flags suspect materials; lab testing confirms them. |
| You only pay for the inspection if you buy. | The fee covers the inspection and report whether or not you go ahead, so it is best spent before you firm up the offer. |
Myth 1: “A home inspection is a flat fee no matter the house”
Our starting price of $499 covers a typical single-family home. From there, the time a house needs is what changes the number. A larger detached home in Richmond Hill or Markham has more rooms, more windows, more bathrooms and often two furnaces or a larger electrical service to check. An older home in Toronto’s east end or central Mississauga can have several generations of wiring and plumbing that take longer to trace and document. A finished basement or a legal or unregistered basement apartment in Brampton adds a second kitchen, a second bathroom, a separate entrance and fire separation details to look at.
For a full breakdown of each factor, see our guide to home inspection cost in Toronto and the GTA.
Myth 2: “Expensive houses cost more to inspect”
We don’t price on what you paid. A downtown Toronto condo can sell for more than a detached house in Oshawa and still take less time, because you are mainly responsible for the inside of the unit. What raises the price is work on site: square footage, age, the number of mechanical systems, a detached garage or workshop, and any add-ons. If you are buying a condo, the condo inspection starts from $399. For a freehold house, start with our home inspection service.
Myth 3: “The cheapest quote is the smart choice”
In a busy GTA market it is tempting to book whoever answers first for the lowest price. The fee is small next to the cost of a roof, a foundation repair or rewiring a house. Choose your inspector carefully: ask about their certifications, how many years they have been inspecting homes, how long they will be on site, and what the report looks like. A good report has photos, plain-language explanations and a clear list of what needs attention now, what to budget for, and what is routine maintenance.
Questions to ask before you compare prices
- How long will you be at the house for a home this size?
- Do you go into the attic and walk or closely view the roof where it is safe?
- Do you open the electrical panel cover and check the wiring type?
- Will you use a moisture meter and thermal camera where they help?
- Can I see a sample report, and when will I get mine?
- Can I attend and ask questions during the inspection?
Myth 4: “New homes aren’t worth inspecting”
A situation we often see: a buyer closing on a newly built home in Brampton, Milton or Whitby assumes the builder’s checks cover everything. On the inspection we find attic insulation pushed away from the eaves, a bathroom fan vented into the attic instead of outside, gaps around exterior penetrations, or downspouts and grading sending water back toward the foundation. None of it is dramatic on its own, but it is far easier to list before your pre-delivery inspection or warranty deadlines than after. Our new home inspection guide covers what to check.
Myth 5: “Asbestos, mould and radon testing come with every inspection”
A general home inspection is visual. If we see suspect materials, such as old vermiculite in an attic in a 1950s Etobicoke or Scarborough bungalow, textured ceilings or older pipe wrap, or signs of moisture that suggest mould, we flag them in the report. Confirming what they are takes sampling and lab analysis, which is a separate service. Radon can affect any home, new or old, and is only known through testing. See our home hazard testing page for asbestos, vermiculite, mould and radon options across the GTA.
Myth 6: “Skip the inspection to save money in a bidding war”
Waiving the condition can feel like the only way to win, but it shifts all the risk onto you. A pre-offer inspection is one way to keep some protection: you inspect before offer night, then bid knowing what you are buying. Read more about pre-offer home inspections in Toronto, Mississauga and Oakville.
What the home inspection price includes
| Included in a standard home inspection | Separate add-on or outside the scope |
|---|---|
| Roof covering, flashing, gutters and downspouts (as safely visible) | Asbestos and vermiculite sampling and lab testing |
| Attic, insulation and ventilation | Mould sampling |
| Foundation, basement and visible signs of moisture | Radon testing |
| Electrical service, panel and a sample of outlets and switches | Opening walls or moving the seller’s belongings |
| Plumbing supply, drains, water heater and fixtures | Repair quotes or contractor work |
| Furnace, air conditioning and ventilation | Code compliance or permit history checks |
| Windows, doors, interior finishes and built-in appliances | |
| Grading, drainage, decks, walkways and the attached garage | |
| Written report with photos within 24 hours |
For the full list, see what a home inspection includes in Ontario.
How to get an accurate home inspection quote
- Send the address or at least the city and neighbourhood, for example Thornhill, Port Credit, Bowmanville or Ajax.
- Give the approximate square footage and the year built, if the listing shows it.
- Say whether there is a finished basement, a basement apartment, a detached garage or other outbuildings.
- Mention any add-ons you want, such as hazard testing.
- Share your offer or condition deadline so we can book a time that fits. We are open 9 AM to 7 PM, seven days a week.
Where we inspect
We inspect homes, condos and commercial properties across the west, north and east GTA, including Toronto, Mississauga, Brampton, Oakville, Vaughan, Markham, Richmond Hill, Pickering, Ajax, Whitby and Oshawa. Buying a business or investment property? Our commercial property inspections start from $599, and the final price depends on the property.
Frequently asked questions
How much does a home inspection cost in the GTA?
With Golden Home Inspections, a home inspection starts from $499. The final price depends on the property’s size, age, type and any add-ons.
Why do home inspection prices vary so much between inspectors?
Inspectors spend different amounts of time on site and produce different reports. Compare the time, the scope, a sample report and the inspector’s experience, not only the number.
Does a basement apartment change the price?
Usually, yes. A second unit adds a kitchen, a bathroom, a separate entrance and more to check, so it takes more time.
Is radon or asbestos testing part of the price?
No. Hazard testing is a separate add-on priced for the property. The inspection report flags suspect materials and conditions that may warrant testing.
When do I get the report?
You get a written report with photos within 24 hours of the inspection.
Who pays for a home inspection in Ontario?
Usually the buyer, as part of their due diligence. Sellers sometimes order a pre-listing inspection to price and market their home with fewer surprises.
Want a firm quote for a home in Toronto, Mississauga, Brampton, Vaughan, Markham, Pickering or Oshawa? Book your home inspection, call 647-704-7100 or email contact@goldenhomeinspections.ca.
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