GC4I team, structural engineering firm in Montreal
A pre-purchase inspection and an engineer’s assessment don’t answer the same question. The inspector describes the visible condition of the building. The engineer explains the cause of a structural problem, judges whether it is getting worse and says how to fix it. In a purchase, the two complement each other.
It’s a common scenario: the inspection report arrives, several items are flagged, and one of them ends with “have it assessed by an engineer.” The deadline in the promise to purchase is already running. This guide helps you decide when that recommendation deserves to be followed, and how to do it in time.
For a structural assessment before or after a purchase, see our Building Assessment and Inspection page.
What a pre-purchase inspection covers
A pre-purchase inspection is a visual inspection of the building’s components: roof, envelope, visible foundation and structure, plumbing, electrical, heating. It points out what deserves attention and steers the buyer toward the checks to do next.
The rules have changed. Since October 1, 2024, the Régie du bâtiment du Québec has been issuing certificates to residential building inspectors. The certificate becomes mandatory on October 1, 2027 for every inspector who wants to practise in Quebec. You can check an inspector’s certificate in the RBQ register.
What it can’t tell you
The Ordre des ingénieurs du Québec puts it clearly: a pre-purchase inspection is not engineering, since it is a visual inspection. It can record observations, but it generally can’t determine the cause of deterioration.
In practice, the inspector can note a crack in the foundation wall or a sloping floor. After a single visit and without calculations, the inspector can’t tell you whether the crack is stable, whether the floor has stopped moving or whether a beam is too weak for what it carries. That is why so many reports end with a recommendation to see an engineer. The sentence isn’t a cautious formula to ignore: it is the inspector telling you they have reached the limit of their mandate.
| Pre-purchase inspection | Structural assessment | |
|---|---|---|
| Scope | The whole building, at a glance | The load-bearing elements, in depth |
| Question asked | What deserves attention? | What is the cause, and is it getting worse? |
| Conclusion | Description of an observed condition | Diagnosis, risk assessment and repairs |
| Who signs | A building inspector | An engineer who is a member of the OIQ |
| Use | Deciding whether to go further | Negotiating, making a claim, planning work |
Signs that call for an engineer
Some findings almost always deserve a second look before you waive the inspection condition.
- A horizontal crack in the foundationOr a crack whose two edges are no longer in the same plane. If the wall is bowing inward, don’t wait.
- Stair-step cracks in the brickThey follow the mortar joints and often point to movement of the foundation under the wall.
- Floors that clearly slopeEspecially when doors and windows stick in the same part of the house.
- A cut or notched beamOften to run a pipe or a duct. A column added without drawings deserves the same scrutiny.
- A wall removed by a previous ownerTo open up the kitchen or living room, with no trace of drawings or a permit. The ceiling or the floor above may sag.
- Deteriorated balconies or stairsSpalled concrete, exposed or rusted reinforcing steel, a guardrail that moves: an exterior element that carries people.
A heaved slab, or one with star-shaped cracks, can also point to pyrite. For balconies, our article on balconies and guardrails covers the warning signs in detail.
On the other hand, a fine, stable vertical crack whose edges stay aligned is often just concrete shrinkage. What matters is the pattern and how it changes, not the width alone. Our guide to foundation cracks explains how to read them.
Fitting the assessment into the promise-to-purchase deadline
The inspection period in a promise to purchase is often short. If the report recommends an engineer, you need to move quickly: call as soon as you receive the report, send the photos and the relevant pages, and book the visit within the next few days.
If the deadline isn’t enough, talk to your broker right away. An extension is negotiated in writing with the seller. A few more days are better than a condition waived blind.
What not to do
Waiving the inspection condition and telling yourself you will have the crack assessed after the sale. Once the condition is waived, your negotiating leverage is gone. And a defect the inspection report pointed out may be hard to present later as a latent defect.
What the engineer gives you
The assessment focuses on the element in question. The engineer visits, measures, traces the load path and checks with calculations where needed. The signed report states the probable cause, whether there is reason for concern, the recommended repairs and how urgent they are. The OIQ also points out that preparing this kind of opinion on a building is an activity reserved for engineers.
The report is there to help you decide: buy as is, renegotiate knowing the scale of the work, or walk away. It also lets you get contractor quotes that all cover the same scope.
Frequently asked questions
Can an engineer do the pre-purchase inspection?
Yes, pre-purchase inspections aren’t reserved for engineers. But if the engineer limits the work to a visual inspection, the report remains an inspection, not an assessment. Ask clearly what the mandate includes.
Should the assessment come before or after the inspection?
Usually after. The inspection covers the whole building and shows where to look; the assessment then goes deeper into the load-bearing element in question. Doing it the other way around costs more for a less complete result.
The report recommends an engineer for a small crack. Is it necessary?
Not always, but the engineer is the one who can decide. A clear photo, the location and the width of the crack are often enough to judge whether a visit is warranted.
How much does an assessment before a purchase cost?
The price follows the deliverable: a verbal opinion on site, a letter or a full report don’t take the same amount of work. The mandate and fees are set out in a written service proposal before the visit.
How do I check an inspector or an engineer?
For an inspector, look up the RBQ register of residential building inspectors. For an engineer, use the member directory of the Ordre des ingénieurs du Québec.
Your inspection report recommends an engineer?
Send us the relevant pages and your photos as soon as you receive them. We will send you a written service proposal that takes the deadline in your promise to purchase into account.
Scope of this guide. This content is general in nature. It doesn’t replace a site visit, an engineer’s opinion on a specific building or legal advice.
Sources consulted