Tool 06
Home X-Ray checklist
The due diligence I run before you offer.
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How it works
Read the house before you buy it.
Each ring is a part of the home I look at before an offer. Open one, mark each point as looked at, a concern, or not relevant, and add your own notes. Your progress saves as you go, on this device, and on your account if you're signed in.
- Looked at, all good
- A concern to raise
- Doesn't apply to this home
Value and numbers
Is the price real, and can you carry it?
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Comparable sales from the last 90 days: same type, size and street feel This is what an appraiser will use. It tells you whether the asking price is real or a strategy.
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Days on market and price history, including past listings A home that was relisted or reduced gives you leverage. A home under-listed for an offer date is a different game.
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Pre-approval is current and the rate hold date is checked Rate holds usually last 90 to 120 days. A pre-approval is not an approval on this specific property.
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Full monthly carrying cost: mortgage, tax, insurance, utilities, fees Affordability is monthly, not just the price. Run the affordability tool with this home's real numbers.
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Property tax bill and MPAC assessment Ask for the latest bill. A recent reassessment or an unusual number is worth a question.
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Appraisal gap risk if you're bidding over asking If the lender values it lower than your offer, you cover the difference in cash.
Roof and attic
The first line of defence against water.
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Age and type of roof covering Asphalt shingles usually last 15 to 25 years. Anything near the end is a cost in your first few years. Price it in.
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Attic insulation, ventilation and any signs of moisture or mould Poor ventilation shortens a roof's life and can hide mould on the underside of the deck.
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Eavestroughs and downspouts carry water well away from the house Cheap to fix, and one of the most common causes of wet basements.
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Chimney masonry, cap and flashing Loose bricks and failed flashing let water in where you won't see it for years.
Wiring, plumbing and heating
What keeps the house safe, warm and insurable.
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Electrical panel size and wiring type Knob-and-tube or aluminum wiring can make a home hard or expensive to insure. A 60-amp panel may need an upgrade.
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Supply pipes and the water service line Galvanized or lead pipes are common in older Toronto homes. Ask what the service line from the street is made of.
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Age of furnace, air conditioning and water heater, and whether any are rented Rented equipment usually comes with the house, along with its contract and any buyout terms.
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Oil tank history, current or removed An old buried tank can be costly to remove and may stop insurers from covering the home.
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A home insurance quote before you go firm Your lender won't fund without coverage, and some homes are hard to insure.
Windows, walls and doors
The envelope: comfort, energy and curb appeal.
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Age of windows and any failed seals or rot Foggy double-pane glass means a failed seal. Replacing a house of windows is a five-figure job.
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Brick, mortar, siding and soffits Crumbling mortar or spalling brick needs repointing; gaps in soffits invite animals in.
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Porch, steps and exterior doors Front porches on older homes often need rebuilding. It's safety and curb appeal at once.
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Large trees close to the house or the sewer line Roots can crack foundations and block drains. Toronto protects many trees, so removal isn't always allowed.
Renovations and permits
Was the work done right, and on the record?
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Building permits for renovations, additions and the basement Unpermitted work can mean safety issues, insurance problems and an order from the city that becomes your bill.
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Open permits or work orders with the city Your lawyer can search for them. They should be closed or dealt with in the agreement before closing.
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Heritage designation or a heritage district It can limit changes to windows, doors and additions, and add time to any permit.
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Recent quick renovation: what's behind the fresh finishes New paint and floors can hide old wiring, plumbing or water damage. Ask for receipts and the contractor's name.
Basement, water and foundation
The most common expensive surprise in Toronto.
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Grading slopes away from the house on every side Water that pools against the foundation finds its way in.
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Sump pump, backwater valve and flooding history Ask about past water and insurance claims. Toronto has offered subsidies for backwater valves.
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Signs of past water: staining, white mineral marks, musty smell Fresh drywall low on the walls in an otherwise older basement is worth a question.
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Foundation cracks, inside and out Hairline cracks are common. Wide, stepped or leaking cracks need a professional opinion.
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Legal status of any second unit or basement apartment Rental income only helps you qualify, and only stays safe, if the unit meets zoning, building and fire code.
Lot, survey and title
Where the property really ends, and what can be built.
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Survey or title insurance Shows where the property actually ends. Title insurance covers many of the same risks if there's no up-to-date survey.
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Fences, encroachments and easements A neighbour's fence over the line or a shared driveway changes what you're really buying.
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Zoning and development applications nearby Decides what you can build, and what a neighbour or a developer down the street can build too.
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Parking: legal front pad, laneway or permit Not every driveway or front pad is licensed. On-street permit parking isn't guaranteed.
Status certificate and finances
The building's health, on paper.
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Status certificate reviewed by your lawyer The legal and financial snapshot of the corporation. Make your offer conditional on a satisfactory review.
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Reserve fund balance against the reserve fund study plan An underfunded reserve means big fee increases or a special assessment when the roof, garage or elevators come due.
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Special assessments, current or planned Owners pay them. If one is coming, it should be reflected in the price or paid by the seller.
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Lawsuits involving the corporation Legal costs and judgments are shared by every owner.
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Fee increase history and whether the budget runs a deficit Steady modest increases are healthy. Years of flat fees followed by a jump are a warning sign.
Common elements and repairs
What the building will need next, and who pays.
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Recent and upcoming major repairs Elevators, garage membrane, windows and balconies are the expensive ones.
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Board minutes from the last year They tell you what's actually being discussed: leaks, disputes, contractors, budget pressure.
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Building age and warranty coverage Newer buildings may still have Tarion warranty coverage on common elements; check what's been claimed.
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Amenities: condition, booking rules and what they cost to run A pool or a concierge you'll never use is still part of your fees.
The unit itself
Inside your four walls.
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Age of the heating and cooling unit and the water heater Fan coils and heat pumps are often the owner's cost to repair or replace.
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Signs of leaks: under sinks, around windows, below the unit above Stains on the ceiling or warped flooring by the windows are worth a closer look.
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Noise, view and sun: visit at different times of day Garbage chutes, elevators, mechanical rooms and future towers next door all change how a unit lives.
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Floor plan matches the listing; size from the declaration Listed square footage is often the builder's figure. The declaration and floor plan are what's registered.
Rules, parking and insurance
What the declaration lets you do.
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Rules on rentals, short-term rentals, pets and renovations The declaration and rules can quietly rule out your plans for the unit.
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Parking and locker: owned, exclusive use, or leased It affects resale value and whether you can sell them separately.
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Electric vehicle charging: allowed, installed, or planned Adding a charger later needs the board's approval and can be costly.
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Condo insurance deductible and what unit owners must cover You may be responsible for the deductible after a leak. Your own policy should cover it.
The offer and closing
Protect yourself in the paperwork.
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Financing and inspection conditions sized to real timelines Conditions protect you only if there's enough time to meet them. Going firm should be a decision, not a default.
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Deposit amount, who holds it and when it's due Usually due within 24 hours of acceptance and held in trust. Know what happens to it if the deal falls through.
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Chattels and fixtures listed exactly If it isn't written down, assume it isn't staying. Model numbers for appliances help.
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HST for new builds and assignments Check whether the price includes HST and who gets any rebate.
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Closing date lined up with your lease or your current sale A few days of overlap is cheaper than a bridge loan or a hotel.
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Lawyer retained and title insurance ordered Your lawyer needs the agreement, mortgage instructions and your ID well before closing.
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Final walkthrough booked before closing Confirm the home is in the same condition and everything included is still there.
Your X-Ray so far
Nothing marked yet.
A planning checklist, not a home inspection, survey or legal advice. Your marks and notes are saved in your browser, and on your account if you're signed in.
Using this tool
How to get the most from it
Use it on every home you're serious about. It turns a viewing into a list of real questions.
- Start with the numbers ring, then walk the house from the roof to the lot.
- Mark concerns while you're there. They become your questions for the inspector and the lawyer.
- Keep one X-Ray per home, and compare them side by side on the tool desk.
The approach
With me, you don’t buy with confidence, you close with it.
I'm Nima. My work in commercial and investment real estate has taught me to look beyond the property itself, to the numbers, the risks and the details that matter. I bring that same approach to every residential transaction.