Whether you have just received a home inspection report on a house you are buying or you are a homeowner reviewing an inspection before selling, the question is always the same: what should be fixed first? A typical Ottawa home inspection report can contain 30 to 100+ findings, ranging from critical safety issues to minor cosmetic concerns. Knowing how to prioritize these findings — which require immediate attention, which can wait, and which you can live with — saves money, reduces stress, and ensures you address the issues that actually matter for safety, structural integrity, and home value...
These issues pose direct risks to health and safety and should be addressed immediately, regardless of cost.
Knob-and-tube wiring still active: Common in Ottawa homes built before 1950. Repair cost: $8,000 to $15,000 for whole-home rewiring. Aluminum wiring connections (not pigtailed): Common in 1960s-70s Ottawa homes. Repair cost: $2,000 to $5,000 for pigtailing all connections. Overloaded or double-tapped breakers: $200 to $500 per breaker to correct. Missing GFCI outlets in kitchens, bathrooms, and exterior: $150 to $300 per outlet to install. Exposed or damaged wiring: $200 to $800 depending on scope. All electrical repairs must be done by a licensed ESA-certified electrician and require inspection.
Cracked heat exchanger in furnace: Allows carbon monoxide into living space. Repair cost: $3,000 to $7,000 (usually requires furnace replacement). Gas line leaks: Requires immediate gas fitter repair ($200 to $1,000). Missing or non-functional carbon monoxide detectors: $30 to $80 per detector (required on every level and near sleeping areas in Ontario). Blocked or disconnected furnace exhaust venting: $200 to $600 to repair. Missing or damaged smoke detectors: $20 to $50 per detector (required in Ontario).
Visibly failing foundation walls (large cracks, bowing, horizontal cracking): Repair cost $5,000 to $25,000+. Rotted or damaged structural beams or floor joists: $1,000 to $5,000 per repair. Sagging roof structure: $2,000 to $10,000 depending on cause and extent. Unsafe staircases (missing railings, excessive gaps, structural damage): $500 to $3,000 to repair.
Water issues in Ottawa homes compound rapidly and become exponentially more expensive if delayed.
Roof leaks (active or evidence of past leaks): Repair cost $300 to $1,500 for patching, $8,000 to $16,000 for replacement. Basement water infiltration: $2,000 to $15,000 depending on the solution (interior waterproofing, exterior membrane, sump pump). Plumbing leaks (under sinks, behind walls, at connections): $200 to $2,000 per leak. Failed caulking around tubs, showers, and windows: $100 to $500 to re-caulk. In Ottawa's climate, water issues accelerate rapidly due to freeze-thaw cycles. A small leak in October becomes a major problem by March after repeated freezing and thawing.
Negative grading (ground slopes toward foundation): Regrading costs $500 to $3,000. Clogged or disconnected downspouts: $100 to $500 to repair and extend. Failed weeping tile: $5,000 to $15,000 for excavation and replacement. Sump pump not functioning: $500 to $2,000 to repair or replace. These issues are especially critical in Ottawa because spring snowmelt (200+ cm of accumulated snow) creates intense water pressure against foundations.
Building envelope issues affect energy efficiency, comfort, and long-term structural integrity.
Inadequate attic insulation (below R-50): Adding insulation costs $1,500 to $4,000. Important in Ottawa for both heating efficiency and ice dam prevention. Poor attic ventilation: $500 to $2,000 for soffit vent and ridge vent improvements. Missing or damaged vapour barrier: $500 to $2,000 to repair. Drafty windows and doors: Weatherstripping costs $100 to $500. Window replacement if severely degraded costs $500 to $1,200 per window.
Damaged or missing siding: $500 to $3,000 for repairs. Failed window and door caulking: $200 to $800. Damaged soffit or fascia: $500 to $2,000. Deteriorated mortar in brick (tuck-pointing needed): $1,000 to $5,000. Missing or damaged flashing: $200 to $1,000. These exterior issues allow water and air infiltration, which compounds in Ottawa's severe climate.
These issues involve aging systems that are functional but approaching end of life or needing maintenance.
Furnace over 15 years old (functional but aging): Plan for replacement at $4,000 to $7,000. AC unit over 12 years old: Plan for replacement at $4,000 to $8,000. Hot water tank over 10 years old: Plan for replacement at $1,500 to $3,500. Ductwork issues (disconnected joints, poor airflow): $500 to $3,000 to repair. HRV filter replacement or maintenance: $100 to $300.
Galvanized steel plumbing (homes pre-1970): Plan for replacement at $5,000 to $15,000 over time. Slow drains (may indicate root intrusion or partial blockages): Camera inspection $200 to $400, repair varies. Old shut-off valves that do not fully close: $150 to $300 per valve to replace. Water pressure issues (too high or too low): $200 to $800 to diagnose and repair.
These findings are the least urgent but may affect enjoyment and resale appearance.
Peeling or faded paint (interior or exterior): $300 to $6,000 depending on scope. Minor drywall cracks (settlement cracks, not structural): $100 to $500. Outdated fixtures (light fixtures, cabinet hardware, faucets): $50 to $500 per item. Worn flooring without safety issues: Varies widely by material and scope. Minor deck maintenance (staining, sealing, loose boards): $200 to $1,000. Landscaping issues (overgrown shrubs against house, mulch piled against siding): $200 to $1,000.
The most common findings include inadequate attic insulation, grading issues directing water toward the foundation, missing GFCI outlets, aging furnaces and water heaters, minor plumbing leaks, deteriorated caulking around windows and bathrooms, and basement moisture evidence. Older Ottawa homes often have aluminum or knob-and-tube wiring.
Total repair costs vary enormously. Minor issues (caulking, detectors, weatherstripping) may total $500 to $2,000. Moderate issues (electrical updates, plumbing repairs, insulation) typically cost $3,000 to $10,000. Major issues (foundation repair, rewiring, roof replacement) can cost $10,000 to $30,000 or more.
Priority fixes for selling include safety items (detectors, electrical, visible hazards), active water issues, major system failures, and high-visibility cosmetic items. Focus on issues that will appear on the buyer's inspection report and could derail a sale or trigger price negotiations.
Yes. Buyers commonly negotiate price reductions or repair credits based on inspection findings. Typical negotiation items include roof condition, HVAC age, electrical issues, and water infiltration. Having repair cost estimates from this guide helps quantify your negotiating position.
Not necessarily. Aluminum wiring is common in Ottawa homes built in the 1960s and 1970s. The solution is pigtailing all connections with copper (cost: $2,000 to $5,000), which makes the system safe. Full rewiring is rarely necessary. Many Ottawa homes have been safely remediated and function perfectly.
Beyond buying and selling, consider a maintenance inspection every 5 years, especially for homes over 20 years old. Annual self-inspections using seasonal checklists can catch issues early. Spring inspections are particularly important in Ottawa after the freeze-thaw season.