Should You Waive Your Home Inspection? What Ottawa Buyers Need to Know in 2025
In a hot market, it can be tempting to do whatever it takes to win the deal. For Ottawa buyers, that often means one thing: waiving the home inspection. But is it worth the risk?
In 2025, bidding wars are still common in certain neighbourhoods, especially for well-maintained freehold homes. But even when competition is fierce, removing your inspection condition without fully understanding the consequences could cost you thousands—and create some serious regret.
Let’s break down what waiving a home inspection really means, when it might be worth considering, and how to protect yourself if you’re thinking about it.
1. What Is a Home Inspection, Really?
A home inspection is a third-party review of the property’s visible condition, typically focusing on:
Roofing, siding, windows
Plumbing and electrical systems
Foundation and structural elements
Heating and cooling systems
Attic, insulation, ventilation
Signs of water damage or past repairs
An inspection usually costs between $400–$700 in Ottawa and takes 2–3 hours. It won’t catch everything, but it’s often the only chance you’ll get to see a home with a truly critical eye before closing.
2. Why Are Buyers Waiving It in 2025?
In certain areas—especially older, central neighbourhoods—competition is still intense. Some buyers are waiving their right to a home inspection to make their offer more appealing to sellers.
It’s risky, but from a seller’s perspective, a “clean offer” with fewer conditions often stands out in a pile.
3. What Can Go Wrong?
Here are some real-life risks of skipping the inspection:
Foundation issues: Common in Ottawa’s older neighbourhoods and often hidden behind finished basements.
Roofing problems: A $12,000 surprise when shingles need replacing in year one.
Old knob-and-tube wiring: Still found in heritage homes and difficult to insure.
Unpermitted renovations: Could mean safety issues, and major costs to bring things up to code.
Water damage or mould: Especially in basements with no visible signs until a pro looks deeper.
💡 The biggest risk isn’t always what you find—it’s what you don’t.
4. Is There a Safer Way to Compete?
Yes. Here are a few alternatives to completely waiving your inspection:
Option 1: Pre-Offer Inspection
Some buyers arrange an inspection before submitting an offer. It’s a gamble (you pay for it even if you don’t win), but gives peace of mind.
Option 2: Shortened Inspection Condition
Instead of a 5-day condition, try offering just 24 or 48 hours. This shows the seller you’re serious but still protects you.
Option 3: Walkthrough With a Contractor
In rare cases, a knowledgeable contractor may walk the home with you and flag obvious issues, though this is not a replacement for a real inspection.
Option 4: Offer As-Is, But Still Get an Inspection
Some buyers buy “as-is” but still have a post-offer inspection to plan for future repairs. While this doesn’t allow you to renegotiate, it avoids surprises later.
5. What About Newer Homes or Townhouses?
Even newer freehold homes can have issues, especially if corners were cut during construction or if the home is past its Tarion warranty period.
And for stacked townhomes, shared elements like roofing, balconies, or fire separation might not be visible during a showing.
Don’t assume newer means safer—it just means different risks.
Final Thoughts
Yes, waiving your inspection can make your offer more competitive. But in 2025, where construction costs are high and trades are booked months out, one hidden issue could break your budget—or your trust in the home you just bought.
Working with the right agent means never being pressured into skipping a condition you’re uncomfortable with. We’ll help you understand the risks, read the home properly, and come up with a strategy that protects both your heart and your wallet.
Thinking of buying but not sure how to compete safely?
Let’s talk. We’ll walk you through it, no pressure—just solid advice, tailored to you.
