Pre-purchase inspection in Quebec: RBQ-certified inspectors

Before you buy a house, a plex or a condo, the pre-purchase inspection is your best chance to learn the condition of the building. Since 2024, Québec has regulated the inspectors who do these inspections: the Régie du bâtiment du Québec (RBQ) issues them a certificate, which becomes mandatory in 2027. This guide summarizes the RBQ page Pre-purchase inspection, the Regulation respecting the regulation of residential building inspectors for inspections in the context of a real estate transaction (B-1.1, r. 3.1, up to date as of July 1, 2026) and the OACIQ buyer's guide, checked on October 30, 2026.

1. The inspector certificate: since when and for whom

• Since October 1, 2024, the RBQ has issued certificates to residential building inspectors who do pre-purchase inspections.
• From October 1, 2027, the certificate will be mandatory for all inspectors who want to practise in Québec. Until September 30, 2027, the regulation still allows inspectors to work without one (s. 43). Until then, an uncertified inspector may legally do your inspection; choosing one who is already certified gives you the protections described below.
• Two classes (s. 4): a class 1 certificate covers class 1 buildings as defined in standard BNQ 3009-500 and any private portion of a condo; a class 2 certificate covers any residential building. Ask the inspector whether their class fits the building you are buying.
• The standard of practice: a certified inspector must follow standard BNQ 3009-500 (residential building inspection practices for a real estate transaction) at every step of the inspection (s. 17).

The law does not require the buyer to have the property inspected; it is the inspector who must be certified. The RBQ and the OACIQ nevertheless strongly recommend an inspection, before your appointment with the notary.

2. Check the certificate before you sign

• The register: look up the inspector's name in the RBQ register of residential building inspectors. It shows valid certificates and those that have not been valid for five years or less.
• The number: a certified inspector must show their certificate number and the statement "holder of a certificate issued under the Building Act" in their advertising, offers, contracts and reports (s. 38). On request, they must identify themselves and show their certificate (s. 39), which carries a two-dimensional barcode you can scan with a mobile device to check that it is valid (s. 15).
• How long it lasts: the certificate is valid for one year and is renewed every year (s. 14); check it at the time of the inspection, not only on an old ad.
• Insurance: to get a certificate, the inspector must hold general civil liability insurance and professional errors and omissions insurance, each with at least $1,000,000 per claim for class 1 and $2,000,000 for class 2 (s. 5). The name of each insurer must appear in the contract (s. 25).

Note: an inspector certificate is not a contractor licence. A pre-purchase inspector is not there to sell you work, and a contractor offering a "free inspection" is not a pre-purchase inspector.

3. The written service contract

A certified inspector must sign a written service contract with you (s. 24). At a minimum it must include (s. 25):

• your contact information, the name of each inspector, their certificate number, their business contact details and, if applicable, the company they sign for;
• the name of each inspector's insurers;
• the address of the building (and of the private portion for a condo), the name of the owner at the time of the inspection and the building class;
• the edition of standard BNQ 3009-500 that applies and a reminder that the inspector must follow it, including by signing the report;
• a reminder of the duty to disclose any apparent conflict of interest;
• for a condo, your decision on whether the common portions will be inspected;
• a statement that the inspector and their company are solidarily liable for the obligations in the contract.

The contract may not contain any clause that excludes or limits the inspector's civil liability (s. 26); a clause that conflicts with the regulation or with the Consumer Protection Act is null (s. 24). Signatures go at the end, after all the clauses (s. 28), and you must receive a copy within 15 days of signing (s. 29). If the inspector offers an additional service (for example a test or analysis on top of the inspection), it requires a separate written contract (s. 20).

4. Conflicts of interest and referrals

• The inspector must act honestly and loyally in your interest. If there is an apparent conflict of interest (for example a link with a party to the sale), they must tell you in writing and get your written consent before inspecting (s. 18).
• If they recommend a technical assessment (for example by an engineer), they must guide you on the qualifications required, but they may not recommend a specific company (s. 19).
• They may not hand your inspection to someone without a certificate of the right class (s. 22). If another certified inspector helps, the one you hired remains responsible, must take an active part and signs the report (s. 23).

5. Condos and plexes: what to inspect

For a condo, you may limit the inspection to your private portion, but the OACIQ strongly recommends having the common portions inspected too. Before signing the contract, the inspector must explain the benefits of inspecting the common portions and, if they know them, the approximate costs (s. 21). For an income property, the OACIQ recommends inspecting every unit, and the service basement if there is one. For a new home, the OACIQ notes that an inspection is just as important, because it can reveal problems the builder can then correct; see also our guide on the GCR warranty.

6. The inspection in the promise to purchase

• The broker's recommendation: according to the OACIQ, your broker must recommend that you have the property inspected. The promise to purchase states whether it is conditional on an inspection by a building inspector or a professional, and the time allowed to do it.
• Waiving the inspection: you can do so by checking the box provided, but the OACIQ warns that if a problem arises and you take legal action, the court will ask whether you acted diligently; your refusal could work against you.
• Sale without legal warranty of quality: the OACIQ says an inspection is then all the more necessary; it complements the Declarations by the seller of the immovable.
• Meet the deadlines: book the inspector as soon as the promise is accepted. Whatever you do with the report (cancel under the inspection clause, or negotiate) is done in writing and within the time written in the promise; ask your broker or notary to walk you through these steps.

7. The inspection report

• According to the OACIQ, the inspector evaluates everything that is visible: structure, roof, plumbing, electrical, etc. Read the report carefully and ask the inspector your questions.
• The report is signed by the certified inspector and shows their certificate number (ss. 23, 25, 38).
• The inspector may not give your report to a third party (for example the seller) without your prior written consent, except in cases set out in the law (s. 41). They keep your file for at least six years and must give you a copy on request (s. 40).
• Reports often flag items for a specialist to check. Depending on what yours says, see our guides on foundation cracks, French drains, old wiring and electrical panels, attic insulation, oil heating, radon, septic tanks, well water and asbestos and vermiculite.

Buying in Montréal, Laval or Longueuil: lead service lines and past permits

Two local checks round out the report. The first concerns the water line: in Montréal, replacing the private part of a lead water service line is mandatory (By-law 20-030), and the owner must replace it within 24 months of the City’s notice of non-compliance (article Replacing your water service line: your responsibility). Once the deed is signed, that owner is you. In Laval, a house built before 1967 may have a lead service line (City advice, in French); in Longueuil, they are found mainly in buildings built between 1940 and 1950, and up to about 1970 (City page, in French). Ask the inspector to look at the water inlet pipe in the basement and record its material in the report; if in doubt, have it confirmed by a plumber in Montréal, in Laval or in Longueuil.

The second concerns work done by previous owners. The City of Montréal publishes as open data the construction, alteration and demolition permits (in French) issued by its boroughs since 1990, with the address, date and description of the work, updated weekly (Lachine and Saint-Léonard were temporarily missing on November 1, 2026). A finished basement or a removed wall with no permit at the address is worth a question to the seller. A building’s plan, for its part, is requested from the borough by the owner or by a representative holding a power of attorney, with delays from a few days to several weeks (page Demander le plan d’un bâtiment, in French, updated August 4, 2025): if you want a copy, ask the seller as soon as the promise is accepted.

8. If you are not satisfied with the inspector

The RBQ accepts complaints about a pre-purchase inspector's services through its online complaint form (in French); it also answers at 1-800-361-0761. The regulation makes a breach of its rules (except those on fees and continuing education) an offence (s. 42). Claiming compensation from the inspector is a civil matter: consult a lawyer or notary about your situation. This guide is general information and is not legal advice.

9. After the purchase: getting the work done

For work revealed by the inspection, ask each company for its licence number and check the RBQ licence, compare written quotes (see comparing quotes and general or specialty contractor) and be wary of door-to-door offers (see door-to-door sales). To learn how to check a licence, see checking an RBQ licence.

Our directory does not list pre-purchase inspectors: it shows only companies whose RBQ contractor licence is active, with their subclasses; we do not recommend or rate any contractor. Once you own the house, you can describe the work flagged in the report to get quotes.