Pre-Purchase Electrical Inspection in Vancouver: what it checks and why it matters before you buy.

Home inspector vs licensed electrician

A home inspector identifies visible symptoms (warm outlets, missing cover plates, panel condition). A licensed BC electrician opens the panel cover, tests circuits, identifies wiring type behind walls, runs continuity and insulation-resistance checks and can issue the letter of completion an insurer requires. LGD works alongside home inspectors on purchase-conditional inspections, not in place of them.

The three findings that affect insurance and closing

• Active knob-and-tube wiring in pre-1950 Vancouver character homes. Most major BC carriers require full replacement within 12-24 months of purchase. See our knob-and-tube replacement guide.
• Solid aluminum branch conductors in 1965-1978 Metro Vancouver homes. Carriers require AlumiConn or Copalum pigtailing or full copper replacement. See our aluminum remediation guide.
• Undersized panels at 60A or less that cannot support modern loads (heat pump, EV charger, induction range). A 200A panel upgrade is typically required.

What LGD checks

• Panel brand, age, amperage. Federal Pacific (FPE) and Stab-Lok breakers flagged immediately.
• Main and branch breaker condition (tripping, heat, corrosion).
• Wiring type per circuit: copper NMD90, knob-and-tube, cloth-insulated, aluminum.
• Grounding electrode and bonding conductor.
• GFCI on kitchen, bathroom, outdoor, laundry, garage circuits.
• AFCI on bedroom and living-area circuits.
• Smoke alarm interconnection (hard-wired, battery backup).
• EV-readiness and available panel capacity.

The insurance clock: 12-24 months

The insurance clock starts at conditional acceptance: most BC carriers give buyers 12-24 months from purchase to remediate knob-and-tube or aluminum wiring. The pre-purchase inspection determines whether that clock will apply and how much remediation is required. Getting the inspection before waiving conditions gives the buyer a real number for negotiation.

Before waiving conditions

LGD schedules inspections within 48 hours and delivers the written assessment within 24 hours. This gives buyers a documented scope before the subject-removal deadline, converting unknown risk into a negotiable line item.

City of Vancouver vs TSBC permits for remediation

If the inspection reveals work that needs an electrical permit, the permit authority depends on the property's municipality. Vancouver proper goes through the City of Vancouver Development and Building Services. Every other Metro Vancouver city (Burnaby, Richmond, North Van, Surrey, Delta and the rest) uses Technical Safety BC. LGD handles both. See our permit authority guide.

Pre-purchase inspection FAQ

Can my home inspector do the electrical inspection?

Home inspectors identify visible symptoms. A licensed electrician opens the panel, tests circuits and identifies wiring behind walls. LGD works alongside home inspectors, not in place of them.

How long does a pre-purchase inspection take?

Typically 1-2 hours for single-family. Longer for heritage or multi-unit. Written assessment delivered within 24 hours.

Before or after the home inspection?

After the home inspection, during the subject-removal period. The home inspector flags the concern, LGD does the deep diagnostic. Get it before waiving conditions for negotiation leverage.

What if the inspection finds knob-and-tube?

Most buyers close and remediate within the insurer's 12-24 month window. The pre-purchase assessment gives a scope for price negotiation. See our knob-and-tube guide.

Does LGD work with realtors on conditional-offer timelines?

Yes. Inspections scheduled within 48 hours, written assessment within 24 hours. Realtors can call LGD directly at 604-347-8372.

Will the buyer's insurer accept LGD's letter of completion?

LGD's letter cites the permit number, remediation method, scope and FSR signature. Accepted by most major BC carriers.