This May, Service Alberta brought more than two years of consultation and deliberation to a close by announcing that home inspectors will soon need a license to legally operate in Alberta.

"A home is the single largest investment most Albertans make," said Service Alberta Minister Heather Klimchuk. "They deserve to have confidence that the person they hire to inspect a home is qualified to make a reliable assessment."

"Oh, happy day," was Paul Tobolski's response to that news, and he meant it. Owner and operator of Ability Home Inspections, Calgary-based Tobolski (Architectural Technology '66; pictured above) has been eagerly awaiting the validation of his role in consumer protection as a home inspector. As of September 1, 2011, hobbyists and dabblers currently selling similar services will be the casualties of regulation.

In the meantime, they've still got most of the summer to make a buck off unsuspecting homebuyers. But thereafter, it's still important to know what to expect of your inspector.

Here are a few tips from Tobolski, an 18-year industry veteran registered through the Canadian Association of Home and Property Inspectors (CAHPI), on how to help safeguard one of the most important investments you'll ever make.

Job of the inspector

"A good inspector is there primarily to see that everything is operating in a safe manner and won't lead to major expenses down the road," says Tobolski.

His inspection method follows the standards (58K pdf) outlined by CAHPI – required reading for any informed house shopper. Expect a thorough once-over of accessible structures including the roof, exterior, foundation, grading and other structural elements, as well as systems including the furnace, water heater, ventilation and electrical.

Though not all inspectors do so, Tobolski also carries a moisture meter to check for evidence of water damage. Overall, "I have a very comprehensive list of things I check and it takes me, on the average, about three hours," he says.

During the inspection

Expect to spend time as well as money on an inspection. During the course of the service, "People should hang around with the inspector," says Tobolski. "They're free to ask a lot of questions and they're also another pair of eyes."

Regarding your Realtor, "Some companies will insist that the Realtor be there; I prefer that the purchaser's Realtor does attend." If an issue arises that will need to be discussed with the seller, it's essential your Realtor be fully aware and understanding of it.

How to choose an inspector

"There are a lot of people who are not aligned with CAHPI," says Tobolski. "They figure they can go out and do home inspections on their own…. You've got to have good knowledge of all facets of construction."

While the registered home inspector designation acquired through the association will qualify inspectors for a licence come September, regulators will recognize approved educational programs coupled with the passing of a test inspection.

As a rule, your Realtor will not recommend a single inspector, but might offer a selection to choose from. Also, CAHPI lists its members. Considering checking Better Business Bureau ratings, Tobolski advises.

Benefits of an inspection

At the close of an inspection, says Tobolski, a client "should have good knowledge about the home they're going to buy."

Or walk away from. A potential buyer can take an inspection report back to the seller as a bargaining tool to lower the price against the cost of necessary repairs, or even to request that the seller complete the repairs before closing. If both options are refused, the buyer should have in their contract the option of moving on.

There are also unexpected benefits of a good inspection. For example, Tobolski will note the last four digits of serial numbers on appliances to be included as part of the sale. "It has been known that people go and look at a house and then they return and say, ‘I don't remember that appliance.' If they have their home inspection report that will show up."

Limits of an inspection

"An inspector is not going to identify 100 per cent [of the issues]," says Tobolski. "You have to live in the house to know all of its idiosyncrasies. But a high percentage of all the deficiencies should be uncovered."

As the industry comes under new scrutiny this September, Alberta inspectors will be held to a higher level of accountability, as well as legal responsibility. Likely, that won't affect the rigorous approach of an experienced, registered inspector. As Tobolski knows from experience, only in rare circumstances will industry members take issue with coming changes.

"I've had Realtors call me up and say, ‘Paul, that inspection you did the other day cost me a commission,'" says Tobolski, who's had a few agents displeased with his assessments. It might mean a bit of business lost in what has become a competitive industry, but Tobolski knows who he's been hired to protect. "I stand by my inspection."