If you’re shopping for a home in Toronto’s west end — in Roncesvalles, High Park, Parkdale, Bloor West Village, The Junction, or Swansea — chances are the house you’ll fall in love with is over 100 years old. Those stained-glass windows, original crown mouldings, statement staircases, the history — that’s the magic of these old homes. But with that magic come quirks, compromises, and things inspectors will flag in almost every home inspection. 

A home inspection on an “old but renovated” house is like reading an archaeological map. Some issues are dealbreakers, while others are manageable or expected. We want to walk you through how to read a report on an old home, what “red flags” to discuss in detail, and what to keep in perspective (i.e., don’t freak out when you see a few things in the attic). 

What Does a Home Inspector Actually Look For — and What’s Outside Their Scope? 

A home inspector gives you a snapshot of visible, accessible areas and conditions, but they won’t rip open walls or damage any part of the property to investigate further. In Ontario, a standard inspection usually covers structure, roof, exterior, plumbing, electrical, HVAC, insulation/ventilation, and interior elements. But there are limits: the inspector can’t see through walls or predict what’s lurking underground. Hidden mould, asbestos layered behind plaster, or cracked sewer lines running beneath the yard won’t show up unless you order specialized tests. 

It’s incredibly important to remember that buying an older home means taking on some risk. Unless the house been gutted down to the studs or rebuilt, you’re inheriting decades (sometimes a century) of wear, updates, and surprises. That’s part of the charm, and part of the deal. The key is knowing which risks are manageable, which ones require a budget, and which are serious enough to walk away from. 

In Ontario, there’s no mandatory province-wide licensing for home inspectors, which means anyone can technically call themselves one. That’s why it’s crucial to hire someone with real experience inspecting older homes — especially the kind we have in Toronto’s west end. Century homes have their own set of quirks, and an inspector who’s used to pristine suburban builds may flag every crack and creak as a red flag. Inspectors who regularly assess older Toronto homes tend to know what’s worth worrying about, and what’s just part of the package. 

If you’re reviewing a pre-listing home inspection provided by the seller (common in Toronto), take a close look at how it’s written. A solid report should be detailed, clear, and focused on the major systems, not just a list of cosmetic flaws. 

Interested in knowing more about home inspections? Read our in-depth blog post on the topic.

What Red Flags Should Really Make You Pause? 

When you’re reviewing an inspection report for an old house, some items are far more serious than others. Here are the ones to note: 

1. Structural / Foundation Problems:  Foundation cracks, major settlement, shifting, bowing walls, sloping floors — these are concerns. If the foundation or load-bearing structure is compromised, repairs can cost tens of thousands (or more) and sometimes require engineered solutions or trigger other big repairs you may not have the funds for. If the inspector notes serious structural movement, you need quotes, engineering backup, and a clear risk assessment before proceeding. 

Heading to the market? Keep reading these posts next for more home-buying advice:

• House Hunting in Toronto’s West End: What Buyers Should Know
• How to Make the Real Estate Cycle Work For You in Toronto?
• Is a Detached House Better than a Semi-Detached House?

2. Knob-and-Tube Wiring / Outdated Electrical: One of the most common concerns in a century home is old electrical wiring — especially knob-and-tube. While this isn’t a reason to rule out a house entirely, it’s something you need to go into with your eyes open. 

Yes, wiring can be replaced — but it’s an invasive job that often means opening walls and ceilings, which can snowball into other renovations. On top of that, many insurers (there are some that do at a slightly higher premium) won’t provide coverage for homes with active knob-and-tube, or they’ll require it to be removed within a set timeline. 

That said, if you’re like us and comfortable with the idea of renovations, buying a home with older wiring can often mean a lower purchase price — and even an opportunity. The key is understanding the scope, costs, and insurance implications before you commit. 

Nearly every home in Toronto’s west end was originally built with knob-and-tube, and many are still lived in safely today. If the inspector finds some old wiring, chances are more will be discovered during renovations — especially if the home hasn’t been fully gutted to the studs.  If it’s present in certain areas, assume there’s more hiding behind the walls. That’s why it’s smart to get quotes from electricians, understand the insurance implications, and factor that into your offer strategy. It’s not about fear — it’s about being informed. 

3. Basement Water Issues:  A wet basement is one of the most common, and costly concerns in older Toronto homes. Whether it’s a bit of mustiness or full-on water pooling after a rainstorm, moisture in the basement is always a red flag. 

Ironically, an unfinished basement with exposed stone or concrete walls and floors can be a better sign than that vintage 1970s reno with wood paneling, old carpet, and zero waterproofing. Why? Because older renos often trap moisture behind the walls, hiding bigger problems like mould, rot, or seepage. 

Also key: watch the exterior. Poor drainage, clogged gutters, and sloped grading toward the foundation can all lead to water intrusion. Over time, this can erode the foundation, cause basement flooding, and invite mildew — especially during Toronto’s freeze-thaw cycles. 

If the home inspection flags dampness, staining, efflorescence (that white chalky residue on walls), or a strong musty smell, it’s important to ask more questions. 

4. Hazards: Asbestos, Lead Paint, Hidden Issues: Older houses may contain asbestos in insulation, pipe wrap, ceiling tiles, siding or lead paint under multiple layers. These are common and should not be considered automatic dealbreakers. Many buyers accept them and budget for abatement, but you should know about them and always treat them with care (licensed abatement only). 

5. Severe Moisture & Visible Mould: Mould is more than a nuisance; it’s often a sign of ongoing water issues and potential health risks. If your inspector finds visible mould, musty smells, or water stains (especially in basements or ceilings), it’s time to take a closer look. Moisture behind walls can lead to costly repairs, structural damage, and insurance headaches. Ask about the source, whether it’s been professionally remediated, and what’s in place to prevent it from coming back. 

What’s Worth Budgeting For vs. Walking Away From? 

Not everything in a 100-plus-year-old house should send you running. Some issues are expected, manageable, or upgradeable over time. If everything in the home inspection is giving you anxiety, choosing an older home may not be for you. 

HVAC, Mechanical & Roof Updates: If the furnace, boiler, AC, or roof is at the end of life (or failing), you should budget for these — they’re big-ticket items. Older homes may have boilers or radiators instead of forced air; some homeowners convert to forced air later, while others prefer rads for their comfort and other benefits. 

Insulation & Energy Inefficiency: Older homes were built without insulation in the walls, or with very minimal attic or cellar insulation. If you see “poor insulation” flagged, that’s common and not necessarily an emergency. You can address upgrades over time (attic, basement, walls during renovations). 

Old Windows: Original wood windows may draft, let in cold, or have minor sealing issues. In most cases, this is an energy-improvement project, not a dealbreaker — unless the windows are rotted beyond repair. You can keep originals (restoring, reglazing, weatherstripping) or replace them gradually. Don’t panic on day one — window work is typically low-invasive. 

Cosmetic Defects, Minor Settling, Cracks in Plaster: Small cracks in plaster, minor settling, and peeling paint are expected in historic homes. Unless the cracks indicate structural shift, they’re cosmetic and part of ongoing maintenance. 

Wear & Tear on Flooring, Trim, Finishes: Scuffs, uneven floors, minor squeaks — all part of life in a 100-year-old house. Factor them into your budget but don’t let them terrify you. 

Hoping to find the best West Toronto neighbourhood for you? Explore these related blogs.

• Why Are Empty Nesters Moving To Bloor West Village?
• 6 More Reasons to Love High Park
• Exploring Roncesvalles: Our Favourite Blocks

How to Read a Home Inspection Report?

Severity / Priority: Inspectors often categorize items: “immediate,” “short term,” “maintenance,” or “monitor.” Don’t treat every note equally. 

Cost Estimates / Quotes: If a serious issue is flagged, your next move should be to get contractor quotes, specialist reports, or engineering input. 

Timeline & Risk: Some things can wait a few years; others are ticking bombs. Get clarity from your inspector: “Does this need to be fixed now, or can we monitor?” 

Warranty / Insurance Impact: For example, will insurers refuse to grant coverage unless knob-and-tube is removed? That elevates it from a “nice to fix” to a non-negotiable. 

Negotiation Levers: Use big issues as negotiation points: ask the seller to fix, lower the price, or provide credits. If you’re in a competitive market, make your offer conditional on resolution of key defects. 

Contingency Budget: Always build in a buffer. In old houses, one repair often leads to another once walls or systems are opened up. We usually advise at least 10–20% extra beyond quoted fixes. 

Tips to Stay (Mostly) Calm During the Process 

Buying an older home is a big emotional and financial investment, so it’s completely normal to feel a little overwhelmed after reading a home inspection report. The key is to stay grounded and focus on context. 

If you’re hiring your own inspector, be there for the inspection. Walk through the home with them, ask questions, take notes or photos, and don’t be shy about asking the seller questions. Reading the report later is helpful, but nothing beats seeing issues in real time with proper context. 

Start by focusing on the big stuff — structural, electrical, moisture, and mechanical systems. Cosmetic issues or future upgrades can wait. If something major is flagged, don’t rely on one opinion. Always get a second opinion or quotesfrom qualified pros like electricians, roofers, or waterproofing contractors. 

If you’re relying on a pre-listing inspection (very common in the west end), read it critically. A seller-provided report is often sufficient, but not all are created equal. Look for reports from reputable inspectors familiar with century homes, and check that all major systems are assessed in detail. If the report feels vague or sugar-coated, bring in your own inspector for peace of mind. 

Remember, the inspection isn’t just a checklist of problems — it can be a negotiation tool in a buyer’s market. Use it to revisit the price and always build in a solid contingency budget, we usually recommend 10–20% — because old houses love revealing surprises once you start opening things up. 

At the end of the day, an inspection is about understanding, not perfection. The goal isn’t to find a flawless house — it’s to know what you’re buying, so you can move forward with confidence. 

Final Word: Knowledge = Confidence 

The quirks of an old house are part of its charm — but they demand respect and caution. A home inspection is not a pass/fail test; it’s a tool to help you make an informed decision. The goal isn’t perfection — the goal is clarity and risk management. 

If your inspector flags something truly major (structural, mould, pervasive moisture), see it as a red light: stop, investigate further, or walk away if you can’t get comfortable. But if the issues are mostly cosmetic, energy inefficiencies, or manageable upgrades, you can proceed with eyes open (and wallet ready). 

If you’re unsure, ask your real estate agent. They’ll help you decide which issues may have a legitimate pause for concern.

Ready to start house hunting in the west end? We’re happy to help! Get in touch today by filling out the form on this page, calling us at 416-909-1602, or emailing us at hello@getnested.ca.

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