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Buyer’s Guide · Showing Tips
What to Check During a Home Showing:
Six Detail Categories That Matter
Most buyers focus on layout and finishes. These six detail categories reveal what’s hiding behind the fresh paint.
Moulding
Water Softener
Windows
Walls & Floors
Electrical
What should you actually look for during a home showing?
A home showing is your first and often most important opportunity to detect physical issues before making an offer. According to CMHC (2024), over 40% of post-purchase maintenance complaints involve defects that were either present but unnoticed during showings, or inadequately disclosed. Moulding, water softeners, windows, walls, floors, and lighting — these six categories give you the clearest signals about a home’s true condition.
1. Moulding
1
Crown moulding gaps at wall or ceiling junctions
Some separation between crown moulding and the ceiling is normal due to seasonal wood movement. Gaps exceeding 3mm, especially when accompanied by paint bubbling or discolouration, are worth noting. They can indicate moisture intrusion from above — roof leak, bathroom overflow — or gradual structural settling.
2
Baseboard staining at floor level
Yellowing, blackening, or paint lifting at the base of baseboards — particularly in basements, bathrooms, and kitchens — is a common indicator of past or ongoing water intrusion. This could stem from plumbing leaks, failed exterior waterproofing, or basement moisture wicking upward. Do not dismiss fresh paint over these areas.
3
Door casing misalignment
Uneven gaps between door casing and the door frame, or visible twisting of the casing, can signal that the door rough opening has shifted. When multiple doors throughout the home show this pattern, it may point to foundation movement — a significant concern that warrants structural assessment.
2. Water Softener
Critical: Rental vs. Owned Equipment
Many water softeners — and water heaters — in Ontario homes are rented, not owned. The rental contract transfers to the buyer at closing. Monthly fees, lease terms, and buyout costs must all be disclosed and addressed in the Agreement of Purchase and Sale before you sign.
Check the age
Water softeners typically last 10–15 years. Find the installation date on the unit’s label. Any unit over 10 years old should have maintenance records available.
Inspect the brine tank
Salt bridging (a hardened crust that prevents proper regeneration) is common. If the brine tank has a solid salt crust or unusual odour, the unit may not be functioning correctly.
Confirm APS terms
If the unit is rented, document the provider, monthly cost, contract end date, and whether a buyout is possible — before your offer is accepted.
3. Windows
1
Fogged or condensation between double-pane glass
Fogging between the glass panes means the hermetic seal has broken and the insulating argon gas has escaped. The window still blocks drafts but has lost much of its thermal efficiency. Replacing a sealed unit runs approximately $300–$800 per window. Multiple failed units in one home can add up quickly.
2
Sill staining and frame condition
Interior window sill staining — yellow, brown, or black marks — combined with soft or spongy wood indicates ongoing water entry. This is especially common in older homes where the exterior caulking has cracked or separated from the window frame. In winter, freeze-thaw cycles accelerate this type of damage.
3
Egress compliance in bedrooms
Ontario’s Building Code requires bedroom windows to meet minimum egress dimensions for fire escape. Windows that have been painted shut, blocked by furniture, or replaced with non-compliant units are a safety and insurance issue. Open every bedroom window during your showing.
4. Walls
Priority Areas: Basement Walls, Bathroom-Adjacent Walls, Exterior Walls
These three locations carry the highest moisture risk. Fresh paint over problem areas is common in listings — trust your eyes and your nose, not just the surface appearance.
Crack orientation matters
Horizontal cracks in concrete or block foundation walls are typically more serious than vertical cracks — they may indicate lateral soil pressure or water table issues.
Paint bubbling
Bubbling or peeling paint on interior walls almost always points to trapped moisture. In basements, this often means the exterior waterproofing membrane has failed.
Musty smell
A musty or earthy odour — even without visible mould — suggests hidden mould growth behind drywall or under flooring. A professional mould inspection may be warranted.
5. Floors
1
Hardwood cupping and buckling
Cupping (edges raised higher than the centre) or buckling (boards lifting off the subfloor entirely) in hardwood floors are signs of significant moisture exposure. Check edges near kitchens, bathrooms, and exterior doors. Even after drying, wood that has been severely cupped or buckled rarely returns to flat — replacement is often required.
2
Soft spots and unusual flex
Walk deliberately across the floor and press down with your full weight in multiple spots. A spongy or springy feel in a localized area suggests subfloor rot or, in older homes, possible termite damage. This is distinct from the gentle flex that is normal in floating floor installations.
Gently knock on ceramic or porcelain tile with your knuckle. A hollow sound means the tile has lost adhesion to the substrate beneath it. Spot repairs are possible for small areas, but widespread delamination typically requires full retiling — which includes removing existing tile, replacing the cement board, and labour.
6. Lighting & Electrical
Test every light switch
A dead light could be a burned-out bulb — or a failed circuit. Test all switches. Note which ones don’t work and ask the listing agent for clarification before your inspection.
Check the electrical panel
Look for scorch marks, double-tapped breakers, or fuse boxes. Older fuse panels are often flagged by home insurers — some companies won’t insure them, or will charge higher premiums.
GFCI outlets
Bathrooms, kitchens, and garages should have GFCI-protected outlets per Ontario Building Code. Missing GFCI protection is a code violation that will require upgrading.
Dim lighting as a staging trick
Basement and hallway lighting that is unusually dim sometimes obscures surface defects. Bring a flashlight and angle it along walls and floors to reveal texture issues invisible under overhead light.
Arthur’s Field Checklist — Five Tools to Bring
- Flashlight — angled lighting reveals texture problems invisible to overhead fixtures
- Your nose — musty, damp, or gas smells are early warning signals
- Your feet — press down deliberately to test subfloor integrity
- Your phone camera — photograph everything; memory fades after multiple showings
- A pen and notepad — mark your concerns room by room for your inspector
A Home Inspection Does Not Replace Your Showing Observations
Home inspectors typically have 2–3 hours and a systematic protocol. Your showing observations are different — they happen before the offer, giving you the opportunity to factor issues into your pricing strategy or walk away before committing to an inspection deposit. Share your notes with your inspector so they know where to focus.
Frequently Asked Questions
What do gaps in crown moulding or baseboards indicate?
Small gaps between moulding and the wall or ceiling can indicate normal seasonal wood movement. However, gaps wider than 3mm, combined with paint bubbling or discolouration, may signal moisture infiltration or structural settling — particularly worth flagging for a home inspector.
Is a water softener included in the purchase price?
Not necessarily. Many water softeners in Ontario are rental units — the buyer inherits the lease upon closing. Always confirm ownership status in the Agreement of Purchase and Sale. Ask for the rental contract details including monthly cost and buyout option.
How can I tell if windows need replacing during a showing?
Look for fogging or condensation between double-pane glass layers — this means the sealed unit has failed and lost its insulating gas. Also check for water staining on window sills, difficulty opening and closing, and warped frames. Replacing a sealed unit typically costs $300–$800 per window.
What types of wall cracks are most concerning?
Horizontal cracks in concrete foundation walls are generally more serious than vertical ones, as they may indicate lateral soil pressure. Diagonal cracks near door and window corners can point to settling. Any crack wider than 6mm or accompanied by moisture staining warrants professional assessment.
Should I still worry about wall stains if the seller says the issue was fixed?
Yes. Ask for written documentation of the repair (contractor invoice, description of scope). During the home inspection, request that the inspector use a moisture meter in those areas. A cosmetic fix does not guarantee the root cause has been resolved.
Questions About a Property You’re Considering?
I provide detailed showing analysis and help buyers assess risk before making an offer — not just after.
Call: 416-277-3836
Arthur Zhao · Real Estate Broker · FRI · ABR · SRS · MCNE · E-PRO · GUILD Elite
VP & Branch Manager, Bay Street Group Inc.
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