Verified November 1, 2026 by Local Toronto Editorial
Short answer: You can get a good home inspection in a GTA winter, but snow and cold hide some things and reveal others. Snow can cover the roof, grading, driveway and the outside of the foundation, and most inspectors will not run central air conditioning when it is cold outside. On the other hand, winter shows you how the furnace, windows, insulation and attic really perform. Hire an inspector with a written contract, ask what they could not inspect, book a return visit or a holdback for anything hidden, and plan a long-term radon test for after you move in, because Health Canada does not recommend radon testing during a sale.
What winter hides and what it reveals
A home inspection is a visual check of the parts of a house that can be safely reached on the day. In January that changes what the inspector can see. A roof under 20 centimetres of snow cannot be judged for worn shingles. A frozen yard does not show whether the ground slopes away from the foundation. The cooling side of a heat pump or central air system may not be tested at all.
Winter also works in your favour. The heating system is running under real load. Cold air finds every gap around windows and doors. Frost and ice on the roof edge can point to heat escaping from the attic. A basement that stays dry in a thaw tells you something too, although a single visit is never a guarantee.
| Usually harder in winter | Often easier to judge in winter |
|---|---|
| Roof covering, flashing and skylights under snow | Heating system running under real load |
| Lot grading, downspout discharge and drainage | Drafts around windows, doors and outlets |
| Driveway, walkways, decks and patios | Ice dams and uneven snow melt that point to attic heat loss |
| Outside face of the foundation below the snow line | Condensation and frost on windows, which can point to humidity or ventilation issues |
| Central air conditioning and heat pump cooling mode | Frozen or poorly protected pipes in exterior walls, garages and crawl spaces |
| Pools, sprinkler systems and outdoor taps (often winterized) | How warm each room actually stays, including additions and finished basements |
What the winter market looks like
Fewer homes change hands in the GTA in winter. TRREB’s monthly reports show the gap clearly.
| Month | Sales | Change from a year earlier | Average price |
|---|---|---|---|
| May 2025 | 6,244 | -13.3% | $1,120,879 |
| December 2025 | 3,697 | -8.9% | $1,006,735 |
| January 2026 | 3,082 | -19.3% | $973,289 |
Our arithmetic: 3,082 January sales divided by 6,244 May sales is 0.49, so January had about half the sales of a spring month. The January average price was $147,590 lower than May 2025 ($1,120,879 minus $973,289), or about 13%. Treat that with care. Average prices move with the mix of homes that sell each month, and January 2026 prices were also lower than a year earlier, so this does not mean any one house is 13% cheaper in winter. CP24, quoting TRREB, reported that average listing days on market rose to 45 days in January 2026.
For a buyer, fewer competing offers can mean more room to keep a home inspection condition in your offer. RECO describes the inspection condition as “one of the most common conditions in an offer to purchase a property.” For month-by-month prices, see our GTA home prices by city tracker.
Hiring an inspector in Ontario
Ontario does not license home inspectors. The province’s buyer page says plainly: “At this time, Ontario does not have mandatory requirements for home inspectors.” The Home Inspection Act, 2017 was passed but has not taken effect. RECO also notes that it does not regulate home inspectors. That puts the screening on you.
The Ontario government suggests getting more than one quote, choosing an inspector who will give you a written contract, and asking these questions:
- May I see a copy of the inspection report you use?
- Do you have experience inspecting the type of home I am considering?
- Do you have insurance? (The province notes insurance is not required by law.)
- May I see your accreditation?
- Can you provide references?
For winter, add three of your own:
- What will you not inspect if there is snow on the roof or the ground, and will the report say so?
- Do you use a drone, binoculars or a ladder for the roof in winter, and in what conditions?
- Do you offer a return visit in spring for items you could not see, and what does it cost?
The province quotes typical fees of $350 to $600. Larger homes, older homes, and add-ons such as sewer camera scans or well and septic checks usually cost more. Ask for the full price in writing before the day.
Our broader home inspection checklist for GTA buyers covers the extra inspections worth adding in any season.
Winter inspection checklist, system by system
Roof and attic
If the roof is covered, the inspector may only be able to report on what shows at the edges, the gutters and the attic. The attic is where winter helps. Natural Resources Canada explains that ice dams form when a warm attic heats the roof sheathing and melts the snow above it. Its advice: “The best prevention for ice damming is to seal all attic air leaks and insulate thoroughly.” So heavy icicles, a thick ridge of ice at the eaves, or bare patches on an otherwise snowy roof are worth asking about. Inside the attic, look for frost on the underside of the roof boards, damp insulation and stains. If the roof is near the end of its life, our guide to roof replacement costs in Toronto helps you budget.
Furnace, boiler and water heater
Winter is the best time to watch the heating system work. Ask the seller for service records. Enbridge Gas advises homeowners to “schedule a yearly furnace inspection with a TSSA-registered HVAC contractor,” so a missing or old service record is a fair question. Check the age on the furnace label, listen for unusual noises, and walk every room to see whether it actually stays warm. Ask whether the furnace and water heater are owned or rented, since a rental contract usually passes to the buyer. Our guide to home heating systems in Ontario explains the options and typical running costs.
Gas meter and vents
High-efficiency furnaces and water heaters often vent through the side wall. Make sure the vents and the gas meter are clear of snow and ice. Enbridge says to use “a broom or soft brush to clear snow, ice, and debris,” and to “never use sharp objects, a shovel or a blower on the natural gas meter or vents.” A home where vents are buried or iced over on a showing is a small warning sign about upkeep.
Plumbing and frozen pipes
Run every tap, flush every toilet and check under sinks on exterior walls. The City of Toronto advises keeping areas with water pipes above 8°C, insulating exposed pipes in basements, crawl spaces, garages and attics, and checking pipes along exterior walls or where the water service enters through the foundation. It is also clear about who pays: “Property owners and landlords are responsible for the part that runs from the property line into the home.” Ask where the main shut-off valve is and whether it works. Be extra careful with vacant homes and estate sales. Ask whether the heat has been on all winter and look for water stains, warped floors or recently replaced pipe.
Basement and foundation
Snow against the walls hides the outside of the foundation, so the inside matters more. Look for efflorescence (white mineral deposits), fresh paint on one patch of wall, musty smells and a working sump pump with a clear discharge. If the basement is finished, ask for permits and look at our list of what to check in a finished basement.
Windows, doors and insulation
On a cold day you can feel drafts with the back of your hand. Heavy condensation or frost on the inside of windows can mean high indoor humidity, poor ventilation or failing seals. Check that bathroom and kitchen fans vent outside, not into the attic.
Air conditioning and heat pumps
Do not expect the inspector to run central air in January. The InterNACHI Standards of Practice, an industry standard many inspectors follow, say an inspector is not required to operate cooling equipment “if the exterior temperature is below 65° Fahrenheit” (about 18°C) or when it may damage the equipment. Ask for the unit’s age and service records instead, and consider a spring check.
Smoke and carbon monoxide alarms
Ontario’s Fire Code requires a working smoke alarm on every storey and outside all sleeping areas. For homes with a fuel-burning appliance, a fireplace or an attached garage, CO alarms are required next to each sleeping area and, since January 1, 2026, on every storey, including storeys with no bedrooms. Once you own the home, the province says the homeowner is responsible. Note which alarms are missing so you can install them on closing day.
Outside: grading, drainage and the lot
Ask the seller about any water in the basement during spring thaws, and look at listing photos taken in other seasons, if any, to see the yard, driveway and roof. If the home is on a well and septic system, read our guide to buying a home with a well and septic system, because frozen ground can limit some septic checks.
Radon: why winter matters
Radon is a radioactive gas from the ground that can build up indoors. Health Canada’s guideline says to take action if the average annual level is above 200 Bq/m3. It recommends a long-term test of at least three months, and says testing “during the heating season will generally provide a conservative estimate” of the annual level, because windows are closed and houses draw in soil gas.
The catch is timing. Health Canada says it “doesn’t recommend conducting a radon test during a real estate transaction,” because short tests are not reliable enough for decisions. Its suggested options are that the seller tests before listing, that the buyer runs a long-term test after moving in, or that the parties agree on a holdback so mitigation can be paid for if needed. In Health Canada’s 2012 cross-Canada survey, a population-weighted 4.6% of Ontario homes were above the guideline. That is an older figure, and the only way to know about one house is to test it.
How to handle what you cannot see
A winter inspection report will usually list items that could not be inspected. Do not skim past that section. You have a few practical ways to deal with it:
- Ask the seller in writing. Questions about roof age, past leaks, basement water, and the age of the furnace and air conditioner can be answered with invoices and warranties.
- Book a return visit. Some buyers negotiate a visit before closing, or plan a spring inspection of the roof and grading after they move in, so they can budget early.
- Consider a holdback. Part of the price is held in trust until a specific item is checked or fixed. This needs careful wording, so have your real estate lawyer draft it.
- Price in the unknowns. If the roof could not be seen and the seller has no records, budget as if it may need work soon. Our older vs newer home cost comparison shows how big-ticket replacements add up.
This guide is general information, not legal, financial or home inspection advice. Talk to a real estate lawyer before adding conditions or holdbacks to an offer.
Closing on a new build in winter
If you take possession of a new freehold home in winter, some outside work may not be finished. Tarion treats final grading, sod, driveways and walkways as “special seasonal items.” The builder has 270 days of seasonable weather from possession to complete warrantable items you report on your warranty forms, and Tarion defines seasonable weather as May 1 to November 15 each year. A longer period can apply if you and the builder agree, or if a municipal agreement sets a date.
At the Pre-Delivery Inspection, Tarion says the goal is “to record all items that are incomplete, damaged, missing.” It also notes that weather may stop you from inspecting some items. Anything still not fixed after you move in goes on the Initial Form, Mid-Year Form or Year-End Form, which replaced the old 30-day form for homes with warranty start dates on or after May 1, 2024.
Seasonal item deadline estimator
Enter your possession date. This counts 270 days that fall between May 1 and November 15, starting the day after possession, to estimate when the builder’s time for seasonal items runs out. It is an estimate only. Tarion and your agreement decide the actual date.
Example: possession on December 15, 2026 gives no seasonable days until May 1, 2027. The 2027 season has 199 days (May 1 to November 15), leaving 71 more in 2028, so the estimate lands on July 10, 2028. Check grading and driveway items against your purchase agreement and any municipal subdivision agreement, which can set different dates.
Thinking about a winter purchase? We can help you plan the inspection and the offer conditions around the season. Talk to us about buying, or get a free home evaluation if you also need to sell. For the full list of closing costs, see how much cash you need to close.
Common questions
Is it a bad idea to buy a house in winter?
No. Winter has fewer sales, which can mean less competition, and you see how the heating, windows and insulation perform in the cold. The trade-off is that snow can hide the roof, grading and outside of the foundation, so plan for a return visit, seller records or a holdback.
Can a home inspector check the roof in winter?
Only partly if it is covered in snow. Many inspectors will report on what they can see from the ground, the eaves and the attic, and will list the roof covering as not inspected. Ask the seller for the roof’s age and invoices, and consider a spring check.
Will the inspector test the air conditioning in winter?
Usually not. The InterNACHI Standards of Practice say inspectors are not required to run cooling equipment when it is below 65°F (about 18°C) outside, because it can damage the equipment. Ask for the unit’s age and service records instead.
Should I test for radon before I buy?
Health Canada does not recommend radon testing during a real estate transaction because tests must run at least three months. It suggests the seller tests before listing, the buyer tests after moving in, or the parties agree on a holdback for mitigation.
Are home inspectors licensed in Ontario?
No. The Ontario government says the province does not have mandatory requirements for home inspectors. It suggests asking for a sample report, experience, insurance, accreditation and references, and choosing an inspector who gives you a written contract.
What happens to grading and driveways on a new home that closes in winter?
Tarion treats final grading, sod, driveways and walkways as special seasonal items. The builder has 270 days of seasonable weather, counted between May 1 and November 15, from possession to complete warrantable items reported on your forms, unless a longer period applies.
Sources
- Government of Ontario, What to know before buying a home (updated July 28, 2026): no mandatory requirements for inspectors, questions to ask, $350 to $600 fees.
- RECO, Home inspections (July 3, 2026).
- TRREB Market Watch news releases: May 2025, December 2025, January 2026.
- CP24, Average GTA home price dropped below $1M last month (February 4, 2026): 45 average listing days.
- Natural Resources Canada, Keeping the Heat In, Section 5: Roofs and attics.
- Enbridge Gas, Appliance safety and Keep your meter clear.
- City of Toronto, Prevent or thaw frozen pipes (October 19, 2026).
- InterNACHI, Home Inspection Standards of Practice, section 3.5.
- Government of Ontario, Fire safety at home (September 25, 2026) and Carbon monoxide alarm rules, existing homes (December 17, 2025).
- Health Canada, Guide for radon measurements in residential dwellings (May 22, 2026), Radon and real estate (June 5, 2026) and Cross-Canada survey of radon concentrations in homes (2012).
- Tarion, Exceptions to the claims process and Pre-Delivery Inspection.
Images: AI-generated illustrations created for this guide. They do not show real properties.
Local Toronto, HomeLife Landmark Realty Inc., Brokerage.