Who inspects Calgary deficiencies at handover?

At handover of a new home in Calgary, deficiencies are typically reviewed through a combination of a builder-conducted walkthrough, a third-party home inspector hired by the buyer, and ultimately backed by Alberta New Home Warranty Program (ANHWP) coverage — not a single government inspector.

Here's how it works in practice:

The Builder Walkthrough (Possession Inspection)

Before you take possession, your builder will walk you through the home and document any visible deficiencies on a possession inspection form (sometimes called a "deficiency list" or "walk-through report"). Both you and the builder sign this document. Take your time — don't feel rushed. Bring a flashlight, test every outlet, run every tap, flush every toilet, open and close every window and door. Anything you miss and don't document becomes harder to claim later.

Third-Party Home Inspector

You have the right to hire your own licensed home inspector before possession, and it's strongly recommended. A good inspector will catch things a builder walkthrough often misses — improper grading, insulation gaps, HVAC issues, plumbing concerns. In Calgary, expect to pay $500–$800 for a new construction inspection depending on home size. This is money well spent on a $600,000+ purchase.

Alberta New Home Warranty Program (ANHWP) — Your Legal Backstop

Under Alberta's New Home Buyer Protection Act, all new homes must be covered by mandatory warranty insurance with the following coverage tiers:

• 1 year — labour and materials defects
• 2 years — delivery and distribution systems (electrical, plumbing, HVAC, gas lines)
• 5 years — building envelope defects (water penetration, exterior cladding, roofing, windows)
• 10 years — major structural defects (foundation, load-bearing components)

If your builder refuses to fix a documented deficiency, you file a claim through your warranty provider. The warranty provider then sends their own inspector to assess the issue. You can verify your builder's registration and warranty provider at anhwp.com.

Municipal Building Inspections

It's worth noting that the City of Calgary conducts building inspections throughout construction (framing, insulation, electrical rough-in, plumbing, final occupancy) through accredited Safety Codes Officers. These inspections confirm code compliance — they are not a deficiency inspection at handover. A passed final inspection means the home met code at the time of construction, not that it's deficiency-free.

What To Do If Your Builder Won't Fix Deficiencies

Document everything in writing — emails, photos, dated notes. Give the builder a reasonable written deadline to remedy the deficiency. If they don't respond, escalate to your warranty provider immediately. For disputes, the Alberta Court of Justice handles construction claims up to $50,000 in small claims. Larger disputes go to the Court of King's Bench.

Your next steps: Before possession day, hire a third-party inspector, bring your deficiency list to the walkthrough, get everything signed and dated, and confirm your warranty certificate is in hand. Browse our directory at Calgary Construction Network to find qualified home inspectors serving Greater Calgary.