Service area
Home inspections in New Westminster
The oldest city in the region, with Victorian and Edwardian houses on a steep hill above the river, and newer towers by the water.
New Westminster is one of the oldest cities in the region, and the housing shows it. A steep hillside runs up from the Fraser River, covered with houses from several eras, some of them more than a century old. Tall new buildings stand along the waterfront and around the SkyTrain stations.
| Area | Typical buildings | Usual focus |
|---|---|---|
| Queen's Park, Moody Park | Victorian, Edwardian and Craftsman houses | Wiring, foundations, drains, additions |
| Sapperton, Brow of the Hill | Early to mid-century houses, some duplexes | Oil tanks, panels, suites |
| Connaught Heights, Glenbrook | Mid-century and later houses | Slopes, roofs, drainage |
| Quayside, Downtown, Victoria Hill | Towers, mid-rise, townhouses | In-suite scope, strata documents |
Heritage houses
Queen's Park and the area around it have a large number of heritage houses, some with ornate trim, steep roofs and original wood windows. They are often well loved and have been maintained, and they are old, so their systems have been replaced at different times.
- Foundations. Stone, brick or early concrete. Cracks, bowing and past repairs are common. Many have been lifted or underpinned.
- Wiring. Knob-and-tube is still found in attics, closets and walls. See old wiring and panels.
- Supply and drain pipes. Galvanized steel, copper and cast iron or clay, in various combinations, and sometimes lead is found in very old fittings or service lines. If there is any doubt, test the water.
- Heating. Many started with coal or wood, then oil, then gas. Oil tanks are not rare, and some are buried. See oil tanks.
- Windows. Original wood windows that are worth restoring, and may have lost their paint and sills.
- Alterations. Additions, enclosed porches and rebuilt rear sections, with joins that need a look.
If a house is on a heritage register or has a covenant, the rules about what can be changed matter. Ask your realtor and lawyer; an inspector does not review them.
Slopes and drainage
The hillside means that many houses are built into a slope, with retaining walls, steep driveways and stairs. Water runs downhill through and between properties. We look at grading, retaining walls, downspouts, the uphill foundation wall and the lower level for dampness. Large or moving walls are a case for an engineer.
Mid-century and later houses
Sapperton, Connaught Heights and other areas have homes from the 1940s through the 1980s. These bring the usual mix of small services, older panels and roofs at the end of their life. Aluminum wiring turns up in houses from roughly the mid-1960s to the mid-1970s, and Poly-B in those from the mid-1980s to the mid-1990s.
Towers and strata
The waterfront and the SkyTrain stations have many newer towers and mid-rise buildings, alongside older low-rise buildings and townhouse complexes. In units, we look at the windows, balcony doors, plumbing, heating and electrical. For older wood-frame buildings, the envelope history is a main question. See condo and townhouse inspections.
Suites and duplexes
Many older houses have been divided into suites over the years, sometimes without paperwork. We note what we can see, and the City decides what is legal.
Booking in New Westminster
Phone or send a request with the address, the year built and your subject date. Steep streets and narrow access are common, so tell us about parking.