What a deck inspection includes
Our inspection is a complete structural walkthrough of your deck from underneath as well as from above. We bring an inspection ladder, awl, moisture meter, torque wrench for spot-checking ledger bolts, and a camera. We probe every joist end and ledger connection for rot, count and assess every fastener for corrosion, measure railing heights and baluster spacing against current Alberta Building Code (9.8.8 for railings, 9.8.4 for stairs, 9.23 for residential structural elements), check post-to-pier connections for heave or tilt, and document everything photographically.
You receive a written report within 3 business days that flags each issue by severity (safety-critical, code non-compliance, maintenance, cosmetic) and includes a recommended-action summary with rough cost ranges. It's the same depth of inspection we do internally before quoting a restoration, just sold as a standalone deliverable.
Who this is for
- Homeowners selling - get ahead of the buyer's inspection and price any required repairs into your listing
- Buyers - independent structural assessment before closing, especially on homes 10+ years old
- Pre-winter peace of mind, especially after heavy snow forecasts (we saw a 3.1 kPa peak in Canmore in 2022–23)
- Insurance claim documentation or policy renewal requirements
- After any event - visible sag, a guest falling, a tree branch impact, a heavy hot tub install
- Owners of decks 10+ years old wanting a structured maintenance plan
Our process - what the visit looks like
- Schedule and confirm scope. 15-minute call to confirm deck size, age (if known), and why you're inspecting. Flat-fee quote sent same day.
- On-site inspection - 90 to 120 minutes. Above-deck walkthrough, below-deck inspection, fastener and ledger spot-checks, photo documentation of every issue.
- Written report - 3 business days. 6–12 page PDF with photos, code references, severity-tiered findings, and recommended actions with cost ranges.
- Phone review. 20-minute call to walk through findings and answer questions - included.
- Optional: repair quote. If any issues need fixing, we can quote and schedule. Inspection fee credited against any repair work over $1,500.
Inspection scope - the 50 points
| Category | What we check | Common findings (Bow Valley) |
|---|---|---|
| Ledger (8 points) | Flashing, bolts, lag screw torque, rim joist condition, lateral load ties | Peeling flashing, undersized lag screws, no tension ties |
| Piers & posts (10 points) | Heave, tilt, cracking, post-to-pier hardware, frost depth verification | Heaved sonotubes, missing post-base hardware |
| Joists & beams (12 points) | Sizing, spacing, deflection, rot probing, hanger corrosion, blocking | Sag > L/360, galvanized hanger corrosion, missing mid-span blocking |
| Railings (8 points) | Height (42" current code), post anchorage, baluster spacing (≤100 mm), 200 lb load | 36" pre-2006 height, loose posts, spindle gaps over 100 mm |
| Stairs (7 points) | Rise/run consistency, stringer condition, handrail, tread fasteners, lighting | Inconsistent rise, cracked stringers, missing handrail returns |
| Surface (5 points) | Board condition, fastener corrosion, slip resistance, drainage, rot | Cupped boards, popped fasteners, ponding at house wall |
What drives the cost
- Deck size and footprint - single-level under 400 sq ft is base price ($285), multi-level and 600+ sq ft scales up.
- Number of stair runs - each additional flight adds $25–40 for measurement and code-check time.
- Accessibility under deck - crawl-only access (under 36" clearance) adds $50–75 to the labour.
- Hot tub or pool present - adds load-path verification and engineering reference; +$75.
- Insurance/legal report format - if a more formal report is required for a claim or court, $100–150 add-on.
Bow Valley local context - what we check first here
Three failure modes dominate Bow Valley deck inspections, and we always start with these. First, pier heave from Canmore's 1.2 m frost line - short concrete sonotubes set above frost depth tip every spring and we measure for level/plumb on every post. Second, ledger flashing failures from ice-dam back-up under metal roof valleys - common on Three Sisters and Silvertip homes with steep roofs that shed onto decks below.
Third, snow-load joist deflection: the Town of Canmore design ground snow load is 2.5 kPa, but the 2022–23 winter pushed past 3.0 kPa at points, and pre-2010 decks were often sized to 1.9 kPa. Decks built before the 2010 NBCC update routinely fail an L/360 deflection check after a heavy snow year.
We also flag the rail-height issue that catches many resale buyers off-guard: the Alberta Building Code raised the minimum from 36" to 42" in 2006, and pre-2006 railings are technically non-compliant for resale. For Banff inspections we additionally reference Parks Canada permit history if available, and note any architectural compatibility issues that could surface at resale.
Why choose Canmore Deck Builders for inspection
Working builders, not generalists
We build 35–45 decks a year and inspect roughly 60 more. That hands-on volume means we recognize the failure patterns before they're visible to a general inspector - the subtle ledger flashing tell, the early-stage hanger corrosion, the joist sag that's still within tolerance but trending wrong.
400+ builds + 60 inspections per year · pattern recognition that general home inspectors don't haveWritten report with photos and code references
Every finding is tied to a specific Alberta Building Code clause or manufacturer spec - not just "looks worn." That makes the report defensible for insurance, real estate, and engineering follow-up.
Inspection fee credited toward repairs
If the inspection turns up work and you hire us to do it, we credit the inspection fee against any repair quote over $1,500. The inspection effectively pays for itself the moment you decide to act on it.