Bottom Line Up Front (BLUF)
Surprise repairs kill deals. In Victoria’s market, the most dangerous findings are those that make a home uninsurable (e.g., Poly-B piping, active Knob-and-Tube wiring, or buried oil tanks). Addressing these before you list—or pricing the home to reflect them—is the only way to protect your sale price and timeline.The "Big Ticket" Deal Killers
These findings scare buyers the most because they involve significant expense or insurance denials. If your home was built before 2000, pay attention.1. Buried Oil Tanks
A classic Victoria ghost story. If a tank is found, it must be removed. If it has leaked, you are looking at soil remediation costs ranging from $15,000 to $100,000+.- The Fix: If your home is pre-1970, hire a tank scan company immediately.
- The Law: Municipalities like Oak Bay and Saanich have strict bylaws regarding removal and fire department permits.
2. Poly-B Plumbing (Polybutylene)
Common in BC homes from the late 70s to mid-90s. These grey pipes can fail from the inside out.- The Risk: Many insurers will not cover homes with Poly-B, or will demand a massive deductible.
- The Cost: Re-piping a standard home costs roughly $10,000–$20,000. Expect buyers to deduct this from the offer price.
3. Vintage Wiring (Knob-and-Tube & Aluminum)
Found in our beautiful heritage homes (Fernwood, Fairfield, James Bay).- Knob-and-Tube: Often uninsurable if active. Needs to be deactivated or replaced.
- Aluminum Wiring (60s/70s):: Can be safe if "pigtailed" with copper connectors, but requires an electrical inspection to satisfy insurers.
The "West Coast Special": Moisture Management
We live in a rainforest. Inspectors in the Capital Regional District (CRD) are laser-focused on water.FindingWhy It MattersThe Seller's MovePerimeter DrainsOld clay tiles collapse or clog with roots. A damp basement is a massive red flag.Scope them before listing. A clean-out ($500) is better than a collapse ($25k+).Attic MoldOften caused by bathroom fans venting into the attic instead of outside.Verify venting exits the roof. Treat minor mold professionally.Negative GradingSoil touching siding invites rot and termites.Lower soil levels so there is 6 inches of clearance to the siding.The Strategy: Pre-Listing Inspections
Should you inspect your own home before listing? It sounds scary to go looking for trouble, but knowledge is leverage. A pre-inspection allows you to:- Fix on your terms: You choose the contractor and the timeline, rather than panicking during the subject removal period.
- Price accurately: If you choose not to fix an item, you can disclose it and price the home accordingly, removing the buyer's ability to negotiate you down later.
- Build trust: Handing a buyer a clean report (with receipts for repairs) screams "This home is well-loved."
Would you like me to send you a list of our recommended local inspectors and perimeter drain specialists? I can help you arrange a pre-listing "health check" for your property.
