Home Inspections in Orillia

Orillia sits between Lake Simcoe and Lake Couchiching, where the two lakes meet at the Narrows. We inspect every kind of home here, from Victorian and early 1900s houses in downtown Orillia to waterfront homes and cottages, and newer subdivisions on the edges of the city.

Structured Property Inspections is a Community Votes Platinum Award winner in Barrie and Simcoe County for 2025 and 2026.

Orillia is part of our regular service area, a short drive up Highway 11 from our Barrie office. We inspect homes in downtown Orillia and lake properties in the surrounding area, including Bass Lake.

Orillia Homes We Inspect

Older homes in downtown Orillia. Orillia grew from logging and farming into a summer resort town, and many homes near the core date from the late 1800s and early 1900s. We look closely at older foundations and basement moisture, past renovations and additions, older wiring and plumbing, chimneys, and original wood trim and porches. Moisture can promote mold growth; see our mold and indoor air quality assessments.

Waterfront homes and cottages. Along Lake Couchiching and Lake Simcoe, and on nearby lakes such as Bass Lake in Oro-Medonte, many homes started as seasonal cottages and were added onto and winterized over the years. We look at how the additions were built and joined, crawl spaces and foundations, insulation and heating, and signs of moisture from being close to the lake. Moisture can promote mold growth; see our mold and indoor air quality assessments.

Newer subdivisions. For brand-new homes, see our Tarion PDI and 11th-Month Warranty Inspections page.

Rural properties around Orillia. In the nearby townships of Oro-Medonte, Severn and Ramara, many homes have a private well and a septic system. For septic systems, and for WETT inspections of wood-burning appliances, we bring in trusted specialists in those fields, so you get an expert opinion on each system alongside our inspection. We don't test well water ourselves, but we can point you to simple test kits.

What Orillia's Lakes and Weather Mean for Your Home

  • Heavy snow. Orillia sits just east of Georgian Bay and gets lake-effect snow. In the 2024 to 2025 winter, the city recorded more than 450 cm. Big snow loads and poor attic insulation or ventilation can lead to ice dams, so we look closely at the roof, attic and soffit vents.

  • High water and heavy rain. Spring runoff and high lake levels can raise groundwater near the shore, and sudden downpours have flooded Orillia streets before. We check the sump pump, grading, downspouts and signs of past water in the basement. Moisture can promote mold growth; see our mold and indoor air quality assessments. See also our sump pump guide.

  • Freeze-thaw cycles. Water that gets into cracks freezes and expands, so we check grading, foundation walls, walkways and steps.

  • Radon. The Simcoe Muskoka District Health Unit encourages residents to test their homes for radon. Health Canada's guideline is 200 becquerels per cubic metre, and the only way to know your level is to test. We don't offer radon testing ourselves, but we're happy to help you arrange it. Health Canada recommends a long-term test of at least three months for an accurate result, because a short test on inspection day can read falsely high or falsely low.

Inspections We Offer in Orillia

  • Pre-purchase and pre-listing home inspections, including converted cottages

  • Mold and indoor air quality testing, with samples analyzed by an accredited lab

  • Tarion PDI and 11th-month warranty inspections

  • Commercial property condition assessments

  • Construction and renovation consulting

Home inspections start from $499.99 plus HST for homes up to 2,000 sq ft, with an infrared scan included. Larger, older or finished homes are priced by size and features, and we'll confirm your exact price in your quote.

We only inspect. We never do repairs, so our findings are independent.

From Our Orillia Inspections

In one Orillia-area home, part basement and part crawl space, we found a large crack running across the crawl space floor, caused by uneven settling. Water was getting in through it, and that kind of ongoing moisture can lead to mold growth and further damage if it isn't addressed.

Common Questions

Do you inspect cottages and waterfront homes? Yes. We inspect seasonal cottages, including cottages that have been converted to year-round homes. Conversions deserve a careful look at insulation, heating, plumbing, the foundation and the crawl space, since the home was often first built for summer use.

Can I be there for the inspection? Yes, and we encourage it. There's a lot of useful information shared during an inspection. When we're finished, we take you on a summary walkthrough of the home and answer any questions you have.

Do you inspect outside Orillia? Yes. We inspect in Barrie, Innisfil, Bradford and across Simcoe County, York Region and the Greater Toronto Area. See our Barrie home inspections, Innisfil home inspections and Bradford home inspections pages.

Ready to Book?

Buying or selling in Orillia? Call us at 705-627-8782 or request a quote, and we'll give you our next available dates.

Request a Quote