Buying in Laval: The Inspection Guide (Pyrite, Floods, Condos)

Pyrite: a well-known issue in Laval

Laval is among the parts of the metropolitan area where pyrite-bearing fill has been most documented, mainly in buildings from the 1970s to the 2000s. Single-family homes, plexes and apartment buildings have been affected in several neighbourhoods.

A heaved or star-cracked basement slab, partitions rubbing on the ceiling, distorted door frames or floors no longer level should lead to fill sampling before buying. The inspector checks the slab wherever it's visible, even in a finished basement.

Many Laval homes have already been corrected. In that case, ask for the expert report, invoices, warranties and proof that the new fill complies: a well-repaired, documented house can be an excellent buy.

The rivers and floods

Surrounded by the Rivière des Prairies and the Rivière des Mille Îles, Laval saw significant floods in spring 2017 and in 2019 in some waterfront areas, such as Sainte-Dorothée, Laval-sur-le-Lac and streets along the rivers. These areas are prized for their setting, but call for careful checking.

For a property near water, check flood-zone mapping and history with the city and the seller. The inspector looks for flood traces, assesses repairs and checks protections: backwater valve, sump pump, raised equipment.

Sewer backups during heavy rain are also an issue in some neighbourhoods, even far from the rivers. An accessible, maintained backwater valve is essential.

Floods also leave a paper trail. If the house was affected, the seller may have received government assistance or filed an insurance claim, and the related reports often describe exactly what was damaged and repaired. Asking for them is a simple way to verify the work instead of relying on memory.

Condos and recent buildings

Condo towers and buildings have multiplied near metro stations and main roads. For a condo, the building's condition and finances matter as much as the unit: roof, underground garage, windows, balconies and reserve fund.

Ask for the maintenance log, reserve fund study, minutes and financial statements. In a recent building, check the status of warranties and any problems reported to the builder.

The inspector examines your unit and accessible common areas, especially the garage, which often reveals overall upkeep.

Pay attention to balconies and garage membranes in buildings from the 1990s and 2000s. These are often the first major common-area repairs in a condo building, and when the reserve fund study doesn't plan for them, special assessments tend to follow within a few years.

Bungalows and 1960s–1990s homes

Much of Laval was built as bungalows, cottages and split-levels. These homes are due for major replacements: original French drain, windows, roof, electrical panel and water heater.

Typical findings are efflorescence at the base of foundation walls, a clogging drain, a poorly vented attic and basement renovations done without a proper vapour barrier. A camera inspection of the drain is especially useful, particularly if the basement shows moisture.

Large mature trees, common in established neighbourhoods, can also harm drains and roofs.

Planning your inspection in Laval

Laval's market moves fast, and offer deadlines are often short. Book the inspection as soon as the offer is accepted and, for a house from the 1970s to the 2000s, allow time for a possible fill test.

For a condo, request the syndicate's documents from the outset; for a waterfront property, check mapping and insurability in parallel.

In spring, inspectors are very busy: a few days' margin in your conditions saves a lot of stress.

• Pyrite: slab condition and documents
• Floods: mapping and traces
• Backwater valve
• Condos: syndicate documents
• Bungalows: drain, windows, roof

Questions to ask the seller in Laval

For a house from the 1970s to 2000s, ask whether the slab was ever tested for pyrite, with the report, and whether work was done, with invoices and warranties. Also ask about sewer backups and whether a backwater valve was installed.

For a waterfront property, ask whether it flooded in 2017 or 2019 and what work followed. For a condo, ask whether special assessments have been voted or are planned and whether warranty claims are under way against the builder.