Attic & Insulation Inspection Montréal

The attic tells me a lot about a house: how well it's insulated, whether the roof leaks, and whether moisture is building up where nobody looks. I'm Pantelis Ambatzis, a Certified Master Inspector (CMI®). I inspect the attic as part of every inspection when it's safely accessible, and I explain what I find, in English or French.

Why the attic matters in Montréal

In our climate, a poorly insulated or poorly ventilated attic causes problems every winter. Heat escaping from the house melts the snow on the roof, the water refreezes at the edge and forms ice dams that can push water under the shingles. Warm, moist air from the house can also condense on the cold roof deck, causing frost, wet wood and eventually mould and rot. A good attic is well insulated at the floor, well sealed against air leaks from the house below, and well ventilated above the insulation.

Loose pink insulation on an attic floor, with a fixture box and cables lying on top — Loose insulation on an attic floor. I note its type and approximate depth, and anything that interrupts it, like fixture boxes and ducts.

What I check

Access: the hatch and whether the attic can be entered safely; if not, I inspect what's visible from the hatch;
Insulation: type (loose-fill cellulose, fibreglass or mineral wool, batts, rigid boards), approximate depth, gaps and compressed areas;
Ventilation: soffit and roof vents, and whether insulation blocks the airflow at the edges;
Exhaust ducts: bathroom fans and other ducts that should vent outside, not into the attic;
Roof structure and deck: rafters or trusses, stains, wet or darkened wood, frost, signs of leaks and mould;
Other signs: pests, and insulation that may be vermiculite.

Vermiculite and other concerns

Some older houses have vermiculite insulation, a loose, pebble-like material that can contain asbestos. If I see material that looks like vermiculite, I note it and recommend not disturbing it; I also offer asbestos testing. When I see signs of moisture or mould on the roof deck, we can go further with a mold inspection and air sampling.

Duct running through an attic above disturbed insulation, between wooden framing — A duct crossing the attic. I check that it's connected, insulated where needed, and that it vents outside.

Limits of the inspection

The inspection is visual. I don't move insulation or walk where it isn't safe; areas behind low roof slopes, covered by insulation or without access can't be seen. The thermal camera used from inside the house can show missing insulation in ceilings. When work is needed, I recommend the right specialist: a roofer, an insulation contractor or a ventilation specialist.

The report

The attic is part of every pre-purchase inspection, along with the roof. You receive a written BNQ 3009-500 report with photos, findings ranked by priority and maintenance advice, often delivered the same day. Rates are on the price list.

Questions about an attic or ice dams? Call 514-924-8887 or reach us through the contact page.

Attic & Insulation Inspection in Montréal