Calgary’s City inspectors are thorough, methodical, and not interested in excuses. I’ve sat through dozens of inspections on our projects, and I can tell you exactly what they’re checking for at each stage.
Knowing this upfront means fewer surprises, fewer rework costs, and fewer delays. A failed inspection costs $5,000 to $15,000 in wasted time and corrections. Knowing what the inspector wants before they arrive means you pass.
The 4 Inspection Stages
Stage 1: Framing / Rough-In Inspection
When: After all framing and rough construction is complete, before drywall goes up. Typically 4 to 6 weeks into construction.
Inspector checks:
- Structural integrity: Are beams and posts installed correctly? Is underpinning done properly if ceiling was low?
- Floor joists: Are they properly spaced, rated for residential use, and adequately supported?
- Ceiling height: Is it 6’5” (habitable rooms) or 6’2” (bathrooms)? They measure multiple spots, no squeaking by with low corners.
- Load-bearing walls: Did you alter any bearing walls? Are posts properly sized?
- Egress windows: Is the well the right size? (Minimum 3.8 sq ft, 32” wide, 37” tall). Is it accessible from ground level? Is drainage adequate?
- Rough plumbing and electrical: Are pipes sloped correctly? Are electrical runs away from wet areas? Is the panel accessible?
- Insulation and air sealing: Is band board insulated? Are perimeter walls insulated to code?
Common fail points:
- Egress window undersized or positioned incorrectly
- Ceiling height too low (6’2” when it should be 6’5”)
- Structural posts not properly supported (jack posts need footings, not just sitting on concrete)
- Plumbing vents not vented to roof (City requires vent stacks, not just re-vents)
- Electrical panel inaccessible or too small
- Band board not insulated (air leakage pathway)
Stage 2: Electrical / Mechanical Inspection
When: After all electrical wiring and HVAC ductwork are installed, before panels are covered or drywalled in. Typically 6 to 8 weeks into construction.
Inspector checks:
- Electrical service: Is the panel capacity adequate for the suite? Is there a dedicated sub-panel for the suite?
- Circuit configuration: Are circuits properly sized? Are outlets ground-fault protected (GFCI) in wet areas (kitchen, bathroom)?
- Grounding and bonding: Are all metal pipes and frames properly grounded?
- HVAC zoning: Is the secondary suite on its own heating/cooling zone? Does the furnace have adequate capacity?
- Ductwork: Is it properly sized, insulated, and routed away from kitchen exhaust?
- Plumbing vents: Are they routed to the roof and not shared with the main unit in ways that violate code?
- Water supply: Is there a shutoff valve for the suite? Is backflow prevention in place?
Common fail points:
- Undersized electrical service (200A when suite + main unit need more)
- Shared circuits between main suite and secondary suite (code violation)
- No dedicated sub-panel for secondary suite
- HVAC system can’t keep secondary suite at code-compliant temperatures
- Plumbing shared improperly (suite can’t isolate water if main unit is flooded)
- Kitchen exhaust ducting improperly installed (must run to exterior, not recirculated)
Stage 3: Plumbing Inspection
When: After all plumbing is installed (pipes, drains, fixtures roughed in), before any concealment. Typically 8 to 10 weeks into construction.
Inspector checks:
- Drain slope: Are drains pitched correctly (1/8” per foot minimum) so water flows and doesn’t pool?
- Venting: Are all drains properly vented to the roof? Are vent stacks sized correctly?
- Traps: Does every fixture have a proper P-trap? Are they the right size?
- Water supply: Are lines properly supported, buried to code depth (below frost line outside), and isolated?
- Fixtures: Are sinks, toilets, showers installed correctly and to code specifications?
- Backflow: Is there a check valve or backflow preventer on the suite’s water line?
- Sewage isolation: Can the secondary suite shut off its waste line if needed?
Common fail points:
- Drains sloped the wrong way (pooling water)
- Plumbing vents not extending above roof line or too close to windows
- Improper trap sizes (too small = siphoning; too large = sediment buildup)
- Water lines running through frost-prone areas without protection
- Kitchen drain improperly sloped or vented
- Shared plumbing between units (code violation for secondary suites)
Stage 4: Final Inspection
When: After all work is complete, finishes in place, everything operational. This is the final sign-off before occupancy. Typically 14 to 16 weeks into construction.
Inspector checks:
- Fire separation: Are there sealed gaps in the fire-rated ceiling/walls between units? Fire separation must be 1-hour rated (check drywall thickness, caulking, seals).
- Egress windows: Do they operate freely? Are they the correct size? Is the well clear of obstruction?
- Stairway: Does it meet code (step dimensions, handrails, headroom)? Is it properly rated?
- Electrical outlets and grounding: Are they all working? Is GFCI protection functional?
- HVAC operation: Does the suite maintain proper temperature? Is zone control working?
- Plumbing operation: Do all fixtures work? Is water pressure adequate?
- Smoke and CO detectors: Are they installed per code?
- Overall compliance: Does the suite match the approved plans?
Common fail points:
- Fire separation gaps not sealed (caulk needed around penetrations)
- Egress window blocked, painted shut, or obstructed by landscaping
- Smoke or CO detectors not installed or improperly placed
- HVAC not adequately serving secondary suite
- Stairway handrail installed incorrectly or missing
- Work done that doesn’t match approved plans
How to Prepare for Inspections (and Pass on First Try)
1. Schedule at least 48 hours in advance
- Contact the City’s inspection line or use their online portal
- Give yourself a 2 to 3 day buffer before scheduling (in case punch list items aren’t done)
2. Before each inspection, do a pre-walk with your contractor
- Check against the inspection checklist (City website has these)
- Fix any obvious issues beforehand
- Make sure the site is clean, safe, and accessible
3. Have your permits and plans on-site
- Inspector will want to see approved plans and compare them to what’s built
- Have any deviations explained in writing (City sometimes approves changes mid-project)
4. Ensure site access and safety
- Clear pathway to basement
- No tripping hazards or exposed nails
- Proper temporary lighting if needed
- No blocked electrical panels or mechanical closets
Pro Tip: The inspector sees 20+ basements a week. They’re not trying to be difficult. They’re checking code. If your work is done right, they pass it in 30 minutes. If it’s not, they’ll tell you exactly what to fix. No surprises, just clarity.
What Happens If You Fail an Inspection
Failure notice: Inspector marks the permit “FAILED” and leaves a notice with specific items to fix. These are non-negotiable. You can’t move forward until they’re resolved.
Fix the issues: Work with your contractor to correct the problems. Common fixes:
- Egress window resized or repositioned: 3 to 5 days, $2,000 to $5,000
- Underpinning or ceiling height correction: 2 to 4 weeks, $15,000 to $30,000 (major rework)
- Electrical re-work: 3 to 7 days, $2,000 to $8,000
- Plumbing corrections: 2 to 5 days, $1,500 to $4,000
- Fire separation sealing: 1 to 2 days, $500 to $2,000
Request re-inspection: After fixes are done (typically 1 to 2 weeks later), you request a re-inspection. City should schedule within 1 to 2 weeks.
Total cost of failure: $3,000 to $30,000+ depending on severity, plus 2 to 6 weeks of delay.
Failure Risk: The most common failures are egress window sizing/positioning and fire separation gaps. Both are fixable but costly and time-consuming. Preventing these at the design stage saves tens of thousands.
What You Can Do to Minimize Failure Risk
- Hire a code-experienced contractor: They know what inspectors will look for
- Use a design professional or architect: They understand code requirements before construction starts
- Do a pre-inspection review: Before the official inspection, do a walkthrough with a code consultant (cost: $400 to $800; savings: $5,000 to $20,000 in potential rework)
- Ask the City for guidance on ambiguous items: Call the building permit department with questions mid-project (not after framing is complete)
- Build in buffer time: Plan your schedule assuming one failed inspection stage
The Bottom Line
Inspections are checkpoint verifications that your basement meets code. They’re not obstacles; they’re assurances. Know what inspectors check, build to that standard from day one, and you’ll pass all four stages without drama.
The contractor who says “Don’t worry about code, we’ll deal with the inspector” is the contractor who costs you $15,000 in rework. The contractor who builds right is the one who passes inspection in a single visit.
We Know What Inspectors Want. After 200+ projects in Calgary, our team knows exactly what City inspectors are checking for. We build to exceed code from day one. First-visit passes are the standard. Let’s build it right.