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Building inspection

Building inspector on the
South Shore

Brossard, Longueuil, Boucherville, Chambly — the South Shore sits on a thick layer of marine clay with one of the region's highest water tables. We know every municipality and its unique challenges.

Real estate profile

South Shore: Champlain clay
and its consequences.

Montreal's South Shore is one of Quebec's most problematic regions for foundations and water infiltration. The area sits on thick Champlain Sea clay deposits — a soil that contracts during dry periods and swells during heavy rains. Combined with a water table often very close to the surface and massive suburban expansion since the 1970s, this geology creates demanding inspection conditions requiring deep knowledge of the terrain.

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Champlain Sea marine clay
The thick, sensitive clay forming the South Shore's subsoil is one of the main causes of differential settlement in Quebec. Foundations shift with the seasons, creating structural cracks and misaligned doors and windows.
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Very high water table
In many South Shore areas, the water table sits less than one metre below the surface. This proximity makes basements extremely vulnerable to infiltration, especially in spring and during heavy rains. Sump pumps often run continuously.
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1970s-90s suburban expansion
Most of the South Shore's residential housing was built between 1970 and 2000. The bungalows and split-levels from the 1970s-80s are reaching an age where major components (roof, windows, plumbing, electrical) require complete replacement.
Common findings

What our inspectors find
on the South Shore.

The South Shore presents some of the most complex inspection challenges in the greater metropolitan area. Here are the recurring findings we document in our reports.

✓Settlement and foundation cracks — Highly compressible clay soil causing marked differential settlement, diagonal cracks in foundation walls, misaligned doors and windows
✓Basement water infiltration — High water table, proximity of the Richelieu and St. Lawrence rivers, clogged French drains, failing foundation waterproofing
✓Pyrite in foundations — Pyrite-contaminated backfill under concrete slabs in 1980-1995 construction, particularly in Saint-Hubert, Brossard and Candiac areas
✓Iron ochre — Gelatinous orange deposit clogging French drains and sump pumps, very widespread in the South Shore's iron-rich soils
✓Spring flooding — Riverside areas along the Richelieu and St. Lawrence in flood zones, sewer backups during high water
✓Overworked sump pumps — Near-continuous operation due to the high water table, premature wear, no backup battery in case of power failure
✓Basement mold — Chronic moisture from the high water table, insufficient ventilation, organic materials in contact with damp concrete
✓Aging heating systems — Furnaces and boilers from the 1980s-90s reaching end of life, uncleaned ductwork, cracked heat exchangers
Municipalities

Our inspections by
South Shore municipality.

Each South Shore municipality has its own geological and housing profile. Discover the challenges specific to your city.

Brossard
Large multicultural city undergoing densification. 1970s-80s bungalows, new condos near the REM. Clay soil, pyrite in some areas, high water table.
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Longueuil
Historic urban core with older homes and new developments. Heritage Vieux-Longueuil, 1950s-70s neighbourhoods with aging plumbing and electrical systems.
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Boucherville
Sought-after suburb with higher-end homes. Heritage Vieux-Boucherville, 1980s-2010 developments. Clay soil along the river, drainage to monitor.
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Chambly
Historic town along the Richelieu River. Known flood zones, very pronounced clay soil. Mix of heritage homes and recent developments.
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Saint-Lambert
Upscale suburb with post-war homes and prestige residences. Mature trees affecting foundations, aging copper plumbing, pitched roofs to maintain.
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Saint-Bruno-de-Montarville
Residential city at the foot of Mont Saint-Bruno. Sloped terrain in some areas, variable natural drainage. 1970s-2000s homes, large wooded lots.
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Saint-Hubert
Large residential area with 1970s-90s developments. Among the areas most affected by pyrite on the South Shore. High water table, frequent iron ochre.
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Candiac
Planned city from the 1960s-70s with more recent developments. Very heavy clay soil, marked differential settlement, pyrite in some areas.
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La Prairie
Heritage core and modern suburbs. River proximity, identified flood zones. Older homes in Vieux-La Prairie with stone foundations to monitor.
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Sainte-Julie
Growing family-oriented city since the 1980s. Variable terrain — flat in the south, hilly near Mont Saint-Bruno. 1985-2010 construction, possible pyrite.
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Our services on the South Shore

Inspections available
in your municipality.

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Pre-purchase inspection
Protect your investment. Starting at $650+tax.
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Condo inspection
Specialized inspection for condo units. Starting at $550+tax.
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Multi-unit inspection
Duplex, triplex and multi-unit buildings. Custom quote.
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Commercial inspection
Commercial and industrial buildings. Custom quote.
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Pre-sale inspection
Sell with confidence. Starting at $550+tax.
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Mold & air quality
Mold testing and indoor air quality analysis.
FAQ

Frequently asked questions —
South Shore.

Everything you need to know about building inspection on the South Shore.

How much does a home inspection cost on the South Shore?+
For a single-family home on the South Shore, our rates start at $650+tax. The price varies based on size, age and complexity of the building. Contact us for a precise quote tailored to your property.
Why are South Shore basements so often flooded?+
The South Shore sits on thick layers of marine clay (Champlain Sea deposits) with a very high water table in many areas. This combination, plus the proximity of the Richelieu River and St. Lawrence River, creates conditions prone to infiltration, especially in spring during snowmelt.
What is iron ochre and why is it a problem on the South Shore?+
Iron ochre is a gelatinous orange-reddish deposit produced by bacteria that feed on iron in the soil. On the South Shore, iron-rich soils and a high water table promote its growth. Iron ochre clogs French drains and sump pumps, causing basement water backups.
Are 1980s-90s South Shore homes at risk for pyrite?+
Yes. Several residential developments built between 1980 and 1995 used pyrite-contaminated backfill under foundation slabs. The Saint-Hubert, Brossard and Candiac areas are particularly affected. A laboratory pyrite test (petrographic analysis) is the only reliable way to confirm its presence.
Nearby zones

We also serve
neighbouring regions.

Montreal
Plateau · Verdun · Villeray · Rosemont · CDN-NDG · Westmount
West Island
Kirkland · DDO · Pointe-Claire · Beaconsfield · Pierrefonds
Estrie · Montérégie · Mauricie
Sherbrooke · Granby · Trois-Rivières
Lanaudière
Joliette · Repentigny
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Need an inspector
on the South Shore?

Available 7 days a week. Report delivered within 24 hours. InterNACHI & IBC certified.

📞 (514) 802-7215Book online →
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