The tool Quebec inspectors prefer
The complete AI suitefor building inspectors
Save hours on every inspection. Generate professional reports in minutes with AI-powered accuracy.
100+ inspectors already use LumosNo credit card required2× faster, site to reportBNQ 3009-500 built in
Lumos building inspection software on laptop, tablet and mobile — from field capture to the final report
1,165
bilingual findings: 710 pre-purchase, 455 pre-delivery
BNQ 3009-500
native standard support
2×
faster from site to report
PDF + Web
interactive report for your clients
How it works
Three steps. No imposed workflow.
Capture your way. Log your findings on site, shoot with your phone or your usual camera and import the batch later. Build your report at your desk. Voice, photos, notes — it’s your method, you decide how you work.
Your words take shape. Let Lumos structure your dictations, notes and photos into findings, or draw on your own bank of BNQ-compliant findings. From your observations and your expertise: nothing goes out without your approval.
Store, deliver and get paid. Every document, photo and report is kept, with no limit on how many or how long. Stand out with your clients: send an interactive web report plus its PDF, the agreement signed online and the GST/QST invoice — all in one place.
They made the switch
What inspectors say about Lumos
Othmane Benouattaf
Since I started using Lumos for my inspection reports, it has completely changed the way I work. The tool is fast, intuitive and truly adapted to field realities. Before, we'd spend hours — sometimes entire weekends — on outdated software. Today, everything is much more efficient and structured.
Michael Fillion
Lumos redefines efficiency. With an incredibly intuitive interface and forward-thinking features, it's a major time saver when drafting our reports.
Jean-Pierre Leroux
Adapting to Lumos was easy and the interactive report is a great touch for clients. The report templates and finding banks for pre-reception (with code references) and pre-purchase are well done. Very pleasant to work with.
Dominic Laverdière
Being a building inspection student let me try several software programs. Lumos is hands down the most user-friendly and easiest to use. And the fact that it fully complies with BNQ 3009-500 makes it even better. There's no question — Lumos is the software I'll be working with.
Alexandre Dubois
At Institut Grasset, we're exposed to many different inspection tools. Lumos clearly stands out: the interface is modern, you're up and running immediately, and BNQ compliance is built in from the start. It's exactly the kind of tool you want from day one in practice.
Dominic Kingsberry
Lumos is a simple, efficient software that integrates the BNQ standard in a fully compliant way. It's perfectly suited to the new requirements of the inspector profession, including those from the RBQ, and makes daily organization easier.
Pierre Hardy
An excellent intuitive and user-friendly study companion that let me explore and practice what I was learning at college. Lumos is definitely an indispensable tool I use every day as a BNQ 3009-500 certified building inspector.
Éric Beauregard
Really happy to have found inspection software that comes with major advantages, on top of excellent support straight from its creator.
Reda Jamil
Lumos is fast, intuitive and built for the field. It saves me a huge amount of time, and my reports are more efficient and better structured than before.
Marc L'Heureux
Lumos is a user-friendly writing tool you can get efficient with quickly. It offers plenty of options and it adapts to my needs. Clients really appreciate the interactive report it produces. I'm very happy with my choice!
Walid Abourial
Lumos has really improved the way I put my reports together. Everything is much faster and better organized, and the end result looks very professional. I recommend it!
Vincent Morin
What I appreciate most about Lumos is its clear, intuitive interface — a pleasure to work in day to day. Everything I need is on the same screen: sections, content and photos. Navigation flows without ever feeling crowded. The reports look very professional, and the client portal is a real advantage: it brings the essentials together, makes the report easy to read, and even lets clients sort findings by category or by priority. I have had excellent feedback on it. And the support is fast, effective and always there for follow-ups.
Field capture
Capture your way
Hands-free voice on site, or your usual camera with batch import back at the office. Lumos organizes while you inspect.
Writing assistant
An assistant that writes with you — never instead of you
It’s your inspection, your judgment, your words. The assistant structures them into findings in proper BNQ vocabulary, suggests proven wording and flags omissions — you approve every line.
Reports
Reports your clients understand
A professional PDF in your brand and an interactive web report your clients open with a simple access code — no account needed.
Template editor
Your templates, your rules
Start with two system templates included: residential BNQ 3009-500 and pre-delivery. Then build your own — commercial, multi-unit, specialized — to your own criteria, in a visual editor you pick up straight away.
Business management
Admin on autopilot
From first contact to payment: proposals, agreements signed online, invoices with taxes calculated, and Google review requests sent for you — every document tracked in the project’s Document Center.
Future Inspectors
Are you a student inspector?
Lumos believes the next generation of inspectors deserves world-class tools from day one. That's why we're committed to helping the inspection community grow — starting with you.
Free while you study
Get a full Lumos license at no cost for the entire duration of your inspection program.
2 months free after graduation
Launch your business with confidence. Enjoy 2 months of unlimited access to build your client base and perfect your workflow.
Stand out from day one
Deliver professional, AI-powered reports that impress clients and set you apart from the competition.
Discover Lumos Studio: your brand, done for you
Logo, website, online presence — we build your inspection company's professional image, made to measure. Perfect for getting started.
From $295
Free proposal within 48 hours
The platform
Ready to modernize your inspections?
Join hundreds of inspectors already using Lumos to deliver faster, better reports.
Frequently Asked Questions
Everything you need to know before getting started
Why choose Lumos over another platform?
Lumos isn't a traditional inspection report software — it's a platform for building inspectors. Unlike tools like Vesta or Udata that simply digitize your forms, Lumos works alongside you: it drafts your reports from voice notes and photos, checks compliance with standards, and saves you hours on every inspection by offering a multitude of tools that help you do your job as an inspector with ease. A modern experience, designed for the field.
Is Lumos compatible with the BNQ 3009-500 standard?
Yes. Lumos was built from the ground up for the Quebec market, around the BNQ 3009-500 standard. Report structure, pre-written findings and templates are aligned with the standard's requirements, and the conformity review flags omissions before delivery.
How does Lumos make my inspections more efficient?
Lumos lets you focus on what matters: inspecting. In the field, simply capture your observations via audio, text, or photo — without worrying about formatting or writing. Lumos AI is there to assist you, not to replace you. It helps structure your notes, draft the report, and check compliance — but you remain the expert. The final report is yours: you review it, you approve it, you send it. The AI empowers your workflow, the professional judgment stays entirely yours.
Do I keep control over the AI-generated content?
Absolutely. Lumos AI is a tool. You can use it or not, it helps you draft the first version of your observations, but you retain full control. Every finding, every section can be edited, adjusted, or removed before sending. Nothing goes to the client without your approval. You stay in control but you benefit from automation and AI power to improve your efficiency.
Can I use Lumos without AI?
Yes. Lumos is fully functional without AI: findings bank, keyboard entry, batch photo import and custom templates. AI assistance is optional at every step, and the inspector always has the final say.
What devices can I use Lumos on?
Lumos works on all your devices: phone, tablet, and computer. The interface adapts to your screen for an optimal experience, whether you're in the field or at the office.
Does Lumos work offline?
Yes. Lumos Capture, the native iOS and Android app, works offline. Photo, audio and text capture is stored locally on your device and syncs automatically when the network returns. Creating a project and delivering the final report are done online, on the web platform.
How long does it take to learn Lumos?
Very little. Lumos was designed to be intuitive — most inspectors are up and running in minutes. And if you need help, our straightforward documentation and French-language support are here for you.
Does the software include a findings bank?
Yes. Lumos includes 1,165 bilingual findings across two normative banks: 710 for pre-purchase, 455 for pre-delivery. Each is qualified under BNQ 3009-500 and linked to its source. You start with a solid and up-to-date foundation from the moment you sign up!
Can I customize the pre-written findings?
Yes, absolutely. You can edit the text of any pre-written finding to match your workflow and field reality. You can also create and save your own custom findings directly in the platform.
Can I customize my reports with Lumos?
Yes. You can customize most report sections, the display order of finding categories, your logo, your signature, your service offerings, and more. Your report, your brand.
Does Lumos support other inspection types besides pre-purchase?
Yes! Lumos includes templates for pre-purchase and pre-delivery inspections. You can also easily create your own templates from the ones provided or start from a blank slate. Our template editor lets you configure any type of inspection template very easily!
Can I import my data from my current software?
Lumos does not yet offer an automated import from other platforms. If you're using Vesta, Udata or another tool, write to our team: we will help you plan your migration and set up your templates and findings bank in Lumos.
How do my clients receive the report?
Your clients can access their report in two ways: via an interactive web portal where they can explore findings and ask questions, or by downloading the full PDF. You choose what works best for each client.
How much does Lumos cost?
Lumos offers two flexible options. Per inspection: $10/inspection (your first 3 real, complete inspections are free). Pro: $110/month or $1,100/year for unlimited inspections (2 months free). Choose what fits your volume.
See our pricingIs there a minimum commitment?
No. No long-term contract. You can cancel anytime, and we'll refund you pro-rata for the unused period.
Do you offer support in French?
Absolutely. Lumos is a Quebec-based company — our team, support, and all documentation are available in French.
Does Lumos support multi-inspector teams?
Yes! Lumos supports multi-inspector teams. One main account owner can invite other inspectors to join their team. The team shares company-level resources like the narrative bank, contract templates, and business settings. Each inspector can then perform their own inspections and manage their own clients independently, while benefiting from shared resources.
Can I create and send invoices with Lumos?
Yes. Lumos allows you to create invoices for each inspection and send them directly to your clients. No need for separate invoicing software — manage your inspections and billing all in one place.
Still have a question?
Write to us and a real person answers — usually the same day.
Beta — the BNQ compliance gauge is still experimental. Its checks are indicative and do not guarantee compliance with BNQ 3009-500: responsibility for the report stays with the inspector.
No credit card required • Cancel anytime