Mike's Home Inspector Blog
Helpful articles from an experienced Home Inspector based in Halifax, Nova Scotia.
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As a home inspector, I don’t have a problem with homeowners being handy. Painting, replacing fixtures, even basic repairs: those can be great DIY projects. Good contractors are booked solid so many homeowners complain about how getting a contractor to commit to a job in Halifax in the year 2026 is like nailing Jell-O to the wall. Electrical work is different. One of the most common and most dangerous mistakes I see (luckily mostly from other home inspectors or electricians) comes from well-intentioned DIY electrical work that throws a home’s electrical system out of balance, particularly when it comes to the two 120-volt “legs” that power your house. Most homeowners don’t even realize those legs exist, that is until something goes very wrong. How Residential Power Actually Works (Quick Version) In a typical North American home, you don’t just have “120 volts.” You have single phase power from two separate legs, which means:
 This is an example of what appears to be an unbalanced system but is perfectly fine. What Happens When the Legs Aren’t Balanced When the two 120-volt legs are not balanced properly, bad things can happen, quietly at first. 1. Overloaded Neutrals Instead of carrying a small difference in current, the neutral can end up carrying more current than it was designed for. I’ve opened panels and found neutrals overheated, discolored, or brittle from years of excess load. That’s a fire risk hiding in plain sight. 2. Voltage Fluctuations Throughout the House An unbalanced system can cause one leg to run high voltage and the other low voltage. That’s when homeowners start reporting:
3. Damage to Appliances and Electronics Modern appliances and electronics expect stable voltage. When one leg spikes because of an imbalance, components can burn out almost instantly. Refrigerators, HVAC controls, and entertainment systems can suddenly fail for reasons that trace back to improper DIY wiring. 4. Breakers That Don’t Trip When They Should An overloaded neutral or improperly shared circuit doesn’t always trip a breaker. That gives homeowners a false sense of safety: everything “works,” until it doesn’t. Why This Is Hard to DIY Safely The biggest problem with DIY electrical work isn’t effort—it’s invisible complexity. You can’t see:
What I Look For During Inspections When I suspect DIY electrical work, I pay close attention to:
The Bottom Line DIY electrical work doesn’t usually fail immediately. It fails later, under load, when conditions are just right. Unbalanced 120-volt legs are a perfect example of how a small, well-meaning change can put stress on your entire electrical system without any obvious warning signs. If you’re planning to add circuits, modify a panel, install a subpanel, or do anything related to electrical, call a licensed electrician. Some mistakes don’t shock you right away and an unbalanced breaker panel is one such example.  This is AI generated and is wrong in almost every way imaginable!
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In case there’s any doubt, let me say this clearly: I love Christmas. I have countless happy memories from over the years, especially the ones centered around my grandparents’ house in Newfoundland. Even after we moved to Halifax, we flew back every Christmas break for 12 days. Those trips were sacred. The whole extended family gathered, and Christmas morning felt larger than life. Gifts were stacked almost to the ceiling, and all 17 of us (10 adults and 7 kids) crammed into the basement to open presents, laugh, and celebrate. It even felt like an unspoken competition each year to see how big the gift pile could get. My grandparents lived in an early-1980s duplex, built at a time when basements were just starting to be used as living space. Back then, no one thought much about it. The basement was where the fun happened.  This is a silly exaggeration but not far from what it looked like! The Year Everything Moved Upstairs Around 1994, a decision was made to move Christmas celebrations upstairs to the living room. To adolescent me, this made absolutely no sense. The living room was noticeably smaller so why would we abandon a perfectly good basement? Now, as a home inspector, the answer is painfully obvious. Like many homes I inspect today that are more than 40 years old, that basement was never truly designed for people to live in. It was almost entirely underground, had no ventilation, and most importantly no windows or exterior doors. The only way out was the stairway leading up… directly past the kitchen. That same kitchen was home to a massive Christmas dinner in progress, with the stove running only a few feet from the basement door. From a fire safety perspective, it was a nightmare scenario. If a kitchen fire had started, the results could have been catastrophic.  This is the actual house and yes, it has a full basement with 8ft ceilings. A Close Call We Didn’t See at the Time
My grandparents are no longer with us, but I can safely assume that a house fire just a few doors down on December 22nd of that year caused them to stop and think "what if that happened here?" In the event of a kitchen fire, all the smoke detectors in the world would not have mattered. Deadly smoke would have reached the basement stairwell long before alarms sounded, leaving little to no chance for escape. At the time, we didn’t see it. We were kids, surrounded by gifts and excitement. But looking back now, it’s clear how much danger we simply weren’t aware of. We often view the past through rose-colored glasses. While my grandparents didn’t smoke, many relatives did, as was common in the 1980s and early 1990s (and that's another blog post!). In addition to the obvious second hand smoke, unattended cigarettes have long been one of the most common causes of house fires, another risk that barely registered with us back then. Lessons That Stick With Me I want to be clear: I’m not a municipal code inspector, and I would never tell someone to never use their basement. But I do always point out that older homes often lack adequate basement escape routes, and building codes have evolved dramatically over the last 40 to 50 years for very good reasons. Those Christmas mornings remain some of my happiest memories. They weren’t diminished by what we didn’t know, but revisiting them now through the lens of experience, reminds me how much safer our homes have become, and how important it is to understand the risks we live with every day. The magic of Christmas was real. So were the hazards and sometimes, growing up means learning how both can exist at the same time. While this has never been asked of me, at least as of November 2025, an increasing number of inspectors now offer to defer payment for a home inspection until the closing date, often called “pay at closing.” While I understand why this option might seem convenient, especially during the hectic process of buying a home, I’ve chosen not to offer it for several important reasons.
1. The inspection is for YOU, not the “deal” A home inspection is an independent assessment meant to protect your interests, not the transaction’s. When payment is tied to the closing, there’s an implied connection between the inspection and the deal’s success, or between the inspector and real estate agent(s) that can create unnecessary pressure or perceived bias. I prefer to keep the inspection process completely separate from any real estate dealings so you can be confident that my only focus is giving you clear, honest information about the property. 2. Delayed payments create unnecessary complications Closings can take weeks or months, and occasionally they don’t happen at all. If the deal falls through, inspectors are often left waiting indefinitely or chasing down payment. By collecting payment at the time of inspection, I can keep my business simple, efficient, and focused on providing great service rather than managing delayed accounts or paperwork. 3. It helps keep prices fair for everyone Pay-at-closing programs typically involve third-party billing services that charge extra fees to the inspector. Those costs often get passed back to clients through higher inspection fees. By avoiding those programs, I can keep my rates below the industry average for all clients and continue investing in better tools, training, and reporting. 4. It reflects the professional value of the work Home inspections are performed before closing for a reason: they provide essential information you need to make decisions about one of the largest purchases of your life. Payment at the time of service simply reflects the fact that the work is completed and delivered at that point, much like an appraisal, a survey, or any other professional service in the homebuying process. Of course, I am always happy to answer any of my client’s questions with no time limit, but an actual home inspection is completed when the report is delivered. I believe in keeping things simple and transparent. When you hire me, you get an honest, thorough, and unbiased inspection with a clear, straightforward payment process. No extra fees, no delays, no hidden costs and many of our standard inspection fees are listed on our website for all to see. As a home inspector, I’ve started to notice a growing trend during recent inspections: an excessive number of air fresheners throughout homes. A recent inspection had me note a total of 14 air fresheners in the small basement area alone. While everyone wants their home to smell pleasant, it’s important to understand that air fresheners are not a solution: they’re a temporary cover-up at best. What Air Fresheners Really Do Air fresheners don’t eliminate odours; they mask them. Whether it’s a damp basement, mould growth, pet odours, or poor ventilation, the real problem remains hidden behind a cloud of artificial fragrance. This can make it harder for potential buyers or even inspectors to identify serious issues that require attention. Why This Matters in a Home Inspection When I walk into a home and find multiple air fresheners in nearly every room, it raises a red flag. It makes me wonder:
Potential Health Concerns Beyond masking problems, heavy use of air fresheners can also affect air quality. Many contain chemicals like phthalates, benzene, or formaldehyde, all of which can irritate the lungs, trigger allergies, or cause headaches, especially for children or anyone with asthma or sensitivities.  This is an AI generated exaggeration, but not far off what I have observed in some homes. Address the Source, Not the Scent
Instead of reaching for another plug-in or spray to eliminate the bad smell, consider solving the root cause of the odour: Improve ventilation: Use bathroom fans, kitchen range hoods, or consider installing mechanical ventilation like HRV/ERV systems. Even a stand alone air purifier is an improvement, even if not ideal. Control moisture: Use dehumidifiers (especially in the summer!), seal foundation cracks, or improve drainage around the home. Clean regularly and naturally: Baking soda, vinegar, and activated charcoal can neutralize odours without chemicals. Have professional inspections: If you’re unsure of the cause, a home inspector can help identify where the problem is coming from or in some cases can direct you to who to contact or next steps to take. A fresh-smelling home is great, but a healthy, well-maintained home is far better. Air fresheners might create a pleasant first impression, but they are not a substitute for proper maintenance, ventilation, or repairs and do not resolve the underlying issues that cause unpleasant odours in the first place. It's now Autumn and October is just days away. While it is one of my favourite months (Halloween is second only to Christmas in our house) it is also prime season for mouse infestations here in Nova Scotia. When temperatures drop, these small rodents start looking for warmth, shelter, and food. Any guess what offers all three? October is Mouse Move-in Month Mice are incredibly adaptable creatures, but like the rest of us they are not fans of the biting Maritime cold. As the fall chill sets in, mice start scouting for a cozy place to nest. We have generally older homes in our province and it takes just a 6mm round hole for a mouse to squeeze through: something most homes have in an obscure location. They can also enter through gaps around utility pipes, foundation cracks (especially block foundations), poorly sealed doors and garage door gaps.  They may be cute, but are also dangerous vermin to homeowners. Signs You Might Have a Mouse Problem
One reason why I am not a dedicated pest inspector is that it's really hard to detect mice in homes. While literally every commercial building I have worked has had visible mice or rats at one point I have never seen one during a home inspection. I have however seen lots of evidence to suggest there is a high probability of unwanted house guests. Here are a few signs:
Tips to Keep Your Home Mouse Free Living in Nova Scotia means enjoying four distinct seasons, but that doesn't have to mean sharing it with rodents. Here are some quick tips to keep mice out:
Final Thoughts As a home inspector, I constantly preach to my clients the importance of being proactive and taking action before issues happen. When it comes to keeping rodents out the advice remains the same: the best way to get rid of mice (as it is with any pest) is to prevent them from entering your home in the first place. Have a warm, safe and mouse-free autumn season! Being a home inspector often means developing some detective skills. I’ve always liked how Mike Holmes would say, “I see XYZ and am going to store that in the back of my mind.” I do this on almost every inspection. Something I can’t immediately identify or explain will often become clearer as the inspection progresses. That said, there are some things that—even with modern tools and AI searches—remain surprisingly difficult. One of the biggest? Determining the age of an appliance. You’d think such a simple question would have a straightforward answer. But ask any home inspector, and they’ll tell you: many manufacturers seem to go out of their way to make it as difficult as possible, using cryptic codes that feel like they were designed by a professional codebreaker. Here are a few examples from well-known brands: Lifebreath (Heat Recovery Ventilators) Since 1995: The manufacturing date is encoded in the first six digits of the serial number.
GSW (Water Heaters) The first two digits indicate the year, and the next two indicate the week of the year.
Venmar (Heat Recovery Ventilators) Residential: The 5th and 6th characters are the year, and the 7th and 8th are the month.
These are some of the easier examples. Others are so cryptic I could spend literal hours researching them. In those cases, I rely on other clues—like the type of refrigerant used, the presence of a QR code, or how faded the label is—to make an educated guess. Sometimes, home inspections are less about having all the answers right away and more about knowing how to find them… even if it means a bit of detective work. Why it Matters Knowing the true age of appliances and systems isn’t just trivia: it can influence repair decisions, replacement planning, and even negotiation power when buying or selling a home. If an appliance is nearing the end of its lifespan, it’s better to know now than be surprised later with an unexpected breakdown. A good home inspector isn’t just looking at what’s there today: they’re helping you anticipate what might be coming tomorrow.  Look! A Unicorn! It actually has the manufacturing year listed! |
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