Mike's Home Inspector Blog

There has been a lot of construction in the Halifax area over the past few years, with many new homes and apartment buildings opening for occupancy this year. With that hopefully comes long overdue opportunities for first time homebuyers in the market. Like any first-time buyer, when we bought our first home it become apparent that the wish list was just that, and many tough decisions had to be made to secure the home we were looking for.

Unicorns Don’t Exist
Despite the fact it is the national animal of Scotland, Unicorns are not real. So is the idea that you will find the perfect home. Let me dispel that myth right now: I have inspected homes of all types, and every single one is them has one thing in common: they aren’t perfect! I recently had a client who was buying an older home which could best be described as a fixer upper: as a home inspector I rightfully pointed out that while the home may not be aesthetically pleasing, the four major systems (roof, electrical, plumbing, HVAC) were all in great condition and have been well maintained. These homes are often passed over when with a little TLC they can make a great new home! 

Remember to Use Facts, Not Emotion
I tend to be a bit animated when doing inspections, mainly because I love what I do. There is a surprising amount of subjectivity in a good inspection, which is why I am not worried about an AI takeover anytime soon. Ultimately, however, I am interested in hard facts as much as possible. I always look for

Electrical: Is it grounded? Is the panel properly installed and labelled?
Plumbing: Is the area known for lead pipe? Does the home use modern materials?
Roof: What type of material? Are there any missing shingles or pieces? Any signs of leaks?
HVAC: What type of heating or cooling system? How old is the unit? Is there evidence of proper maintenance?

​One of the biggest challenges as a home inspector is to balance between using past experiences and knowledge to draw from, and understanding that every home is unique. One of the best-looking roofs I ever inspected had an active leak and the worst…. did not. Same with sewer inspections: the best looking sewer line I checked was 50 years old while a 1 year old line had a partial blockage! While it can be a challenge, it is important to evaluate facts and know what your bottom line is. 

While I did not start our home inspection company until 2021 (I wish I would have started years earlier but that’s another blog post!) my interest in homes goes all the way back to my childhood. I used to love helping my father do construction projects and got my first job at a home improvement retailer whose name rhymes with Rent. ​

Tearing Out Walls – Not Just a Simple Sledgehammer
I tend to bemoan that nearly every show seems to want an “open concept” home, where many interior walls are removed. The show makes it look so easy: a few swings of a sledgehammer, a few minutes of cleanup and voila! In reality: 

• Removing drywall is dowright messy. 
• ​That wall may be a load bearing wall and removing it can cause serious and potentially catastrophic damage to a home. This is especially true on the lower level of a home.  
• Plumbing and electrical systems are far more complex than just a few pipes and wires and relocating these lines is not as simple as just redirecting them to another wall. 
• HVAC systems are generally designed for zones (i.e. rooms, walls, etc) and there is a lot of delicate building science involved in their design. 
• Removing waste is both time consuming and expensive.
• If that wall was built before the 90s, chances are it very likely has some amount of Asbestos in it. Mesothelioma, despite being the subject of sleazy late night TV lawyers is no joke!
• Sledgehammers are fun…. for the first three swings.

I am certainly not saying to never ever remove walls: in many cases this may be the best choice. However, don’t think for a second it’s a simple 1-hour job! 

Don’t Forget the Law
It is not required to upgrade your home to modern building codes, however, if you choose to do major renovations any new work completed must meet the latest building codes. In Halifax you can refer to the M-200 bylaw, however, every town and municipality is different so check with local authorities. 

Plumbing, Electrical and HVAC
There is a reason these professions are so expensive to hire and becoming a plumber, electrician or HVAC technician requires extensive field and classroom training: the systems involved are complex, and one mistake can be very costly. While I have done basic plumbing repairs, I always leave the big jobs for the professionals. One small error can lead to major water damage. 

HVAC (Heating, Ventilation & Air Conditioning) systems require careful balancing that even skilled contractors can struggle to get right. Most homes are designed with zones and tearing down walls can cause an HVAC system to become unbalanced and inefficient. 

As for electrical, I consider my knowledge of electrical systems to be my strongest area as a home inspector, but I am not in any way an electrician! I know how to identify most hazards and educate home occupants, but I also know that electrical loads must be carefully balanced in a home between the two 120V service wires and would never attempt to modify the electrical system! 
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As a homeowner, I have increased my skills in doing repairs myself (I recently did successful renovations to the front porch) but I always stop and consider if a project is beyond my skill level. Saving money sounds great until a mistake costs far more than just calling in a professional the first time.

One of the most interesting things about being a home inspector is how there is always something new to learn. As generalists, we simply aren’t experts on everything, and any home inspector who claims to know everything is one to avoid. That doesn’t mean that the desire to learn more isn’t strong!

One term I learned recently is patina. Of course, I already knew it by the more commonly used phrase copper corrosion. This is simply how copper turns from orange/brown to green and contrary to most scary articles online, is rarely a concern. In fact, I recently recommended for the first time in my years of business, an evaluation of excess patina to be investigated by a plumber. Here is the world’s most famous example of patina in action:

When one thinks of the Statue of Liberty in New York City, we all think of the iconic green color. The simple fact is that the green is NOT what the designer had in mind and the picture on the left is what it would have looked like 100 years ago when it was new: the copper has corroded on the surface giving this green color. As the statue has been monitored and maintained for over 100 and has shown no signs of structual compromise, this can be true for copper water supply lines but a 100 year old copper line should definitely be inspected by a qualified plumber!  

As a seasoned home inspector, I have dedicated myself to ensuring the safety and integrity of homes. My mission is to help homeowners create safe, secure, and comfortable living environments. One area that often gets overlooked is the garage door. While it may seem like a simple and harmless component of your home, the garage door can potentially be the most dangerous object in a home. As a child I used to love opening and closing garage doors and had no idea at the time how dangerous such a “harmless” activity could be.

Mechanical Failures
Garage doors are HEAVY and rely on complex mechanical systems to operate smoothly. When these systems fail, the consequences can be severe. Here are some common mechanical issues:

Broken Springs: Garage doors operate on springs that bear a lot of tension. If a spring breaks, the door can come crashing down with tremendous force, potentially causing serious injury or even death. I once witnessed a garage door crashing during an inspection: if I wasn’t being careful the results could have been catastrophic!
Faulty Sensors: Modern garage doors come equipped with safety sensors designed to prevent the door from closing on objects or people, usually by reversing the direction from closing to opening. If these sensors malfunction, the door could close unexpectedly, posing a significant danger.​
Worn Cables: The cables that help lift and lower the garage door can wear out over time. If a cable snaps, it can cause the door to become unbalanced and fall.

Regular Maintenance is Key
Unfortunately, many homeowners neglect maintenance on garage doors. Key maintenance issues include:

Lubrication: Moving parts such as hinges, rollers, and tracks need regular lubrication to prevent wear and tear.
Inspection: Regularly inspecting your garage door for signs of wear, such as frayed cables or rusted components, can help prevent accidents.
Testing Safety Features: Periodically testing the door's safety features, like the auto-reverse function, ensures they are functioning correctly.
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DIY Repairs: A Dangerous Decision
While it might be tempting to tackle garage door repairs on your own, this is often a dangerous and potentially deadly decision. The garage springs are under extreme tension and heavy components can cause serious injuries if handled improperly. Always hire a professional to handle repairs and maintenance.
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Garage doors are an essential part of our homes, providing convenience and security. However, they also come with potential risks that should not be overlooked. By understanding these dangers and taking proactive measures, you can ensure that your garage door remains a safe and functional part of your home. Regular maintenance, proper safety features, and awareness are key to preventing accidents and ensuring your family's safety. If you have any concerns about your garage door, don't hesitate to contact a professional home inspector or garage door specialist.

I don’t get a whole lot of messages outside of potential clients looking for a home inspection, but when I do, a common theme is from prospective new home inspectors looking to get into the industry for the first time, usually as a mid-life career change. I always love talking about my journey and what led me to forming my own home inspection company. There is very little information online about how to become a home inspector and I am happy to answer any questions someone may have. Let me start by saying:

Being a Home Inspector is NOT Easy Money!
I have been asked occasionally what I think of my local competition. The answer is simple: my passion is helping homeowners have a safe and healthy place to live by offering high quality services at affordable (but not rock-bottom!) prices. However, if another local home inspector can better fill that need, they have my full support. My biggest pet peeve is when someone enters the industry looking to get rich quickly and tarnishes the reputation of the home inspection industry as whole by cutting corners and acting in a dishonest and/or unethical manner.

If there is one thing that I want to make crystal clear, it is that doing home inspections is NOT, in ANY way, a path to riches!  Like real estate agents, many people see that a home inspection costs an average of about $500 along with the relatively low barriers to entry and think they just found a cheat code to get rich. You could even substitute “Home Inspector with the phrase “Real Estate Agent” and not much would change. Let me say it again: this is not a path for the lazy to get rich quickly! While accurate data is hard to find, at least in Halifax, for home inspectors, based on data from the Nova Scotia Realtors Association and my own knowledge I would estimate the median income for a home inspector in 2023 was less than $5,000 a year!

There is a LOT of Potential Overhead
I give anyone who wants to become a home inspector a simple piece of homework: get a quote for E&O (errors and omissions) insurance in Canada while asking them what they think would be a reasonable quote for a year of coverage. The answers are always the same: $500 a year is a reasonable expectation. E&O insurance for even a part time home inspector (in other words almost all home inspectors due to the fluctuating nature of the industry) runs about $6,000-$7,000 annually, paid 100% in advance. We are presently about 400-500% more expensive than our American counterparts and that’s not getting into the high deductibles and many exclusions!

I tend to believe that many home inspectors spend more than they need on equipment. However, the fact remains that to perform a quality inspection you need a lot of expensive equipment. I would estimate all my equipment is about $6000 and that is on the low end. Thermal cameras, drone and sewer scopes are very expensive pieces of gear and while not required, are essential to complete a thorough assessment.

I also haven't gotten into the education and opportunity costs: sure, you can start a home inspection company without taking any formal education or training but that is a quick way to go out of business, fast. There is a lot of diverse knowledge required to be successful and it requires a combination of studying and hands on experience. 

The Fail Rate is Sky High in This Industry
If you research the various home inspection schools, you will see grandiose claims about how you can “make $100,000!” The simple fact is that most students in both Canada and the United States who start a training program do not complete it, and very few last more than 2 years let alone hit six figures at any point.

Too abstract? I did the homework for you and here is some sobering data for those who think they have what it takes to beat the odds and strike it rich: in the 2-year period around when we launched in 2021 (1 year before, 1 year after), there were a total of 33 other home inspection businesses registered and launched in Nova Scotia. As of my writing (May 2024), only 6 (yes, SIX) are still in operation. In other words, only 18% made it to 3 years.
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A Final (Positive) Note
I chose to become a home inspector because I am a)really skilled at doing quality inspections and b)extremely passionate about what I do, not because it is the way of making the highest income possible. The freedom of being an entrepreneur makes up for the hard work and long hours, especially when I genuinely enjoy working in the industry. Providing relief to a worried homebuyer or information to someone nervous about the largest financial decision of their life provides a deep sense of satisfaction.

I highly recommend you do your own research before going down the road to becoming a home inspector to make sure you are aware it isn't all sunshine and roses all the time. The simple fact is that flashy advertisements for home inspection training programs never even hint making a $100,000 income requires a lot of hard work, sacrifice and even a good bit of luck. 

It’s always fun to peek my head into another attic, where many mysteries can be solved: what type of wood is the home constructed of, is there evidence of structural damage, moisture, and pests, or even previous fires, and what is the type of insulation and ventilation. Homes require ventilation and the attic is no exception. There are three basic types of ventilation seen in the attic: soffit, ridge, and gable.
Proper ventilation is important for many reasons:

• Preventing moisture (and mold!) buildup, which can lead to structure damage.
• Lowering energy bills.
• Preventing ice dams (icicles are a huge red flag for potential damming!)
• Preventing premature wear on shingles.
• Required by building codes across North America.

You might think the biggest problem I run into is a lack of ventilation. It’s actually the opposite, with too much ventilation! Yes, there is such a thing as too much.

Less is (Sometimes) More!
The biggest issue I see is a home that has all three types of vents. This is usually because when roofers do a roof job, they frequently add a ridge vent. Great idea, but it ignores one of the main principles of building science: balance!

The issue is known as an attic short circuit. Like an electrical circuit, air flow will follow the path of least resistance. Home builders understand this and know how to balance ventilation (usually 1:300 of the total roof area) between intake (usually soffit vents) and exhaust ventilation (usually ridge vents). While disagreements can result about closing off gable vents when installing ridge vents, the fact remains that a home is a delicately balanced system, and the attic space is no exception. 

What To Do About It? 
The answer is that is a favourite one among lawyers: it depends. If there is no sign of moisture, mould, or condensation it is probably best to leave it alone. If, however, there is clear and obvious organic growth, it is time to take action. Attic spaces should not have visible mould or moisture and a roofing or insulation contractor can provide guidance on the best way to correct this. Remember, simply removing mould isn't good enough: it WILL return unless the root cause is identified and corrected. Luckily, this is an area where I rarely see problems as usually only skilled professionals work in attic spaces.  

Congratulations on taking the step to becoming a homeowner! I know both as a home inspector and a homeowner (well, technically the bank still owns it, but you get the idea), owning a home is a wonderful milestone, especially in this crazy market! It also comes with its fair share of responsibilities and potential headaches that all the shiny real estate brochures tend to gloss over. As a seasoned home inspector, I've seen it all – from minor issues that could have been easily prevented to major problems that could have been costly to fix (think six figures!). To help you navigate your new role as a homeowner, here are four essential insights that I wish every new homeowner knew:
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Regular Maintenance Saves Money in the Long Run
Many homeowners underestimate the importance of regular maintenance. Simple tasks like cleaning gutters, changing HVAC filters (furnace filters need to be replaced every 3 months), and inspecting caulking around windows and doors may seem insignificant, but they can prevent costly repairs down the line. While easier said than done, try to create a maintenance schedule and stick to it to keep your home in top condition. With the snow gone and warm weather on the way, now is the perfect time to plan out a summer maintenance schedule like I just did, and hopefully the rain will stop so I can continue to get more done. 

Know Your Home's Systems
Understanding how your home's systems work can save you from headaches in the future. Take the time to familiarize yourself with the location of:

• your electrical panel, especially the main breaker. 
• water shut-off valve(s), usually located in the corner of the basement.
• HVAC system type and the fuel shutoff if applicable.

Know when and how to perform basic troubleshooting, and always have emergency contact information for professionals in case of major issues (trust me: emergencies never wait for your schedule to clear!).

(Over) Budget for Repairs and Upgrades
Owning a home inevitably comes with repair and maintenance costs. Create a budget for both expected and unexpected expenses, including repairs and upgrades. Prioritize projects based on urgency and budget constraints and remember to set aside funds for emergencies. Being financially prepared can alleviate stress when unexpected issues arise. Spoiler from a homeowner and home inspector: repairs and renovations almost always cost a lot more than you budget for and the cheap option usually ends up being the costliest. 

Stay Proactive
Don't wait until a minor issue becomes a major problem. Stay proactive by addressing maintenance tasks promptly and addressing any issues as soon as they arise. Ignoring small problems can lead to bigger headaches and expenses down the line. Whether it's a leaky faucet or a cracked foundation, tackle issues head-on to preserve the integrity of your home. I learned this one at an early age working at a home improvement retailer and saw the many faces of distressed homeowners who did not act proactively or tried to cut corners with cheap DIY "fixes". 

Being a homeowner comes with its challenges, but with proper knowledge and preparation, you can navigate the responsibilities with confidence. By staying proactive, investing in inspections (*ahem* particularly from a Certified Professional Inspector like me!), understanding your home's systems, and budgeting for maintenance and repairs, you can ensure that your home remains a safe and comfortable haven for years to come with minimal surprises. Happy homeownership!