Mike's Home Inspector BlogMichael Burfitt |
Mike's Home Inspector BlogMichael Burfitt |
As someone who was born and raised in the suburbs and now lives in a typical suburban home in Halifax with my family, I imagined most of my clients would be in the Halifax and Dartmouth areas when I launched my business, so I had no plans to do water testing. These areas are serviced by Halifax Water via the Pockwock and Lake Major water treatment plants respectively. In short, our water is clean, safe and if for some reason conditions change, we will be instantly alerted. It eventually became apparent that I was serving many clients in rural areas: I would estimate that over half the inspections I have done so far in 2023 are in what would commonly be considered rural areas. Upon adding water testing services earlier this year, it quickly became my most requested add-on service. Why Water Testing Matters I remember at the age of 9 moving to Dartmouth close to the water treatment plant on Lake Major and instantly noticing how the water tasted like swimming pool water! There was no question that chlorine was added to the water supply and as unpleasant as it was at least it wasn’t going to make one sick in that quantity. Unfortunately, many contaminants aren’t easily identifiable by the senses like that. We all know that water is commonly known by its chemical composition (H2O) as a molecule of water is made up of 2 Hydrogen atoms and 1 Oxygen atom. In theory that’s correct but water is almost never seen in its purest form. Here are a few chemicals frequently tested for in a water test and why. Arsenic (As) Arsenic is a naturally occurring element and prolonged exposure to As can lead to skin problems, cardiovascular disease and some cancers. Lead (Pb) While found in bedrock, Pb is rarely found in groundwater. The main concern is with Pb supply lines, which are concentrated mainly in Peninsular Halifax and the older section of Dartmouth. Lead can cause significant neurological issues, especially in children as well as many health problems in adults. Nitrates (NO3) and Nitrites (NO2) Both compounds are similar, with the difference being the number of oxygen atoms. Both commonly come from fertilizers and animal waste and can lead to health issues, most noticeably methemoglobinemia (commonly referred to as blue baby syndrome), caused by low oxygen in the blood. Fluoride (F–)
Commonly known as that stuff in toothpaste, fluoride is related to, but not the same as the highly reactive element fluorine (F). F– is an ion (meaning it is electrically charged: in this case negative). While beneficial in very small amounts, excessive F– can lead to dental and bone problems known as fluorosis and large F- levels can lead to brain damage and even death. Luckily this is not really an issue with Nova Scotia groundwater but this fancy graph above highlights some of the many effects of F- Contact us at Inside Edge for more information on the variety of water testing options we can provide for you. We’ll properly take samples and provide a report while interpreting the laboratory results in an easy-to-understand format. Nine Ladies Dancing Around Carbon Monoxide Detectors Carbon Monoxide (CO) is a silent killer as it binds to hemoglobin in the blood, cutting off the ability of the blood to carry oxygen. This byproduct of incomplete combustion is undetectable by our senses—it's odorless, tasteless, and invisible. Every home that utilizes a combustion system faces the risk of CO leaking into living areas. However, merely installing a CO detector isn't enough. These detectors lose their accuracy over time and typically function effectively for only 5 to 7 years. Sadly, many CO (and smoke) detectors I encounter are near the end of their lifespan. Therefore, it's imperative to check and replace them before it's too late. Ten Lords-a-Leaping to Window and Door Checks When it comes to home energy efficiency, windows play a crucial role. Upgrading them can indeed save energy and money, but the substantial cost of new windows might not always be cost-effective in the long run. During inspections, we pay attention to signs like difficult-to-open windows and uneven doors. While these issues can signal structural concerns, more often, they result from normal settling and can be rectified by re-shimming. Foggy windows are another common issue, signaling failed seals that require prompt attention. Remember that window issues aren't restricted to older installations: this one was approximately 5 years old! Eleven Pipers Piping Pest Prevention
Pest problems are common in many homes, with mice and rats being frequent issues in our city and province. Preventing their entry is key. By sealing holes, managing nearby vegetation, and removing potential food sources, homeowners can significantly reduce the likelihood of infestations. Twelve Drummers Drumming Up Home Safety
And, of course, never underestimate the value of a professional home inspector! On behalf of the entire Inside Edge family, we wish you the very best this holiday season. Have a safe and Merry Christmas, Happy New Year and we look forward to seeing you in 2024! Five Golden Rings of Electrical Safety Electrical is probably the most important part of an inspection: while there is no doubt there is an issue when there is a waterfall in the kitchen or a large horizontal crack in the foundation, electrical issues can be difficult to detect by the untrained eye. Here are five that I always look for: Single strand aluminum branch circuits: Not all aluminum wiring is problematic; it's commonly used for electrical conduction due to its cost-effectiveness and lightweight nature. I also look for Knob & Tube (K&T) although it has largely been removed and replaced over the years. Inspection of Electrical Receptacles: Checking a representative sample for missing grounds, reverse polarity, and signs of arcing, such as burn marks. Reporting on the status of Ground Fault (GFCI) and Arc Fault (AFCI) Circuit interrupters: Building and Electrical Codes evolve; retroactive changes are rare. In spite of this, I always suggest updating electrical systems to the latest standards. Assessing DIY Modifications: Any signs of makeshift "improvements," like the use of extension cords for permanent power supply, are noted. System Overview: Assessing the entire system for adequate amperage, checking for undersized wires (oversizing is acceptable but wasteful), and ensuring no reasons exist for the power utility and insurance company to refuse service to the home. Six Geese-a-Laying Insulation Tips In older homes, insulation sometimes becomes an issue due to DIY attempts. While modern homes adhere to updated building codes, some retrofits fall short. For instance, in one inspection of an older brick house, the added insulation was carelessly installed, defeating its purpose. Remember, proper insulation traps air in pockets; compressing it renders it ineffective. Wet fiberglass insulation? Only fit for the trash. More insulation is beneficial, but not when compressed to squeeze more in. Seven Swans-a-Swimming in Plumbing
Plumbing installations by professionals are generally sound, but ongoing maintenance is crucial. Homeowners need to realize that sinks and drains aren't infinite voids. Disposing of inappropriate materials like baby wipes or bacon grease can lead to plumbing issues brewing for years, suddenly surfacing as household disasters. Eight Maids-a-Milking Moisture Concerns Moisture is the ultimate nemesis of homes, fostering rot, mould, and significant damage. The following proactive measures are key:
Stay tuned next week when we conclude this Christmas theme blog and look at four more inspection items. December marks the onset of yet another festive season! As we immerse ourselves in buying gifts, planning holiday gatherings, and cherishing time with loved ones, we also find ourselves in a quieter phase for home inspections – giving us ample opportunity to get into the holiday spirit! In the essence of a beloved Christmas carol, here's the first part of my '12 Days of Christmas' list, tailored for home inspectors: A Partridge in a Safe Tree Ah, the delightful aroma of a Christmas tree: one of my favourite smells of the Holidays! While the scent evokes fond memories, it's essential to ensure safety. Dry trees pose major fire risks, as tragically witnessed in recent incidents in Nova Scotia. Regularly watering the tree is crucial, alongside using indoor-rated lights (modern LEDs are generally versatile for indoor and outdoor use due to their efficiency). Extra caution is needed when young children or pets are around. Two Turtle Doves Nesting The warmth of a fireplace on Christmas morning is unmatched, reminiscent of childhood joy. However, proper control is vital. Scheduling an annual inspection by a qualified technician for both chimney and fireplace is imperative. A cracked firebox, as seen in a recent inspection, can be a significant hazard leading to potential fires. Creosote buildup remains a serious concern and a leading cause of house fires. Compliance with insurance guidelines regarding fireplace use is also essential. Three French Hens’ HVAC Checks Modern HVAC systems offer reliability and comfort but aren't maintenance-free. Regularly changing furnace filters, cleaning HRV/ERV units and bath fans biannually, and ensuring thorough yearly cleaning of dryer vents is crucial. Lint accumulation from clothes is highly flammable, posing fire risks. Beyond functionality checks, inspections identify potential issues that could escalate in the future. Four Calling Birds' Roof Inspection
Roof integrity often determines whether leaks are present or imminent. Late winter/early spring brings a surge in calls about roof leaks. Residential roofs, contrary to common belief, aren't waterproof; they're designed to efficiently shed water. Melting snow, however, poses challenges. Small leaks can persist undetected for months, so regularly peeking into the attic and promptly calling for repairs or replacement when roof shingles blow off is crucial. Stay tuned for part two next week, featuring additional essential home inspection tips! As I have stated previously, starting Inside Edge Home Inspections Ltd. wasn't an impulsive decision but the result of years of meticulous planning. However, even the most thorough plans couldn't foresee the impact of the COVID-19 pandemic on our industry. Amidst the challenges, one crucial aspect I focused on was choosing the perfect company name—a decision that held more weight than paperwork, software setup, equipment procurement, and initial marketing strategies combined! The Naming Challenge Understanding the pitfalls faced by many unsuccessful home inspection companies, I delved into extensive research. Analyzing corporate records of Nova Scotia's home inspection firms unveiled a clear pattern—certain naming styles had short lifespans in the market. This pattern was also seen throughout Canada and the United States. Criteria emerged to avoid these pitfalls: Simplicity and Universality: The name had to be easy to spell, comprehend, and possess broad appeal. Distinctiveness: It couldn't resemble any existing North American home inspection (or related industry) company names. The Selection Process After rigorous brainstorming, I narrowed down numerous options to five potential names. Eliminating 'Top Shelf' and 'Power Play' was a conscious choice to steer clear of any misconception about our core focus—a home inspection company, not a hockey-related side endeavor. Narrowing it down to the final two names, I was poised to proceed until a setback—both names were already in use in Atlantic Canada. The "Eureka" Moment Frustration loomed as what should have been a straightforward decision turned into a labyrinth of challenges. The breakthrough came unexpectedly during a casual game of hockey. After an all-too-common stumble on the ice, the words "I should have used my inside edge!" slipped out, instantly resonating as the ideal name. It effortlessly met all criteria and received the official green light, marking the final piece of our launch puzzle. Bringing Inside Edge to Life Within an hour of submitting my concept to the designer, our captivating logo was born. Its creation was swift and remarkably aligned with our vision. Proudly displaying it, the logo symbolizes our identity and dedication to delivering quality inspections with accurate and helpful information for our clients. Selecting a name for our company was no easy feat—it required insight, perseverance, and an unexpected moment of clarity. Inside Edge isn't just a name; it's a testament to our commitment to delivering excellence in home inspections. We invite you to join us on this journey as we continue to uphold the values embedded in the name Inside Edge Home Inspections and see the difference a high quality, independent home inspection can provide.
We are currently renovating one of our three bathrooms: we replaced the shower unit, redid the floors, painted the walls and the next step will be to replace the vanity and sinks. When the installers were putting in the new shower, it was observed that there was a rotted subfloor that needed to be replaced. Not a big surprise or expense, but something that should not be ignored. Today’s blog post is a spotlight on bathrooms and some of the things we home inspectors are looking for. Water Damage
I’ve said it many times but will repeat again that water is the #1 enemy of homes. Obviously, a bathroom is by design filled with water using fixtures that are valuable, provided they function as intended. I have identified many leaks during home inspections, but surprisingly the bathroom is rarely the cause. This is likely because most homeowners regularly visit the bathroom and can quickly identify and stop a leak. The two most common causes of water damage are:
GFCI Receptacles Ground-Fault Circuit Interrupters are critical safety features that can prevent death by electrocution (water and electricity don’t mix!). Electrical codes have expanded their use throughout the home but the first room they were required to be installed in was the bathroom. Not only do we always check that they are working properly, but they should also be tested monthly by the homeowner/tenant. Ventilation People are often surprised to learn that the kitchen doesn’t require ventilation, but the bathroom certainly does. A fan (or window) is required to remove the high amounts of moisture, especially after a shower otherwise mould and mildew can quickly take root. There is another type of ventilation we look for: waste pipe (DWV) ventilation. One of the clearest symptoms of inadequate DWV ventilation is gurgling toilets and we can advise further steps if this is detected during a home inspection. Shower/Flooring Tiles A home inspector is not an interior decorator and does not focus on cosmetic issues, but cracked flooring or shower tiles are not only ugly but can provide a means for water to flow where it should not be going. We also don’t comment on things like carpet, but an exception is made for both the bathroom and kitchen as neither should ever have carpeted floors. Improper Drainage While I offer and usually recommend a sewer scope inspection to my clients, they aren’t always necessary to detect problems. The biggest issue I see is slow draining sinks and toilets. If all the sinks and tubs in the home are slow to drain, it is likely a system wide problem that a scope can provide more information about. Luckily most drain issues are isolated to one specific sink or tub and it is often the result of hair that catches debris and while gross, is usually not difficult to clear. Be sure to regularly clean your drains to prevent this from happening. Contrary to certain TV shows, a bathroom leak is usually not detected from a waterfall in the floor below but is usually very slow and subtle. As a home inspector I use thermal imaging, moisture meters and of course good old-fashioned senses to help determine if a bathroom requires further attention from a plumber. When I decided to start our home inspection company, I knew I needed to undergo extensive training. This preparation encompassed both theoretical and field training, equipping me with the knowledge and skills necessary for the job. However, there was a slight catch. The training modules were designed to cater to both Canadian and American inspectors, which meant there was a broad spectrum of defect recognition training that did not apply to certain areas of North America. Nova Scotia, for instance, has its unique set of housing characteristics that make some issues practically non-existent. Here are a few things I can confidently say I have a better chance of finding a unicorn than seeing in a Nova Scotia house. "Chinese" Drywall: A Smelly Situation During the 2000s, there was a drywall shortage in the United States, which led to the importation of drywall from China. Unfortunately, a significant portion of this drywall was found to be defective. The main issue with this type of drywall was that it released sulfur compounds into the air, resulting in a putrid smell akin to rotten eggs. Worse yet, the sulfur reacted with electrical, HVAC, and plumbing systems, causing corrosion and premature failure. Why It Isn't an Issue: While some of this problematic drywall did make its way into Canada, there is no evidence showing its use in Atlantic Canada. The issue was primarily concentrated in the southern United States, mainly due to a shortage following Hurricane Katrina in 2005. On a fascinating note, did you know that the world's largest gypsum mine (which is the main ingredient in drywall) is located right here in Milford, Nova Scotia? Ventless Heaters: A Dangerous Alternative Propane and natural gas are efficient and commonly used fuel sources for heating homes. However, they require proper ventilation, which can make it cost-prohibitive or even impossible to install them in some homes. An apparent solution to this problem is to use ventless heaters. Why It Isn't an Issue: In my professional opinion, ventless heaters, even high-efficiency units, are not safe to use and I would never personally use one. They expel waste gases, including the silent and odorless killer, carbon monoxide. Ultimately my opinion doesn't matter: the use of ventless gas fireplaces is also illegal in Canada, adding to the reasons why you won't encounter them in Nova Scotian homes. Evaporative Coolers: Not Cool for Our Climate Also known as swamp coolers, evaporative coolers offer a budget-friendly alternative to traditional air conditioners. They work by cooling the air through water evaporation, with the water absorbing some of the heat. While it might sound like a great idea, these coolers are far from ideal for our region. Why It Isn't an Issue: Swamp coolers add a significant amount of humidity to the air. Our region already experiences highly humid summers, the only season when you'd need cooling. The additional humidity not only makes the indoor environment uncomfortable but also fosters mould growth throughout the home.
While I can't make definitive statements about these issues never being found in our region, I can confidently assert that if I encounter any of these three items during a home inspection in Nova Scotia, I'd need to take an extremely close look at what I'm seeing. The chances of encountering such issues in Nova Scotia homes are remarkably low, thanks to the unique characteristics of our housing industry and climate. |
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