Mike's Home Inspector BlogMichael Burfitt |
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When most people hear "home inspection," they immediately think of buying or selling a house. It’s a fair association, given that inspections are often a standard part of real estate transactions. But here's the truth: home inspections are much more versatile and valuable than that. Whether you're a homeowner, a landlord, or even just a curious property investor, a home inspection can be a proactive tool to maintain or enhance your property. Let’s dive into why home inspections aren’t just tied to real estate deals and explore the benefits for homeowners outside the buying and selling process. The Myth: Home Inspections Are Only for Buyers and Sellers This myth likely stems from the fact that most home inspections occur during the buying process. Buyers want to know what they’re getting into, and sellers sometimes conduct pre-listing inspections to address potential issues in advance. It also doesn’t help that other home inspectors use cliches such as “helping you make an informed buying decision” or “we work for buyers and sellers” and marketing buyers and sellers inspections as if they are any different from each other (they aren't). While these scenarios are common, they don’t define the full scope of what home inspectors do.  That's a sign I could get used to seeing! Why This Myth Persists
The real estate industry heavily markets home inspections as part of the buying process. Unfortunately, this narrow focus leads many homeowners to think inspections are irrelevant unless a transaction is involved. The reality? Home inspections are a vital service for anyone who owns or cares for property. They’re an investment in your home’s longevity and your peace of mind. I have shared with more than one client that I provide valuable information that is relevant long after a deed has changed hands and use a long term, systematic approach. When Should You Schedule a Home Inspection? If you’re wondering when to schedule a home inspection, here are some guidelines:
I founded Inside Edge because I believe every homeowner deserves to know their property inside and out and desire to empower home occupants to maintain a safe and comfortable home for their family. Remember, whether you’re buying, selling, or staying put, our thorough and unbiased home inspections will be the exact same, and will provide the insights you need to make informed decisions. Contact us today to learn more! 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!  You can see stock photos like this all over the internet but in reality this doesn't depict the average 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.  To Repeat, This Roof Was NOT Leaking! Don’t Underestimate Maintenance Costs
One important quality of a good home inspector is to maintain impartiality and avoid real and perceived conflicts of interest. In addition to insurance, property taxes and other fixed costs, one of the "joys" of home ownership is having to deal with system breakdowns. Plumbing leaks? HVAC not heating? Lights flickering? That’s now your responsibility and usually nobody teaches you how to do those things. My passion is helping home occupants from all walks of life live in a safe and healthy home but I especially like helping new homeowners. It motivated me in my first job as a fresh faced 16 year old and it motivates me to provide the best inspection services possible. 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.  This image speaks for itself! 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.  I see this far too often! 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 a professional home inspector, my journey has been shaped not only by my keen eye for detail but also by my proficiency in collecting and analyzing data. This skill, honed through many years of experience, has allowed me to derive valuable information from the reports I generate. In this blog post, I'll delve into how my data-driven approach has transformed my inspections, enabling me to make informed decisions, identify trends, and avoid baseless speculation. Harnessing the Data Advantage In a previous role, I experienced a dramatic reduction in my workload by applying my data analysis knowledge, which also granted me the time to pursue my dream of becoming a home inspector. Armed with the insights I've gained over the years; I now use data to support my instincts and bolster my assessments with hard evidence and facts. This approach allows me to provide more comprehensive and accurate home inspections. Identifying Trends: Examples from the Field Let's take a look at some real-world examples of how data has enhanced my ability to conduct inspections:
By consistently collecting and analyzing data on these aspects, I've gained the ability to quickly assess whether a home's features fall within typical parameters or if there's something unique to investigate further. This approach not only streamlines the inspection process but also motivates me to delve deeper into rarer building materials, expanding my knowledge base. I can use this information to better inform clients on the site during the inspection process. The Limitations of Data While data is a powerful tool in the home inspection arsenal, it's crucial to acknowledge its limitations. Data should not be used as a shortcut to draw conclusions without thorough examination. To illustrate this point, let's consider a non-related example:  Lots of data, all of it useless! Imagine a casino game of roulette where a screen displays data on past spins, such as the percentage of spins landing on red versus black. This data may seem helpful but is entirely irrelevant because, in reality, the odds of the ball landing on a specific number in each spin never change. It's a constant probability as each spin of the wheel is independent of the last. Bringing it Back to Home Inspections In the world of home inspections, data can reveal statistical trends. For instance, I can share that 3-tab shingles are statistically more likely to have problems than architectural shingles (almost solely based on the fact 3-tab are generally much older), which, in turn, are more likely than metal roofs to present issues. However, the real world is filled with surprises. I've seen homes with old shingle roofs that exhibited no leaks and, conversely, brand-new roofs with leaks. Ultimately, while my knowledge of statistics and data helps me identify trends and streamline my work, it is no substitute for the hands-on inspection process. Home inspections demand a thorough, physical examination of each property, leaving no room for shortcuts or assumptions. In the realm of home inspections, the fusion of expert observation and data analysis is a powerful combination. It empowers inspectors like yours truly to make informed assessments, identify trends, and offer valuable insights to clients. Yet, it's essential to remember that data alone cannot replace the meticulous, on-site examination required to ensure a comprehensive evaluation of a property. The art of home inspection lies in striking the right balance between data-driven analysis and the hands-on inspection experience.
Wood is a timeless and versatile material that has been used in construction for centuries and is the most common type of residential framing in Nova Scotia by a large margin. From framing to flooring, it brings warmth and beauty to our homes, and nothing beats the smell of wood, at least to this home inspector! However, lurking beneath its appealing surface lies a hidden threat that can compromise the integrity of any structure: rot. It's crucial to understand the damaging effects of rot on wood and the necessity of identifying and addressing it promptly. Wood rot is a natural process caused by fungi that break down the structural components of wood. These fungi thrive in environments with high moisture content and poor ventilation. They feed on the cellulose and lignin within wood, gradually weakening its structural integrity. If left unchecked, rot can spread throughout a building, leading to severe damage, compromised safety, and expensive repairs. Types of Wood Rot There are two primary types of wood rot:
Signs of Wood Rot Detecting wood rot requires a keen eye during home inspections. Look out for the following signs:
Wood rot is a formidable adversary that can compromise the structural integrity and safety of a building. As a home inspector, being knowledgeable about the causes, signs, and impact of wood rot is essential for providing thorough assessments. In the example below, the deck railing was pressure treated (PT) but no treatment was added to the cut area. This lead to moisture infiltration, which is the most essential ingredient to wood rot.  This is an example of "dry" rot, which is anything but. Wood rot is a valuable function of nature, allowing dead wood to decompose and form nutrients for new trees to take root and complete the natural cycle. However, the interests of a homeowner is to slow down this process as much as possible by keeping moisture at bay.
As both a home inspector and a semi-nerd, I always like to collect and analyze data. One benefit of this is that I can identify trends and look for anomalies during an inspection. For example, the most common plumbing DWV (drain, waste & vent) system I see is scientifically known as (C8H8·C4H6·C3H3N)n, better known as Acrylonitrile Butadiene Styrene(ABS) which looks like hard, black plastic pipe. Over 95% of the homes I have inspected contain some amount of ABS. It’s not just a plumbing material either: did you know that all Lego blocks are made of ABS? You can see a small bit of this pipe sticking out of the roof on almost all homes when looking from the street, so this statistic doesn’t surprise me. Probably the second most common thing I see is asphalt roofing shingles and like ABS pipe it provides the best combination of quality and value. Again, probably 95% of the homes I inspect use asphalt shingles, although this number will drop in the future as metal roofs are becoming more popular. There are two types of asphalt shingles: organic and fiberglass, with most now using fiberglass as organic shingles were generally not made after 2006 and completely discontinued in 2011. Now let's take a look at the two major types of asphalt shingles for residential roofs: 3-tab and architectural. I have not begun to track shingle style yet but both are common in Nova Scotia. Three Tab Shingles They are so named because they have three tabs on the bottom part of the shingle. They have a flat, uniform design and look like the picture below. The main advantage of 3 tab is that they are lightweight and generally more affordable. Architectural Shingles These can also be known as dimensional shingles and are thicker, being composed of a more random, textural look that can look more like other materials such as slate and have a somewhat 3D shape. Typically these shingles are more durable and last longer but with the disadvantage of a higher initial cost. In my experience, most homes (my own included) now use this type of shingle.
It's Not Quite THAT Simple
There are also various grades of shingles available on the market. Unfortunately, determining the grade of shingle is beyond the ability of a home inspector but it is important to note there is no such thing as "bad" shingles. I always like to joke how every company has a "good, better and best" but never "crappy, less crappy and mediocre". In this case, the former is a good representation of the products on the market and a quality installation is far more important to a long lasting, leak free roof. One of the negatives about having relatively mild winters is that we frequently have temperatures around 0 degrees Celsius (or 32 degrees Fahrenheit) and these temperatures can fluctuate between both sides of that number. This can help to form icicles and while as a child it was always fun to break them off, this is a major red flag for home inspectors as no properly constructed home should have them. Icicles are an indicator for one of the main cold weather concerns for home inspector: ice dams.  Fun for kids, bad for home inspectors! What is an Ice Dam? An ice dam is a problem caused by heat, not cold. It is a ridge of ice that forms at the edge of a roof and prevents melting snow (water) from draining off the roof. Heat escaping from the attic space tends to melt snow, which re-freezes before it is shed from the roof. Contrary to popular belief, sloped residential roofs are generally NOT designed to be waterproof but rather to rapidly and quickly remove water, preferably into a eavestrough and downspout system to be moved away from the home. Snow is a relatively good insulator, so snow will melt close to the roof and remain visible from the outside. Take a look at the picture below for a clearer understanding of how ice dams form.  Why is it Such a Concern? You might think: the attic gets a little damp: a well ventilated attic will quickly dry out so what's the problem? The answer is this is simple: water, like nearly everything flows downhill. This means that water will compress and permanently damage attic insulation at first. This will lead to further heat loss through the attic and the formation of even more ice dams and corresponding leaks will increase in frequency. Eventually it will slowly enter the ceiling on the top level (an active leak is rarely obvious at first and before too long can cause major damage to a home). See below an example from a recent inspection where our client was concerned about moisture in the home.
The thermal imager shows a very clear anomaly. For my fellow inspectors reading this, you cannot automatically assume this is moisture without further proof: it could just be an area where insulation is missing and this was done on a cold winter's day. My own bathroom shows a similar cold spot but it's from poor insulation in that area not a roof leak. In this case it was obvious from just looking the ceiling was saturated with water and a quick use of a moisture meter confirmed what I already knew. This ceiling will have to be replaced and new drywall installed but the first priority is stopping the leak from happening.
Further investigation shows this particular example was not directly from an ice dam but is the perfect representation of what can easily happen. Remember, moisture is the #1 enemy of homes and an active water leak can seriously damage and even destroy a house! If you are seeing icicles, the first thing you should to is pop that attic hatch, take a look for water infiltration and take appropriate action before water gets into the home. |
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Inside Edge Home Inspections Ltd.
Halifax, NS 902-209-9921 [email protected] Proudly Serving the HRM & Central Nova Scotia |
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