Internachi certified professional inspector
While I pride myself on being incredibly thorough in my inspections, the simple fact is that we home inspectors simply do not have the time to document every single issue within a home: as much as I am proud of being extremely thorough and meticulous, I know it is important to maximize my time by focusing more effort on the big issues that greatly impact safety, efficiency and/or have a significant financial impact. Here are some examples of where I focus my attention:
I recently did an inspection where the roof was not visible from ground level and was approximately 20 feet off the ground. It was a struggle to get a good look at it but I am glad I took the time to do that. To put it nicely the roof was in very bad shape and needing a roofing contractor to evaluate it and replace the shingles as soon as possible. Not only are roof jobs expensive but contractors are usually booked well in advance and even small leaks can cause significant damage.
I have previously touched on this in a past blog post: not only is a home’s electrical system very important from a safety point of view (electricity kills and electrical fires are far too common) but also from a functional point of view. Due to skyrocketing housing costs the average size of a household is growing along with their electrical needs. For example, a system designed for 2-3 people can encounter significant issues and require expensive upgrades to accommodate a household of 6. I also see a concerning lack of smoke and Carbon Monoxide (CO) detectors.
While foundation cracks are very common and usually a result of simple settling (all buildings settle), some cracks can be symptoms of major structural problems that can cost well into the 5 figures to correct. Fortunately, while catastrophic problems are rare it goes without saying it is not something I want to miss.
HVAC (Heating, Ventilation & Air Conditioning)
There is no easy answer for what the best HVAC system is as every option has its pros and cons: in my home I have successfully replaced most of our electric heaters with a ductless mini split system but this may not work for you. One area of concern for me is the large number of older systems still in use: while they can last for years to come, they could potentially fail at anytime and do not take advantage of modern energy efficiency.
Another thing to consider is that many homes in Nova Scotia do NOT have mechanical cooling. Given the recent hot and humid summers this is definitely something home buyers outside of July and August should be aware of.
I can’t tell you how many homes I have inspected that are missing floor drains, particularly near washers located on the top level of a home. When we moved into our home, the water tank burst before we could arrange a replacement and we woke up to a flooded basement on day three as the drain was covered by rigid insulation (and that's another blog post!) and I did not yet get a chance to correct it. It can be difficult to add proper drains but at least a home buyer can be aware of the potential issues from a washing machine or water tank.
This list is by no means exhaustive but merely a sample of what is important to be focused on during an inspection. I am not as concerned about finding the $100 issues as I am the $10,000 issues and how to identify a potential money pit or an unsafe home.