Michael BurfittInternachi certified professional inspector |
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In my quest to become Halifax’s top home inspector I have strived to learn so much about my profession that I have been called a walking encyclopedia of home knowledge and I wear that label with pride. I continually update my knowledge base to give you the Inside Edge (shameless plug) in my home inspections. So far, out of the very long list of courses I have taken there is only one in which I struggled to complete and that was the Advanced Stucco and EIFS course. The reason for this is very simple: while this type of wall covering is common throughout the world and used frequently in commercial and industrial settings, it is almost never seen in Nova Scotian homes. The few Stucco/EIFS houses I have seen in and around Halifax & Dartmouth have usually been replaced with standard vinyl siding, presumably due to moisture intrusion issues. Obviously, I had to find out why and if these systems are really that bad.  First, it is important to note Stucco and EIFS (and even systems I looked at previously like ICF) look identical on the surface but are quite different, so let us look at Stucco first.
Exterior Stucco There are a few ways of creating Stucco, but the basic formula is a mix of Portland Cement, Sand, Lime and Water. It is a heavy system that is generally affordable, relatively easy to install and easy to repair. It has been used all over the world for a good reason, just not here in Nova Scotia. Why is Stucco Not Popular in our Province? The reason is simple: it has two main disadvantages: 1) stucco is prone to cracking over time 2) stucco is susceptible to buckling in climates that have rapidly changing seasons, such as those with rapid freeze/thaw cycles. Sound familiar? It bears repeating that water is the #1 enemy of homes, so this makes Stucco a poor choice in most circumstances in our region. EIFS External Insulation and Finishing Systems (EIFS) are also known as Synthetic Stucco. This method of construction is relatively modern (introduced to North America in 1969). It is a system that is both lighter and more energy efficient, since it usually contains rigid insulation. It is also much more resistant to cracking and other weather-related damage. There are several different EIFS systems that can be broken down into two basic categories:
What’s Wrong With EIFS? There are plenty of horror stories about EIFS, with some inspectors even going so far as to recommend immediate and complete removal of the EIFS. Yikes! EIFS, like many modern building products (such as roof trusses) are engineered proprietary systems. What this means is that the manufacturer’s instructions must be carefully followed during installation to prevent moisture intrusion and consequently significant damage to a home. While there are certainly plenty of skilled contractors in our area, the recent building boom has seen residential build quality decline significantly in recent years. Once moisture gets behind an EIFS, it can cause significant wood decay and mold growth and can lead to serious and costly damage to the home that can go undetected for years. Given we live in one of North America’s wettest regions, a poorly installed EIFS system can have devastating long-term consequences and is one reason why most homeowners and builders steer clear of this system. Different areas of North America tend to favor one specific type of house siding and Nova Scotia is no exception. In this week’s blog post, we look at some of the most common types of siding seen in our province. Vinyl Siding This is the most popular choice in North America (about 1/3 of all installations) and is the overwhelming choice for homes in Nova Scotia. It has largely replaced wood and metal siding due to its combination of value, durability and lack of required maintenance. Not only does vinyl siding not need to be painted, but the colour goes all the way through the material and doesn't just cover the surface, meaning a scratch or other minor damage will not affect its appearance. Home inspectors look at several concerns such as signs of waviness, joints not staggered properly (a clear sign of poor or amateur installation) and proper detailing around windows, doors, and other penetrations. While relatively easy to install, it still takes skill to do properly. It has recently come to my attention that in my subdivision, the installation techniques were far from high quality, a fact I can personally attest to that when in 2018 we lost a significant amount of siding. These deficiencies can be hard to detect during a standard home inspection. Masonry (Brick, Stone & Concrete) I have previously covered this type of siding in a previous blog post. Inspectors look for signs of spalling, mortar deterioration and bowing walls (more common in older installations). In my experience these are usually quality installations by skilled masons and are generally well maintained. Wood Shingles and Shakes Most wood siding is composed of cedar due to its rot resistance. Other species of wood can be used (such as pine) but it requires additional preservatives to protect against rot. Wood siding also requires regular maintenance (such as painting or staining) and has little in the way of fire resistance. There are many different types of wood siding installation:
Asbestos Cement/Fiber-Cement Asbestos is a scary word and as a result asbestos cement siding has received an unfair bad reputation. As can be seen on my previous posts on asbestos, it is only dangerous in a friable state. Translation: there is no danger if the siding is not disturbed by heavy mechanical damage. Overall, it is a good siding material but since it was discontinued many years ago properly repairing it may be difficult, if not impossible. Modern versions of fiber-cement are commonly known by its main trade name Hardie board. It has many of the advantages of asbestos siding without the…. you know…. asbestos. It can be very hard to tell apart from wood and possibly my single biggest goof up as a home inspector was mistaking Hardie board for wood siding. It was located only in a specific area of the home on the second level and it taught me to always verify my visual observations by touch as much as humanly possible.  This looks like wood but is actually Hardie board! Stucco/EIFS
Even though these two systems look identical, they are quite different. They are also common…. in commercial settings. Despite being very common on homes in other areas of North America, they are very rarely seen on houses in Nova Scotia. I actually had to do some research on these two types of siding and why they aren't more common, to which I will share my findings in next week’s blog. It seems like every single home renovation show has a segment where the client expresses their love for having an open concept home. A few scenes later, out come the sledgehammers and within a few minutes we see a wonderfully clear, open room. If only it was that easy! I am a home inspector and not a building contractor, but I certainly can tell you without any hesitation that tearing out a wall is far messier and more expensive and disruptive than any TV show implies. As a general rule, I personally am not a fan of open concept design and here are some reasons why I believe you should think twice before taking part in this type of renovation.
Load Bearing Walls Contrary to some horror stories you may read of load bearing walls being cut down, in most modern homes the roof is constructed using engineered trusses, which generally do not require support (for the top level of the house only) aside from the exterior walls. However, In Nova Scotia only a structural engineer can certify a wall is not load bearing. There are lots of articles online about how to identify a load bearing wall, but it is not always that simple as an internet search. Plumbing & Electrical When plumbing and electrical systems were originally installed, no thought was given to what the home would look like 30, 40, or 50 years into the future. A lot of these shows make it look like a simple 2-hour job to move some wires and pipes when in reality, it can be a very difficult and expensive task. These two systems have to be engineered carefully and relocating these features is not as simple as simply adding new pipes and wires. Houses are Designed to Have Zones Modifying the structure can affect the home’s HVAC (Heating, Ventilation and Air Conditioning), as these systems were designed with walls and separation in mind. Not only can energy flow be disrupted and possibly require remediation but there is no longer a way to “seal off” specific rooms. For example, in our home the kitchen heat can be turned low after supper to save energy, but this is not generally possible in an open concept house. There is also the issue I see in some flipped houses where the stove is moved from an exterior wall towards a more central location. Rarely is the ventilation factored in and while it isn’t required by any building codes, it won’t take long for the lack of a kitchen fan to become unpleasant. NOISE! We always have a child and sometimes more than one in our house. As great as kids are, there can be no doubt they are noisy. With an open concept house, the sounds of children (or their favourite shows) can travel throughout the home. Asbestos Any home built before the 80s almost always has asbestos in it. While generally harmless if left alone, it becomes very dangerous when disturbed. Always assume any home built before the 80s has asbestos in the walls until proven otherwise. For these reasons and many more, it is important to think twice before knocking down walls. TV shows are designed to provide a wow factor but as a homeowner, unforeseen issues can develop after the sledgehammers are brought in. There is a common stereotype of a home inspector being an older male, often times a retired construction worker and I wanted to see for myself if this belief had any basis in reality. While the number of women in our industry has been steadily rising, it is still estimated that between 90-96%(!!) of established home inspectors are men (average age over 50) and my interaction with fellow inspectors makes me believe this is a reasonable estimation.
Why Are There So Few Female Inspectors? That is a question that I have asked myself: what is the barrier that keeps women from joining our industry? I can say from firsthand experience speaking with some of the biggest names in our industry that there it is no systematic effort to exclude women. I then began looking at reasons why women cannot be home inspectors, or why it might be an extra challenge for them to be successful. Here are the results of both my own research and knowledge of the industry: Reasons Why Women Should Not Be Home Inspectors
What Can We Do to Change This? While it’s easy to say that there is little any of us individually can do to change the world, we can take our own positive and constructive steps to move our industry in the right direction. The biggest thing is to change the misconceptions of our industry: you do not need a construction or trades background to be a successful inspector; a customer service background is a huge benefit, and being the most intelligent and skilled home inspector on the planet is useless if you cannot properly communicate your findings. There is a far too common misconception that being a home inspector is "easy money" since there are exactly zero requirements to become one in most of Canada (including Nova Scotia) and it is easy to set up an inspection company. Let me make it clear from starting a company from scratch that this could not be further from the truth. Our industry has a very high failure rate: about 50% don't make it through the training and while estimates vary, it is believed between 70%-80% will fail sometime in their third year. If anyone, male or female is looking to get rich quick doing an easy job they are looking at the wrong profession. Women May Have The Inside Edge (no pun intended!) Not only are there no reasons women should feel excluded, female inspectors in general have a lot of advantages in this industry and the biggest one right now is that they stand out. A veteran inspector once said (to an all male audience) in a way he was glad he didn’t have any women in his service area because if they went head to head with his company they would probably crush him in the marketplace, and I can’t disagree. One of the reasons Inside Edge Home Inspections Ltd. is not a household name yet (at least in early 2022 when I wrote this!) is that, despite the fact I know we are one of if not the best inspection company in Halifax, we can get lost in the crowd of the revolving door of local home inspectors. Let there be no ambiguity on my feelings: I am in complete support of every initiative that helps to bring our industry in line with the diverse demographics we serve and helping to fix this gender imbalance is a logical first step. In short, can women be home inspectors? YES! Are there any reasons why women cannot or should not become home inspectors? NO! There is no reason for this gender imbalance to exist. I never want to hear my young niece say to me that doing home inspections is a “job for boys”. I know there are presently a large number of women looking to join our industry in the coming years and all I can say is that I welcome them with open arms as it's long overdue.  Guest Blog Post by Jeff Weickert
Trees are a part of nature and in most cases, part of the landscape around homes. Although there are many positive reasons to have trees in your yard, they unfortunately can have negative effects on the building. Here are a few examples of what to watch out for when buying or building a home. Foundation Damage Tree roots are always growing, expanding in the search for nutrients and moisture. Some trees put out a root system three times the height of the tree. When the roots hit a solid barrier such as a foundation, they begin to grow laterally against the solid object. Although the fine roots may find their way into small cracks, the real damage is caused if you have loose soil against your foundation. Tree roots will expand and contract during times of moisture and drought which compromises the integrity of the soil which can cause foundation settling especially in older homes. When concrete settles it is more likely to shift and crack. If you have mature trees you may want to consult a professional to determine if any are of a species that has aggressive root growth such as silver maple, willow or elm. Rather than remove a tree, a root barrier can be installed to alleviate concerns of root interference. Septic System Damage Tree roots are a common cause of septic system damage such as line clogs and backups. In order to gauge the potential for root interference in the septic field, you will have to know where all parts of the system are as well as identify any trees or bushes in the area that could be causing damage. Tree roots are designed to seek out water and leaky pipes are vulnerable to root penetration. The depth of the septic system is also a factor, the deeper the system is buried the less likely you have to worry. Once again, a root barrier can be installed to prevent damage. Roof Damage Leaves and branches pose their own threat to the building from the above ground portion of the tree. Low hanging branches can strip shingles in bad weather leaving your roofing exposed to further damage as well as potential leakage. Heavy branches can break off in a storm and do damage to gutters or the roof itself. Shade provides the ideal condition for moss growth. Moss causes shingles to loosen and break, again compromising the roofs waterproof status. Leaves will accumulate in gutters which eventually overflow. Water flowing down the building’s surfaces will cause damage to wood surfaces (i.e. fascia board) and can potentially find access into the exterior walls. Large, old trees can be a direct hazard to the roof by means of large limb drop and a complete fall of an unhealthy tree which can do enormous damage to a home. The best way to avoid these and other issues is to have your home and grounds inspected by professionals who know exactly what to look for. It will save you time and money in the long run. While preparing for a potential power outage recently due to freezing rain, I couldn’t help but notice this radio as inspiration for writing my next blog post. You would likely think I am going to talk about emergency preparedness, but I am looking at the model number, particularly the first three letters, which as you can see are ICF.  Yes, this is a radio in a blog post that has nothing to do with them. In the world of home construction, ICF is an initialism for Insulated Concrete Forms. While it has only become common in the past 15 years it actually dates back to its invention right here in Canada in 1966. An ICF is composed of two main components: insulation, almost always in the form of expanded polystyrene (EPS) and concrete with steel reinforcement (rebar). They can be used in both foundations and walls, although the latter is less common. The insulated blocks are used to hold the concrete while it cures (just like the removable plywood used in regular concrete construction) and are permanently left in place to provide valuable wall insulation.  The first time I saw one in 2007, I thought it looked like someone enjoyed Lego a little too much! I recently did an inspection where the buyer wanted to know what an ICF was and how far it went up the walls. While I typically see them just used as the home’s foundation, this particular home inspection showed that the entire wall structure right up to the rafters was constructed of ICF. So, is that a good thing? The cliché answer is that it depends. My professional answer is an absolute yes, but it definitely has drawbacks.
First, the Bad News There are a number of disadvantages to ICF construction. Some of these include:
Advantages of ICF There are many benefits to an ICF home. While I only report and never make advice on buying decisions, I definitely get excited when I see ICF construction. Some upsides include:
Overall, I draw parallels to my post on heat pumps. While there is a significant initial upfront cost, the savings in both money and energy over the long run make it all the more worthwhile. Unfortunately, the higher price tag can scare many developers and new homeowners off. Many home inspector websites have a Q&A or frequently asked questions (FAQ) section, where they answer commonly asked questions about the home inspection process. Most of them involve simple questions such as what exactly a home inspection is, can I attend an inspection (YES!), how long does an inspection last (varies but 2 hours on site is a good rule of thumb) and do inspectors offer buying advice or recommendations (no). This blog is going to answer some questions that are rarely asked. Let’s take a look at a few:
Why Don’t You Do Short Term Radon Tests? Another way to phrase this is why don’t I take advantage of the ‘easy money’ in short term (48 hour) radon testing, especially when I have the necessary training and ability to perform and interpret radon tests. The obvious answer is that, unlike in the USA, they are not considered valid in Canada. Short term tests are highly inaccurate (a recent study from the University of Calgary found about 96-99% inaccuracy) and require very specific closed condition parameters. For starters, all windows have to be kept closed both before and during the test and exterior doors opened only to enter/leave. In a hot summer day without air conditioning, this is a feature that can cause significant discomfort to put it mildly! I once heard someone compare making a radon mitigation decision based on a short-term test is like getting married based on a first date and this isn’t far from the truth. Yes, a short term test is better than no test but a false negative can provide an unwarranted sense of security and a false positive will usually require a long-term test to confirm anyway. As much as I would love to be able to provide accurate information over a weekend, this is simply not possible due to the highly fluctuating nature of uranium decay deep underground and the constant changing of building conditions. It is recommended that radon tests should be completed with a 3-12 month timeframe (bare minimum of 30 days) and is the guideline that I operate under. What Does “Independent Home Inspector” Mean? This question can be expanded to include “are you hostile towards real estate agents?”. The answer to that is an absolute and clear NO! There are a large number of agents in both Halifax and Nova Scotia as whole that work very hard to ensure their client’s best interests are met just like I do. We both have a fiduciary responsibility to look out for our clients regardless of our personal opinions and we are both passionate about homes. In many cases we have mutual clients and work closely together with agents. All “independent” means is that we do not work under the direction of a real estate agent, real estate broker, contractor, or other similar organization and my loyalty is above all else to provide the unbiased truth rather than being influenced into writing a “soft” or "tough" report. Put another way, a "pre-sale" report, a "pre-purchase" report, and a "post-purchase/maintenance" report on the exact same house for the same individual client would have the exact same results with the exact same recommendations which is why I removed this section from my website. What’s the Most Interesting Personal Items or Décor You Have Seen in a Home? Nothing and even if I did stumble upon something interesting, I would not discuss it with anyone. I have stated before that the #1 thing I dislike about being a home inspector is the feeling of being intrusive in someone’s personal space. While I am skilled at looking past home contents, if there was a way to magically make every single piece of personal property temporarily disappear during an inspection, I would be a very happy inspector. A clean house also makes our job much easier, but I digress. There was once a story in the local media about a property inspector who discovered and brought down some long-lost personal property out of an attic. While it was presented as a feel-good story I was infuriated when I read the article. Unless there is a VERY good reason, we do not touch, interact with, or disturb personal property and the person in question admitted they were snooping around. If there is a concern, I will always ask the property owner for further guidance before proceeding. Being a home inspector is about trust, which I have spent many years building with both clients and the public at large. Anyone who uses our services has trust in us: that we will look out for their interests, that we will provide maximum value, that we will show up on time and finish the report as promised and most importantly that we do our best to leave only (hopefully invisible) footprints and take only photographs of the home and its various systems. Like many homeowners, I have watched plenty of home related TV shows over the years. I have also mentioned previously that I have an overall positive opinion of Mike Holmes although I can certainly think of plenty of valid criticisms regarding his various shows, mostly revolving around how he blurs the line between construction and inspection. So, it goes without saying that I was excited to hear about a show focusing on home inspections starring an actual home inspector. How awesome to see our relatively unknown industry getting its own show and getting to showcase what a home inspector does and why it's important to get a home inspected! Now that I have had a chance to see a few episodes I think I have seen enough to form a fair opinion.
The show features Joe Mazza, a home inspector from New York state who definitely has a personality fit for TV even though he is a rookie to that medium. What do I think of his show? In my opinion it is a significant mis-representation of our industry to put it mildly. Of course, actual inspection jobs would not translate well to TV, as they can take an average of over 2 hours just on site alone and can require plenty of detailed explanations. My criticisms are many and mainly revolve around how Joe, who to my knowledge is an actual licensed inspector in both New York and Connecticut, does very little actual inspecting (it’s more of a show about house hunting and renovations) and much of what he states is misleading at best and flat out wrong at worst. Let me count some of the numerous issues I see just from a few episodes: Much of the Show is Outside the Scope of a Home Inspection Joe is seen to be touring the homes with Noel Gatts, an interior designer. Simply put, we home inspectors do not generally inspect or comment on cosmetic finishes and while it is no doubt a valuable profession, we do not “team up” with interior designers on our inspections to recommend cosmetic work. We Do NOT Tear Out Walls or Do Renovation Work I’m not sure what the standards in New York or Connecticut are, but all major home inspection organizations make it very clear that it is a serious ethical violation to perform repairs or renovations to any home within 1 year of performing an inspection. This show also makes the connection that home inspectors are just contractors that do inspections on the side or are just inspecting to look for ways to make money renovating. While a person can certainly do both jobs successfully, in my experience they require VERY different skillsets. We also are not invasive in our inspections, and as fun as being destructive can be I definitely do not bring a sledgehammer with me! Home Inspectors Don't Make Definitive Statements in Most Circumstances This show has many scenes where Joe says something like “that’s asbestos!” or “that’s black mold!”. As I have referenced, while there are signs that something is very likely asbestos or mold, only a lab test can confirm it! I also got angry when while tearing out a wall, one of the workers quickly says, “this wall isn’t load bearing!”. While I agree it likely isn’t, in most areas (including here in Nova Scotia) only a Structural Engineer can make that statement and it can cause serious, if not catastrophic damage to remove a load bearing wall. The Show Has Very Little to Do With Home Inspections Overall the show only dedicates a tiny fraction to actual home inspection work. It is unfortunate that a show that could have highlighted our industry and the incredible work I and my fellow inspectors do is just another dime-a-dozen renovation show with “Home Inspector” slapped on the title. It does a disservice to both our industry and our clients by providing very misleading information of what a home inspector does. I love to watch home inspectors in action but this show is not an example of what we do. To my knowledge, there are no building code regulations in Halifax or Nova Scotia that require homeowners to install rain gutters, or eavestroughs if you prefer. This is consistent with my observations: a significant number of homes I inspect do not have gutters, whether it be missing on just on one side, over a portico, other small areas, or completely absent. Of course, just because I see nothing in my research doesn’t mean that I don’t consider them an essential part of a house. As I have said many times before: moisture is the #1 enemy of homes! We here in Nova Scotia live in one of Canada’s wettest areas and that water needs to be kept away from homes: not only will this help minimize the chance of a flooded basement but will help to protect against paint being damaged and reduce the opportunity for mold and mildew to grow and wood rot to occur. As a systematic inspector, I know that it is useless to just install gutters and call it a day as they require proper downspouts to be effective. Otherwise, the water will eventually just spill out over the side, and we are back at square one. Furthermore, just pouring a bunch of water in one area near the foundation can do more harm than good: it needs to be extended as far as reasonably possible: 4 feet is a good minimum but that can vary depending on topography. Rain gutters, contrary to popular belief, are not supposed to be installed level. While they may look straight from the ground, it is required to have a gentle slope towards the downspout to prevent water from pooling. They also need to be regularly cleaned, especially in areas with taller trees. I did one inspection in a rural area where the gutter was nearly 100% clogged with foliage and was essentially useless. A regular eavestrough cleaning can also alert you to roofing issues, as when asphalt shingles begin to deteriorate granules can start to accumulate in the gutters.  This is an example of a gutter that clearly shows the telltale signs of a distressed roof. Furthermore, one needs to be aware of the slope of the property surrounding the structure. The simple fact is that without a properly graded lot, all the preventative measures in the world won’t do much good: the ground can only absorb so much water and with our rainy Spring season, water will travel towards a foundation and eventually inside a home if the lot is sloped that way. I did one inspection where the force of water coming off the roof compacted the ground and sloped the ground towards the foundation and while no flooding was detected, it is not a matter of if but when the basement ends up with unwanted water.
A chain is only as strong as its weakest link and a water control system needs to be properly installed and maintained regularly to be effective. Installing a fancy eavestrough system without considering all the points mentioned in this blog post is nothing but a significant waste of time and money. While this can be a DIY project (yours truly successfully installed a supplementary system at home) it is important to understand the science behind water flow and to follow manufacturer’s instructions.  Possibly one of the biggest dangers in a home that most homeowners and tenants are unaware of is located in the garage. There are a number of concerns for home inspectors in this area of the home and the most obvious one is the garage door. This is one of, if not the heaviest item in the house and to make matters worse, it is meant to be raised and be suspended overhead.
When it comes to garage doors, I tend to focus on three main issues: Garage Door Springs While safety has improved significantly over the years, the simple fact is that torsion springs are always under a significant amount of tension. A spring failure can not only cause significant hand and facial injuries but, given how high these springs are off the ground and how sudden the forces of a broken spring are, can easily knock someone off a ladder. Garage floors are usually made of hard concrete, and falls can be fatal from even a small height. Defective or Missing Auto-Reverse Sensor All garage doors need to have an auto-reverse sensor to not only protect children and animals but also against items that are accidently placed under garage doors. Many years ago, I saw the result of someone leaving a heavy object under a garage door without a sensor and the damage to the door was significant and costly. We usually test this by sweeping a small piece of a 2X4 under the door to ensure a closing door immediately reverses. Missing Handle Particularly on manually operated doors, a handle is of the utmost importance. Without a handle, fingers can easily get into a pinch point when closing a garage door and cause significant injury to that area. While obviously not as dangerous as the first two issues it is still something to be aware of. It bears repeating that garage doors are heavy, and their springs are under an incredible amount of tension even when at rest. Unless you are trained and experienced, never attempt to do a DIY repair on a garage door or spring and always leave it to the professionals. While an Indiana Jones style slide looks great, it should stay in the movies where it belongs. Fortunately, garage doors generally don’t need a lot of maintenance: as long as the tracks are kept lubricated and any unusual noises are not ignored, you will enjoy safe travels to and from your home for many years to come. |
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