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When my family purchased our home (and before I became the home inspector you know and love!), I would never have considered signing on the dotted line without having an independent inspector evaluate the property first. Yet over the years, I've met many homeowners who were hesitant about home inspections or questioned their value altogether.
What I discovered was that many people had either experienced a poor inspection in the past or knew someone who had. In some cases, inspectors lacked the technical knowledge needed to identify significant issues that might not be immediately apparent. In others, they failed to communicate their findings clearly and effectively, using industry jargon that few members of the general public know or understand. There is also considerable misunderstanding among first-time homebuyers about what a home inspection actually includes, and, just as importantly, what it does not. Here are a few of the most common criticisms I hear about home inspections and my perspective on each.
"Home Inspectors are More Interested in Staying on the Good Side of Agents!"
Ask most inspectors about this potential conflict of interest and they will deny it exists. Unfortunately, my experience suggests that it can happen far too frequently. Over the years, I've heard fellow inspectors privately express concerns about being labeled a "deal killer" or "alarmist" for reporting significant defects. The pressure to maintain positive relationships with agents can be real, particularly for inspectors who rely heavily on broker or agent referral networks.
At Inside Edge Home Inspections, our philosophy is simple: our responsibility is to our client not to any transactions. While we certainly appreciate referrals from real estate professionals and others in the community, our reputation has been built on providing trusted, unbiased, and independent home inspections. Any agent or organization expecting us to soften a report or overlook concerns in order to help facilitate a sale is simply looking at the wrong company.
A home inspection should provide you with the information they need to make an informed decision. Nothing more. Nothing less.
"Just Hire an Electrician, Plumber, Roofer and/or Structural Engineer for an Hour Each"
I hear this one all the time and while it's true that a team of specialists could provide a more in-depth assessment of their respective areas of expertise, especially on specialized homes such as older properties. However, coordinating multiple tradespeople to inspect a property: often within a short conditional period, on evenings or weekends, and at a reasonable cost is simply not practical or even possible for most buyers.
Home inspectors are generalists by design. We evaluate the entire home as an interconnected system, considering how its major components work together and influence one another. While we are usually not electricians, plumbers, roofers, or engineers, we are trained to identify concerns across a broad range of building systems and recognize when further evaluation by a specialist is warranted.
For most homeowners, a professional home inspection provides the best balance of value, convenience, and insight. It serves as a comprehensive overview of a property's condition and helps prioritize any areas that may require additional investigation.
"I Can't Trust Home Inspectors: There are no Regulations in Nova Scotia!"
This criticism is understandable. Nova Scotia remains one of several jurisdictions where home inspectors are not regulated and with no plans to do so. We tend to think of Canada as being more regulated than our neighbours to the south when in reality it is the opposite, with only British Columbia and Alberta being the exceptions. While many reputable inspectors also support higher professional standards and accountability within the industry, the reality is that anyone can market themselves as a home inspector regardless of their training, experience, or qualifications. This lack of regulation can make it difficult for consumers to distinguish between highly qualified professionals and those with limited knowledge or experience, often referred to as "fly by night" or "drive by" inspectors.
The good news is that the marketplace tends to be unforgiving and I can tell you firsthand inspecting homes is both mentally and physically demanding. It requires a deep understanding of residential construction, building systems, communication, report writing, risk management, and customer service. Despite appearances, it is not an easy or high paying profession, and many individuals who enter the field without the necessary preparation do not remain in business for long, with current estimates being about 80% or more of new inspectors in Nova Scotia not making it 2 years.
At Inside Edge, our company was not built overnight. Before launching, I spent years developing the knowledge, experience, and systems necessary to deliver the level of service I believed homeowners deserved. I strongly believe that clients should never have to pay for a professional who is still learning the fundamentals at their expense.
You only get one opportunity to make a first impression, and from day one, our goal has been to build a reputation based on thoroughness, professionalism, and trust. A quality inspection isn't just about finding defects: it's about providing the knowledge and confidence needed to make informed decisions about one of the largest investments you'll ever make.
What I discovered was that many people had either experienced a poor inspection in the past or knew someone who had. In some cases, inspectors lacked the technical knowledge needed to identify significant issues that might not be immediately apparent. In others, they failed to communicate their findings clearly and effectively, using industry jargon that few members of the general public know or understand. There is also considerable misunderstanding among first-time homebuyers about what a home inspection actually includes, and, just as importantly, what it does not. Here are a few of the most common criticisms I hear about home inspections and my perspective on each.
"Home Inspectors are More Interested in Staying on the Good Side of Agents!"
Ask most inspectors about this potential conflict of interest and they will deny it exists. Unfortunately, my experience suggests that it can happen far too frequently. Over the years, I've heard fellow inspectors privately express concerns about being labeled a "deal killer" or "alarmist" for reporting significant defects. The pressure to maintain positive relationships with agents can be real, particularly for inspectors who rely heavily on broker or agent referral networks.
At Inside Edge Home Inspections, our philosophy is simple: our responsibility is to our client not to any transactions. While we certainly appreciate referrals from real estate professionals and others in the community, our reputation has been built on providing trusted, unbiased, and independent home inspections. Any agent or organization expecting us to soften a report or overlook concerns in order to help facilitate a sale is simply looking at the wrong company.
A home inspection should provide you with the information they need to make an informed decision. Nothing more. Nothing less.
"Just Hire an Electrician, Plumber, Roofer and/or Structural Engineer for an Hour Each"
I hear this one all the time and while it's true that a team of specialists could provide a more in-depth assessment of their respective areas of expertise, especially on specialized homes such as older properties. However, coordinating multiple tradespeople to inspect a property: often within a short conditional period, on evenings or weekends, and at a reasonable cost is simply not practical or even possible for most buyers.
Home inspectors are generalists by design. We evaluate the entire home as an interconnected system, considering how its major components work together and influence one another. While we are usually not electricians, plumbers, roofers, or engineers, we are trained to identify concerns across a broad range of building systems and recognize when further evaluation by a specialist is warranted.
For most homeowners, a professional home inspection provides the best balance of value, convenience, and insight. It serves as a comprehensive overview of a property's condition and helps prioritize any areas that may require additional investigation.
"I Can't Trust Home Inspectors: There are no Regulations in Nova Scotia!"
This criticism is understandable. Nova Scotia remains one of several jurisdictions where home inspectors are not regulated and with no plans to do so. We tend to think of Canada as being more regulated than our neighbours to the south when in reality it is the opposite, with only British Columbia and Alberta being the exceptions. While many reputable inspectors also support higher professional standards and accountability within the industry, the reality is that anyone can market themselves as a home inspector regardless of their training, experience, or qualifications. This lack of regulation can make it difficult for consumers to distinguish between highly qualified professionals and those with limited knowledge or experience, often referred to as "fly by night" or "drive by" inspectors.
The good news is that the marketplace tends to be unforgiving and I can tell you firsthand inspecting homes is both mentally and physically demanding. It requires a deep understanding of residential construction, building systems, communication, report writing, risk management, and customer service. Despite appearances, it is not an easy or high paying profession, and many individuals who enter the field without the necessary preparation do not remain in business for long, with current estimates being about 80% or more of new inspectors in Nova Scotia not making it 2 years.
At Inside Edge, our company was not built overnight. Before launching, I spent years developing the knowledge, experience, and systems necessary to deliver the level of service I believed homeowners deserved. I strongly believe that clients should never have to pay for a professional who is still learning the fundamentals at their expense.
You only get one opportunity to make a first impression, and from day one, our goal has been to build a reputation based on thoroughness, professionalism, and trust. A quality inspection isn't just about finding defects: it's about providing the knowledge and confidence needed to make informed decisions about one of the largest investments you'll ever make.
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No matter how many inspections I add to my tally, one thing never changes: I see something new in almost every home I inspect. The last inspection I performed had an ETS heating system, something I had only seen in textbooks previously.
What the Heck is an ETS?
An Electric Thermal Storage (ETS) system is a type of electric heating that stores heat during off-peak hours: typically at night when electricity demand (and cost) is lower and releases that heat gradually throughout the day. Instead of generating heat on demand like traditional electric heaters, ETS systems “charge up” in advance and distribute warmth when it’s needed.
At the core of an ETS system are high-density ceramic bricks. During off-peak hours, electricity heats these bricks to very high temperatures. The stored heat is then released in a controlled manner using fans or natural convection, keeping indoor spaces comfortable without drawing large amounts of electricity during peak times. Like any heating systems, there are benefits and drawbacks to this type of heater.
What the Heck is an ETS?
An Electric Thermal Storage (ETS) system is a type of electric heating that stores heat during off-peak hours: typically at night when electricity demand (and cost) is lower and releases that heat gradually throughout the day. Instead of generating heat on demand like traditional electric heaters, ETS systems “charge up” in advance and distribute warmth when it’s needed.
At the core of an ETS system are high-density ceramic bricks. During off-peak hours, electricity heats these bricks to very high temperatures. The stored heat is then released in a controlled manner using fans or natural convection, keeping indoor spaces comfortable without drawing large amounts of electricity during peak times. Like any heating systems, there are benefits and drawbacks to this type of heater.
A wall mounted ETS unit.... and an inspector's foot.
Benefits of ETS Heating
- Lower energy costs compared to regular electric baseboard heaters.
- Energy Efficiency with consistent heat, avoiding temperature swings.
- Takes advantage of time of day pricing, when electricity is significantly cheaper.
- Very little maintenance with no surprise bills or unexpected breakdowns.
Drawbacks of ETS Heating
- High upfront costs.
- Large units that require much more space.
- Limited flexibility, especially with sudden outdoor temperature changes.
- Hard to inspect compared to most other systems.
Compared to traditional baseboard heaters, ETS systems are clearly more cost-effective over time once the initial cost is paid off. How do they stand up against ductless mini-split heat pumps? It depends. ETS may be less efficient in mild climates but can outperform in extremely cold conditions where heat pump efficiency drops. In other words, it depends on where in Nova Scotia you live and how cold that specific winter is.
Electric Thermal Storage heating systems represent a thoughtful approach to energy use: shifting consumption to more efficient times while maintaining comfort throughout the day. While they require a higher initial investment, the long-term savings and environmental benefits make them a compelling option for many households.
If you’re considering upgrading your heating system, ETS technology is worth a closer look, especially if you’re aiming to balance cost, comfort, and sustainability but they are not a panacea!
Electric Thermal Storage heating systems represent a thoughtful approach to energy use: shifting consumption to more efficient times while maintaining comfort throughout the day. While they require a higher initial investment, the long-term savings and environmental benefits make them a compelling option for many households.
If you’re considering upgrading your heating system, ETS technology is worth a closer look, especially if you’re aiming to balance cost, comfort, and sustainability but they are not a panacea!
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As a home inspector, I don’t have a problem with homeowners being handy. Painting, replacing fixtures, even basic repairs: those can be great DIY projects. Good contractors are booked solid so many homeowners complain about how getting a contractor to commit to a job in Halifax in the year 2026 is like nailing Jell-O to the wall.
Electrical work is different.
One of the most common and most dangerous mistakes I see (luckily mostly from other home inspectors or electricians) comes from well-intentioned DIY electrical work that throws a home’s electrical system out of balance, particularly when it comes to the two 120-volt “legs” that power your house. Most homeowners don’t even realize those legs exist, that is until something goes very wrong.
How Residential Power Actually Works (Quick Version)
In a typical North American home, you don’t just have “120 volts.” You have single phase power from two separate legs, which means:
Electrical work is different.
One of the most common and most dangerous mistakes I see (luckily mostly from other home inspectors or electricians) comes from well-intentioned DIY electrical work that throws a home’s electrical system out of balance, particularly when it comes to the two 120-volt “legs” that power your house. Most homeowners don’t even realize those legs exist, that is until something goes very wrong.
How Residential Power Actually Works (Quick Version)
In a typical North American home, you don’t just have “120 volts.” You have single phase power from two separate legs, which means:
- Two 120-volt hot legs (the red and black wires)
- One shared neutral (the white wires)
- 240 volts across the two hot legs (120V X 2 =240V)
This is an example of what appears to be an unbalanced system but is perfectly fine.
What Happens When the Legs Aren’t Balanced
When the two 120-volt legs are not balanced properly, bad things can happen, quietly at first.
1. Overloaded Neutrals
Instead of carrying a small difference in current, the neutral can end up carrying more current than it was designed for. I’ve opened panels and found neutrals overheated, discolored, or brittle from years of excess load. That’s a fire risk hiding in plain sight.
2. Voltage Fluctuations Throughout the House
An unbalanced system can cause one leg to run high voltage and the other low voltage. That’s when homeowners start reporting:
3. Damage to Appliances and Electronics
Modern appliances and electronics expect stable voltage. When one leg spikes because of an imbalance, components can burn out almost instantly. Refrigerators, HVAC controls, and entertainment systems can suddenly fail for reasons that trace back to improper DIY wiring.
4. Breakers That Don’t Trip When They Should
An overloaded neutral or improperly shared circuit doesn’t always trip a breaker. That gives homeowners a false sense of safety: everything “works,” until it doesn’t.
Why This Is Hard to DIY Safely
The biggest problem with DIY electrical work isn’t effort—it’s invisible complexity. You can’t see:
What I Look For During Inspections
When I suspect DIY electrical work, I pay close attention to:
The Bottom Line
DIY electrical work doesn’t usually fail immediately. It fails later, under load, when conditions are just right. Unbalanced 120-volt legs are a perfect example of how a small, well-meaning change can put stress on your entire electrical system without any obvious warning signs.
If you’re planning to add circuits, modify a panel, install a subpanel, or do anything related to electrical, call a licensed electrician. Some mistakes don’t shock you right away and an unbalanced breaker panel is one such example.
When the two 120-volt legs are not balanced properly, bad things can happen, quietly at first.
1. Overloaded Neutrals
Instead of carrying a small difference in current, the neutral can end up carrying more current than it was designed for. I’ve opened panels and found neutrals overheated, discolored, or brittle from years of excess load. That’s a fire risk hiding in plain sight.
2. Voltage Fluctuations Throughout the House
An unbalanced system can cause one leg to run high voltage and the other low voltage. That’s when homeowners start reporting:
- Lights getting unusually bright in one room.
- Lights dimming in another.
- Electronics behaving erratically.
3. Damage to Appliances and Electronics
Modern appliances and electronics expect stable voltage. When one leg spikes because of an imbalance, components can burn out almost instantly. Refrigerators, HVAC controls, and entertainment systems can suddenly fail for reasons that trace back to improper DIY wiring.
4. Breakers That Don’t Trip When They Should
An overloaded neutral or improperly shared circuit doesn’t always trip a breaker. That gives homeowners a false sense of safety: everything “works,” until it doesn’t.
Why This Is Hard to DIY Safely
The biggest problem with DIY electrical work isn’t effort—it’s invisible complexity. You can’t see:
- How loads are distributed across the panel.
- How shared neutrals behave under load.
- How a small change affects the whole system.
What I Look For During Inspections
When I suspect DIY electrical work, I pay close attention to:
- Breaker placement and load distribution.
- Overheated or mismatched wiring.
- Subpanels wired like main panels.
- “It works” solutions that violate basic electrical principles.
The Bottom Line
DIY electrical work doesn’t usually fail immediately. It fails later, under load, when conditions are just right. Unbalanced 120-volt legs are a perfect example of how a small, well-meaning change can put stress on your entire electrical system without any obvious warning signs.
If you’re planning to add circuits, modify a panel, install a subpanel, or do anything related to electrical, call a licensed electrician. Some mistakes don’t shock you right away and an unbalanced breaker panel is one such example.
This is AI generated and is wrong in almost every way imaginable!
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It’s hard to believe I’ve been doing this whole home inspection thing for over four years now. Since March 2021, I’ve written more blog posts (and visited more homes around Halifax and central Nova Scotia) than I can count—covering everything from home inspection and maintenance to the occasional personal reflection.
If you were curious (or bored enough) to look for the most common words I use, there’s one you’d barely see on my site: “expert.” And that’s intentional.
If you were curious (or bored enough) to look for the most common words I use, there’s one you’d barely see on my site: “expert.” And that’s intentional.
Much like my logo designing skills, I am not an expert.
Why I’m Not an “Expert”
Do I have enough education and experience to be confident in what I do? Absolutely! But home inspectors are generalists, not specialists. And there’s nothing wrong with admitting that. Yes, I know more about electrical systems, plumbing, roofing, and HVAC than the average homeowner—but I’m not, and never will be, a licensed electrician, plumber, roofer, or HVAC technician. I also won’t match the deep, specialized skill of someone who does just one of those trades every day.
Nobody Can be Everything
Think about it: it's impossible for anyone to be a master electrician, licensed plumber, experienced roofer, HVAC technician, and structural engineer all rolled into one, at least not at a price anyone would be willing (or able) to pay. Some people suggest hiring 5 different specialists to each do a detailed inspection. Beyond the cost, it would be a logistical nightmare (with my career background in logistics I would know!) If anyone has successfully scheduled five or more trade specialists (six in rural properties when you consider septic systems) to show up on the same day and time, I'd love to hear about it as I've never seen it happen.
Setting Realistic Expectations
One common theme I've noticed when reading complaints about home inspectors online is that expectations often weren't set clearly from the start. Here's the truth even if it's not popular to say: we can't make guarantees. Yes, every inspector, including me, will miss something. Not something obvious like an active leak, exposed wiring or missing shingles, but things like squeaky hinges, missing cabinet screws or slight imbalances in air or electrical loads.
Referrals to Specialists are a Good Thing (Usually)
When a home inspector recommends you consult a licensed contractor, engineer, or other specialist, it's not an excuse but rather a sign of being thorough and responsible. I'd rather see a home inspector who freely admits when something is beyond the scope of a general inspection than one who pretends to know everything.
That said, it's also one of my pet peeves when home inspection reports simply say "consult an electrician, consult a plumber" over and over without explaining why. Clients deserve to know what triggered that recommendation as well as a starting off point when contacting a specialist.
Even though inspectors aren't experts in every field, our training and experience help us spot issues most clients (and often even seasoned homeowners) would miss. At the end of the day, our role isn't to be the ultimate authority on every system: it's to equip clients with the knowledge and tools to make informed, confident decisions about their homes.
Do I have enough education and experience to be confident in what I do? Absolutely! But home inspectors are generalists, not specialists. And there’s nothing wrong with admitting that. Yes, I know more about electrical systems, plumbing, roofing, and HVAC than the average homeowner—but I’m not, and never will be, a licensed electrician, plumber, roofer, or HVAC technician. I also won’t match the deep, specialized skill of someone who does just one of those trades every day.
Nobody Can be Everything
Think about it: it's impossible for anyone to be a master electrician, licensed plumber, experienced roofer, HVAC technician, and structural engineer all rolled into one, at least not at a price anyone would be willing (or able) to pay. Some people suggest hiring 5 different specialists to each do a detailed inspection. Beyond the cost, it would be a logistical nightmare (with my career background in logistics I would know!) If anyone has successfully scheduled five or more trade specialists (six in rural properties when you consider septic systems) to show up on the same day and time, I'd love to hear about it as I've never seen it happen.
Setting Realistic Expectations
One common theme I've noticed when reading complaints about home inspectors online is that expectations often weren't set clearly from the start. Here's the truth even if it's not popular to say: we can't make guarantees. Yes, every inspector, including me, will miss something. Not something obvious like an active leak, exposed wiring or missing shingles, but things like squeaky hinges, missing cabinet screws or slight imbalances in air or electrical loads.
Referrals to Specialists are a Good Thing (Usually)
When a home inspector recommends you consult a licensed contractor, engineer, or other specialist, it's not an excuse but rather a sign of being thorough and responsible. I'd rather see a home inspector who freely admits when something is beyond the scope of a general inspection than one who pretends to know everything.
That said, it's also one of my pet peeves when home inspection reports simply say "consult an electrician, consult a plumber" over and over without explaining why. Clients deserve to know what triggered that recommendation as well as a starting off point when contacting a specialist.
Even though inspectors aren't experts in every field, our training and experience help us spot issues most clients (and often even seasoned homeowners) would miss. At the end of the day, our role isn't to be the ultimate authority on every system: it's to equip clients with the knowledge and tools to make informed, confident decisions about their homes.
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There are three basic types of heat for homes here in Nova Scotia: hydronic (hot water) baseboards, forced air furnaces, and electric baseboards. They are generally of equal popularity, and according to my latest inspection stats a total of 27% of homes I have personally inspected use electric baseboards as a primary heat source.
I am pointing to two separate baseboard breakers.
There are benefits and drawbacks to all systems but one thing I can say about electric heating is that it is simple and easy to understand. Beginning from the electric panel: the heaters typically use double pole 240-volt breakers, which means that they take advantage of both 120-volt bus bars (120+120 =240) on the main panel.
The heaters are controlled by thermostats, which, unlike a furnace, can be adjusted room by room. I take full advantage of this at home: right now (winter) the utility room is about 15-16°C versus around 21°C in the main living room and 19° in the bathroom. There are also two basic types of thermostats: programmable and manual. As you probably expect, programmable can be used to set heat to turn on and off and various times: for example, our kitchen heat turns down at 6:30pm as mealtime is usually completed and cleanup is generally done. The bathroom is set to turn up an hour before we are likely to shower and shut down to overnight mode 90 minutes later.
The heaters are controlled by thermostats, which, unlike a furnace, can be adjusted room by room. I take full advantage of this at home: right now (winter) the utility room is about 15-16°C versus around 21°C in the main living room and 19° in the bathroom. There are also two basic types of thermostats: programmable and manual. As you probably expect, programmable can be used to set heat to turn on and off and various times: for example, our kitchen heat turns down at 6:30pm as mealtime is usually completed and cleanup is generally done. The bathroom is set to turn up an hour before we are likely to shower and shut down to overnight mode 90 minutes later.
Not all baseboards should use programmable thermostats. One example is our half bathroom. Given its location in the home it rarely gets cold and there is no need to have the heater operating. There is no point in spending the extra money for a programmable thermostat when it is rarely turned on.
Electrically powered heaters are almost always baseboard heaters, which use convection to take cold air from the floor to heat it using electrical resistance, which causes it to naturally rise without fans or blowers. While very simple, there is still a fair bit of building science in properly placing them. For example, you might notice that they are almost always under windows: this is not a coincidence and helps to create positive pressure (or if you prefer a thermal break) that keeps cold air outside where it belongs in winter.
Electrically powered heaters are almost always baseboard heaters, which use convection to take cold air from the floor to heat it using electrical resistance, which causes it to naturally rise without fans or blowers. While very simple, there is still a fair bit of building science in properly placing them. For example, you might notice that they are almost always under windows: this is not a coincidence and helps to create positive pressure (or if you prefer a thermal break) that keeps cold air outside where it belongs in winter.
Here is an example of a thermal break in action.
Electric heat needs no fuel tanks, is (almost) always available, is cheap to install and is long lasting. Unlike a furnace or boiler, electric heater either works or doesn't and is very easy to inspect. The downside is that while it is 100% efficient, this is very misleading as it is by far the most expensive way to heat a home unless Nova Scotia Power decides to drastically drop power rates!
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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!
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.
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.
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.
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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.
This is the actual building I worked out of, starting in High School.
During the almost 7 years I worked at that company, I got to learn a lot about all aspects of home construction. I was lucky to have worked in almost every aisle in the store at one time or another and even spent plenty of time on home construction sites in the early 2000s (I was inside many of the homes under construction on Portland Hills Drive and Lakeshore Park Terrace in Dartmouth, for example) and got to see homes at various stages of construction but I digress.
I have always enjoyed hearing stories from long time homeowners and contractors and relished the opportunity to expand my knowledge. One thing I heard repeatedly was that, without fail, those who were working on or just completed home renovation projects commented on how they were always more expensive and time consuming than they could have ever dreamed. I heard more than one sad story of a DIYer getting in way over their heads and having to restart a project from scratch at great expense.
Since that time, I can only imagine it has gotten exponentially worse, particularly with the explosion of home renovation shows that make renovations look like a snap! Spoiler Alert: they aren't!
I have always enjoyed hearing stories from long time homeowners and contractors and relished the opportunity to expand my knowledge. One thing I heard repeatedly was that, without fail, those who were working on or just completed home renovation projects commented on how they were always more expensive and time consuming than they could have ever dreamed. I heard more than one sad story of a DIYer getting in way over their heads and having to restart a project from scratch at great expense.
Since that time, I can only imagine it has gotten exponentially worse, particularly with the explosion of home renovation shows that make renovations look like a snap! Spoiler Alert: they aren't!
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:
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.
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.
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 downright 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 complicated 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.
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.
- Published on
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:
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:
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!).
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!
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!
- Published on
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.
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.
Remnants of former knob & tube electrical wire.
This receptacle should be replaced.
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.
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.
This compression will reduce the R-value of fibreglass insulation.
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.
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:
- Swift cleanup of spills or leaks
- Maintaining clear HVAC lines
- Controlling indoor humidity (use dehumidifiers in summer)
- Utilizing kitchen and bathroom fans effectively
- Ensuring the home isn't susceptible to water paths
- Implementing alterations like drainage systems to manage water flow
- Installing rain gutters and downspouts to redirect water from the foundation
Stay tuned next week when we conclude this Christmas theme blog and look at four more inspection items.
- Published on
As a home inspector, I understand the paramount importance of fire safety in homes. With this week being Fire Prevention Week across North America, it's the perfect time to emphasize the significance of fire prevention and preparedness. This annual event serves as a reminder that taking proactive steps to prevent fires is crucial in safeguarding your family and property.
Why Fire Prevention Matters
Each year, fire-related incidents claim lives, cause injuries, and result in substantial property damage. Many of these tragedies can be prevented through awareness and action. Fire Prevention Week aims to educate homeowners and renters alike on fire safety practices that can make a world of difference.
A Home Inspection's Role in Fire Prevention
I've seen firsthand how crucial it is for homeowners to ensure their properties are safe from fire hazards. During a home inspection, I assess various elements that contribute to fire safety, including:
The Two Most Common Causes of House Fires
I have reviewed the data from Halifax Fire and Emergency, and it quickly became clear that the two most common causes of house fires are smoking and electrical issues.
Smoking-Related Fires: Smoking is not only hazardous to your health but can also pose a significant fire risk. Carelessly discarded cigarette butts, ashes, or improperly extinguished smoking materials (especially outside the home) can easily ignite flammable materials, leading to devastating fires. To prevent smoking-related fires, it's essential to use designated smoking areas, never smoke in bed, and ensure cigarette butts are extinguished in proper receptacles.
Electrical Fires: Electrical fires are a hidden danger that can lurk within our homes. Overloaded outlets, faulty wiring, and malfunctioning appliances can all spark electrical fires. To safeguard against these risks, it's crucial to have regular electrical inspections, avoid overloading outlets, and replace damaged cords or equipment promptly. Maintaining a safe electrical system is vital to protect your home from the devastating consequences of electrical fires.
Many electrical fires can be traced to extension cords. These are generally okay for temporary use but are not meant to be used for permanent power. If a home doesn’t have adequate receptacles an electrician can usually help safely add more to a home.
Home inspectors and firefighters both share a common belief that the best way to deal with a disaster at home is to prevent it from happening in the first place.
Why Fire Prevention Matters
Each year, fire-related incidents claim lives, cause injuries, and result in substantial property damage. Many of these tragedies can be prevented through awareness and action. Fire Prevention Week aims to educate homeowners and renters alike on fire safety practices that can make a world of difference.
A Home Inspection's Role in Fire Prevention
I've seen firsthand how crucial it is for homeowners to ensure their properties are safe from fire hazards. During a home inspection, I assess various elements that contribute to fire safety, including:
- Electrical Systems: Ensuring that wiring is in good condition and not overloaded, which can reduce the risk of electrical fires.
- Smoke Alarms: Checking that smoke alarms are installed correctly, have not expired, and are strategically placed throughout the home to provide early detection of a fire.
- Heating Systems: Evaluating heating systems, including furnaces and fireplaces, to ensure they're well-maintained and free from potential hazards.
- Chimneys and Vents: Inspecting chimney and vent systems to ensure proper ventilation and prevent dangerous creosote buildup as well as recommending a WETT certified technician as necessary.
- Windows and Doors: Ensuring the home (especially bedrooms) has adequate emergency egress points.
The Two Most Common Causes of House Fires
I have reviewed the data from Halifax Fire and Emergency, and it quickly became clear that the two most common causes of house fires are smoking and electrical issues.
Smoking-Related Fires: Smoking is not only hazardous to your health but can also pose a significant fire risk. Carelessly discarded cigarette butts, ashes, or improperly extinguished smoking materials (especially outside the home) can easily ignite flammable materials, leading to devastating fires. To prevent smoking-related fires, it's essential to use designated smoking areas, never smoke in bed, and ensure cigarette butts are extinguished in proper receptacles.
Electrical Fires: Electrical fires are a hidden danger that can lurk within our homes. Overloaded outlets, faulty wiring, and malfunctioning appliances can all spark electrical fires. To safeguard against these risks, it's crucial to have regular electrical inspections, avoid overloading outlets, and replace damaged cords or equipment promptly. Maintaining a safe electrical system is vital to protect your home from the devastating consequences of electrical fires.
Many electrical fires can be traced to extension cords. These are generally okay for temporary use but are not meant to be used for permanent power. If a home doesn’t have adequate receptacles an electrician can usually help safely add more to a home.
Home inspectors and firefighters both share a common belief that the best way to deal with a disaster at home is to prevent it from happening in the first place.