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