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As both a home inspector and a semi-nerd, I always like to collect and analyze data. One benefit of this is that I can identify trends and look for anomalies during an inspection. For example, the most common plumbing DWV (drain, waste & vent) system I see is scientifically known as (C8H8·C4H6·C3H3N)n, better known as Acrylonitrile Butadiene Styrene(ABS) which looks like hard, black plastic pipe. Over 95% of the homes I have inspected contain some amount of ABS. It’s not just a plumbing material either: did you know that all Lego blocks are made of ABS? You can see a small bit of this pipe sticking out of the roof on almost all homes when looking from the street, so this statistic doesn’t surprise me.
Probably the second most common thing I see is asphalt roofing shingles and like ABS pipe it provides the best combination of quality and value. Again, probably 95% of the homes I inspect use asphalt shingles, although this number will drop in the future as metal roofs are becoming more popular. There are two types of asphalt shingles: organic and fiberglass, with most now using fiberglass as organic shingles were generally not made after 2006 and completely discontinued in 2011.
Now let's take a look at the two major types of asphalt shingles for residential roofs: 3-tab and architectural. I have not begun to track shingle style yet but both are common in Nova Scotia.
Three Tab Shingles
They are so named because they have three tabs on the bottom part of the shingle. They have a flat, uniform design and look like the picture below. The main advantage of 3 tab is that they are lightweight and generally more affordable.
Architectural Shingles
These can also be known as dimensional shingles and are thicker, being composed of a more random, textural look that can look more like other materials such as slate and have a somewhat 3D shape. Typically these shingles are more durable and last longer but with the disadvantage of a higher initial cost. In my experience, most homes (my own included) now use this type of shingle.
Probably the second most common thing I see is asphalt roofing shingles and like ABS pipe it provides the best combination of quality and value. Again, probably 95% of the homes I inspect use asphalt shingles, although this number will drop in the future as metal roofs are becoming more popular. There are two types of asphalt shingles: organic and fiberglass, with most now using fiberglass as organic shingles were generally not made after 2006 and completely discontinued in 2011.
Now let's take a look at the two major types of asphalt shingles for residential roofs: 3-tab and architectural. I have not begun to track shingle style yet but both are common in Nova Scotia.
Three Tab Shingles
They are so named because they have three tabs on the bottom part of the shingle. They have a flat, uniform design and look like the picture below. The main advantage of 3 tab is that they are lightweight and generally more affordable.
Architectural Shingles
These can also be known as dimensional shingles and are thicker, being composed of a more random, textural look that can look more like other materials such as slate and have a somewhat 3D shape. Typically these shingles are more durable and last longer but with the disadvantage of a higher initial cost. In my experience, most homes (my own included) now use this type of shingle.
3 Tab Shingles
Architectural Shingles
It's Not Quite THAT Simple
There are also various grades of shingles available on the market. Unfortunately, determining the grade of shingle is beyond the ability of a home inspector but it is important to note there is no such thing as "bad" shingles. I always like to joke how every company has a "good, better and best" but never "crappy, less crappy and mediocre". In this case, the former is a good representation of the products on the market and a quality installation is far more important to a long lasting, leak free roof.
There are also various grades of shingles available on the market. Unfortunately, determining the grade of shingle is beyond the ability of a home inspector but it is important to note there is no such thing as "bad" shingles. I always like to joke how every company has a "good, better and best" but never "crappy, less crappy and mediocre". In this case, the former is a good representation of the products on the market and a quality installation is far more important to a long lasting, leak free roof.
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I am now entering my third year running an independent home inspection company and what a fun ride it has been! I can now confidently say that every home is different, no two homes are alike and one of the most exciting parts of being a home inspector is discovering something new. It is always fun to see a unique feature of a home and to see things that we previously have only seen during training.
However, there are some things that are the same on every inspection and while no two inspector’s skill or background is the same there are some things every inspector should know. It always comes off as a shock when I tell clients that there are zero home inspection regulations in Nova Scotia, and anyone can legally call themselves a home inspector in a week or two. Here is a sample of some questions a home inspector should be able to confidently answer after every inspection.
Does This Home Have Concerning Electrical Issues?
While we are not electricians, home inspectors should be able to detect most major electrical issues. They include:
What Are the Major Plumbing Materials?
Most homes I inspect use copper pipe to bring service in from the street, cross-linked polyethylene (PEX) for distribution and plastic, and either ABS (black) or PVC (white) for wastewater. An inspector should be aware of materials that may or may not be a concern such as:
Does The Home Have Potential Water Infiltration Issues?
There is a common phrase I use which is “water is the #1 enemy of homes” and biggest concern I get called about is moisture and the damage it has caused. A home inspector should know that water has many ways to enter a home and some of the many signs of water damage. Like many home inspectors, I use a number of tools as well as all my senses to look for signs of either active or potential water infiltration into the home. While we don't have X-ray vision and leaks can be very difficult to detect, a home inspector should be aware of the various ways unwelcome ways water can enter a home.
These are just some baseline areas that all home inspectors should be able to confidently speak of. While we are generalists, not specialists we should have a strong enough knowledge to identify the majority of home defects. Your inspector should answer these three questions either verbally or in a report.
However, there are some things that are the same on every inspection and while no two inspector’s skill or background is the same there are some things every inspector should know. It always comes off as a shock when I tell clients that there are zero home inspection regulations in Nova Scotia, and anyone can legally call themselves a home inspector in a week or two. Here is a sample of some questions a home inspector should be able to confidently answer after every inspection.
Does This Home Have Concerning Electrical Issues?
While we are not electricians, home inspectors should be able to detect most major electrical issues. They include:
- Potential unsafe aluminum (AL) wiring, and differentiating between normal and abnormal AL as not all AL wiring is a concern.
- If a home is grounded, why this is an issue and how much of a concern it is. There are a few solutions at various costs for ungrounded homes and a home inspector should be aware of the major solutions electricians use aside from rewiring the entire home.
- If any receptacles have reverse polarity and why this can SOMETIMES be a concern with certain appliances.
What Are the Major Plumbing Materials?
Most homes I inspect use copper pipe to bring service in from the street, cross-linked polyethylene (PEX) for distribution and plastic, and either ABS (black) or PVC (white) for wastewater. An inspector should be aware of materials that may or may not be a concern such as:
- Lead supply lines and the dangers of lead poisoning. They should be aware that here in Halifax they are only found in certain areas, such as peninsular Halifax and downtown Dartmouth.
- If a home has polybutylene or Kitec (PEX-AL-PEX) and why these are controversial materials.
- If the water pressure is lower than average, especially when multiple taps are used. This may or may not be an issue and a home inspector should be able to advise accordingly.
Does The Home Have Potential Water Infiltration Issues?
There is a common phrase I use which is “water is the #1 enemy of homes” and biggest concern I get called about is moisture and the damage it has caused. A home inspector should know that water has many ways to enter a home and some of the many signs of water damage. Like many home inspectors, I use a number of tools as well as all my senses to look for signs of either active or potential water infiltration into the home. While we don't have X-ray vision and leaks can be very difficult to detect, a home inspector should be aware of the various ways unwelcome ways water can enter a home.
These are just some baseline areas that all home inspectors should be able to confidently speak of. While we are generalists, not specialists we should have a strong enough knowledge to identify the majority of home defects. Your inspector should answer these three questions either verbally or in a report.
- Published on
Welcome to Nova Scotia! There has been a recent spike in people who have chosen to make our city home from both across Canada and around the world and it is wonderful to see the vast and growing cultural diversity when walking around town. My son will get to grow up in a community that is much more welcoming of diversity and valuing of inclusion and I am happy to see our city change for the better.
However, as a professional home inspector based in Halifax and having grown up on the Dartmouth side of Halifax Harbour, I see a lot of misconceptions about homes in our community. The overwhelming majority of professional home inspectors in the world are in either Canada or the United States and this is not a coincidence. North America is certainly an economically strong region but there is a common misconception that homes are virtually maintenance free. This is FAR from the truth, and I have never inspected a home that did not have at least one issue (yes, even brand-new homes).
Homes in North America are NOT Built Like Tanks
There is a commonly held belief that houses in Canada are well built using strict building codes. This is only partial correct: while major structural issues (such as catastrophic collapse due to high winds) are extremely rare, modern homes are often built as cheaply as legally possible. This means that engineered components that while affordable, need to be properly installed to be effective and have limited lifespan that can be greatly reduced under certain conditions (like moisture penetration), such as roof and wall components. Unfortunately, on many building sites these can be installed by subcontractors not as familiar with proper installation techniques.
We Have Mild Winters (and That’s a Bad Thing)
While compared to the world at large we have brutally cold winters, looking at just Nova Scotia we typically have warmer winters than the rest of Canada. This means we usually get 8-10 mini winters with rain and warmer temperatures in the middle. As a homeowner I appreciate the snow being cleared but as a home inspector this is a challenge to work around. One consequence of our weather is that the frequent freeze/thaw cycles can cause significant destruction to homes through the expansion of water as it cools. Once water gets into building cracks, it can quickly cause further damage. This is one reason with Stucco-cladded homes are so rare in our province.
Homes are Usually Built as Single-Family (3-4 people) Homes
Until recently, it was considered unusual in North America to share a home with another generation or family. Once children reached their 20s, it was commonly expected that they would move out on their own. Today, it is very common to see 6 or more adults living under a single roof. While this is a great way of sharing resources, this is a concern to home inspectors.
Put simply, modern homes need to be carefully balanced: HVAC, plumbing and electrical systems that work great in a 2-person household can experience significant issues in an 8+ person household and can experience major problems that never existed before.
Beware the Flipped House
I have seen many newcomers buying flipped (homes bought, renovated, and quickly resold) houses that I can see have major structural issues. While not all flipped houses are bad, I have seen far too many recent new arrivals pay a premium for homes that still have major and very expensive issues, such as electrical and plumbing problems. Home inspectors as a rule have an overall negative view of flipped homes as many are renovated as cheaply and quickly as possible. Remember, a home inspector is trained and experienced in telling the difference between a cheap cosmetic flip and a high-quality renovation.
There is no question that houses are not nearly as plentiful as they should be, but you should still get all the information about your new home before making that financial commitment as it could cost you a lot more in the long run.
However, as a professional home inspector based in Halifax and having grown up on the Dartmouth side of Halifax Harbour, I see a lot of misconceptions about homes in our community. The overwhelming majority of professional home inspectors in the world are in either Canada or the United States and this is not a coincidence. North America is certainly an economically strong region but there is a common misconception that homes are virtually maintenance free. This is FAR from the truth, and I have never inspected a home that did not have at least one issue (yes, even brand-new homes).
Homes in North America are NOT Built Like Tanks
There is a commonly held belief that houses in Canada are well built using strict building codes. This is only partial correct: while major structural issues (such as catastrophic collapse due to high winds) are extremely rare, modern homes are often built as cheaply as legally possible. This means that engineered components that while affordable, need to be properly installed to be effective and have limited lifespan that can be greatly reduced under certain conditions (like moisture penetration), such as roof and wall components. Unfortunately, on many building sites these can be installed by subcontractors not as familiar with proper installation techniques.
We Have Mild Winters (and That’s a Bad Thing)
While compared to the world at large we have brutally cold winters, looking at just Nova Scotia we typically have warmer winters than the rest of Canada. This means we usually get 8-10 mini winters with rain and warmer temperatures in the middle. As a homeowner I appreciate the snow being cleared but as a home inspector this is a challenge to work around. One consequence of our weather is that the frequent freeze/thaw cycles can cause significant destruction to homes through the expansion of water as it cools. Once water gets into building cracks, it can quickly cause further damage. This is one reason with Stucco-cladded homes are so rare in our province.
Homes are Usually Built as Single-Family (3-4 people) Homes
Until recently, it was considered unusual in North America to share a home with another generation or family. Once children reached their 20s, it was commonly expected that they would move out on their own. Today, it is very common to see 6 or more adults living under a single roof. While this is a great way of sharing resources, this is a concern to home inspectors.
Put simply, modern homes need to be carefully balanced: HVAC, plumbing and electrical systems that work great in a 2-person household can experience significant issues in an 8+ person household and can experience major problems that never existed before.
Beware the Flipped House
I have seen many newcomers buying flipped (homes bought, renovated, and quickly resold) houses that I can see have major structural issues. While not all flipped houses are bad, I have seen far too many recent new arrivals pay a premium for homes that still have major and very expensive issues, such as electrical and plumbing problems. Home inspectors as a rule have an overall negative view of flipped homes as many are renovated as cheaply and quickly as possible. Remember, a home inspector is trained and experienced in telling the difference between a cheap cosmetic flip and a high-quality renovation.
There is no question that houses are not nearly as plentiful as they should be, but you should still get all the information about your new home before making that financial commitment as it could cost you a lot more in the long run.
- Published on
I am always looking for ways to further advance my goal of providing the best value in town and accordingly recently added another service to our repertoire. After months of training and testing I launched our sewer scope services in October of this year.
A Troubling Sight
While driving down a street just off the Halifax Peninsula, I was recently struck by the sight of a home's front yard being torn up due to sewer work. It was a vivid reminder of the pervasive infrastructure challenges we face, as nearby streets showed more patches than actual pavement. Witnessing the consequences of such issues stirred a sense of urgency within me.
Reflecting on Past Experiences
My memories took me back to my high school days in the 90s when I resided in a neighborhood plagued by constant sewer pipe problems. The notorious Orangeburg sewer pipes were the bane of many homeowners’ existence, and it became a running joke amongst us High Schoolers to predict which lawn would be dug up next. The frequency of these excavations, often occurring during the winter, was a constant source of inconvenience for residents (and made me almost late for school on more than one occasion!). These experiences made me realize that sewer backups don't wait for a convenient time to occur.
An Insurance Misconception
There is a common misconception that standard home insurance or local utility coverage will take care of sewer failures. However, the reality is that most home insurance policies do not cover such incidents. While it's essential to consult a licensed insurance broker for specific information related to your home, it's crucial to be aware of the limitations of insurance coverage in this regard.
Sewer Problems Are Not Restricted to Older Homes
Another misconception I've encountered is the belief that only older homes require sewer inspections or have sewer issue. While it's true that newer homes are less likely to have issues, I've learned from fellow home inspectors that even brand-new properties can experience sewer problems. Poor installation practices, such as a sewer line randomly ending before reaching the street, and tree root infiltration are just a couple of examples. For peace of mind, I always recommend a sewer scope, especially if your property falls into any of the following categories:
The Importance of Regular Sewer Inspections
Professional home inspectors highly recommend performing sewer scopes both during the initial inspection and at regular intervals. While sewer failures may seem sudden, they often develop slowly over an extended period. By conducting a quick sewer scan, potential issues can be detected early, preventing costly damages and inconveniences. Don't worry about being grossed out by the images below of hairballs or yellow streaks in sewer lines. These are merely harmless anomalies, showcasing the variety of conditions that can be found.
The inspiration to launch this service stemmed from a combination of personal experiences and witnessing the repercussions of sewer-related problems. The misconception that insurance will cover sewer failures and the belief that only older homes are at risk needed to be debunked. By highlighting the importance of sewer inspections, I hope to create awareness among homeowners, ensuring they take proactive measures to safeguard their properties. Remember, a little prevention goes a long way in avoiding potential disasters.
While driving down a street just off the Halifax Peninsula, I was recently struck by the sight of a home's front yard being torn up due to sewer work. It was a vivid reminder of the pervasive infrastructure challenges we face, as nearby streets showed more patches than actual pavement. Witnessing the consequences of such issues stirred a sense of urgency within me.
Reflecting on Past Experiences
My memories took me back to my high school days in the 90s when I resided in a neighborhood plagued by constant sewer pipe problems. The notorious Orangeburg sewer pipes were the bane of many homeowners’ existence, and it became a running joke amongst us High Schoolers to predict which lawn would be dug up next. The frequency of these excavations, often occurring during the winter, was a constant source of inconvenience for residents (and made me almost late for school on more than one occasion!). These experiences made me realize that sewer backups don't wait for a convenient time to occur.
An Insurance Misconception
There is a common misconception that standard home insurance or local utility coverage will take care of sewer failures. However, the reality is that most home insurance policies do not cover such incidents. While it's essential to consult a licensed insurance broker for specific information related to your home, it's crucial to be aware of the limitations of insurance coverage in this regard.
Sewer Problems Are Not Restricted to Older Homes
Another misconception I've encountered is the belief that only older homes require sewer inspections or have sewer issue. While it's true that newer homes are less likely to have issues, I've learned from fellow home inspectors that even brand-new properties can experience sewer problems. Poor installation practices, such as a sewer line randomly ending before reaching the street, and tree root infiltration are just a couple of examples. For peace of mind, I always recommend a sewer scope, especially if your property falls into any of the following categories:
- Any property over 50 years old
- Homes with large trees on the front lawn
- Systems with suspected Orangeburg or Cast-Iron waste pipes
- Unusual healthy patches on the grass
The Importance of Regular Sewer Inspections
Professional home inspectors highly recommend performing sewer scopes both during the initial inspection and at regular intervals. While sewer failures may seem sudden, they often develop slowly over an extended period. By conducting a quick sewer scan, potential issues can be detected early, preventing costly damages and inconveniences. Don't worry about being grossed out by the images below of hairballs or yellow streaks in sewer lines. These are merely harmless anomalies, showcasing the variety of conditions that can be found.
The inspiration to launch this service stemmed from a combination of personal experiences and witnessing the repercussions of sewer-related problems. The misconception that insurance will cover sewer failures and the belief that only older homes are at risk needed to be debunked. By highlighting the importance of sewer inspections, I hope to create awareness among homeowners, ensuring they take proactive measures to safeguard their properties. Remember, a little prevention goes a long way in avoiding potential disasters.
- Published on
At this time of this writing in the fall of 2022, housing prices are beginning to fall in Halifax. That is of course good news but the simple fact is that, when factoring in higher interest rates, housing remains unaffordable for far too many people in Nova Scotia. Rightfully, some people are looking for alternatives to the sky-high cost of housing and one such up-and-coming trend is that of shipping container homes. Sounds like a great way to build a home at a great price, right? Not so fast!
It certainly sounds appealing: a disused shipping container can be purchased for only a few thousand dollars and is constructed mainly of solid steel. They have literally been around the world multiple times in all weather conditions and are built to last. This however does not mean they necessarily translate to a solution to the housing crisis.
It certainly sounds appealing: a disused shipping container can be purchased for only a few thousand dollars and is constructed mainly of solid steel. They have literally been around the world multiple times in all weather conditions and are built to last. This however does not mean they necessarily translate to a solution to the housing crisis.
Your next home?
What’s Wrong with Shipping Container Homes?
The biggest issue is that they are small. They are a decent height for those not over 6’6” (like almost everyone but me) at 8.5 feet and are plenty long (usually 40 feet) but are a mere 8 feet in length. That doesn’t sound terrible until you consider that….
Homes Need Utilities!
A home is a complex system of interdependent components: electrical, plumbing (both supply & waste) and heating, ventilation & air conditioning (HVAC) pipes that run behind the walls in all homes (and are required by all building codes)! This means that a significant portion of the interior space needs to be dedicated to these items, further reducing the living space. Speaking of HVAC…...
Metal is a Conductor of Heat AND Cold
When I was a teenager, I occasionally helped load shipping containers that were bound for various projects in Northern Africa. On one hot day, we measured 52 degrees Celsius inside the container! It was like being in an oven and while I wasn’t loading anything that day, I tried to see how long I could last. It was less than a minute before I started sweating uncontrollably and I had to leave.
Metal is a conductor both of heat and cold and we certainly get both extremes in Nova Scotia. Neither air conditioning nor high R insulation are required in our province, but I don’t see how one can survive without them in a shipping container. That’s not even getting into….
Shipping Containers are (Not) Really Strong
Shipping containers are strong and heavy, right? Think about it: they are stacked 9 high on ships and face countless treacherous weather conditions in the open sea. However, unlike goods, people need air! (windows & doors). You might think that it’s as simple as cutting a few holes in the steel, but the fact is that these containers are designed to transfer all the weight to the ends, so cutting a hole for a window requires structural reinforcement. Furthermore, many Engineers, Architects and Contractors refuse to work with shipping containers as they are not familiar with them (and that goes for home inspectors too!) and consider them too high a liability to work on.
An Important Disclaimer
I am NOT in any way an expert on construction of shipping container homes and there are some advantages that I did not touch on. As well, you may be reading this in the future and this type of construction might go mainstream with improvements in construction techniques. I am just pointing out that in 2022, the cost savings can be quickly wiped out with all the expensive modifications required to make containers habitable.
I am in favor of anything that can make housing affordable to everyone on the planet but while on the surface this seems like the ideal solution there are too many disadvantages to this type of construction to consider it a viable option at this time.
The biggest issue is that they are small. They are a decent height for those not over 6’6” (like almost everyone but me) at 8.5 feet and are plenty long (usually 40 feet) but are a mere 8 feet in length. That doesn’t sound terrible until you consider that….
Homes Need Utilities!
A home is a complex system of interdependent components: electrical, plumbing (both supply & waste) and heating, ventilation & air conditioning (HVAC) pipes that run behind the walls in all homes (and are required by all building codes)! This means that a significant portion of the interior space needs to be dedicated to these items, further reducing the living space. Speaking of HVAC…...
Metal is a Conductor of Heat AND Cold
When I was a teenager, I occasionally helped load shipping containers that were bound for various projects in Northern Africa. On one hot day, we measured 52 degrees Celsius inside the container! It was like being in an oven and while I wasn’t loading anything that day, I tried to see how long I could last. It was less than a minute before I started sweating uncontrollably and I had to leave.
Metal is a conductor both of heat and cold and we certainly get both extremes in Nova Scotia. Neither air conditioning nor high R insulation are required in our province, but I don’t see how one can survive without them in a shipping container. That’s not even getting into….
Shipping Containers are (Not) Really Strong
Shipping containers are strong and heavy, right? Think about it: they are stacked 9 high on ships and face countless treacherous weather conditions in the open sea. However, unlike goods, people need air! (windows & doors). You might think that it’s as simple as cutting a few holes in the steel, but the fact is that these containers are designed to transfer all the weight to the ends, so cutting a hole for a window requires structural reinforcement. Furthermore, many Engineers, Architects and Contractors refuse to work with shipping containers as they are not familiar with them (and that goes for home inspectors too!) and consider them too high a liability to work on.
An Important Disclaimer
I am NOT in any way an expert on construction of shipping container homes and there are some advantages that I did not touch on. As well, you may be reading this in the future and this type of construction might go mainstream with improvements in construction techniques. I am just pointing out that in 2022, the cost savings can be quickly wiped out with all the expensive modifications required to make containers habitable.
I am in favor of anything that can make housing affordable to everyone on the planet but while on the surface this seems like the ideal solution there are too many disadvantages to this type of construction to consider it a viable option at this time.
- Published on
Recently we have been doing a little spring cleaning in the summer and trying to do some organizing. I must admit I have a hard time letting go of items “just in case” although I certainly cannot be considered a hoarder in any way. There are several TV shows that cover the topic of hoarding and while they are informative, they tend to show the worst examples of a hoarding disorder.
What is Hoarding?
The generally accepted definition of hoarding is someone who has “persistent difficulty with getting rid of possessions, especially with little or no value”. Like many other issues, it is not an all or nothing condition and various stages of hoarding exist. Generally, for a home inspector this means a hoarded home has items stored outside the normal expected areas in a house such as in stairways, in the middle of living room floors and an excessive amount on kitchen counters.
The Main Problems with Hoarding
The most obvious one to home inspectors is that an unusually large number of belongings in a home makes it difficult to do our jobs. We don’t have the ability to move a significant amount of homeowner belongings, and this can conceal signs of water damage or mold growth. The biggest concern however is safety.
Hoarding and Emergencies
When you think of emergencies, most people think of needing a clear path to escape in a fire or for paramedics to enter. Even with a path cleared that doesn’t mean that fire safety can be ignored. It takes very little time for toxic smoke to overwhelm someone, often in seconds rather than minutes. The more obstacles to walk around, the higher the chances of a tragic outcome.
From a home inspection point of view, there is another potential emergency that few new homeowners think of: access to shut offs. All homes should have at least 2 and possibly 3 or more: they are usually located:
Burst plumbing in particular can do devastating amounts of damage in only a short period of time. Electrical arcs can cause fires if not immediately de-energized and electrocution can occur by touching even a single live wire if the electrical source is not stopped immediately. Some outlets in a home are protected by GFCI (Ground Fault Circuit Interrupters) but this is not universally required on all receptacles, particularly in older homes and, like an airbag or a seatbelt should not be 100% relied on to save your life.
Too Many Things are a Liability, NOT an Asset
Of course, many of us find that we have accumulated many more items in our house than we had when we moved in but it is vital that we regularly manage our clutter to keep it from impeding the safe function of our home. Too many assets can actually be a liability. Always keep things in designated storage spots so you will have access to everything necessary to maintain your home and be safe. Your local home inspectors and emergency responders thank you!
What is Hoarding?
The generally accepted definition of hoarding is someone who has “persistent difficulty with getting rid of possessions, especially with little or no value”. Like many other issues, it is not an all or nothing condition and various stages of hoarding exist. Generally, for a home inspector this means a hoarded home has items stored outside the normal expected areas in a house such as in stairways, in the middle of living room floors and an excessive amount on kitchen counters.
The Main Problems with Hoarding
The most obvious one to home inspectors is that an unusually large number of belongings in a home makes it difficult to do our jobs. We don’t have the ability to move a significant amount of homeowner belongings, and this can conceal signs of water damage or mold growth. The biggest concern however is safety.
Hoarding and Emergencies
When you think of emergencies, most people think of needing a clear path to escape in a fire or for paramedics to enter. Even with a path cleared that doesn’t mean that fire safety can be ignored. It takes very little time for toxic smoke to overwhelm someone, often in seconds rather than minutes. The more obstacles to walk around, the higher the chances of a tragic outcome.
From a home inspection point of view, there is another potential emergency that few new homeowners think of: access to shut offs. All homes should have at least 2 and possibly 3 or more: they are usually located:
- On the electrical panel
- Near where the water supply enters the home
- Near fixtures such as under kitchen sinks and near water heater
- Near the furnace or boiler
- On the fuel/energy source itself for HVAC equipment
Burst plumbing in particular can do devastating amounts of damage in only a short period of time. Electrical arcs can cause fires if not immediately de-energized and electrocution can occur by touching even a single live wire if the electrical source is not stopped immediately. Some outlets in a home are protected by GFCI (Ground Fault Circuit Interrupters) but this is not universally required on all receptacles, particularly in older homes and, like an airbag or a seatbelt should not be 100% relied on to save your life.
Too Many Things are a Liability, NOT an Asset
Of course, many of us find that we have accumulated many more items in our house than we had when we moved in but it is vital that we regularly manage our clutter to keep it from impeding the safe function of our home. Too many assets can actually be a liability. Always keep things in designated storage spots so you will have access to everything necessary to maintain your home and be safe. Your local home inspectors and emergency responders thank you!
- Published on
I had an incident recently where our kitchen sink was suddenly not draining. Before this event, we had no issues whatsoever when using the faucet. I tried the usual methods: snaking both sides of the sink, using drain cleaner, and pouring hot, soapy water down the drain. Nothing seemed to work, and the slow drain continued.
Eventually it became clear that the entire drain system visible under the sink would have to be completely removed and replaced, as acrylonitrile butadiene styrene (aka ABS) is not generally feasible to repair. Upon dismantling the plumbing I quickly found out what the problem was. I was going to post detailed pictures of the issue, but I want you to hold onto your lunch today.
Eventually it became clear that the entire drain system visible under the sink would have to be completely removed and replaced, as acrylonitrile butadiene styrene (aka ABS) is not generally feasible to repair. Upon dismantling the plumbing I quickly found out what the problem was. I was going to post detailed pictures of the issue, but I want you to hold onto your lunch today.
Trust me, you don't want to see what was inside!
Essentially, the top of this p trap (where the black pipe meets the part with white paint) was nearly completely clogged with a disgusting brown sludge known as a fatberg. This should not happen under normal operation, so I went to investigate further. I quickly discovered that the previous owners of our home had washed what appeared to be 2 long bamboo sticks down the sink. Over time, these sticks grabbed onto food and other particles and led to a reduction in water velocity going to the main drain line. As a direct result, the sludge was not forced down to the main line and slowly built up over time.
Much like Radon and Asbestos, being careless about putting items that don’t belong down the sink, such as grease or sticks, isn't likely to cause any short-term issues. However, the cumulative effects can come years down the road, often with little to no warning. If you were to tell me the week before I took the drain apart that it was full of sludge, I would not believe you, but the evidence was clear as it was obvious why our sink was not draining properly.
The plus side is that we now have a clean slate, where we can be careful not to have this incident repeat. While it wasn’t an expensive fix (about $100 total), it was not fun having to spend a Monday evening (and into Tuesday morning) making this emergency repair, all while having a counter full of dirty dishes.
Many homeowners believe that small, careless decisions or neglect of their home won’t make much difference to them in the long run. This may be true during their time of ownership of the home, however it will eventually result in issues. Our clogged sink started slowly building up years ago and although we could not have seen this when we moved in, many other preventable surprises can be detected with a home inspection.
Much like Radon and Asbestos, being careless about putting items that don’t belong down the sink, such as grease or sticks, isn't likely to cause any short-term issues. However, the cumulative effects can come years down the road, often with little to no warning. If you were to tell me the week before I took the drain apart that it was full of sludge, I would not believe you, but the evidence was clear as it was obvious why our sink was not draining properly.
The plus side is that we now have a clean slate, where we can be careful not to have this incident repeat. While it wasn’t an expensive fix (about $100 total), it was not fun having to spend a Monday evening (and into Tuesday morning) making this emergency repair, all while having a counter full of dirty dishes.
Many homeowners believe that small, careless decisions or neglect of their home won’t make much difference to them in the long run. This may be true during their time of ownership of the home, however it will eventually result in issues. Our clogged sink started slowly building up years ago and although we could not have seen this when we moved in, many other preventable surprises can be detected with a home inspection.
A successful repair!
- Published on
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.
- Published on
Isn’t it ironic how we have gone from a handful of TV channels as a child growing up in the 80s to over a thousand today yet there seems to be even less to watch? Occasionally I flip through the channels (no pun intended) and see one of the too-many-to-name home renovation shows. The main premise is that the host finds a house with many problems and spends about a half hour overcoming unexpected issues before revealing a beautiful, remodeled home to the cameras.
There is no shortage of houses that are bought with the sole purpose of being renovated and sold quickly, usually within a few months. The common term for this type of property is a flipped house and those who buy these types of homes are known as flippers. Ask any home inspector their opinion of flipped houses is, and I doubt there will be many positive stories. The term “lipstick on a pig” is one I hear other inspectors throw around regularly and I can’t say I disagree with it.
The main concern most home inspectors have is that flippers in general have a financial incentive to cut corners, especially in our current seller’s market conditions. There is a saying you might have heard that says “kitchens and bathrooms sell homes”. What this means is that important areas such as plumbing, electrical, roofing, etc. are usually not given as much priority as they should. I compare this to a refurbished car: sure, a new paint job, a reupholstered interior and shiny rims are great, but it is far more important to replace the engine, tires and transmission.
Another concern is that many amateur house flippers, while well intended, simply do not understand the large scope of a home renovation and how difficult, complicated, and expensive a task like this is. This is made far worse by the construction boom we are experiencing, where many skilled trades are booked well in advance on one of the many high rise apartment buildings under construction in the Halifax area. When I was working in home improvement retail in the early 2000s one of the saddest things we saw regularly was distressed DIYers who got in way over their heads and ended up needing to have professionals re-do much of the home improvement work at significant cost and inconvenience.
That isn’t to say that all home flippers are bad or are well-meaning-but-ignorant: there are many quality home flippers who care about providing a great home and a flipped house can be a great way to get a like new, turnkey house in an established neighbourhood. Often it can be difficult to tell whether a home rehab was comprehensive or just done on a surface level and for these reasons and more it is important to always have a flipped house inspected prior to purchase. Home inspectors have the training and experience needed to look past shiny cabinets or granite countertops and towards what is ultimately most important in maintaining an affordable, safe, and healthy home. Hopefully with the help of a home inspector your flip doesn’t become a flop.
There is no shortage of houses that are bought with the sole purpose of being renovated and sold quickly, usually within a few months. The common term for this type of property is a flipped house and those who buy these types of homes are known as flippers. Ask any home inspector their opinion of flipped houses is, and I doubt there will be many positive stories. The term “lipstick on a pig” is one I hear other inspectors throw around regularly and I can’t say I disagree with it.
The main concern most home inspectors have is that flippers in general have a financial incentive to cut corners, especially in our current seller’s market conditions. There is a saying you might have heard that says “kitchens and bathrooms sell homes”. What this means is that important areas such as plumbing, electrical, roofing, etc. are usually not given as much priority as they should. I compare this to a refurbished car: sure, a new paint job, a reupholstered interior and shiny rims are great, but it is far more important to replace the engine, tires and transmission.
Another concern is that many amateur house flippers, while well intended, simply do not understand the large scope of a home renovation and how difficult, complicated, and expensive a task like this is. This is made far worse by the construction boom we are experiencing, where many skilled trades are booked well in advance on one of the many high rise apartment buildings under construction in the Halifax area. When I was working in home improvement retail in the early 2000s one of the saddest things we saw regularly was distressed DIYers who got in way over their heads and ended up needing to have professionals re-do much of the home improvement work at significant cost and inconvenience.
That isn’t to say that all home flippers are bad or are well-meaning-but-ignorant: there are many quality home flippers who care about providing a great home and a flipped house can be a great way to get a like new, turnkey house in an established neighbourhood. Often it can be difficult to tell whether a home rehab was comprehensive or just done on a surface level and for these reasons and more it is important to always have a flipped house inspected prior to purchase. Home inspectors have the training and experience needed to look past shiny cabinets or granite countertops and towards what is ultimately most important in maintaining an affordable, safe, and healthy home. Hopefully with the help of a home inspector your flip doesn’t become a flop.
- Published on
As both an entrepreneur and a holder of a bachelor’s degree in commerce, I like to view hiring an independent home inspector as a financial investment with a great return: our (low) upfront fees will usually save you significant amounts of money on home maintenance down the road. I know in my own home I have saved thousands in maintenance costs over the years with my understanding of complex building systems. Today I want to show you how, for about $40 and a decent breaker bar or torque wrench (or better yet a plumber!), you can significantly increase the life of your water heater, even more so if you live outside of an area supplied by Halifax Water that has hard water.
This is an anode rod, sometimes known as a sacrificial anode and is the key to extending the life of your tank. As the name implies, it sacrifices itself to take most of the corrosion away from the tank liner. Without getting into the boring science of electron flow, both magnesium and aluminum lose electrons (i.e., corrode, rust) much faster than ferrous metals such as steel, which is what most tanks are constructed of. These should be checked every year after 3 years and replaced as needed. At approximately $40, it is a lot cheaper and easier to replace than a tank: replacing ours on short notice cost us a total of $1300 just 3 days after moving into our home, not including spending our very first weekend cleaning up the mess and dealing with no hot water for the entire day.
Another way to keep your tank running well into the future is to flush it once a year: simply hook up a garden hose and turn the tap after shutting off both the power and water supply to clear impurities that have settled and cause significant rust. As I have mentioned before, a burst water tank is a deeply unpleasant experience that can be minimized with regular maintenance. Be sure to read the manuals for all your home’s equipment and appliances: there are valuable tips that can both extend the life of and improve efficiency of your home’s components.
A home inspector will also look for other important safety features, such as a temperature/pressure relief valve and tube. While catastrophic tank failures are obviously rare, water heaters have an incredible amount of stored energy, and a failed tank can be shot up through the roof and into a neighbour’s yard like a rocket. Regular home maintenance can help insure you will never meet them in this way!
Another way to keep your tank running well into the future is to flush it once a year: simply hook up a garden hose and turn the tap after shutting off both the power and water supply to clear impurities that have settled and cause significant rust. As I have mentioned before, a burst water tank is a deeply unpleasant experience that can be minimized with regular maintenance. Be sure to read the manuals for all your home’s equipment and appliances: there are valuable tips that can both extend the life of and improve efficiency of your home’s components.
A home inspector will also look for other important safety features, such as a temperature/pressure relief valve and tube. While catastrophic tank failures are obviously rare, water heaters have an incredible amount of stored energy, and a failed tank can be shot up through the roof and into a neighbour’s yard like a rocket. Regular home maintenance can help insure you will never meet them in this way!