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Being a professional home inspector means there is never a time where you can say that the learning stops and you know everything. If I haven't made it clear through my credentials, I have an insatiable appetite for growing my understanding of all things home related that was fostered both through my late Grandfather (possibly the most skilled carpenter I have ever known) and 14 years at working with NSCC. My education continues to this day as can be seen clearly in the photo above: I especially like to learn more about topics that are only lightly touched upon in the formal home inspector programs: one such topic is marijuana grow-ops.
As everyone is well aware, marijuana has been legal in Canada for a while now and while still technically illegal throughout the entire United States, in reality as of 2021 only 5 out of 50 states have a full ban on it. One of the consequences of this is a drastic decrease in the black market and a corresponding drop in houses that are used to grow large quantities of cannabis illegally. It goes without saying that former growers generally do not advertise what the home was used for in the past and it can be difficult to identify a house that was used as a grow-op. There are a number of reasons why it is critical to know if the home was used as a grow house aside from insurance and mortgage issues:
I remember way back when I worked in home improvement retail how it was emphasized over and over that there is no ‘profile’ of a shoplifter, and the 'average' thief could look like literally anyone from any background, culture, gender or age. This is a good analogy for grow-ops: contrary to the stereotype that drug houses are run down, dirty and scary looking they can just as easily be your neighbour with a clean, well-maintained property. Grow-ops were generally designed to blend in to not attract attention and this is the reason it is important to know the signs and keep an eye out for clues that a home might have been used for nefarious purposes in the past. These are numerous and include:
I should point out that a house can have all these signs and more and simply have nothing more than easily fixable insulation problems. Even poor electrical or plumbing work is merely a clue that causes me to look closer not loudly and immediately proclaim that I found a drug house. It can be extremely difficult to identify a former grow-op that has been covered up but an inspector can point out many areas that suggest a high likelihood of a past that is far from advertised.
As everyone is well aware, marijuana has been legal in Canada for a while now and while still technically illegal throughout the entire United States, in reality as of 2021 only 5 out of 50 states have a full ban on it. One of the consequences of this is a drastic decrease in the black market and a corresponding drop in houses that are used to grow large quantities of cannabis illegally. It goes without saying that former growers generally do not advertise what the home was used for in the past and it can be difficult to identify a house that was used as a grow-op. There are a number of reasons why it is critical to know if the home was used as a grow house aside from insurance and mortgage issues:
- Large scale Marijuana production requires a lot of electricity and heat to grow plants, far more than any standard home electrical setup can provide. In many cases illegal and dangerous bypass connections have been made and circuits are loaded far more than they can safely handle. Estimates are that a grow-op home is about 40 times more likely to have an electrical fire.
- Extra ductwork is needed to remove the high levels of moisture. Not only can these greatly decrease the efficiency and safety of a home’s existing HVAC system, often times the extra vents are cut through joists, subfloors, foundations and other areas that can potentially compromise the home's structure.
- Marijuana also needs a lot of water to grow. As a result, many amateur plumbing jobs are performed to add the ability to easily water the cannabis plants. As I have previously discussed in another blog post, a home's plumbing systems (emphasis on the plural) look simple but in reality, are quite complicated, carefully engineered and a reason why I do not do my own major plumbing repairs at home. I have faced the reality of a burst water pipe firsthand many times and it can be VERY destructive very quickly.
- All this moisture leads to extremely high humidity levels. I won’t repeat my previous articles except to emphasize MOISTURE IS BAD!
I remember way back when I worked in home improvement retail how it was emphasized over and over that there is no ‘profile’ of a shoplifter, and the 'average' thief could look like literally anyone from any background, culture, gender or age. This is a good analogy for grow-ops: contrary to the stereotype that drug houses are run down, dirty and scary looking they can just as easily be your neighbour with a clean, well-maintained property. Grow-ops were generally designed to blend in to not attract attention and this is the reason it is important to know the signs and keep an eye out for clues that a home might have been used for nefarious purposes in the past. These are numerous and include:
- Lack of snow on roof in winter.
- Condensation on windows.
- All windows covered over.
I should point out that a house can have all these signs and more and simply have nothing more than easily fixable insulation problems. Even poor electrical or plumbing work is merely a clue that causes me to look closer not loudly and immediately proclaim that I found a drug house. It can be extremely difficult to identify a former grow-op that has been covered up but an inspector can point out many areas that suggest a high likelihood of a past that is far from advertised.
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One of the biggest concerns I see from potential new homeowners is the cost of dealing with sewer problems. While it can be very expensive to repair a sewer line, the biggest concern is having sewage backing up into the home and being unable to use water until repairs are completed. In many cases I recommend getting the main sewer line scoped to check for clogs or damage before a home is purchased.
While it is always a good idea to get a sewer inspection done, I generally tailor my advice based on the individual property being inspected. As a rule of thumb, every home over 20 years old should have the sewer lines checked but it is especially critical to get an inspection done for the following two scenarios:
The Property has Large Trees
It goes without saying that large trees have large roots, roughly equivalent to the span of the branches. The biggest concern is that roots can pierce and slowly destroy the sewer lines, leading to sewer backup or a sewage leak on the property.
The Home is Older, Especially a Home Built in the Mid 70s or Earlier
There are several common-sense reasons older homes are more likely to have sewer failures, but the main concern I have is no-corrode piping, otherwise known as Orangeburg. Contrary to the name, these pipes are black, not orange and are named after Orangeburg, New York where they were originally manufactured. They were generally used residentially from the early 1940s to 1974 and are made of compressed wood fibers and tar. Not only are they at the end of the expected 50-year lifespan but this type of pipe tends to collapse and cause complete sewer blockage and is a cheaply made, poor quality material overall.
It is never my intention to alarm or scare homeowners or home buyers, but the simple fact is that no-corrode piping needs to be replaced if discovered: if it hasn’t failed already the chances of failure in the coming years is very high and it is a miracle there are still functioning Orangeburg systems in 2021. The only way to determine if you have it is to have the sewer system scoped. This is a service that I am looking to add to our company in the near future but in the meantime, there are several plumbing contractors that can perform a sewer inspection.
Here are a few warning signs that it may be time for an inspection:
Finding a problem early before it escalates to a complete blockage or sewer pipe collapse will allow to time to plan a repair on your schedule while avoiding the nightmare that is sewage backup into a home. I have seen the results of sewage going where it shouldn't, and I promise you it isn’t something you ever want to see or smell.
While it is always a good idea to get a sewer inspection done, I generally tailor my advice based on the individual property being inspected. As a rule of thumb, every home over 20 years old should have the sewer lines checked but it is especially critical to get an inspection done for the following two scenarios:
The Property has Large Trees
It goes without saying that large trees have large roots, roughly equivalent to the span of the branches. The biggest concern is that roots can pierce and slowly destroy the sewer lines, leading to sewer backup or a sewage leak on the property.
The Home is Older, Especially a Home Built in the Mid 70s or Earlier
There are several common-sense reasons older homes are more likely to have sewer failures, but the main concern I have is no-corrode piping, otherwise known as Orangeburg. Contrary to the name, these pipes are black, not orange and are named after Orangeburg, New York where they were originally manufactured. They were generally used residentially from the early 1940s to 1974 and are made of compressed wood fibers and tar. Not only are they at the end of the expected 50-year lifespan but this type of pipe tends to collapse and cause complete sewer blockage and is a cheaply made, poor quality material overall.
It is never my intention to alarm or scare homeowners or home buyers, but the simple fact is that no-corrode piping needs to be replaced if discovered: if it hasn’t failed already the chances of failure in the coming years is very high and it is a miracle there are still functioning Orangeburg systems in 2021. The only way to determine if you have it is to have the sewer system scoped. This is a service that I am looking to add to our company in the near future but in the meantime, there are several plumbing contractors that can perform a sewer inspection.
Here are a few warning signs that it may be time for an inspection:
- Raw sewage smell in or near the home
- Sinkholes or unusual green patches on a lawn
- Slow draining toilets and sinks
- Frequent blockages
Finding a problem early before it escalates to a complete blockage or sewer pipe collapse will allow to time to plan a repair on your schedule while avoiding the nightmare that is sewage backup into a home. I have seen the results of sewage going where it shouldn't, and I promise you it isn’t something you ever want to see or smell.
This is typical of what happens with Orangeburg pipe and why it needs to be replaced ASAP.
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One of the questions frequently posed to home inspectors is if a home can fail an inspection and if so, how often do homes fail? The simple answer to that is no: we are independent consultants, not municipal code compliance officers and do not condemn homes. Every client has different expectations and what their tipping point is and will have to make that decision for themselves and as home inspectors we provide the necessary knowledge and facts. Yes, there are a number of issues that are very serious and difficult if not impossible to remedy at a reasonable cost but luckily, they are rare in my experience.
One of the ways I accomplish my goal of providing detailed information and organize my reports in a way that is easy to understand is to provide an action list at the end of each report. I then organize tasks based on what I consider the priority level: every inspector is different, but I personally break down my recommendations into four basic categories:
One of the ways I accomplish my goal of providing detailed information and organize my reports in a way that is easy to understand is to provide an action list at the end of each report. I then organize tasks based on what I consider the priority level: every inspector is different, but I personally break down my recommendations into four basic categories:
In reality, while these specific examples look easy to categorize in many cases a great deal of judgement is used in making proper recommendations. One such example is a cracked foundation: a crack can be a sign of anything from a cosmetic nuisance right up to a symptom of complete structural failure. Luckily the overwhelming majority of cracks are minor but as a home inspector we can advise whether the services of a structural engineer or other specialist should be sought.
As a volunteer first responder, possibly the most important skill other than immediate life-saving actions is to not only report and observe but also to understand when an issue needs further attention and if so, what form it should take: many issues look serious on the surface but are relatively minor while others are only serious to the trained eye and need immediate attention. Developing this skill has served me well as a home inspector too, where I am able to put issues in the proper context, not overreacting or underreacting to what I see.
Home inspector's reports do not have a grade and there is no such thing as pass or fail but there are issues with various degrees of seriousness in each and every home. This is why I promote and recommend regular maintenance inspections: we can help you avoid surprises and to plan and budget for preventative maintenance on your terms.
As a volunteer first responder, possibly the most important skill other than immediate life-saving actions is to not only report and observe but also to understand when an issue needs further attention and if so, what form it should take: many issues look serious on the surface but are relatively minor while others are only serious to the trained eye and need immediate attention. Developing this skill has served me well as a home inspector too, where I am able to put issues in the proper context, not overreacting or underreacting to what I see.
Home inspector's reports do not have a grade and there is no such thing as pass or fail but there are issues with various degrees of seriousness in each and every home. This is why I promote and recommend regular maintenance inspections: we can help you avoid surprises and to plan and budget for preventative maintenance on your terms.
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Just as a house needs a way for water to get into a home, it also needs a way to get that water out of the home, so that brings in DWV or Drain, Waste and Vent Plumbing. As its name implies, it has three functions. They are… surprise…. to drain water, remove waste and provide venting. As mentioned previously, DWV plumbing looks straightforward but is actually a fascinating engineered system that usually needs a professional plumber to install properly. I will not bore you with all the details but here is the 101:
All Fixtures Need a Trap (Except One)
Did you know that all appliances in your home must have a trap, commonly known as a “P” trap? The “P” does not stand for “pee” (it is shaped like a sideways “P”) and it is not designed to catch rings (although that is a nice bonus) but is designed to keep sewer gases from entering the home. These gases are not only gross but in large quantities are extremely flammable. The only exception to this P trap rule is the toilet because it has a trap built into it. There are a bunch of other traps, such as S- traps, drum traps and bell traps that are no longer permitted and should be replaced.
The System is Designed to Move Water AND Air
While it is generally not visible to homeowners, in many cases the majority of DWV pipe does not carry any water at all. The system is designed to use gravity to move waste to the lower levels (and out of the home) but also needs air to both balance pressure (to prevent backflow) and allow sewer gases to escape. This is why almost all homes have a black pipe sticking out of the roof: to balance air pressure all allow that nasty sewer gas to escape.
DWV Pipes are Different Than Supply Pipes
While there is some overlap between supply and waste lines materials (i.e., you can use copper for both supply and waste pipes) the DWV pipes are larger and since the 1970s are usually made of plastic: either ABS (black) or PVC (white).
There are plenty of hints that inspectors such as yours truly use to identify potential issues in the plumbing system. The two most obvious are bubbles or gurgling when flushing the toilet (indicating improper air venting) and a loose toilet, which will eventually lead to sewer gas entering the home. A home inspector can also advise you on whether further evaluation from a plumber is required to determine the root cause of the issue and make repairs as necessary.
All Fixtures Need a Trap (Except One)
Did you know that all appliances in your home must have a trap, commonly known as a “P” trap? The “P” does not stand for “pee” (it is shaped like a sideways “P”) and it is not designed to catch rings (although that is a nice bonus) but is designed to keep sewer gases from entering the home. These gases are not only gross but in large quantities are extremely flammable. The only exception to this P trap rule is the toilet because it has a trap built into it. There are a bunch of other traps, such as S- traps, drum traps and bell traps that are no longer permitted and should be replaced.
The System is Designed to Move Water AND Air
While it is generally not visible to homeowners, in many cases the majority of DWV pipe does not carry any water at all. The system is designed to use gravity to move waste to the lower levels (and out of the home) but also needs air to both balance pressure (to prevent backflow) and allow sewer gases to escape. This is why almost all homes have a black pipe sticking out of the roof: to balance air pressure all allow that nasty sewer gas to escape.
DWV Pipes are Different Than Supply Pipes
While there is some overlap between supply and waste lines materials (i.e., you can use copper for both supply and waste pipes) the DWV pipes are larger and since the 1970s are usually made of plastic: either ABS (black) or PVC (white).
There are plenty of hints that inspectors such as yours truly use to identify potential issues in the plumbing system. The two most obvious are bubbles or gurgling when flushing the toilet (indicating improper air venting) and a loose toilet, which will eventually lead to sewer gas entering the home. A home inspector can also advise you on whether further evaluation from a plumber is required to determine the root cause of the issue and make repairs as necessary.
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Did you know that your home has at minimum, not one but two plumbing systems that need to be kept completely separate? They are:
Most homes in the Halifax core are connected to Halifax Water and one of its 2 large (Pockwock & Lake Major) supply plants. It is supplied to homes in various pipes with the biggest concern being lead pipes. If your home was built before 1960 and is located on the Halifax peninsula or Dartmouth inside Highway 111 there is a chance you have lead pipes and should have them inspected. Other concerns for the home inspector are homes that use the following types of supply pipe:
Galvanized Steel
The main issue with this type of supply pipe is its age. As it has not been widely manufactured for over 60 years, the 40-to-50-year life expectancy has long since passed. The other main problem with this type of plumbing is that they will rust from the inside out, leading to low pressure, rusty water, and ruptured pipes. These pipes should be replaced as soon as possible.
Polybutylene (PB) and/or Kitec (PEX-AL-PEX)
There have been large class action lawsuits field against the manufacturers of both products alleging that they have an unacceptably high failure rate. While the internet is full of horror stories in my experience there have been very few problems with both types of pipe here in Canada and are usually the result of poor fittings. The main concerns are that if these pipes fail, they tend to catastrophically burst rather than leak and that some insurance companies refuse to insure homes with these types of pipes without some form of mitigation, up to complete replacement. I touched upon Kitec in a previous article and this type of piping is usually used in heating systems with PB a popular choice for water supply in the 1990s.
With all that out of the way, what is a good type of pipe to use? Generally, two main types are used today: Copper (usually Type L) and Plastic (usually PEX or Cross-Linked Polyethylene). There are pros and cons to all these types of piping and a qualified contractor can advise on the best option for your home. It is very important that supply piping be kept separate from DWV piping as this can lead to serious, even fatal cross contamination. The biggest issue I see is homeowners leaving garden hoses connected when not in use: this can lead to outside water being drawn into the potable water supply and they should be disconnected when not in use.
- Water Supply System (Public or Private)
- Drain, Waste & Vent (DWV) System (Public or Septic)
Most homes in the Halifax core are connected to Halifax Water and one of its 2 large (Pockwock & Lake Major) supply plants. It is supplied to homes in various pipes with the biggest concern being lead pipes. If your home was built before 1960 and is located on the Halifax peninsula or Dartmouth inside Highway 111 there is a chance you have lead pipes and should have them inspected. Other concerns for the home inspector are homes that use the following types of supply pipe:
Galvanized Steel
The main issue with this type of supply pipe is its age. As it has not been widely manufactured for over 60 years, the 40-to-50-year life expectancy has long since passed. The other main problem with this type of plumbing is that they will rust from the inside out, leading to low pressure, rusty water, and ruptured pipes. These pipes should be replaced as soon as possible.
Polybutylene (PB) and/or Kitec (PEX-AL-PEX)
There have been large class action lawsuits field against the manufacturers of both products alleging that they have an unacceptably high failure rate. While the internet is full of horror stories in my experience there have been very few problems with both types of pipe here in Canada and are usually the result of poor fittings. The main concerns are that if these pipes fail, they tend to catastrophically burst rather than leak and that some insurance companies refuse to insure homes with these types of pipes without some form of mitigation, up to complete replacement. I touched upon Kitec in a previous article and this type of piping is usually used in heating systems with PB a popular choice for water supply in the 1990s.
With all that out of the way, what is a good type of pipe to use? Generally, two main types are used today: Copper (usually Type L) and Plastic (usually PEX or Cross-Linked Polyethylene). There are pros and cons to all these types of piping and a qualified contractor can advise on the best option for your home. It is very important that supply piping be kept separate from DWV piping as this can lead to serious, even fatal cross contamination. The biggest issue I see is homeowners leaving garden hoses connected when not in use: this can lead to outside water being drawn into the potable water supply and they should be disconnected when not in use.
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As home and property inspectors, we are always looking out for potential major issues for our clients. Often times this results in reporting on such visible issues as a diagonal crack indicating potential foundation issues, burn marks on curtains or electrical receptacles, and missing shingles indicating a potential roof leak. While these are important to all home inspectors, we also look for other potential issues that are not so apparent to homeowners, buyers and sellers. Here is an example of a potential major issue from a recent home inspection.
To the naked eye this appears to be a group of pipes, likely for hot water due to the orange colour. They also appear to be professionally installed and in good shape overall: both of these observations are correct but that does not tell the whole story. Before we get ahead of ourselves, let me explain what this is and why it could be a potential financial pit for buyers, a sales obstacle for sellers and a major cost for current homeowners.
What you are looking at is the manifold for a hydronic (hot water) heating system, where it is distributed to the various zones (rooms) in the home. The system itself is well maintained and in good condition however it is composed of a PEX-AL-PEX pipe, otherwise known as Kitec plumbing.
So, what exactly is wrong with Kitec? The short answer to this is that it depends on who you talk to. Some plumbers claim that with its high failure rate, tendency to burst rather than leak when failing and that it is no longer available are all reasons to immediately replace all Kitec plumbing with a more acceptable solution such as copper or cross-linked polyethylene (PEX). Others will argue that the issue is drastically overblown and as long as it is maintained it is no riskier than any other material.
At Inside Edge, we are in the business of providing facts to our clients so they are able to make the optimal real estate decision and representing the condition of the home as best we can. On that note, here are some facts about Kitec:
It is generally recommended that a plumbing contractor evaluate any system containing Kitec due to its tendency to fail catastrophically. Any home inspector or plumber can check for visible Kitec on any home you are considering purchasing or putting up on the market and advise accordingly.
To the naked eye this appears to be a group of pipes, likely for hot water due to the orange colour. They also appear to be professionally installed and in good shape overall: both of these observations are correct but that does not tell the whole story. Before we get ahead of ourselves, let me explain what this is and why it could be a potential financial pit for buyers, a sales obstacle for sellers and a major cost for current homeowners.
What you are looking at is the manifold for a hydronic (hot water) heating system, where it is distributed to the various zones (rooms) in the home. The system itself is well maintained and in good condition however it is composed of a PEX-AL-PEX pipe, otherwise known as Kitec plumbing.
So, what exactly is wrong with Kitec? The short answer to this is that it depends on who you talk to. Some plumbers claim that with its high failure rate, tendency to burst rather than leak when failing and that it is no longer available are all reasons to immediately replace all Kitec plumbing with a more acceptable solution such as copper or cross-linked polyethylene (PEX). Others will argue that the issue is drastically overblown and as long as it is maintained it is no riskier than any other material.
At Inside Edge, we are in the business of providing facts to our clients so they are able to make the optimal real estate decision and representing the condition of the home as best we can. On that note, here are some facts about Kitec:
- Kitec was manufactured and installed between 1995 and 2007 in Canada.
- IPEX, the manufacturer of Kitec recently settled a class action lawsuit in both Canada and the United States for $125 million.
- Increasingly, insurance companies are either refusing to insure homes with Kitec plumbing or demanding a higher deductible or premium before doing so.
- Replacing a home’s plumbing can be very expensive, easily running into 5 figures.
- Overall, there have been few failures reported on our area.
It is generally recommended that a plumbing contractor evaluate any system containing Kitec due to its tendency to fail catastrophically. Any home inspector or plumber can check for visible Kitec on any home you are considering purchasing or putting up on the market and advise accordingly.