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Note: I originally published this in 2022, but with the benefit of 4 more years of experience under my belt have added in some areas and removed other bits of irrelevant information.
There are few things I prioritize over quality home inspections, and my family is at the top of that list. Like any loving parent, I do everything I reasonably can to keep my child safe and healthy. However, much like being a good home inspector, parenting is a continuous learning experience. There are always new things to discover, lessons to learn and improvements to make.
Over seven (!!) years ago, my son was born, and I officially became a parent. I still remember the drive home from the hospital, thinking about how two of the biggest life changes most people experience: moving into a new home and bringing home a newborn come without much in the way of an instruction manual. I knew I wanted to be a great parent, but I also had that all-too-common feeling of not really knowing where to start. But enough about my personal ramblings. This article is about creating a safe and healthy environment for our little ones.
Over the years, I've learned quite a bit through both my home inspection training and general life experience. Most new parents already know about baby gates, outlet covers, cabinet locks and securing furniture to walls. Those are all important, but I want to look at some of the less obvious things that can have an impact on children's health and safety inside the home.
Houses (and Children) Need to Breathe!
One of the common responses I hear when discussing ventilation is something along the lines of: "Is ventilation REALLY that important? I grew up in an airtight home and I turned out fine!" Well, perhaps. But that doesn't necessarily mean the indoor environment was particularly healthy.
Growing up in the 1980s, I remember a very different approach to indoor air quality. Home construction placed considerable emphasis on keeping heated air inside, and much less attention was paid to bringing fresh air in and getting stale air out. Smoking indoors was also commonplace, and exposure to cigarette smoke was something many children simply grew up around.
Today, we have a much better understanding of indoor air quality and the importance of ventilation.
Everyday household activities produce moisture and airborne contaminants. Cooking, showering, cleaning products, building materials, furnishings and even the people living inside a home contribute to indoor air pollution. Without adequate ventilation, these contaminants and excess moisture can accumulate.
This is particularly important in newer or renovated homes, which are often constructed or upgraded to be much more airtight than older houses. Mechanical ventilation systems, including Heat Recovery Ventilators (HRVs) and Energy Recovery Ventilators (ERVs), can help introduce fresh outdoor air while exhausting stale indoor air. Bathroom and kitchen exhaust fans also play an important role in removing moisture and contaminants at their source.
Good ventilation isn't simply about making a home feel less stuffy. It's about maintaining a healthier indoor environment for everyone living there.
Lead is STILL an Issue Today
I remember being a child in the 1980s and pulling up to a gas station, hearing my parents ask for "regular unleaded." Leaded gasoline was gradually being phased out, and by the time the 1990s arrived, it was no longer something we routinely encountered at the pump. So, lead is a thing of the past, right?
WRONG!
Lead is still present in many everyday products and, more importantly for homeowners, in some older building materials and plumbing components. Lead exposure is particularly concerning for young children because their developing brains and nervous systems are more vulnerable to its effects. Even relatively small amounts of lead can be harmful, and there is no known safe level of lead exposure for children.
The good news is that awareness and a few sensible precautions can go a long way. Here are some places where homeowners should pay particular attention.
Water Pipes and Plumbing
Lead was historically used in water service lines, plumbing solder and certain plumbing fixtures. In the Halifax Regional Municipality, the potential for lead service lines is primarily associated with homes built before 1960 in certain older areas of peninsular Halifax and Dartmouth. This is not a concern limited to every older home in those neighbourhoods, but it is worth investigating if your property falls within the affected area.
Halifax Water has an interactive map that allows homeowners to check whether their property is within the historical lead service line boundary. It also provides information on identifying the material used in your water service line. It's important to remember that the service line isn't the only possible source of lead. Older plumbing solder, brass fittings and faucets can also contain lead.
Although lead solder was restricted under the National Plumbing Code in 1990, and plumbing fixture requirements have become considerably stricter, older components can still be present in existing homes. If you suspect your home has lead plumbing, have the materials properly identified and consider having your drinking water tested (remember I can I do it for you). Simply looking at the water or checking whether it tastes normal will not tell you whether lead or any similar contaminants are present.
Lead was historically used in household paint, particularly as a pigment and drying agent. In Canada, restrictions on lead content in indoor paint were introduced in 1976, but that certainly doesn't mean every home built after that date is automatically free of lead! As a general guideline, homes built before 1960 are more likely to contain lead-based paint. Homes constructed between 1960 and 1990 may also have lead-containing paint, particularly on exterior surfaces.
As a home inspector, I spend a considerable amount of time looking at the physical condition of homes. As a parent, I look at those same homes a little differently. I think about the people living inside them, particularly the little ones who may not yet be able to recognize or avoid potential hazards themselves.
Nobody expects a home to be perfect, and there is no need to panic over every potential issue. But a little knowledge, some preventative maintenance and an awareness of the less obvious hazards can make a meaningful difference. After all, a house is more than just a building. It's where we raise our families, make memories and, hopefully, feel safe.
There are few things I prioritize over quality home inspections, and my family is at the top of that list. Like any loving parent, I do everything I reasonably can to keep my child safe and healthy. However, much like being a good home inspector, parenting is a continuous learning experience. There are always new things to discover, lessons to learn and improvements to make.
Over seven (!!) years ago, my son was born, and I officially became a parent. I still remember the drive home from the hospital, thinking about how two of the biggest life changes most people experience: moving into a new home and bringing home a newborn come without much in the way of an instruction manual. I knew I wanted to be a great parent, but I also had that all-too-common feeling of not really knowing where to start. But enough about my personal ramblings. This article is about creating a safe and healthy environment for our little ones.
Over the years, I've learned quite a bit through both my home inspection training and general life experience. Most new parents already know about baby gates, outlet covers, cabinet locks and securing furniture to walls. Those are all important, but I want to look at some of the less obvious things that can have an impact on children's health and safety inside the home.
Houses (and Children) Need to Breathe!
One of the common responses I hear when discussing ventilation is something along the lines of: "Is ventilation REALLY that important? I grew up in an airtight home and I turned out fine!" Well, perhaps. But that doesn't necessarily mean the indoor environment was particularly healthy.
Growing up in the 1980s, I remember a very different approach to indoor air quality. Home construction placed considerable emphasis on keeping heated air inside, and much less attention was paid to bringing fresh air in and getting stale air out. Smoking indoors was also commonplace, and exposure to cigarette smoke was something many children simply grew up around.
Today, we have a much better understanding of indoor air quality and the importance of ventilation.
Everyday household activities produce moisture and airborne contaminants. Cooking, showering, cleaning products, building materials, furnishings and even the people living inside a home contribute to indoor air pollution. Without adequate ventilation, these contaminants and excess moisture can accumulate.
This is particularly important in newer or renovated homes, which are often constructed or upgraded to be much more airtight than older houses. Mechanical ventilation systems, including Heat Recovery Ventilators (HRVs) and Energy Recovery Ventilators (ERVs), can help introduce fresh outdoor air while exhausting stale indoor air. Bathroom and kitchen exhaust fans also play an important role in removing moisture and contaminants at their source.
Good ventilation isn't simply about making a home feel less stuffy. It's about maintaining a healthier indoor environment for everyone living there.
Lead is STILL an Issue Today
I remember being a child in the 1980s and pulling up to a gas station, hearing my parents ask for "regular unleaded." Leaded gasoline was gradually being phased out, and by the time the 1990s arrived, it was no longer something we routinely encountered at the pump. So, lead is a thing of the past, right?
WRONG!
Lead is still present in many everyday products and, more importantly for homeowners, in some older building materials and plumbing components. Lead exposure is particularly concerning for young children because their developing brains and nervous systems are more vulnerable to its effects. Even relatively small amounts of lead can be harmful, and there is no known safe level of lead exposure for children.
The good news is that awareness and a few sensible precautions can go a long way. Here are some places where homeowners should pay particular attention.
Water Pipes and Plumbing
Lead was historically used in water service lines, plumbing solder and certain plumbing fixtures. In the Halifax Regional Municipality, the potential for lead service lines is primarily associated with homes built before 1960 in certain older areas of peninsular Halifax and Dartmouth. This is not a concern limited to every older home in those neighbourhoods, but it is worth investigating if your property falls within the affected area.
Halifax Water has an interactive map that allows homeowners to check whether their property is within the historical lead service line boundary. It also provides information on identifying the material used in your water service line. It's important to remember that the service line isn't the only possible source of lead. Older plumbing solder, brass fittings and faucets can also contain lead.
Although lead solder was restricted under the National Plumbing Code in 1990, and plumbing fixture requirements have become considerably stricter, older components can still be present in existing homes. If you suspect your home has lead plumbing, have the materials properly identified and consider having your drinking water tested (remember I can I do it for you). Simply looking at the water or checking whether it tastes normal will not tell you whether lead or any similar contaminants are present.
Lead was historically used in household paint, particularly as a pigment and drying agent. In Canada, restrictions on lead content in indoor paint were introduced in 1976, but that certainly doesn't mean every home built after that date is automatically free of lead! As a general guideline, homes built before 1960 are more likely to contain lead-based paint. Homes constructed between 1960 and 1990 may also have lead-containing paint, particularly on exterior surfaces.
As a home inspector, I spend a considerable amount of time looking at the physical condition of homes. As a parent, I look at those same homes a little differently. I think about the people living inside them, particularly the little ones who may not yet be able to recognize or avoid potential hazards themselves.
Nobody expects a home to be perfect, and there is no need to panic over every potential issue. But a little knowledge, some preventative maintenance and an awareness of the less obvious hazards can make a meaningful difference. After all, a house is more than just a building. It's where we raise our families, make memories and, hopefully, feel safe.
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As a home inspector, I’ve started to notice a growing trend during recent inspections: an excessive number of air fresheners throughout homes. A recent inspection had me note a total of 14 air fresheners in the small basement area alone. While everyone wants their home to smell pleasant, it’s important to understand that air fresheners are not a solution: they’re a temporary cover-up at best.
What Air Fresheners Really Do
Air fresheners don’t eliminate odours; they mask them. Whether it’s a damp basement, mould growth, pet odours, or poor ventilation, the real problem remains hidden behind a cloud of artificial fragrance. This can make it harder for potential buyers or even inspectors to identify serious issues that require attention.
Why This Matters in a Home Inspection
When I walk into a home and find multiple air fresheners in nearly every room, it raises a red flag. It makes me wonder:
Potential Health Concerns
Beyond masking problems, heavy use of air fresheners can also affect air quality. Many contain chemicals like phthalates, benzene, or formaldehyde, all of which can irritate the lungs, trigger allergies, or cause headaches, especially for children or anyone with asthma or sensitivities.
What Air Fresheners Really Do
Air fresheners don’t eliminate odours; they mask them. Whether it’s a damp basement, mould growth, pet odours, or poor ventilation, the real problem remains hidden behind a cloud of artificial fragrance. This can make it harder for potential buyers or even inspectors to identify serious issues that require attention.
Why This Matters in a Home Inspection
When I walk into a home and find multiple air fresheners in nearly every room, it raises a red flag. It makes me wonder:
- Is there a moisture or mould issue?
- Are ventilation systems working properly? This is especially an issue with homes built in the 80s: increasingly weathertight but lacking modern ventilation.
- Is there a persistent pet, plumbing, or sewage odour?
- Is someone trying to conceal a problem before listing the home? Maybe or maybe not. Homeowners can become "nose blind" to the smells in their own home and air fresheners may be used merely to add a pleasant scent or they can be attempting to cover up foul odours.
Potential Health Concerns
Beyond masking problems, heavy use of air fresheners can also affect air quality. Many contain chemicals like phthalates, benzene, or formaldehyde, all of which can irritate the lungs, trigger allergies, or cause headaches, especially for children or anyone with asthma or sensitivities.
This is an AI generated exaggeration, but not far off what I have observed in some homes.
Address the Source, Not the Scent
Instead of reaching for another plug-in or spray to eliminate the bad smell, consider solving the root cause of the odour:
Improve ventilation: Use bathroom fans, kitchen range hoods, or consider installing mechanical ventilation like HRV/ERV systems. Even a stand alone air purifier is an improvement, even if not ideal.
Control moisture: Use dehumidifiers (especially in the summer!), seal foundation cracks, or improve drainage around the home.
Clean regularly and naturally: Baking soda, vinegar, and activated charcoal can neutralize odours without chemicals.
Have professional inspections: If you’re unsure of the cause, a home inspector can help identify where the problem is coming from or in some cases can direct you to who to contact or next steps to take.
A fresh-smelling home is great, but a healthy, well-maintained home is far better. Air fresheners might create a pleasant first impression, but they are not a substitute for proper maintenance, ventilation, or repairs and do not resolve the underlying issues that cause unpleasant odours in the first place.
Instead of reaching for another plug-in or spray to eliminate the bad smell, consider solving the root cause of the odour:
Improve ventilation: Use bathroom fans, kitchen range hoods, or consider installing mechanical ventilation like HRV/ERV systems. Even a stand alone air purifier is an improvement, even if not ideal.
Control moisture: Use dehumidifiers (especially in the summer!), seal foundation cracks, or improve drainage around the home.
Clean regularly and naturally: Baking soda, vinegar, and activated charcoal can neutralize odours without chemicals.
Have professional inspections: If you’re unsure of the cause, a home inspector can help identify where the problem is coming from or in some cases can direct you to who to contact or next steps to take.
A fresh-smelling home is great, but a healthy, well-maintained home is far better. Air fresheners might create a pleasant first impression, but they are not a substitute for proper maintenance, ventilation, or repairs and do not resolve the underlying issues that cause unpleasant odours in the first place.
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It’s always fun to peek my head into another attic, where many mysteries can be solved: what type of wood is the home constructed of, is there evidence of structural damage, moisture, and pests, or even previous fires, and what is the type of insulation and ventilation. Homes require ventilation and the attic is no exception. There are three basic types of ventilation seen in the attic: soffit, ridge, and gable.
Proper ventilation is important for many reasons:
You might think the biggest problem I run into is a lack of ventilation. It’s actually the opposite, with too much ventilation! Yes, there is such a thing as too much.
Less is (Sometimes) More!
The biggest issue I see is a home that has all three types of vents. This is usually because when roofers do a roof job, they frequently add a ridge vent. Great idea, but it ignores one of the main principles of building science: balance!
The issue is known as an attic short circuit. Like an electrical circuit, air flow will follow the path of least resistance. Home builders understand this and know how to balance ventilation (usually 1:300 of the total roof area) between intake (usually soffit vents) and exhaust ventilation (usually ridge vents). While disagreements can result about closing off gable vents when installing ridge vents, the fact remains that a home is a delicately balanced system, and the attic space is no exception.
Proper ventilation is important for many reasons:
- Preventing moisture (and mold!) buildup, which can lead to structure damage.
- Lowering energy bills.
- Preventing ice dams (icicles are a huge red flag for potential damming!)
- Preventing premature wear on shingles.
- Required by building codes across North America.
You might think the biggest problem I run into is a lack of ventilation. It’s actually the opposite, with too much ventilation! Yes, there is such a thing as too much.
Less is (Sometimes) More!
The biggest issue I see is a home that has all three types of vents. This is usually because when roofers do a roof job, they frequently add a ridge vent. Great idea, but it ignores one of the main principles of building science: balance!
The issue is known as an attic short circuit. Like an electrical circuit, air flow will follow the path of least resistance. Home builders understand this and know how to balance ventilation (usually 1:300 of the total roof area) between intake (usually soffit vents) and exhaust ventilation (usually ridge vents). While disagreements can result about closing off gable vents when installing ridge vents, the fact remains that a home is a delicately balanced system, and the attic space is no exception.
This is an example of how a ridge vent works.
What To Do About It?
The answer is that is a favourite one among lawyers: it depends. If there is no sign of moisture, mould, or condensation it is probably best to leave it alone. If, however, there is clear and obvious organic growth, it is time to take action. Attic spaces should not have visible mould or moisture and a roofing or insulation contractor can provide guidance on the best way to correct this. Remember, simply removing mould isn't good enough: it WILL return unless the root cause is identified and corrected. Luckily, this is an area where I rarely see problems as usually only skilled professionals work in attic spaces.
The answer is that is a favourite one among lawyers: it depends. If there is no sign of moisture, mould, or condensation it is probably best to leave it alone. If, however, there is clear and obvious organic growth, it is time to take action. Attic spaces should not have visible mould or moisture and a roofing or insulation contractor can provide guidance on the best way to correct this. Remember, simply removing mould isn't good enough: it WILL return unless the root cause is identified and corrected. Luckily, this is an area where I rarely see problems as usually only skilled professionals work in attic spaces.
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We are currently renovating one of our three bathrooms: we replaced the shower unit, redid the floors, painted the walls and the next step will be to replace the vanity and sinks. When the installers were putting in the new shower, it was observed that there was a rotted subfloor that needed to be replaced. Not a big surprise or expense, but something that should not be ignored. Today’s blog post is a spotlight on bathrooms and some of the things we home inspectors are looking for.
Something I wish I could do as a home inspector: rip out floors!
Water Damage
I’ve said it many times but will repeat again that water is the #1 enemy of homes. Obviously, a bathroom is by design filled with water using fixtures that are valuable, provided they function as intended. I have identified many leaks during home inspections, but surprisingly the bathroom is rarely the cause. This is likely because most homeowners regularly visit the bathroom and can quickly identify and stop a leak. The two most common causes of water damage are:
GFCI Receptacles
Ground-Fault Circuit Interrupters are critical safety features that can prevent death by electrocution (water and electricity don’t mix!). Electrical codes have expanded their use throughout the home but the first room they were required to be installed in was the bathroom. Not only do we always check that they are working properly, but they should also be tested monthly by the homeowner/tenant.
Ventilation
People are often surprised to learn that the kitchen doesn’t require ventilation, but the bathroom certainly does. A fan (or window) is required to remove the high amounts of moisture, especially after a shower otherwise mould and mildew can quickly take root. There is another type of ventilation we look for: waste pipe (DWV) ventilation. One of the clearest symptoms of inadequate DWV ventilation is gurgling toilets and we can advise further steps if this is detected during a home inspection.
Shower/Flooring Tiles
A home inspector is not an interior decorator and does not focus on cosmetic issues, but cracked flooring or shower tiles are not only ugly but can provide a means for water to flow where it should not be going. We also don’t comment on things like carpet, but an exception is made for both the bathroom and kitchen as neither should ever have carpeted floors.
Improper Drainage
While I offer and usually recommend a sewer scope inspection to my clients, they aren’t always necessary to detect problems. The biggest issue I see is slow draining sinks and toilets. If all the sinks and tubs in the home are slow to drain, it is likely a system wide problem that a scope can provide more information about. Luckily most drain issues are isolated to one specific sink or tub and it is often the result of hair that catches debris and while gross, is usually not difficult to clear. Be sure to regularly clean your drains to prevent this from happening.
Contrary to certain TV shows, a bathroom leak is usually not detected from a waterfall in the floor below but is usually very slow and subtle. As a home inspector I use thermal imaging, moisture meters and of course good old-fashioned senses to help determine if a bathroom requires further attention from a plumber.
I’ve said it many times but will repeat again that water is the #1 enemy of homes. Obviously, a bathroom is by design filled with water using fixtures that are valuable, provided they function as intended. I have identified many leaks during home inspections, but surprisingly the bathroom is rarely the cause. This is likely because most homeowners regularly visit the bathroom and can quickly identify and stop a leak. The two most common causes of water damage are:
- Failed Toilet Seals: when you stop and think about it, a toilet is an amazing device, quickly and safely removing waste without using any electricity, all while preventing nasty sewer odors from entering the bathroom. This is done using a wax seal and over time the seal can be damaged and not be 100% effective. This can lead to a slow leak that not even a home inspector can identify at first. The clearest symptom of a failed seal is a bad smell coming from the bathroom.
- Leaky Bathtub Drains: I made sure to mention that we used installers to put in our bathtub and showers. The company we used was far from the cheapest, but they did quality work. I have seen substandard installation work, and the results can lead to damaged drywall, mould growth and high humidity.
GFCI Receptacles
Ground-Fault Circuit Interrupters are critical safety features that can prevent death by electrocution (water and electricity don’t mix!). Electrical codes have expanded their use throughout the home but the first room they were required to be installed in was the bathroom. Not only do we always check that they are working properly, but they should also be tested monthly by the homeowner/tenant.
Ventilation
People are often surprised to learn that the kitchen doesn’t require ventilation, but the bathroom certainly does. A fan (or window) is required to remove the high amounts of moisture, especially after a shower otherwise mould and mildew can quickly take root. There is another type of ventilation we look for: waste pipe (DWV) ventilation. One of the clearest symptoms of inadequate DWV ventilation is gurgling toilets and we can advise further steps if this is detected during a home inspection.
Shower/Flooring Tiles
A home inspector is not an interior decorator and does not focus on cosmetic issues, but cracked flooring or shower tiles are not only ugly but can provide a means for water to flow where it should not be going. We also don’t comment on things like carpet, but an exception is made for both the bathroom and kitchen as neither should ever have carpeted floors.
Improper Drainage
While I offer and usually recommend a sewer scope inspection to my clients, they aren’t always necessary to detect problems. The biggest issue I see is slow draining sinks and toilets. If all the sinks and tubs in the home are slow to drain, it is likely a system wide problem that a scope can provide more information about. Luckily most drain issues are isolated to one specific sink or tub and it is often the result of hair that catches debris and while gross, is usually not difficult to clear. Be sure to regularly clean your drains to prevent this from happening.
Contrary to certain TV shows, a bathroom leak is usually not detected from a waterfall in the floor below but is usually very slow and subtle. As a home inspector I use thermal imaging, moisture meters and of course good old-fashioned senses to help determine if a bathroom requires further attention from a plumber.
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I owe a lot of my skill as a home inspector to the time I spent working at NSCC (Nova Scotia Community College), where I was not only able to access high quality training but was able to see firsthand how complex modern technology helps to create safe, healthy, efficient buildings. NSCC is a leader in sustainable building practices, and I have taken plenty of courses on topics such as Heating, Air Conditioning, Pipe and Air System Design to name a few. I also learned to apply many of these principles to my own home and one project I will be working on soon is to look at replacing our HRV, possibly with a modern ERV. Modern building codes require the installation of mechanical ventilation (i.e. just exhaust fans are no longer acceptable) as modern homes are built very tight for energy saving purposes.
What is an HRV? ERV?
HRV stands for Heat Recovery Ventilator while ERV stands for Energy Recovery Ventilator. These two systems are very similar with the difference being that an ERV recovers both heat AND moisture. Personally, I think they should be called HMRVs (Heat & Moisture Recovery Ventilators) as this would be a better descriptor. Here is a basic diagram about how these systems work. While it appears the air mixes based on this picture, they remain completely separate with only heat (and possibly moisture) being exchanged.
What is an HRV? ERV?
HRV stands for Heat Recovery Ventilator while ERV stands for Energy Recovery Ventilator. These two systems are very similar with the difference being that an ERV recovers both heat AND moisture. Personally, I think they should be called HMRVs (Heat & Moisture Recovery Ventilators) as this would be a better descriptor. Here is a basic diagram about how these systems work. While it appears the air mixes based on this picture, they remain completely separate with only heat (and possibly moisture) being exchanged.
So, Does This Mean a ERV is Better?
Not necessarily. While ERVs are considered a step above HRVs (and more expensive!) opinions vary on which is the right choice in Nova Scotia. While we do have humid summers, having too much humidity is not an issue for the rest of the year and heating is prioritized over cooling in our province. When considering installing a new unit, remember mechanical ventilation is a job that should be left for a qualified HVAC contractor and they can offer the best advice on what will be effective for your situation.
How Are These Units Different from an Air Exchanger?
An air exchanger does exactly what it says: exchanges air from inside to outside and replaces it with outside to inside air. This works great in theory but in reality it is rare that outside conditions are as comfortable as the ideal indoor conditions. The air outside is typically colder and bringing in constant fresh air without capturing heat from the air vented outside will lead to unnecessarily high energy bills. In short, a HRV is a step above an air exchanger with an ERV being another step above that.
HRVs and ERVs Need Maintenance Too!
While they are generally very reliable and are designed (and supposed) to run 24 hours a day for 20+ years, they still require regular maintenance just like any piece of HVAC equipment. The biggest faux pas (other than a home missing an HRV/ERV entirely) I see is units that have not been cleaned (often times it is clear they have NEVER been cleaned!). It is important to inspect for proper operation and clean the unit according to manufacturer's instructions, typically once a season. Are these units pricey? Absolutely, but it is a small price to pay for a clean and healthy home!
Not necessarily. While ERVs are considered a step above HRVs (and more expensive!) opinions vary on which is the right choice in Nova Scotia. While we do have humid summers, having too much humidity is not an issue for the rest of the year and heating is prioritized over cooling in our province. When considering installing a new unit, remember mechanical ventilation is a job that should be left for a qualified HVAC contractor and they can offer the best advice on what will be effective for your situation.
How Are These Units Different from an Air Exchanger?
An air exchanger does exactly what it says: exchanges air from inside to outside and replaces it with outside to inside air. This works great in theory but in reality it is rare that outside conditions are as comfortable as the ideal indoor conditions. The air outside is typically colder and bringing in constant fresh air without capturing heat from the air vented outside will lead to unnecessarily high energy bills. In short, a HRV is a step above an air exchanger with an ERV being another step above that.
HRVs and ERVs Need Maintenance Too!
While they are generally very reliable and are designed (and supposed) to run 24 hours a day for 20+ years, they still require regular maintenance just like any piece of HVAC equipment. The biggest faux pas (other than a home missing an HRV/ERV entirely) I see is units that have not been cleaned (often times it is clear they have NEVER been cleaned!). It is important to inspect for proper operation and clean the unit according to manufacturer's instructions, typically once a season. Are these units pricey? Absolutely, but it is a small price to pay for a clean and healthy home!
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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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One of the most interesting aspects of a home inspection is going into the attic space. This is an area where few homeowners venture and provides plenty of valuable information as to the condition of the home. One such important detail is ventilation. Do unfinished attics where nobody spends any time in really need ventilation? Yes!
There are several reasons why poor ventilation needs to be corrected:
While it is important for a roof to have adequate ventilation, it should also be noted that too much ventilation can introduce too much moisture and can also lead to premature roof failure. A roofing contractor can offer recommendations to the appropriate level of ventilation.
Fortunately, attic spaces generally don’t need a lot of regular maintenance, but they should be checked at least a couple of times a year. One of the biggest issues I see are rafter baffles that have been knocked out of place by high winds. They are pictured in the diagram below and keep the soffit vent free of insulation.
How do you know if you have ventilation problems? Of course, you can always contact your friendly neighbourhood home inspector at Inside Edge Home Inspections for help but here are a few clues that it may be time for further investigation.
There are many types of attic ventilation, but the most common type is a combination of soffit and ridge (roof peak) vents and has been very popular since the 1980s. There are other options that a roofing contractor can discuss should you have any concerns about inadequate insulation.
There are several reasons why poor ventilation needs to be corrected:
- Excessive summer heat can warp and prematurely age asphalt shingles.
- Cold temperatures can lead to a phenomenon known as ice damming, where snow melts and then refreezes, leading to potential roof leaks: most sloped roofs are designed to shed water and are NOT waterproof.
- Excessive humidity can buildup, leading to moisture in the attic. This can contribute to mold growth, reduction in insulation effectiveness and other issues that I have previously covered. As I have mentioned previously, moisture is the #1 enemy of homes and needs to be controlled.
While it is important for a roof to have adequate ventilation, it should also be noted that too much ventilation can introduce too much moisture and can also lead to premature roof failure. A roofing contractor can offer recommendations to the appropriate level of ventilation.
Fortunately, attic spaces generally don’t need a lot of regular maintenance, but they should be checked at least a couple of times a year. One of the biggest issues I see are rafter baffles that have been knocked out of place by high winds. They are pictured in the diagram below and keep the soffit vent free of insulation.
How do you know if you have ventilation problems? Of course, you can always contact your friendly neighbourhood home inspector at Inside Edge Home Inspections for help but here are a few clues that it may be time for further investigation.
- An unexpected uptick in heating or cooling bills.
- Icicles or ice buildup near the gutters and edge of roof.
- Significantly less snow buildup compared to similar homes.
- Frost, microbial growth, or moisture buildup on the roof sheathing.
There are many types of attic ventilation, but the most common type is a combination of soffit and ridge (roof peak) vents and has been very popular since the 1980s. There are other options that a roofing contractor can discuss should you have any concerns about inadequate insulation.
