Barrie Home Inspector

Home Maintenance and Tips for Home Owners

Home Inspector in Barrie

Home Inspection

Getting a the right Home Inspector in Barrie can save you a lot of money and anxiety!

While a home inspection is a visual inspection of your potential future home, a lot of items can be found and / or determined by using knowledge and experience that can only be gained by performing thousands of home inspections and having the proper training.  The Barrie Home Inspector has inspected well over 5,000 residential properties and is a Certified Building Code Official, member of Nachi, member of Nacbi, member of OBOA and is also a Certified Master Inspector.

This experience and knowledge can help find areas of water intrusion, potential mould issues,  electrical nightmares, structural deficiencies and renovations done without a building permit.   None of these issues by them selves may be “Deal Breakers”, but wouldn’t you want to know about them prior to committing to buying?

No matter what anyone tells you, when you buy a house you are the sole person Don't Buy a Money Pitresponsible for any problems once you take possession.  Try and get any money back from the sellers once the funds have transferred.   Every trip to your lawyer will cost youj money,  every letter from your lawyer will cost you money.   The lawyer and realtor will both tell you to contact your home inspector for help.  Funny how the lawyer and realtor’s fees are pretty well etched in stone, but when it comes to the home inspector,  usually where the buck stops, people seem intent on finding the cheapest price and even just using the Realtor’s referral for hiring a home inspector.   If you don’t do your homework on qualifications then shame on you,  your gambling with a huge part of your families financial net worth.

Think about what a typcial home inspection includes:

Exterior
Roof, porches, driveways, garage, drainage, retaining walls, grading, and plants or vegetation that may impact on damage to home.

Interior

Electrical and plumbing systems; foundation; heating, ventilation and air conditioning systems; water heater, septic system, electrical system, windows, doors, floors, ceilings and walls.

During the home inspection we will open accessible access hatches and cover plates, but we will not take apart any coverings or items that have been secured with screws, nails or glue.   This home still belongs to the seller and we have no right to make any obtusive holes for inspection.\

We applaud Mike Holmes and his fight against shoddy workmanship and renovations done without permits etc.  When uncovering a number of electrical, structural, plumbing or heating deficiencies, we always note the possibility that renovation work was done without a permit.

Many contractors will pick up a “fixer upper” to have some work for winter months. Lipstick on a Pig Homeowners will also do quick make over repairs and improvements to try and increase their profit.  I personally like to call these projects, “Lipstick on a Pig“,  and this is another area where only experience and knowledge can prevent you from buying a potential “Money Pit”.

The City of Barrie has hundreds and hundreds of basement renovation that were done without building permits.  This is identified from such items as steel stud walls with no approved devices used to run electrical cables.  This could electrify the entire wall system is an electrical cable shorted out.

The City of Orillia has a huge amount of building that are being used other than permissible zoning.  Some single residential homes have been converted into triplexes, and if you buy on of those properties you will ultimately become responsible for any upgrading the City may determine at a future date.

Ramara Township has some of the worst examples of building quality that I have ever seen.  One day I inspected a cottage which had the entire exterior wrapped in plastic.  The interior walls had the electrical wiring visible up high on walls.   When I located the access hatch for sump I found out why.  The entire area under floor was full of water.  The client immediately call off the inspection.   We then proceeded over to a cottage in same neighbourhood for a “quick inspection”.   The floor joists in the crawl space were all completely rotted.  Some steel beams had been inserted to carry the load.   We called it a day after that inspection.

Buying a new home,  think your protected because there was a municipal inspection, actually around 12 visits for new home building permit is normal.  Here is a list of items I have found after house has passed final inspection by municipal building departments:

 

  • Electrical main panel too high from grade.  Max of 69 inches to top of breaker.
  • Sump pump missing air barrier.
  • Electrical cables touching heat ducts.
  • Missing or low insulation in attic
  • Missing Water and Ice shield, usually only on upper roof.  $400 dollar saving for roofers.  Most inspectors will not climb ladders.
  • Exterior penetrations not sealed.  Plumbing, vents, windows.
  • Gaps in garage fume barrier.
  • Hinges on exterior of doors.  Security issue as pins can be lifted.
  • Defects in concrete finishes, porches and garage floors.

An Educated Consumer is a Smart Consumer –  Take some time to understand who Be an Educated Consumeryou are hiring and if they are the right person for you to be trusting with your investment.

 

Inspecting Residential Homes in Barrie

Home Inspection

Before and individual starts inspecting residential properties they have to have the required experience and education to perform this type of inspection.  Unfortunately in Ontario there are no standards that Home Inspectors have to adhere to.  There was a movement to legislate a standard which involved the Provincial Government, CSA and various representatives from Home Inspector associations and the Real Estate industry.  This all went out the door when the Provincial Government decided to prorogue parliament.

Home buyers are now at the mercy of their Realtor’s, who have a vested interest in How to Choose a Home Inspector in Barrieselling the home, and their own education on how to properly choose a home inspector.  With all the legislation our government throws at its citizens,  it is still basically “Buyer Beware”, when it comes to buying a home.  One that money changes hands it can be extremely difficult, and expensive, to try and get something back for something damaged, water leaks, electrical problems, structural issues or any unforeseen expense.

Doing diligent research on your potential home inspectors qualifications can help prevent expensive repairs in the future.  Google and read about what qualifications a good home inspector should have,  ask questions, ask about prior experience before taking that part time home inspector course.  Get to know your home inspector and you will reap the rewards when having your home inspected.

Identifying structural problems and deficiencies in a home can save you thousands of Support Beam Cut Off in Barriedollars in unforeseen costs.  Any changes to a homes structure requires a building permit and a detailed set of plans.  Many cities and municipalities will want something stamped by a designer or engineer before approving work.  The city or municipality will also conduct inspections to ensure footings, support posts or columns and beams etc are properly installed and secured.  If you buy a home that has been illegally modified you then assume responsibility for the condition and any repairs required.

Many home in the Barrie, Alliston and Orillia area have had basement modifications made without obtaining building permits.  When you buy a home that has had renovations completed without a building permit, it means that the structure, electrical, plumbing and heating have not been inspected.  If for some reason the City was called in to look at your home they could request that all the walls, ceilings and floors be opened up to enable them to inspect any modifications to the homes original systems.  You would also have to obtain a building permit.

The Barrie Home Inspector is a Certified Building Code Official with the Ontario BuildingCertified Master Inspector BarrieOfficials Association,  Certified Master Inspector, Member of NACHI, NACBI and OBOA.  He is also WETT Certified with over 15 years of experience inspecting fireplaces, wood stoves, pellet stoves and outside wood boilers.

WETT Inspections for Insurance

WETT Inspections

With over 10 years of experience as a Certified WETT Inspector the Barrie Home Inspector offers Basic Site Inspection services for Wood Stoves, Pellet Stoves and Fireplaces.

Many people wrongly assume that they require a WETT Certificate to fulfill their insuranceWETT Certified Certificate company requirements.  Your WETT inspector is actually the one who is WETT Certified to perform the WET Inspection in accordance with Provincial Building Code requirements, Fire Code requirements and CSA requirements.  Your trained WETT Certified Inspector will inspect your wood burning appliance and issue you with a report of the findings.

What is WETT?

Wood Energy Technology Transfer Inc. (WETT Inc.) is a non-profit training and education association managed by a volunteer Board of Directors elected by holders of valid WETT certificates. Through its administrative designate, WETT Inc. functions as the national registrar of the WETT program. Through professional training and public education, WETT Inc. promotes the safe and effective use of wood burning systems in Canada.

In carrying out its mandate to promote increased safety and effectiveness, WETT Inc. maintains the Wood Energy Technical Training program (WETT). The program is designed to:

  • provide training to those who offer wood energy products and installation and maintenance services to the public and to those who conduct inspections of wood burning systems,
  • confirm and recognize the knowledge and skills acquired through field experience, self-study and successful completion of WETT courses by issuing certificates of qualification,
  • provide training to specialty audiences as the need and demand arises.

The WETT system consists of several courses recognizing the various types of work done by wood energy professionals. Certification is achieved by completing courses to earn educational credits. A technical reference manual has been prepared to assist trainees in preparing for courses and as a reference manual for certificate holders.

WETT trained professionals must abide by a code of ethics requiring professionalism in all aspects of their work. The installation and maintenance of wood burning appliances is not regulated in Canada. As a non-profit training and educational association, WETT does not oversee, nor is it responsible for, the workmanship of its members. As such, WETT does not act as a regulator. WETT does maintain internal processes to address breaches of our code of ethics, however WETT cannot become involved in resolving consumer disputes.

Objectives of WETT

  • To develop, maintain, promote and deliver professional training courses within the framework of the Wood Energy Technical Training Program (WETT) for practitioners of trades related to the sale, installation, maintenance and inspection of systems using wood and other biomass fuels.
  • To maintain a registry containing the names of holders of valid WETT certificates and those who are students under the program.
  • To foster and promote among certificate holders the highest level of professional conduct in the delivery of services to the public.
  • To encourage and promote the safe and efficient use of wood energy through the distribution of public information materials and through collaboration with government agencies and related industries.
  • To foster and promote research and education in utilization of wood as a source of energy.
  • To promote the interests and activities of the members of the organization in a reasonable and legal manner.
  • To provide a forum for the discussion of issues of importance or interest to the members and to share information and opinions for the mutual benefit of the members.
  • To carry on such other activities as may, from time to time, be ordered by the Board of Directors of the organization and which are consistent with these objectives

Woodburning Appliance Inspections: (WETT)

Do you require a basic visual inspection such as for insurance or pre-purchase inspection of a home equipped with a wood burning appliance or fireplace? A basic visual inspection is a general overview of the readily accessible parts to determine if the system meets current regulations. Most often homeowners ask about WETT (Wood Energy Technical Transfer) because their insurance company has asked that they have their appliance WETT certified

Typically, when people are looking for an insurance type of inspection, a visual inspectionChimney Installation for Wood Stove is conducted to determine if there is evidence of any problems with the installation. This includes examining clearances, chimney heights and visual signs of deterioration. If there are concerns identified, then the inspector should make a recommendation that the appliance be checked and, if necessary, repaired by a WETT certified technician

Woodstoves and fireplace inserts are required to be installed according to CSA B 365 Installation Code for Solid Fuel Burning Appliances and Equipment. Masonry fireplaces are required to be built to the Ontario Building Code.  Most insurance companies, for home insurance purposes, require a report stating that the wood burning appliance meets these installation practices

 

Low Ball Offer on Home

Home Inspection, Real Estate

Low Ball Offer on Home in Angus

 

Low Ball Offer ConfusionMost home sellers put a fair market value on their home when listing with a Realtor.  You have discussed the positives and the negatives and set a price that is reasonable, then you get a Low Ball offer on your home.  Many times sellers cannot get past their feelings and will simply reject a Low Ball offer.

Controlling your emotions can help you look at the positive side of receiving a low offer, unless it is completely ridiculous.  The positive side is someone is interested in your home and now you can negotiate, which is happens in every Real Estate transaction.

When a low offer comes in, rather than “slamming the door” by counter offering a full listing price.  Take the time to cool the emotions and treat the sale a pure business deal.  By counter offering a small amount below listing price, you send the message that you know what your home is worth and will not be giving it away any time soon.  More importantly, it shows you are open to negotiation.

Remember when you start negotiating, it’s not where you start that counts, it’s where you end up.

Having your home Pre-inspected by the Angus Home Inspector can allow you to identify and correct items that will come up when your house is sold.   Fixing or identifying potential issues will prevent financial surprises when the buyer has your home inspected and comes back to the table looking at a price reduction or item replacement.

Although a home inspection is only a visible assessment of the condition of your home an experience professional can detect issues that less experienced inspectors may miss.   Roger Frost has been providing professional home inspections in the Angus and Essa area for over 10 years and has inspected over 5,000 homes.

Missing Insulation in CornerFree Thermal Imaging is offered on every home inspection.  This valuable service allows missing insulation, electrical hot spots and hidden moisture to be detected.  The Angus Home Inspection service was the first home inspector in Simcoe County to offer Thermal Imaging as part of the home inspection process.

Many insurance companies now require you have your Fireplace or Wood Stove inspected by a WETT Certified Technician prior to issuing you an insurance policy.  Roger Frost is WETT Certified and provides Wood Burning Appliance inspections for all of Simcoe County.

Call Roger Frost today to book your Risk Free home inspection.  PH  705-795-8255

What First Time Buyers need to know about Home Inspections

Home Inspection

What First Time Buyers need to know about Home Inspections

Barrie Home InspectorHome inspection should be a top priority for anyone interested in purchasing a new home. This includes first time buyers. After years of scrimping for a deposit and hard slog at work to climb the career ladder you may be thrilled to finally be able to afford your first house or apartment. You may even be burning with excitement at having finally found your dream house after months of visiting underwhelming or overpriced properties. The last thing you want is anything to spoil it. Getting a home inspector in to examine a property that you are thinking of buying is crucial, however. Even an immaculate and new apartment or a house that looks like a showroom can be hiding costly flaws. They might make you live to regret ever buying the property years down the line.

As a first time buyer you probably won’t have any particularly detailed knowledge of what makes a property sound and how to check a home is in good order, and there is no reason why you should. For example, can you identify what signs give away five or more of the most common roof problems? Or do you know how to tell if a property is at risk of developing a mold problem? Or how about making sure that the wiring is as it should be? Thought not! That is okay because fortunately, a good home inspector will be able to do all of this for you and more.

A home inspection checklist for first time buyers

For your own peace of mind you might consider making sure that you are present during the home inspection of your potential first home. It is useful to have your own checklist of basic tasks which a home inspector should carry out in order to ensure that you get a thorough job. The home inspection should include the following:

* Checks on the structure and foundation of the property: Irrespective of whether a house is built on a concrete slab or full basement, it needs to be resting on a foundation that is able to both take and distribute its weight. It also needs to be capable of withstanding the lateral forces of soil, which can sometimes cause problems with leaks and cracks. It cannot be stressed enough that checking the foundations of a house is absolutely crucial. It is true that first time homeowners can get wrapped up in all of the other things involved in securing a property like bargaining the best price and finding a mortgage. The latter is an especially huge issue for Americans in the wake of the subprime mortgage crisis as less mortgages are now available for people buying their first home. This is not just the case in the USA.

In the UK too, for example, qualifying and finding a first time mortgage is the number one concern of people buying property for the first time as banks have been accused of lending less since the financial crisis. As money.co.uk says, “If you’re looking to buy your first home then finding the best first time buyer mortgages is likely to be one of your main priorities”. There is no point on buying a castle built on sand, however, and the fact is that a thorough home inspection to check that a house has solid fundamentals is often a prerequisite for a decent mortgage. After all, it is in the lender’s interest that the property should be structurally sound. Therefore researching your mortgage and getting a home inspection ultimately go hand in hand.

* Inspection of the plumbing system: Plumbing inspection involves a number of different checks. These checks include examining pipes and faucets for leaks and checking the water pressure in the bathroom furthest away from the property’s water source. Other elements of a plumbing inspection might include checking that the water piping in a property has wrapped pipes to ensure that hot water is preserved over the winter and that the water tank it big enough to meet your needs as the prospective new owner.

* Inspection of the heating system and verification of the type of heating system: An examination of the heating system should include a detailed inspection of the venting system and checking the system for possible leaks. An examination of the blower to ensure that there is no lubrication or possible obstructions should also be undertaken, as should an inspection of the furnace’s inside chamber. In particular some furnaces suffer from holes or rust in this area of the furnace. The inspector should also clean the pilots, burners and sensors. They should verify that there is no risk of the furnace overheating by checking its maximum temperature. Finally the crucial carbon monoxide test is imperative. Other checks that should be included in a heating system inspection include ensuring that the air filters in the furnace are clean, checking the vent registers and that the thermostat is functioning correctly.

* Checking that the property’s wiring and overall electrical system is sound and safe: A house inspector should inspect a minimum of six electrical appliances in a house to ensure that the electricity system is functioning as it should. Furthermore, an inspection should also entail a polarity and earth fault loop test on sockets around the property at random; verification of whether adequate protective bonding conductors are in place; and an inspection of the consumer unit.

* Checking to ensure that there are no bug or insect infestations or a potential environment in which an infestation could develop: Wood-destroying insects can be particularly lethal for homes. For example, powder post beetles can lay their eggs in the cracks in unprotected wood and their offspring can start tunnelling once they have hatched. Therefore, a check for insects in the property is imperative.

* Inspection for asbestos: This should entail taking measures to identify the possible location of asbestos in a property and also the concentration of asbestos. It could also involve making a record of all of the materials in a property which contain asbestos and carrying out a risk assessment on those materials.

* Inspection of the well and septic system: If the property has its own well and septic system, then they should be examined. For example, a well’s record should be obtained from the relevant authorities and its location noted. The well casing should be in good condition without cracks and it should drain correctly. The water quality should also be tested by sampling the water for e coliform, E. Coli and nitrate.

Other things that should be checked

There are other aspects of a house inspection that should be on the checklist and the devil is in the detail. For example, the inspector should look around the attic or basement if the property has one and check the windows and doors to ensure that they open and close properly. All closets, walls, ceilings and floors should be examined. Nor should the outside of a property be neglected. A property’s facade and other aspects of the exterior should also be thoroughly examined for any indication of rot or weather damage. The inspector should also make a thorough examination of the roof, either by getting onto the roof or inspecting it with binoculars.

New Home Inspections

Home Inspection

New home inspections for Barrie ON. New home buyers in Ontario are protected under the Ontario New Home Warranties Plan Act. This offers protection against defects in material and workmanship, delayed closings, unauthorized substitutions and deposit protection up to a total of 300,000 dollars. Many of Tarion’s material warranties do not compare well with any premier manufactures warranties.

In Canada hardly anyone buys a home without having a Home Inspection performed by a trained professional. This is to protect the buyer from buying a home with defects or problems that he or she would probably not have found themselves. CHMC says, “One of the best ways to see if a home is in good condition, livable and safe is to hire a professional home inspector. A properly trained home inspector will review your house as a system, looking at how one component of the house might affect how another component works or how long it will last.” It is strange that an organization which receives its money from the home buyer, as the fee is added onto the cost of the home, does not recommend a Pre-Delivery Inspection by a Qualified Home Inspector. One would think that maybe they did not have the best interests of the “Home Buyer” at heart?

Tarion currently operates independently of the government and any regulatory agencies. Although all the funding for Tarion ultimately is paid for by the Home Buyer, there is no protection for the Home Buyer other than the Tarion Ombudsman, which works at Tarion and is paid by Tarion. There have been Private Members bills submitted to the Ontario Government to have Tarion held accountable to the Ontario Ombudsman but there has been no progress against the powerful home builders lobby at this time.

The situation in Ontario concerning Tarion’s lack of accountability has spawned groups like the “Canadians for Properly Built Homes” (CPBH) which is fighting on behalf of new home buyers for some accountability for The Tarion New Home Warranty Corporation. In 2008 they issued a Press Release: “Canadians for Properly Built Homes (CPBH) is very pleased with the Ombudsman Ontario’s report “Building Clarity”: Investigation into how the Ministry of Government and Consumer Services represents its relationship with the Tarion Warranty Corporation to the public:, and supports its recommendations. With Ombudsman’s findings, the Government of Ontario and Tarion can no longer continue to deny the very serious issues with Ontario’s new home warranty system. It is clear that the current system of home warranty in Ontario has not adequately protected may Ontario purchasers of newly built homes. This have been devastating for many Ontario families.”

When buying a new home you are also incurring the cost of the building permit which is issued by your local building department prior to construction starting on your new home. As part of the building permit your home has specified inspections that are required for each stage of building. Many times deficiencies are either overlooked or the inspection is not made which allows the builder to provide a substandard product without proper supervision. Some of the items typically found by home inspectors on new home construction include: missing attic insulation, loose heat registers, drains to weeping tile left open, improper slope on furnace and hot water tank vents, damaged floor trusses, improperly nailed joist hangers, wrong nails used in joist hangers and improperly installed shingles.

Your Home Inspector and lawyer are the only persons involved in your new home purchase that work entirely for you. Everyone else that is ultimately being paid by you has a vested interest that is not with the buyers. When you attend your pre delivery inspection the home is still in possession of the builder, and is often not even finished, and this is the best opportunity for you to have deficiencies addressed and corrected. Do not listen to builders who ask that you put items on your 30 day inspection. This will only lead to disputes about who caused damage etc and can lead to endless paperwork and issues with the builder and Tarion. If you fail to produce on piece of documentation or fail to also send that documentation to both Tarion or the Builder, Tarion will disallow your claim, Bingo, you lose. Investing $300.00 for a Professional Home Inspector to accompany you on your Pre Delivery Inspection will be the best investment you make in your new home purchase.

Learn about What is a Home Inspection, then visit The Barrie Home Inspector’s site on Home Inspection Articles for all your projects.

Energy Conservation in your Home

Heating, Home Inspection, Real Estate

Energy Conservation in your Home. Turning your home into an energy efficient house not only helps the environment but also saves you up to forty percent in your energy consumption charges. This is in comparison to the average home in North America.

Keep your furnace clean, lubricated and properly adjusted with annual maintenance. If your furnace is working at peak efficiency it will use less energy and cost less to operate. Clean or replace the filter every 1-2 months – a dirty filter reduces the airflow and forces the furnace to run longer to heat your home. Set back your thermostat when nobody is home and at night when everyone is sleeping for added savings. Heating your home constitutes your largest energy expenditure. Even a little conservation of heating fuel goes a long way toward achieving a lower utility bill. Dialing down the thermostat one degree during the winter can result in about 1 to 3 percent less fuel use, and a similar reduction in your heating bill.

When doing laundry use cold water and save from 85 to 90 percent of the energy you would normally use. Front loading machines use less water and energy, up to fifty percent. Also wash full loads to ensure you are fully utilizing energy being consumed.

You can make a lot of progress toward improving the energy efficiency in your home by simply plugging the many places through which air can get in or get out. Plugging your home is called “air sealing,” and it is one of the most important first steps to take when weatherizing your house to increase its energy efficiency.our windows and doors allow a lot of energy to escape which is costing you money. Ensure all your window frames, door frames and sills are caulked using a silicone based sealant. Make sure your heat registers are not being blocked by furniture.

Your water heater is the next largest home energy load after heating and cooling. To reduce water heating energy use ensure your water heater’s thermostat is set to 120F . Improvements such as installing low-flow faucets and shower heads, and insulating hot water pipes will also help you save money on water heating. When replacing your hot water heater consider buying an Energy Star model to ensure greater efficiency.

Air conditioners typically have a life expectancy of twenty years. Even after your unit is 10 years old you can save up to 40 percent of your efficiency by replacing your older model with newer air conditioner with a minimum SEER rating of 15.

Learn about Barrie Home Inspection Information. Stop by The Barrie Home Inspector’s site where you can find out all about the Barrie Home Inspection Services you will need.

Infrared Cameras and Home Inspections

Home Inspection

Infrared Cameras and Home Inspections.  Thermal imaging is the use of light rays that are invisible to the naked eye. There is an infinite range of light that is invisible to the naked eye. The wave lengths of light that are invisible to the naked eye are actually quite small. All light is identified by its wave length, frequency and energy.

Humans can only see light in the 400 to 750 nanometer range. Some animals can see light in the infrared spectrum and you can buy infrared film for you regular camera. An example of low-energy light rays is radio waves which are typically described by their frequency.

A prism placed into a ray of sunshine in a dark room reflects the colours of the rainbow using a property known as dispersion. This is the method Sir William Herschel utilized in the 1800’s in conjunction with thermometers to discern the presence of invisible light rays. He called his discovery the thermometric spectrum later to be known as infrared.

Using a infrared camera is a quick and easy method of determining the presence of air leaks in the exterior walls and ceilings of homes, also known as the building envelope. Although un-able to measure scope of leak it identifies where leaks are present. Infrared cameras are also an excellent means of finding moisture in walls and ceilings and are a valuable tool for professional home inspectors.

The benefits of employing infrared thermography in buildings are; Air leakage pathways present within a completed construction can be identified and rectified prior to subjecting the building to air permeability tests, reducing the risk of repeat testing being required; Depending upon the nature of the construction, even a building that meets or exceeds the building regulations may still be at risk of premature deterioration due to air leakage and subsequent condensation, therefore identifying where air leakage is occurring can be critical; Air leakage pathways can often indicate rainwater ingress pathways further adding to the potential benefits of an infrared survey; and Thermography is commonly used to identify air change rates with the help of the so-called ‘blower-door’ process, which creates under-pressure in buildings. Because the air pressure outside is higher than the pressure inside, the air will try to enter through unsealed areas. Using an infrared camera, this airflow can easily be seen, clearly revealing any unsealed areas, which can then be attended to before coverings and fittings make correcting this potential fault both expensive and time-consuming.

The Barrie Home Inspector was the first company to use Thermal Imaging technology in Simcoe County and now offers the service Free on request for any home inspection package. As a Certified Building Code Official with the Ontario Building Officials Association and with the experience of over 4,000 home inspections your Peace of Mind is 100% Guaranteed.

Want to find out more about Simcoe County Home Inspector, then visit Barrie Home Inspector’s site on how to choose the best Best Qualified Home Inspector for your real estate needs.

Home Inspection – Common Deficiencies

Real Estate

Only one service should be installed for each dwelling or building. A minimum 100-amp service is needed for a single residential dwelling unit.

Home inspectors in Ontario who take online training from United States may get confused when inspecting residential garages. In Ontario only a fume barrier is required not a fire separation.

US version of basement egress windows. Basements and every sleeping room should have at least one operable emergency escape and rescue opening that opens directly into a public street, public alley, yard or court. Where basements have one or more sleeping room, an emergency egress and rescue opening should be installed for each sleeping room, but is not required in adjoining areas of the basement.

Except for basement areas, the window described in Sentence shall have a maximum sill height of 1 000 mm (3 ft 3 in) above the floor.

Notches in solid lumber joists, rafters and beams should not be longer than one-third of the depth of the member (, and should not be located in the middle third of the span. Notches at the ends of the member should not be more than one-quarter of the depth of the member . Notches located in the outer thirds of the member should not be more than one-sixth of the depth of the member.

Minimum height of chimneys should be 3 feet. The top of the chimney should extend 2 feet higher than building or roof with 10 feet. Any portion of the masonry chimney passing through building must maintain a 2 inch clearance from combustibles. This air space provides protection from radiated heat and prevents conduction to combustibles.

A masonry chimney should terminate some distance above a roof in order to provide adequate upward draft in the chimney. Masonry chimneys should extend at least 2 feet higher than any portion of the building within 10 horizontal feet. The minimum height of the chimney should be 3 feet. Any portion of a masonry chimney located in the interior of the building (such as an attic space) should have at least 2 inches of air-space clearance from combustibles. As heat is transferred through the masonry material, any combustible material in close proximity to the heated walls may reach the point of ignition. The air space helps in the dissipation of heat.

When inspecting masonry chimneys the height of chimney must be two feet higher than building or roof structure within 10 feet. The part of the masonry chimney passing through the building is required to have 2 inch clearance from any combustibles locate in building. This protects combustibles from heat transfer from conduction and helps with radiation with a 2 inch air space.

A light fixture should be installed to illuminate the passageway and the mechanical appliance. A control switch should be installed near the entry to the passageway. An electrical receptacle should be installed at or near the mechanical appliance to allow for safe and convenient maintenance and service of the appliance.

In general terms the maximum length of a dryer duct would be 25 feet. After this you would need a dryer exhaust blower installed. Every dryer manufacturer has the type of pipe and length of duct permitted in their installation instructions. It is recommended not to install screens on your exterior vent.

The length of a clothes dryer exhaust ensures that the dryer exhaust blower will be able to push sufficient air volume to take away the moist air and lint. The length can be increased only when the make and model of the dryer is known, or when an approved blower fan calculation is provided.

Many homes have home made S traps and other contraptions under their sink etc. Traps are required to be the P type and have a minimum 2 inch water seal and be attached to an approved venting system.

An appliance used for heating water or storing hot water must be protected by a relief valve. A combination temperature- and pressure-relief valve (or separate temperature-relief and pressure-relief valves) protect a water heater from explosion. They are emergency devices. They are not intended to function continuously.

Plumbers, electricians and HVAC installers have all been known to cut or notch structural supports to install their systems. This can be structurally unsound and expensive to repair.

An open vent pipe that passes through a roof should extend at least 6 inches above the roof. If snow accumulation is expected at various times, the vent height should be increased so that the vent pipe will be at least 6 inches above the anticipated snow accumulation. The height in snowy areas is often determined by the local building official based upon local information. If the roof is used for a purpose other than weather protection the vent extensions should extend above the individuals occupying the roof, at least approximately 7 feet above the roof.

The diameter of bored holes into solid lumber structural members shall not be larger than one-third the depth of the member. Bored holes should be at least 2 inches from the top or bottom edge of the structural wood member, and should be a minimum of 2 inches from any other hole or notch in the member.

Working space in front of electrical panels is a minimum of 30 inches. 36 inches in Ontario. There shall also be a minimum of 30 inches width. If panel is wider than 30 inches the work space must be sized accordingly.

As a Home Inspector knowing plumbing, electrical and building codes is definitely a benefit for the home or business owner. If you don’t know the codes how can a home inspector inform his client of potential problems or expenses.

Professional Home Inspections by Orillia Certified Home Inspections. Read what a professional home insepctor finds at Orillia Home Inspection Defects for your Peace of Mind when buying a home.

Insulated Concrete Foundations “ICF”

Basements

Insulated Concrete Foundations “ICF” have interlocking forms that are dry stacked and then they are filled with concrete. These forms lock together much like a Lego brick and can be used to form the structural walls and/or floors of a building.

What is the best ICF system? There is no front runner in design when it comes to choosing a ICF system. Consumers typically look for the number one rated product when looking to make a purchase . The buying public strives to have the best product at the best price. As for ICFs, it is obvious that each individual ICF building system has different properties that deliver different benefits to the consumer. Some have thicker insulation than others. Some are connected with metal ties, others with plastic ties. Some systems are stacked like building blocks, others require assembly. Any correctly installed ICF product will ensure that the customer is happy with his choice.

ICF FormsThe most common ICF are manufactured out of Polystyrene Foam but they can also be manufactured out of Polyurethane Foam ,Cement-bonded wood fibre or Cement-bonded polystyrene beads. Once the forms are formed together, re-bar is usually added to give the concrete flexural strength and then the concrete is pumped into the cavity to form the structural element of the walls. The forms are filled in 1-12 foot “lifts” to manage the concrete pressure and reduce the risk of blowout . Once the concrete has cured , the forms are left in place permanently.

Here are some of the benefits in building with ICF:

ICF building are much more energy efficient then those built with traditional construction methods.

The form material allows you to easily add electrical and plumbing systems.

ICF has high sound absorption which helps produce peace and quiet which is not the case with typical wood construction

The longevity of ICF products provides a higher re-sale value in most Real Estate markets.

Un-like wood foundations which can develop problems When wet , concrete and polystyrene do not rot.

There are no problems with insect infestation or termites using ICF products.

Using ICF building products has shown to reduce heating and air conditioning costs by 50-70%

ICF creates a structural concrete wall that is up to 10 times stronger the a wood framed structure

As in any product there are some drawbacks to using ICF construction, which are;

Adding widows,doors or utilities after the building is complete requires concrete cutting tools which makes it harder to do although it does not require the traditional steel lintels to support the new opening

Building with ICF can increase home building costs by 2 to 3 %

Minor problems with interior humidity have been know to happen during the first couple weeks as the concrete is curing. Residential dehumidifiers are an easy solution to the problem.

ICF-designThe exterior foam insulation provides easy access for groundwater and insects in polystyrene based forms. To help prevent these problems, some manufacturers make insecticide treated foam forms and promote methods for waterproofing them.

Building with ICF can sometimes add 3-5% in construction costs compared to using wood frame, however the energy savings will usually result in much lower utility costs. Building with ICF below grade for typical basement forming should come in at about 40% less due to the labour savings from combining multiple steps into one. Above grade construction is a little more expensive but it becomes cost effective when adding large openings. In wood frame buildings, large openings require large headers and support posts but in ICF additional re-bar is all that is typically needed.

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