Home Inspection Reports

WHAT ARE YOU LOOKING FOR IN A HOME INSPECTION REPORT? A Home Inspection Report TemplateHome inspections have been around for a few decades now and reaching the 80 percentile application level especially with people entering the property ladder especially in the Kitchener/Cambridge area of South Western Ontario where home buyers are especially savvy but are still not well understood by many homebuyers and homeowners Thats partly the fault of the profession. Home inspections styles are diverse and inspectors have differing levels of education and competancy and although there is some standardization mostly driven by Associations, there are lots of different approaches to both the inspection process and the inspection report Purpose of a reportMost home inspectors provide a written report after the inspection is completed. The majority of Professional Home Inspection Associations require that the inspector do this The reason is simple most homebuyers could not remember all of the information that a home inspector discovers and shares during the inspection There is a trend towards electronic report writing and delivery but this causes a delay in the event cycle in our opinion and most clients are looking to gather data as soon as possible to use as a basis for use in the evaluation/selection process The purpose of the report is to help a prospective buyer make an informed decision about the house they are interested in A good report will document the current condition, and identify any impending repairs. Most home inspection reports also include a description of the house components, which can be useful in making decisions about home improvements PrioritiesWe think a good home inspection report should help you set priorities for the various home improvements recommended Some home improvements are discretionary and can be done at any time Upgrading the amount of insulation in the attic would be an example, whereas other improvements may be more urgent Replacing a worn out roof should be done soon Safety issues, including damaged or exposed electrical wiring are also high priority A good inspection report should identify these priorities for you Implications The implications of problems are not always clear to homeowners. Good reports explain what the problem means. For example, when an inspector indicates that an electrical receptacle has reversed polarity or a furnace has a cracked heat exchanger most homeowners would not understand what that means Therefore a good report should explain the implications to the homebuyer. Plain EnglishHome inspection is a technical process However, we believe the inspection report should be written in terms that a typical homeowner can understand. Technical jargon may make the home inspectors feel clever, but confuses many homeowners ClarityWhile simple language is good it’s not enough We surveyed our clients and most told us they did not want to read long paragraphs or narrative reports They found it hard to stay oriented and separate the general description items from serious problem descriptions, which are often intermingled with sentences that limit the scope of the inspection and protect the inspector Good reports are clear simple well organized and a combination of checklist and narrative where needed to expand upon issues We believe that the reader should be kept oriented with headings so they always know the topic and the context. Reading a home inspection report should not be a challenging intellectual exercise.Reports should be free of filler; material inserted to sound authoritative or that does not apply to the house being inspected that does not actually help the client. With modern technology, it is too easy to add generic, but only marginally relevant, information to create the illusion of value. In our experience, clients want lots of information, but only what is relevant.LayersWe have found that our clients actually have three different needs at different stages of homeownership. As a result, we believe home inspections should be written in three layers Let us explain.The big picture before you buy When you have not yet decided on the home that you are looking at, you want to see the big picture. You are trying to make a ‘buy or don't buy’ decision. You need to understand how the house stacks up against its peers, and what challenges you will face when you move in. An executive summary of the significant issues in the home is useful at this stage. A good summary is short and sweet, addressing only the significant items. Things like a cracked pane of glass, a sticking door or a cracked electrical switch plate, would not change most people's minds about buying a house that is otherwise right for them. On the other hand, replacing the roof, upgrading the plumbing or electrical system, or even rebuilding a failing foundation, may affect someone’s buying decision Once you move in After you move into the home, your needs are a little different. The report includes not only the major issues, but also several less important issues. For example, the report may say you should repair the mortar in the chimney and repair the leaking downspout. The body of the report should set out all of these issues clearly, with relative priorities.A third level Sometimes you need more detail. For example, your home inspection report may recommend a repair to the valley flashings, but you don't know what a valley flashing is. A good report will include reference material to help you understand all the components of your house. A combination of text and illustrations is a great way to get the information you need, in the depth you need, when you need it.Therefore, the three levels of a report are the executive summary, the body, and the reference material. Ballpark costs Home inspection reports often tell you all the things that are wrong with your house, and give you some direction as to what you should do with them. But lots of reports fall short by not giving you some indication as to the cost that you may incur to correct these issues. You may be in a negotiation process and do not have time to research costs. Further, because the house is not yours, it is difficult to get contractors in to give you quotes on home improvements, even if you do have competent, reliable contractors standing in the wings. We believe a home inspection report should include ballpark costs because if a report says you need to replace the roof, you may not know if this will cost $1,000 or $20,000. Without costs, reports may create more questions than answers. In our opinion, an order of magnitude for these costs is important, so you can make an informed decision.Photos Lots of home inspection reports include photographs of the home. These can provide reinforcement and clarity to conditions identified in the report. They also provide a visual break for the reader in the report. We consider photos to be optional, because if they are overused or used indiscriminately, they can distract the reader and clutter the report. Perspective The home inspection report can be intimidating, and if poorly written, may scare people away from a perfectly good home. A good report should lend perspective to the issues. For example, if you are looking at a home in a 15-year-old neighborhood, most of the roofs will be close to the end of their life. This is not a defect in the home that you are looking at, but it is a fact of life. Roof coverings are disposable components and they last between 14 and 18 years, typically. If written well, inspection reports should help the prospective buyer compare homes of a similar age and type. This allows buyers to make an educated decision. Summary In closing, we believe a good quality home inspection report should; be quick and easy to read with lots of headings, establish priorities include implications for defects be written in layers include costs provide perspective for homebuyers Contact AH & P for a FREE Professional/Residential home inspection checklist of areas to be aware of when doing your own inspection or preparing for the visit of that Home Inspector being hired to evaluate your home. If you have preferred resource to assist in your selection process then at least assure yourself that that person is an active member of one of our association and that the inspection will be 3 - 5 hours in duration dependant upon size and age of home but also influenced by issues that may be encountered. Good Luck in YOUR home hunting

Tankless Water Heaters - Product Recall

The Technical Standards & Safety Authority issued an advisory regarding Navien instantaneous hot water heaters. It states that the joints for the entire venting system of all Navien water heaters manufactured between February 29, 2008 and December 31, 2008 must be
re-inspected to ensure they are properly fused, to prevent any potential flue products from being expelled into the living space of a home. The lack of fusing between joints has been attributed to an inadequate application of cement.
Navien has requested installers to inspect any Navien water heaters manufactured through the end of December 2008 to ensure all collar and exhaust sections are fused appropriately. The company has stated that application of ULC S636 compliant cement - in accordance with the cement manufacturer's instructions - will be required for collar and exhaust sections improperly fused. Navien stated it has tested and approved the use of IPEX System 636 and Royal Group GVS-65 cements for fusing Navien water heater collars to PVC venting pipes. Navien have
also requested service contractors and installers report the number of inspections and remediations undertaken for a water heater back to the distributor where it was purchased. The manufacturing year is located in letters five through eight of the 16-digit serial number (Example: XXXX2008XXXXXXXX).

Preparing for a Home Inspection?

If you have an upcoming home inspection and dont know what to expect message me and I will share a checklist that will let you see what the home inspector will be looking for. Following are a few tips for you as you prepare for for that upcoming inspection:

You dont have to clean particularly but remove the clutter that may obstruct the inspectors view or the china that he may be concerned about breaking. Issues most often found on Home Inspections Shingles worn out, Elec outlets badly wired (get a plug in tester for about $10 from Can Tire) Joist hanger nails missing, junction boxes no cover, Grading pushing water to foundation, gas appliances not serviced, smoke detector not working Have gas appliances serviced make it easy to access attic hatch get out receipts for repairs completed

Inspect Before You Renovate

Inspect Before You Renovate
A professional building inspection by a qualified engineer can help you separate the NEEDS from the WANTS.
The time has finally come. Your cramped kitchen and dining room is making way for the state-of-the-art dining and entertaining center. But first that wall has to come out. Is it load bearing? What about the electrical service – can it handle the SubZero fridge?
The best person to answer these questions is your friendly neighborhood building inspection engineer. While it may seem like an odd call to make, hiring an inspector to check out the house systems before you start ripping things apart makes sense when you stop to think about it.
One unpleasant aspect of home renovations is that doing what you want almost always leads to doing things you weren’t planning. Sometimes it’s because hidden problems are found when the work progresses. Often it is because it makes sense to do one thing while you are in the middle of doing another.
Your building inspection engineer is trained to treat the whole house as a livingsystem. He or she is uniquely qualified to understand the impact doing work on one part of the house will have on the others. The engineer can also help you sort out what additional work should be done, and what would be okay to avoid or defer.
Mechanical Systems
You may have to decide that the electrical service, heating system, or plumbing should be upgraded to support the new work. The inspector can guide you.
Structure
Changes to interior walls may compromise structural support. An inspector can help you determine if a wall is load bearing, and how you may work around it.
Roof
Adding onto a house or simply providing a dormer or skylight will require roof work. Should you replace all the existing materials, or is it safe to tie in the new work with the old? The inspector can illuminate your options.
Basement
Finishing a basement in an old house can be the beginning of an experiment in mould growth. A professional inspector can advise you on how to reduce or eliminate dampness, often with easy to implement and low cost suggestions. He can also prescribe how to install basement finishes to minimize the risk of water damage and mould growth.
Pre-Purchase
The renovation consultation is a different service than a pre-purchase inspection.The inspection before you buy determines the big picture of the house condition, focusing on the major systems like roof, furnace, plumbing and wiring. It’s a must in the purchase of any house, new or old.
The pre-renovation consultation has a scope that is defined more by the homeowner, the work planned, and the details of the house. It is a less rigid inspection, and requires an experienced inspector.
By taking stock of the house before you get started, you will be able to plan your work better. This will mean fewer unexpected repairs as the job proceeds. And you have the chance of making improvements to corollary systems as you go, increasing the efficiency of your upgrades.
Whether you are establishing your roost in a previously enjoyed house, or you are upgrading the family estate, a pre-renovation consultation with a professional inspection engineer can smooth the transition.

Septic Tips

Removable/ Cleanable filter on outlet of tank - Required after 2008 for all new installations. Clean every 6 - 12 months or as required

Dual compartments on tanks and PVC piping - Required after 1978

Life of Steel tanks 15 - 20 years

Check for corrosion of Concrete tanks especially on exit areas

When originally designing your system OVERSIZE the tank as home modifications over the future life of the home may overload a marginal system

Maintain 16 feet to tree line from all components

Permits ARE required for ALL modifications to system

Life of well Maintained and Designed system - 30 / 40 years

Do NOT over use Liquid fabric softenersSodium Fluorocene is the dye used when testing the discharge area of the weeping bed and may take many days up to multiple weeks to show results

EcoRETROFIT Programme

On January 29, National Resource Minister Joe Oliver announced that registrations for the ecoENERGY retrofit for homes program had closed due to a 250,000 participant limit. This solidifies suspicion that the ecoENERGY Retrofit program will not be renewed again. If you already have a Natural Resources Canada registration number, you can still add these quick jobs to your list to get the most possible out of the final 40 days of the ecoENERGY retrofit program. If you already have your approval and number, the structure of the ecoENERGY Retrofit – Homes program is set around the following key dates, which changed in the announcement on January 29:March 31, 2012: All work must be completed. June 30, 2012: The post-renovation evaluation must be completed. If you already have your number, this change in dates actually extends the time you have to get the last bit of work completed in your home because only the work has to be completed by March 31, and the inspection can be done later. This means there is still time for you to add a few ecoENERGY rebate-qualified updates to your home. Click here to see the revised wording on the Natural Resources Canada website. This is likely your last chance to make the most out of tax savings to retrofit your home, so make sure you don’t miss out.Before deciding to make some additions to your planned retrofit renovations, there are two key components to the process you should consider.How much of the renovation cost will be covered by the retrofit? Take into consideration the cost of the materials, labour and potential savings. How long will this renovation or addition to your plan take? Consider what type of preparation you can do yourself, and what guarantees you can obtain from the contractor doing the work. Although there are quite a few major projects that you probably don’t have time for, the ones listed below can be completed within your timeline have the potential to make a noticeable difference in your home and have a strong upfront cost to ecoENERGY rebate ratio.Upgrade to low-flush toilets This is one of the simplest changes to make and if you are looking for a really strong upfront cost to rebate ratio you should do a little digging and watch for a sale. It is entirely possible for the cost of these toilets to be the same as the rebate.Time to complete: One to two weeks (including time to book)Potential rebate: $65 per toilet (max. of four per household)Upgrade to a tankless water heaterAn inefficient water heater can waste a tremendous amount of energy. The rebate for the qualified upgrade should be factored in with future savings to calculate the overall value of this option. Best of all, the installation of a rental water heater will still qualify for this rebate.Time to complete: One to two weeks (including time to book)Potential rebate: $375Increase the air sealing of your homeThis is one you may be able to take care of yourself with some research and a little bit of time. Although the rebates for this one are not as large as others, you will see on the ecoENERGY program list that the potential for heating cost savings is tremendous. For more information on doing this one yourself, have a look at the ENERGY STAR website http://www.energystar.gov/index.cfm?c=diy.diy_indexTime to complete: Allow 3-4 days for DIY jobs, and 1-2 days for a pro.Potential rebate: $245 when your result is 20% better than your target.Upgrade your furnace and air conditioner system (HVAC)This is one of the largest jobs on the list but it also comes with quite a few options. Because the requirements of the ecoENERGY program are based on installation, financing and rental options can qualify for the rebates (but be sure to confirm your options with your provider).Time to complete: One week (based on Reliance’s average install time)Potential rebate: $1040 (not including OPA rebates, which qualify as well)For more information on all of the ecoENERGY rebate options and answers to the most common frequently asked questions, visit the Natural Resources Canada website or click on the following link: http://oee.nrcan.gc.ca/residential/personal/retrofit/4171

Spray Foam Insulation

If you are in the market for upgrading your insulation then the fashionable alternative and Hi efficiency recommendation is sprayed on Foam Insulation. If you are making the commitment become informed before you do about the process, options available and costs. Many contractors are seeing this as a new cash cow to add to their business or starting new businesses without being fully trained and aware.

Ill informed contractors are jumping on the bandwagon and incorrectly applying this very efficient and useful component without properly controlling the process and /or not effectively ventilating the workspace. This can lead to toxic gases being left to offgas from the insulation over time as it cures and can be identified as a "Fishy" aroma, so be careful in the selection of the contractor for your job and don't become 1 of the 1% that may have to go so far as to need removal of the insulation to make your space rehabitable