Common Issues and Problems found during Home Inspection
A Professional Home Inspector can help you avoid un-wanted surprises when you buy a home. You are paying for the Home Inspector’s training and education, which you will rely on when purchasing your new home. It is your Home Inspector’s experience that will allow him to determine issues that are often not visible. For example if you come across a utility room in the basement that has visible Romex Cables running through metal studs without the required grommets, he will often be able to determine if the whole basement is affected or just the one room. Experience only comes with time and cannot be learned in a classroom in 10 weeks.
Plumbing Defects
#1: Missing or Damaged Vent Stack
If you’ve looked at a hundred roofs, you still might never have noticed a plumbing vent stack. It’s a nondescript pipe that penetrates the roof and singles and stands several inches above the roof line. Ontario plumging code requires that the pipe be 3 inches diameter and project a minimum of 6 inches from the roof line. ( areas with high snow load will require higher vent )
#2: Water Heater Installation Issues
Most people think very little about the water heater until there’s a leak or no hot water. A plumbing inspection can reveal issues that impair performance and indicate that repairs or replacement are needed.
The age and location of the water heater affect performance, as do water supply pipe materials. If it’s a gas model, your inspector will also look for gas leaks and proper ventilation to route carbon monoxide from combustion outdoors. Missing PRV is a common defect found in Ontario.
#3: Natural Gas Pipe Defects (They’re Plumbing, Too)
Natural gas lines throughout a home are part of a plumbing inspection. They may supply space heaters, wall-mounted “warm morning” heaters, water heaters, the dryer, kitchen range and the heating system.
An inspection can spot small leaks and larger ones, most of which require minor repair. It can detect corrosion, which impairs pipe and fitting integrity, as well as ventilation issues that need attention. Shut off valves are required for each appliance.
#4: The Presence and Scope of Leaks
Water leaks can do a lot of damage to a home. In most cases, a new leak is easy to clean up and requires a straightforward repair. Old leaks can lead to mould, rotted wood and damaged finishes.
Hidden leaks can warp and rot framing members and subfloors.
#5: Whether or Not Toilets are Caulked
Some plumbers swear that toilets always need a bead of caulk around the base. Others swear that caulk creates a seal that hides a leak, if one should happen, giving it the freedom and time to wreak serious structural havoc.
Regardless of where you stand, your home inspection will determine whether or not caulk is present. If not, you can always add it later.
#6: Damaged Plumbing Fixtures
Leaky faucets, cracked toilets, and corroded washing machine water supply handles give off a less-than-appealing vibe. Home inspectors test fixtures and look for evidence of damage so you’ll know what you need to replace.
In many cases, a simple repair restores leaky fixtures to good working order. Replacement is a better choice for cracked porcelain tubs, toilets, and sinks.
Electrical Defects
Its the Law – In January 2006, it became law in Ontario that only home owners on title or Licensed Electrical Contractors were permitted to do electrical work in a residential home. Not even a Licensed Electrician could legally do work in your home.
Open Ground – An open ground is when a three-prong receptacle is not connected to an equipment grounding conductor or the home’s grounding system. These are typically found in older homes where two wire with no ground wire was used to wire home. Many times wiring is upgraded but hard to access areas, such as exterior walls are left as two wire.
Double Tap Connection in Panel – The practice of connecting two wires to one circuit breaker or fused connection is not permitted unless electrical panel is specifically designed for that use.
Un-Secured Electrical Cables – Electrical cables are required to be secured within 12 inches ( 300 mm ) of electrical boxes. Cables are also required to be supported every 1.5 M.
Un-Protected Electrical Cables – Any Romex type cable that is less than 1.5 m from floor is required to be protected from mechanical harm.
60 Service Panel – Most insurance companies will not insure a property that does not have a minimum 100 amp panel. Service must be 100 amps also.
Aluminum Wiring – Many insurance companies will not insure a home with aluminum wiring installed. Some companies will require connections be made safe by Certified Electrician.
Smoke Alarms – Smoke alarms have to be replaced every 10 years. You have to replace smoke alarms with one that meets the standard of the one you are replacing. For example if replacing a inter-connected smoke alarm you cannot replace it with a battery smoke detector.
Exposed or Disconnected Electrical Wires – Good electrical practices would require you remove any wiring no longer in use. Alternately you can properly terminate cable in approved electrical box.
Reversed Polarity at Outlet – This occurs when hot wire and neutral wire are reversed on the outlet. This is a safety hazard and people could receive a shock. One reversed polarity outlet on a circuit will affect all the outlets downstream.
Improper Drip Loop on Hydro Service – The downward loop in hydro service is required to prevent water from entering mast and eventually finding its way down to electrical panel.
Electrical Covers Missing – Any electrical box, switch or appliance is not permitted to have an opening larger than 1/8 inch.
Wall Outlets Required – An electrical outlet is required every 6 feet of usable wall space.
Extension Cords – Extension cords are not rated for use as permanent wiring, they are for temporary use only.
GFCI Outlets – Bathroom outlets within 1.5 m of water are required to be GFCI protected. Read more about GFCI electrical outlets.
Century Home Inspections
People are in love with thought of owning a Century Home. They can be challenging for a Home Inspector due to the amount of renovations that are possible over such a period of time. I personally enjoy inspecting a Century Home as it is like doing a Crossword Puzzle. When you reach the end you should have a completed puzzle which you can then present to the buyers.
Items of Concern in a Century Home
Structure – Many builders did not fully understand stairs and headers which resulted in many Century Homes having sagging floors starting at basement stairs and extending up to the top floor. Also the majority of Century
Homes have had supports and steel jacks installed without the required footings being installed.
Electrical – Home may have Knob and Tube wiring, 2 wire with no ground or some aluminum wiring installed in the whole house or just part of the home.
Plumbing – Many Century Homes had galanized plumbing installed. Some renovations have replaced most of visible plumbing but left galvanized plumbing installed in walls.
Asbestos – Many of the old homes had boilers or oil furnaces installed. The older heat ducts often had asbestos insulation wrapped around the heat ducts. Again sometimes the visible asbestos has been removed but the ducts in walls and chases still have asbestos attached. Read more about Asbestos Testing & Removal
Vermiculite Insulation – Many older homes, not just Century Homes had vermiculite insulation added to attics to “top up the insulation”, unfortunately a lot of vermiculite was contaminated with asbestos. Only testing by a certified lab can determine the presence of asbestos.
WETT Inspections for Wood Stoves, Pellet Stoves, Fireplaces and Outside Boilers
Most insurance companies now require a WETT Certified Inspection of your wood burning appliance prior to issuing a Home Insurance Policy. The Orillia Home Inspector has been providing WETT Certified Inspections to Simcoe County of over 20 years. Call Roger today if you have any questions regarding your installation. 705-795-8255 or Email at roger@orilliahomeinspector.com
Air Quality Testing
In todays air tight homes allergies, mould and other contaminates can affect the occupants health and well being. Have your Air Quality tested by a Certified Laboratory and identify any issues with the home. Fee is $300.00 for three air samples. Read more about Air Quality Testing.
FREE Themal Imaging Inspection – Every Home Inspection by the Orillia Home Inspector includes Free Thermal Imaging scan with Infrared Camera. Infrared technology can find hidden moisture, missing insulation and electrical hot spots in walls and ceilings. Read more about Free Thermal Imaging Inspections.
For more information about Home Inspections, Thermal Imaging, Century Homes or WETT Inspections call Roger
Cell phone 705-795-8255
Email roger@orilliahomeinspector.com
Certified Building Code Official with Ontario Building Officials Association
Certified Master Inspector
Commercial Building Inspector
Member of NACHI
Over 9,000 Home Inspection performed.