Moss on the roof is not the same as Elf on the Shelf

We have noticed an increase in the number of homes with moss acumulating on the rooftop.  So many in the St. John's area that it bears further research and discussion.  Here is an example.

It makes sense that moss follows moisture.  And moisture is pervasive in an area which becomes wet and then is slow to dry.  We often find moss on the shaded side or area of a roof.  This includes valleys, areas shaded by trees, areas not facing the sun, low slope and so on.  So one of the first symptoms that we look for as home inspectors is the tendency of water to accumulate in any area on the roof.

Of course, the presence of moss has to indicate some issue.  Moss growing on the asphalt shingles of a roof is surely not what we had in mind when we built the home.  Also, any vegetation, including moss tends, to hold water.  Moss on the roof, holding water will increase the likelihod of damage to the shingles and water entering the attic.  So we have two problems.  Why is the moss there in the first place and how can we get rid of it.

Lets address the second problem first.

Removing moss

If we find moss on an asphalt shingle roof then we may be able to remove it by simply using a broom and water.  There will be some risk to this since the water can work its way up under the shingles so use as little pressure as possible (i.e. do not use a pressure washer) and do not spray up under the shingles.  The removal of the moss will reveal the extent of damage to the shingles and dictate next steps as to a repair.

If the moss growth is heavier then use a stiff brush along with a comnbination of water and bleach to remove it. Again, the potential for damage to the shingles is still there so be careful and as gentle as possible.

Determine the cause of the moss

This may be a little more dificult.  Consider carefully why the moss covered area is wetter than other areas.  A little common sense and detective work goes a long way here. Some causes may be:

• Shaded by trees/vegetation
• Water holding up in the area
• Extra water accessing this area
• Lack of ability for this area to dry

Depending on the cause you may be able to remove shading trees or vegetation, redirect water away from the area or reshape the roof so that water does not accumulate.

Regardless of the cause and remediation steps you take, it is important that the existing moss be removed.  The longer it is on the roof, the more it will grow and the more water it will retain.  Roof deterioriation will accelerate and problems will appear in your attic soon enough.

And of course, regular monitoring of the roof surface and regular maintenence goes a long way. Don't forget to look up!

If I can be of service to you, please feel free to contact me via email: inspector@guardianhomeinspections.ca
www.guardianhomeinspections.ca
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A life or death safety issue - cost to fix - 1 Dollar!

Realtors, please hear me.

If you had the opportunity to do one thing so simple that you could protect the life of a child or careless adult and in the process streamline your closings and impress your clients all at the cost to your vendor of about 1 dollar, wouldn't you do it?

Ok, I am probably a little dramatic here, but this is a real concern and one we all should take more seriously - and so easily fixed too.

Have you guessed it yet?  Faceplates and junction box covers - thats it.  Here are some pictures for clarity.

A light switcfh in a bedroom - No faceplate!

A light dangling from the wires in an open box - Danger!

Electrical socket - No faceplate!

3 out of four houses I inspect have them.  And I can;t tell you how many times I have seen them in playrooms, bedrooms and other areas where even small children are. Its downright scary!

Here is how I would document a life or death electrical safety defect like these.  Something like "The faceplate is missing off the light switch in the childs bedroom.  This is a serious electrical safety issue. I recommend that a faceplate be added".

But here is the rub.  I have written reports where there are as many as a dozen of these in the home. Can you imagine the look on my clients faces when they see all of these documented right at the front of the report.  The fix might be simple but the damage is already done.  Does this vendor not care about safety.  What is wrong with the rest of the house? Red flags at full mast!

Realtors, do your vendors a favor.  Ask them to install faceplates and covers to fix these simple (but life threatening electrical defects) BEFORE any clients view the home.  The cost is negligible, it demonstrates attention to detail, they will show some concern for the safety of the guests in the home, the home inspection report will be much shorter and less threatening and number one - you just might save a life

Faceplates please!

Kindest regards,
Glenn

If I can be of service to you, please feel free to contact me. inspector@guardianhomeinspections.ca or call (709) 689-6454.  For additional information or to stay in touch why not follow us on Facebook, Twitter or check out our website.



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Kitec piping - What YOU need to know

Kitec Piping - A Real Problem

A fairly recent development in Newfoundland is the discovery of Kitec piping by some home home inspectors.  This a real concern to buyers, Realtors and Home Inspectors.   Heres what you need to know.

The problem:

Kitec piping can potentially have a problem with its fittings and in some circumstance with the actual pipe itself disintegrating.  It has been suggested that the disintegration issue may be related to hot water in the pipes being set at too high of a temperature.  This has not been confirmed however.

Essentially, Kitec piping consists of a thin layer of aluminum sandwiched between two layers of PEX plastic.  For this reason it was commonly referred to as PEX-AL-PEX.  With Kitec piping, an antioxident added to the PEX can rapidly deteriorate causing the separation of the PEX and AL layers, leading to corrosion and ultimately failure of the pipe.

How can you detect Kitec piping:

• It is often found in homes built between 1995 and 2007
• Kitec piping is made of plastic (PEX or cross-lined polyethylene) with alluminum insode.
• The following terms are often (but not always) associated with Kitec piping - PEX-AL-PEX, PE-AL-PE, Kitec XPA, Kerr Controls, ASTN F1281, CSA N137.9, ASTM F1974, Made in Canada by IPEX.  If you see these markings on the pipe you should have it checked further by a plumber.
• The vast majority of Kitec piping is orange.

What to do if you detect Kitec piping?

There was a class action lawsuit over Kitec piping in Canada.  If you see Kitec piing installed in a home, you should consult this site www.kitecsettlement.com  There may be an opportunity to be compensated if there has been a failure of the Kitec Piping.

Other points to be noted:

1. Expect the home inspector to note the presence of Kitec piping and then refer to a plumber for additional evaluation and recommendation.
2. Anticipate that the buyer will red flag the issue if Kitec piping is discovered. They may proceed with the sale but choosing to back out of the deal is a high probability.
3. Home sellers should disclose the presence of Kitec Piping in their home.  Realtors should encourage them to do so.
4. Insurance are quite likely to have issues regarding the insurance of a home with Kitec piping.

If I can be of service to you, please feel free to contact me. inspector@guardianhomeinspections.ca or call (709) 689-6454.  For additional information or to stay in touch why not follow us on Facebook, Twitter or check out our website.



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Realtors – Don't let the home inspection "KILL" the deal

Realtors – Don't let the home inspection "KILL" the deal

Glenn Thorne - Guardian Inspections

Realtors often complain to me about inspectors who kill the deal.  On the one hand they always say that they don’t want their clients to buy a home and face unknown problems but they usually have a story or two about an sale that went awry after the inspection.  In some cases they feel the inspector should have handled the inspection or reported things differently.  Stories about poor communications, overzealous reporting, fear mongering to get more business, etc. are amongst their complaints.  In a future post I will discuss some of the steps professional inspectors take to better perform their inspections but in this post I primarily want to provide some tips for realtors so they may be better equipped to have a successful home inspection experience that supports rather than hinders the sale.

Recommend inspectors that adhere to reputable standards

·         Familiarize yourself with popular inspection standards
·         Pay attention to what inspections include and do NOT include

There are many different standards for home inspectors.  ASHI, CAHPI and others.  Many of them share common themes and specifications. Most home inspection standards are geared towards the systems of the home, they are not maintenance lists. You should familiarize yourself with the standards and be prepared to question the inspector as to why he is falling short of or exceeding them.  Consider asbestos.  Most inspection standards do not include looking for or identifying asbestos.  Asbestos identification and implications fall outside of the generalist training of most home inspectors thus it is often outside of the scope of the inspection.  Some other topics that are often left out or given short shrift in various inspection standards are smoke detectors, outbuildings, asbestos, insects and more.  By familiarizing yourself with the standards, you will better understand the work that the inspector will be undertaking on behalf of your client.

Pay attention to the inspectors communication skills

·         Accompany the inspector and the client on the inspection
·         Look for a verbal report onsite that is designed to place findings in context
·         Check that the report clearly identifies each problem, notes the implications and makes a recommendation (do nothing, monitor, further investigate, affect repair)

The purchase of a new home is very emotional for most buyers.  The last thing anyone needs is to have a scary inspection report arrive unexpectedly late at night in the buyers email.  Inspection findings that could have been placed in context during the inspection now take on a life of their own as the buyer attempts to reconcile them without help.  It is always best that the inspector take some time at the end of the inspection to review the primary findings with the client.  This allows for questions and answers and the opportunity to be clear as to the real ramifications of the findings.

It is very important that the inspector not make a judgement about the value of the home or give the home a pass or fail.  The inspector should not be privy to the purchase price for the home and therefore cannot and should not make any value judgements.

Watch out for guesswork

·         Recommend inspectors who report factually and do not make guesses

 Professional home inspectors never guess.  When a water stain is found in a ceiling, it can be classed as active or as evidence of past water penetration.  Unless the inspector can positively identify the source it is important that he not take stabs in the dark as to the cause of any problem. Not only can it be upsetting to the buyer and the realtor, it can also lead to liability for the inspector.  Nevertheless, some inspectors will not admit that they do not have x-ray vision and will have an answer for everything.  Your clients deserve better.

 

Have the seller pre-inspect the house

·         Look for inspection red flags and have them remediated before the inspection

 This is not the same as a pre-inspection by a home inspector, though that is a good idea.  Simply put, it’s a thorough walk through by the seller before the inspection.  Look for the red flags that can torpedo the sale but are easily eliminated.  Examples include missing electrical face plates, exposed wiring, missing insulation, old water stains where the problem has been repaired, missing leaders, old fuses left around, loose toilets, leaky plumbing, damaged shingles, etc.  These are low hanging fruit, easily fixed now, before they can show up in a home inspection report.

Choose an inspector who is responsible to the home

·         Recommend thoroughly trained inspectors
·         Review the report with/for your clients

 We often ask this question of Realtors - Who do you think the inspector is responsible to?  Most answer that the inspector is responsible to the buyer who is paying the bill.  In fact, the inspector is responsible to the home.  It is correct that the inspection report is the property of the client, but the inspector must be responsible to the profession and that means reporting on the home as it presents itself and adhering to the standards of the profession. It is important the inspector not be influenced by any party and that includes realtors, buyers looking to get money off the sale or back out of the deal, sellers who want some things overlooked, etc.  If you can recommend those inspectors who you know are true to the home, then you can be assured that everyones interests are protected.

Understand what an inspection is – and isn’t, and prepare your client accordingly

·         Insure the home is prepared for the inspection
·         Inform the buyer/seller ss to what the inspection really is

 Always inform the seller that access to the home and its systems is very important during the inspection.  Here are a few things to keep in mind:

1. Ensure the attic and crawl space can be easily accessed
2. Allow unrestrained or unannounced pets during the inspection
3. The inspector will not move furniture or use significant tools to access things.  Have the home cleared and readily accessible
4. Do not expect the inspector to go into unsafe areas or take your word without checking himself – he will not.

Inform yourself and your clients exactly what to expect from the inspection:

A home inspector should be professionally trained in defect recognition and reporting by a reputable training organization.  While many inspectors have construction and trades backgrounds, it is unlikely that you will find one what is expert level in all of the different trades involved in home construction. And even if you did, construction requires a different set of skills than defect recognition in homes that are 5, 10, 50 years and older homes.

Look for an inspector that has been professionally trained in defect recognition and reporting.  Also realize that home inspections are visual and non-invasive.  If you read (highly recommended) the home

inspection standards, you will see that inspectors will generally not move furniture, enter unsafe areas, remove panels that require specialized tools, open or close valves, or do anything that could potentially damage the home.  After all, the house still belongs to the seller at this point.  Inform your clients of this and advise them clearly as to the true nature of a home inspection.

Coming soon - A better inspection experience

If I can be of service to your or your clients, please feel free to contact me. inspector@guardianhomeinspections.ca
www.guardianhomeinspections.ca
twitter @guardianhomeins

Icicles can mean trouble

Icicles can mean trouble

Its been a hard few weeks in St. Johns and surrounding areas.  High winds, cold temperatures and heavy snowfall.  Its a good time to consider the effectiveness of your homes attic.  Current conditions are providing us with lots of visible icicles and ice dams and these are great indicators of potential problems with your attic.

Here how it works and what to look for:

When sun shines on your roof its solar heat will begin melting the snow on top.  Also, any heat leaking from your house will also melt the snow from underneath.  As the snow changes to water and it will of course begin to run down the roof.  When the water reaches a cold spot, typically a valley, overhang or gutter, the water refreezes and turns to ice.  Ice catching up at the eave or in a valley forms an ice damn and water dripping over the end of a cold roof will form icicles.

We can contrast this with a well insulated roof. The snow will stay cold (no heat from the roof) and thus no water source will be availale for the icicles to form.  When the outside temperature warms up overall and the snow does turn to water, it will not hit a cold spot on the way down the roof and icicles will not form.

Sources of attic heat:

Considering that we want our attic to remain cold, there are typically two unwanted causes of heat in the attic.

Insufficient insulation - This will allow heat to enter the attic from the living area below.  The warm air in the attic will keep parts of the roof warm and contribute to the snow melting off the roof.

Inadequate roof ventilation - Without adequate roof ventilation in the attic, any heat inside cannot escape.  This will allow the heat to buildup, contribute to melting the snow on the roof and often lead to the formation of ice dams or icicles.

Conclusion:

When you see icicles hanging off the roof of that home you are thinking of purchasing, beware.  There could very likely be heat loss due to poor insulation, or other warm air leaking up into the attic.  It would be a good idea to have it checked before going any further.

If you have any questions about ice damning, icicles or other issues with the home you are about to purchase then please contact me at (709) 689-6454.

For a professional home inspection in St. John's, NL. or surrounding areas, please contact the professional home inspection company you can trust...

www.guardianhomeinspections.ca

Ph. (709) 689-6454

Top 5 Home Inspection Defects

As a home inspector who inspects homes on a daily basis, it never fails to amaze me how the same problems show up on one home after another.  This is especially disconcerting since many of them are so easily seen and fixed. Here I present you with five of the most common defects I have found. Please use this information to allow you to identify and repair  defects before your home inspector visits.

When selling your home, you should should complete a detailed walkthrough of your home before you put it up for sale and try to anticipate the items that the prospective buyer or the buyers home inspector will uncover during the inspection.  Make the repairs now and reap the rewards later.

Here are the top five inspection findings for our region of Newfoundland and Labrador:

Double Taps

A double tap exists when two electrical wires share one connection in the electrical panel.  This wil be identified as a defect by a home inspector. We see them frequently where the panel is full to capacity.  The problem is simple to understand. Two wires are screwed into one terminal.  It is conceivable that one of the wires could be pinched by the terminal correctly but the other one can work loose.  This can be a fire or shocking hazard. Fortunately this is generally an easy fix.  Have a qualified electrician move the wire to another terminal or add  capacity to the electrical panel to accomodate.

Missing Faceplates

All electrical switches and sockets require faceplates.  A simple and inexpensive component that blocks access to the sides and interior of the box.  The inside of the box contains wiring that is energized and a definite safety hazard for the curious child who decides to stick a finger in it. Although this is one of the simplest defects to fix, it is shocking (pardon the pun) to see just how many of these uncovered faceplates we encounter. 

Gutter and Downspout Problems

Gutters are installed on a home to collect the water flowing off the roof and then redirect it away from the home.  A roof is a large surface and the amount of rainwater that it catches and sends down to the gutters is significant. However, it is after the collection phase that things often go wrong.  Water collected in a gutter system should be redirected into a downspout, down through a leader and away from the foundation.  It is suggested by our training that this should be a minimum of 6 feet away in order to keep the water away from the foundation. Why is it then that over 80% of the homes we inspect have mising downspouts and/or missing leaders.  When you watch these defedctive systems during a rain storm, the water dropping next to the foundation is significant.  All that money and effort to catch the rainwater and then it gets dropped at one point by the foundation.  Thats water than will then be far more likely to enter the home. The solution - add the appropriate downspouts and leaders.  Its an easy fix and can really pay off.

Water Stains

We find water stains frequently and they are a major red flag.  A water stain denotes the presence of water either in the past or present. Any inspector will investigate more thoroughly to determine if there is a current source of water at that point in the home.  However, a positive determination can not always be made and we cannot guess, so doubt may exist as to why the stain is there. So why is it that homeowners who have previously made needed repairs to their home past have not repaired the damage that was done by the water.  For example, a leaky pipe is repaired but the water stained ceiling tile below is not.  Or the clothes washer leaked but has since been repaired but the stained baseboard is left as is.  As a home inspector (or a prospective buyer) we look thoroughly for water stains.  A stain is the most glaring evidence of water entry into the home.  If you have had a previous water entry issue and it has been repaired, repair the damaged area as well. Disclose it and everyone will breathe a little easier.

Missing or Loose Handrails

Most stairs require handrails.  About 70% of the homes we inspect are missing one of more hardrails.  In other cases the handrails are loose, too low or have sharp dangerous edges.  It may see like a small issue but to fall down a set of steps whan a handrail could have easily prevented it is a real safety issue and one we should not take lightly.  Check your stairs, ensure they have good sturdy handrails.







For a professional home inspection in St. John's, NL. or surrounding areas, please contact the professional home inspection company you can trust...

www.guardianhomeinspections.ca

Ph. (709) 689-6454

VORA - Visually Observable Readily Accessible

VORA - Need to see it, need to access it.

There are many standards adhered to by home inspectors.  In our region of St. John's Newfoundland and Labrador, many of the inspectors use the Canadian Association of Home and Prroperty Inspectors (CAHPI) and American Society of Home Inspectors (ASHI) Standards of Practice (SOP).  However, there are many others that have similar themes.  Almost all of them use VORA or a variation on the theme.

VORA means Visually Observable and Readily Accessible.  The idea here is pretty straightforward. Essentially it means that we can only inspect systems that we can see and that we can reasonably access.  I will be coming back to this many times in future posts with some great examples but at this point consider this.  A home inspector does not have xray vision.  The inspector has hopefully trained in a good program such as Carson Dunlop or equivalent.  With proper training the inspector is trained in defect recognition but there are limits.

Typically at the time the home inspector visits the home, the buyer has not yet finalized the purchase.   We are guests in the home.  As such, we have to be very careful not to damage or invade the structure.  We cannot cut holes in walls to look inside, we have to be careful when examining electrical systems to not inadvertanly shutdown a critical circuit (grandma could on an oxygen machine upstairs) and so on and so on.

We also have to be concerned with personal safety, possible damage to the structure and access restrictions. Consider this one example.  In a recent inspection we completed, the crawl space entrance was filled with mouilding and other boards riddled with nails.  This rendered the area inaccessible.  There was a definite safety concern from the sharp nails and dificulty getting into and out of the crawl space.  In this case at least part of the crawl space was not Visually Observable and none of it was Readily Accessible.  If it was a board or two then most inspectors will simply move them briefly or crawl around them but in this case that was out of the question.

If an area of the home does not pass the VORA test then an inspector will generally report it as such, inspect as much of it as possible, and move on.  This is common in most of the standards we have reviewed.


Glenn Thorne
Guardian Home Inspections