Most builders and contractors are professional and will take responsibility for their workmanship, others are quick to point the finger at somebody else, usually any other trade will do as long as it is not them. Tarion allows your house to settle for one year before they will look at or discuss any drywall cracking issues.

First problem is, your load of lumber used to build your home. Un-like myself when buying lumber, choosing the straight lumber takes up most of that time. On the other hand, your home package is dumped off in one large skid at the construction site. So your framer has just the right amount of lumber to build your home. Most framers won’t bother checking moisture content and straightness of the lumber, he will make do with what he has. A good framer will use most of the warped pieces as fillers etc where they won’t matter as much.

Most homes in the Barrie, Alliston, Orillia area have 2X8 floor joists. If it is raining when your package is delivered these joists will be exposed to extreme moisture until the roof is completed. This is a recipe for high moisture content and eventual shrinkage and possible warping etc.

As the lumber gives up this moisture, the change in size can be dramatic. But it is important to know that a standard piece of lumber does not shrink the same amount along all of its dimensions. The greatest amount of shrinkage occurs across the face of the grain.

Let us assume that a standard 2×4 that is 8 feet long will be exactly 96 inches long, 1.5 inches thick and 3.5 inches wide. Once this 2×4 has been in your house for 6 months and had a chance to acclimate and dry out if it was wet, it will still be nearly 96 inches long. There is very little shrinkage along the length of the lumber.

The thickness of the 2×4 will change slightly, but not by much. But the width of the 2×4 will experience the greatest shrinkage. It may only measure 3 and 3/8 inches in width. Imagine how much shrinkage might happen with a large 2 x 12

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Tips for saving energy and money

One of the biggest untapped sources of energy we have is the energy we waste. Using energy more wisely yields huge benefits for all Canadians:

• Dollar savings
• Energy supplies go further
• Reduced emissions
• Improved air quality and environment

Conserving energy at home

Our homes use a lot of energy and are responsible for a large portion of our air pollution and greenhouse gas (GHG) emissions. Canadian homeowners use power to run their computers and televisions, as well as other appliances that run on gas or electricity, like fridges, stoves and furnaces. The following list of energy-saving ideas lets you see how you can make a difference by conserving energy in your home.

Use energy-efficient products/appliances

You have choices about saving energy when you shop for your home. ENERGY STAR^® -qualified products and appliances use less energy than conventional models and give you years of energy savings.

• Lighting: Compact fluorescent light bulbs (CFLs) use less electricity and last up to 10 times longer than incandescent bulbs.ENERGY STAR^® CFLs use 75 percent less energy than incandescent bulbs. It’s a good idea to use CFLs for outdoor lighting and for your porch, kitchen and family room – all of the places where you spend most of your time!One 100 watt incandescent bulb produces the same amount of light as two 60 watt bulbs and uses less energy.If everyone in Canada switched just one bulb in their home to a CFL, Canada would save over $73 million in energy costs that year.
• Holiday Lighting: During the holidays, replacing five strings of traditional incandescent lights on a Christmas tree with LED lights would save about $7 that year alone!
• Showers: An energy efficient shower head or flow controller reduces energy costs without affecting water pressure.A low flow shower head saves as much as 60 percent of the water used by a conventional fixture.
• Refrigerators: Your refrigerator accounts for 11 percent of your household’s total energy consumption, so buying an energy efficient model makes good sense.Today’s energy efficient refrigerators use 50 percent less energy than models made 10 years ago. Look for an ENERGY STAR^® -qualified model to be sure of your refrigerator’s efficiency. You might also consider retiring that older, second refrigerator – or at least unplugging it when it is not really needed.

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Concrete foundations are of two types – poured concrete and concrete block. Poured concrete is a modern manner of laying foundations, while concrete blocks are more traditional. Concrete blocks are preferred for their visual appeal and strength. Yet, as time passes, there may be degradation of concrete.

The prime cause of cracks in concrete foundation is seepage of water. Such cracks caused due to leakage of water are thin and hairline. They may widen over time, but they are present only in those areas where the seepage occurs. In order to repair leakage cracks, it is necessary first to investigate the source and the point from which the leakage originates.

There may be other reasons for concrete foundations to crumble. Soil may lose its moisture content in summer. There may be underground roots which may wither and die. Such natural causes make the soil shrink and hence the foundation may move. Though this movement is gradual, overtime it will cause cracks to occur. These cracks will be large gaping ones, running across the entire length of the foundation. They may even be in the form of tiny holes in certain places.

Whatever be the reason, cracks in the foundation are very perilous if ignored. Repair must be done as soon as possible. Difficulties involved in the repair process are influenced by how big the cracks are.

For tiny moisture created cracks, the repair is relatively simple and can be done by almost anyone. These cracks must first be brushed clean with a wire brush. A jet of water may be passed to remove any loose concrete particles within the crack. The crack is then allowed to dry completely and filled with concrete caulk. If the crack is large, then it is packed with patching materials that are specifically available for concrete. These patching materials must be wet when applied. They are limestone based, and they expand as they dry, filling up the crack completely. The finishing touch is to apply a sealant to the repaired crack.

But if the crack is sinister and not the do-it-yourself kind, then it is most prudent to shell out a few dollars and hire some good repairmen. Such cracks occur due to rods which may have rusted inside and snapped or because of deterioration of the materials present within the concrete. Some leakage cracks when ignored can also reach dangerous levels. Such cracks are more found in poured concrete.

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General Definition of Due Diligence : Measure of prudence, responsibility, and diligence that is from, and ordinarily exercised by, a reasonable and prudent person under the circumstances.

Individuals investing in Real Estate have to take some of the responsibility of ensuring that the property they are buying meets their expectations. You can only rely on third party information and guidance if they are truly experienced and a seasoned professional in their area of expertise.

I fully sympathize with buyers who were lead down the "garden path" by inexperienced real estate professionals, which also includes home inspectors.  This is where common sense should prevail when so many people are jumping into the real estate profession and the home inspection industry anxious  to start making the quick dollars.  We have all seen the advertisements for the home inspection industry.  You can attend part time at our local college, pick up a couple of basic courses, (Home inspections is the busiest course they have) or even go to a local strip mall where they are teaching the course and after a brief period of instruction, you are a Professional Home Inspector . On-line courses start at under $500.00 for at home study and a certificate upon completion.

The Home Buyer must do his or her due diligence on choosing their professional representative, where a real estate agent or home inspector. This is usually one of most peoples largest investments and should not be entered into blindly.

In the past month alone I have turned down three home inspections. The reason why is that they were all requests for re-inspections of houses inspected by local "Professional Home Inspectors".  I have the best price in our area for home inspections but I can only maintain that through the volume of business that my $199.00 price generates.  I do not have time to be involved in litigation over some individuals’ failure to perform a proper home inspection. I do not like to be involved in instances that reflect badly on our profession and in all cases have recommended that the buyer contact the individual to allow them to reconcile their differences.

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Open Flames and Candles – Always ensure your candles cannot accidently ignite decorations or other combustible materials. If you have or are entertaining small children ensure all candles are safely out of reach. Keep candles, matches and lighters out of the reach of children.

Xmas Decorations - When using lights, make sure they are certified by the Canadian Standards Association (CSA) or Underwriters Laboratory Canada (ULC) if decorating an outside tree, use only those lights labeled for outdoor use. Don’t overload electrical outlets, and always unplug all interior and exterior lights before going to bed.

Choking Hazard - For children, small toys and special foods can be an incident waiting to happen.  Ensure toys are appropriate for the age of the child, and won’t create a danger for younger children in the household. Take a quick look around your home if expecting small visitors and remove all potential choking hazards prior to their arrival.

Christmas Trees - Choose a fresh Christmas tree, one with shiny needles, and secure it in a sturdy stand. Avoid placing your tree near a heat source (sunny windows, radiators, heating vents, and fireplaces). Try to keep the tree out of high traffic areas where it might be bumped or overturned, or where someone might trip on light cords. Avoid any spot that might be dangerous , such as next to a fire in the fireplace or up on a wobbly table.

Prepare for holiday parties - Decorate only with flame-retardant or noncombustible materials. If guests will be smoking, provide them with large, deep ashtrays and check them frequently. After the party, check under sofa cushions and in trash cans for cigarette butts that may be smoldering.

Drinking and Driving - When attending a party, designate a non-drinking driver. If you are hosting a holiday gathering, be sure there are non-alcoholic beverages for guests who are driving and arrange for alternate transportation for guests who drink. Remember if someone leaves your home and has too much to drink you could be held partially responsible if tragedy occurs.

Inspect fireplaces and wood stoves - Have your chimney connections and flues inspected by a professional and cleaned if necessary. Use a sturdy screen when burning fires. Burn only wood—never burn paper or pine boughs. If purchasing a factory-built fireplace or wood stove, select one listed by a testing laboratory, and have it installed according to local codes. If you plan to hang stockings on your fireplace, do not use the fireplace for fires. Most insurance companies now require a WETT inspection prior to insuring your home if you have a wood burning appliance.

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Copper Plumbing and Your Home

Older homes which have not had their plumbing distribution upgraded can sometimes experience pin hole leaks in their pipes which is the first sign that their whole plumbing supply systems may require replacement.

Copper pipe can be eaten away by corrosion. The common causes of corrosion are; PH of water, O2 in water, presence of minerals, temperature of water and the velocity of the water.

Water PH – This is an issue where the PH is low. Low PH can lead to early corrosion of pipes which can be avoided with water treatment systems. (water softeners) This option is usually not available to apartment buildings etc where the consent of all tenants would be required.

Oxygen – Introducing fresh oxygen to your water system is supplying organisms that eat away at your plumbing distribution system.

Minerals – The coating of minerals on your plumbing distribution systems can sometimes protect and slow down the corrosion process happening in your copper pipes.

Water Temp – High water temperatures increase the rate of corrosion. Organisms thrive in warmer water which greatly accelerates the damage to your pipes.

Velocity –   Water travelling at a faster rate “scours” the pipe from minerals etc which causes wear to pipe. Creation of water bubbles and their collapse also cause creation of pinholes through a process known as Capitation.

Most plumbing systems are estimated to last 20 years before replacement is necessary. Pin hole leaks usually occur on hot water lines and then move on to cold water lines which then involves the whole system where an economical decision must be made to keep repairing or replacing complete system.

Copper pipe comes in different grades based on the thickness of the copper pipe wall. The thicker the wall the longer life expectancy. Copper comes in three grades, M for thin wall pipe used mainly inside homes, L for thicker wall pipe, used mainly outside for water services and K, the thickest, used mainly between water mains and the water meter. Copper lasts a long time, is durable and connects well to valves.

If you are replacing your plumbing in your home ensure you know type of copper pipe is being installed. Upgrading to thicker pipe is not an expensive procedure where labour is the major cost.

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Fresh Air Mix Boxes – Barrie Home Inspections

During my inspections of Barrie’s many new homes I have come across many furnaces with a Fresh Air Mix Box installed. I always point this feature out to my clients but as many of them are totally unaware of the purpose of this feature I decide to give a brief explanation for those home owners who wondered what the purpose was.

The Fresh Air Mix Box is designed to allow your HVAC system to introduce air from the outside into your house. The difference in air temperature can vary radically so this is where the mix box does its work. Air from your furnace is mixed with outside air combining the two to create warm air.

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Spring is just around the corner and it is time to start planning those maintenance jobs that will prevent damage from occurring around your home.  This is known as preventive maintenance and is a yearly event.

A good way to start is to go out to the curb and take a good look at your home once the snow is gone.  Is there any noticeable items that stand out.  Look closely at your shingles, are they damaged, curling or missing anywhere?  Take a good look at your flashing, any pieces popped up or cracking of sealant?  If you have a chimney ensure it is still straight, if brick, look for obvious signs of brick spalling, cracked brick or concrete and missing chimney caps.

Check your eavestroughs to ensure that extensions are still in place and that splash pads are still directing water away from your home. Is the water from your roof draining away from your foundation, this is a major cause of damp basements and can even lead to water penetrating your basement. Is the water from your sump pump draining away from your house? You would be amazed at the amount of homes I come across that have their sump pump draining right beside their foundation.  This then goes down your wall into the weeping tile around your home and right back into your sump hole… a  continuous cycle…ensure this in not happening in your home.

Be sure to check back next week when we deal with other issues concerning the Spring Maintenance of your home.

Brought to your by the Alliston Home Inspector

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This year during my inspections in Barrie I noticed a lot of people were draining their eavestrough into drain lines, some into french drains and some into low areas away from their homes.  This winter has been exceptionally different as we have had freezing rain followed by snow and then cold temperatures.  The always changing weather has created a lot of problems for drainage.

I visited a home a couple of weeks ago because of water entering the basement.  What I found was a rear drain pipe had been installed and the eavestrough pipe fed into the drain pipe.  This is a great set up in the summer, spring and fall but is a recipe for disaster in the winter.

This particular drain pipe has frozen up completely blocking any drainage.  The water then backed up the drain and overflowed against the foundation of the home.  The basement window was located adjacent to the drain and the water seeped through the window well and filled the drain with soil.  The water then filled up the window well and leaked through the window and down the basement wall.  Lucky there was no furniture and the wall only had insulation and vapour barrier installed, which was easily dried out.

A quick solution for this an other eavestrough freezing problems is this;  install an open plumbing T, I used PVC but ABS will do also, at the end of your downspout and before your drain line.  This will allow water to drain out the open T when the drain line freezes, thus preventing backup and freezing of downspouts and eventually your whole eavestrough.  You can add a short drain to this T if water needs to be directed away from foundations or windows etc., common sense will guide you here.  This fix is permanent and need not be removed, just install and forget it.

This homeowner tip is brought to you by the Alliston Home Inspector

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