You thought your house buying stress was over and you want nothing more than to enjoy your new home.  But wait!  Before your purchase is complete you have to do a “Final Walk Through“.  Try and schedule this as close to closing as possible,  24 hours prior to closing.

Print out our checklist to help you check everything!

As a buyer you now have this last opportunity to ensure the major systems of the house are in working order and the house is in the same condition as when you signed your “Offer to Purchase”.  Here is a general list of items that most Realtor’s recommend you check for:

• Check the exterior of the home, especially if there have been strong wind or rain storms since your last visit.
• Turn all light fixtures on and off.
• Make sure the seller hasn’t removed any fixtures, such as chandeliers, that sellers agreed to leave behind.
• Check all major appliances.
• Turn heat and/or air conditioning on and off.
• Turn on water faucets; check for leaks under sinks.
• Test the garage door openers.
• Flush all toilets.
• Open and close all windows and doors.
• Do a visual spot-check of ceilings, walls and floors.
• Turn on the garbage disposal and exhaust fans.
• Check the status of any agreed-upon repairs.
• Check screens and storm windows. If they’ve been stored, make sure you know where they are and that they’re in good shape.
• Look in storage areas to make sure no trash or unwanted items remain. Old paint cans or hazardous materials are often left behind by the seller.
• Do a quick check of the grounds. Some sellers have dug up and taken plants (even small trees or bushes) with them.

If kitchen and laundry appliances were included in the purchase,  operate them all to ensure they are functioning.  Run all taps, showers and toilets to ensure there is no damage or blockages.

Check all walls and floors for evidence of recent damage from moving etc.  Are all rooms, basement, storage areas and ancillary buildings empty,  with no unwanted garbage or furniture left behind.  A damaged hardwood floor can be an expensive repair.

During the walk-through, you should find the manuals for appliances, furnace and air-conditioner. If the home you’re buying has automatic garage door openers, they should be left out for you to test. Lastly, make sure you receive all the keys: a complete set to every door lock in the house, basement, shed and garage. And don’t forget to get the alarm codes. If you bought a condo, make sure that you’ve received the mailbox, storage locker, and unit keys.

Some issues that have been reported by buyers that could have been prevented by a Final Walk Through:

Tenants moved out and damaged walls and floors when leaving;

Movers scratched floor finish which new owner had to pay for;

Appliances had been exchanged for older models;

Grass and landscaping had been neglected, new owner had to patch areas with sod;

Large amounts of garbage and debris were not removed from property;

Home owner had flood from faulty sump pump which created moisture and mould damage,  not disclosed;

These are extreme examples and none of them may apply to your new home purchase.  Prevention is always the best cure,  so do your home work and verify the condition of your new home by completing a Final Walk Through.

As always when buying a property remember,  CAVEAT EMPTOR – BUYER BEWARE

Once your money changes hands the only person who can help you is your lawyer….at about $300.00 plus per hour.  An educated consumer is a “smart consumer”,  so do your homework 🙂

If your new home has a wood burning appliance your Insurance Company will most likely require a Certified WETT Inspection prior to insuring property.  The Barrie WETT Inspection Service will provide a WETT Inspection for $50.00 when included as part of home inspection package.

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Inspection may identify NO Building Permit!

As a Home Buyer you can be responsible to comply with Building Code Violations 

A Building Permit is issued to anyone who constructs or modifies a building by the Chief Building Official of your Municipality.

Home Inspection can determine if Building Permit was taken out

A ‘building’ means a structure consisting of a wall, roof, and floor or any of them or a structural system serving the function thereof. Therefore a permit is required for any construction as defined and which is covered under the scope of the Ontario Building Code. Renovations, alterations as defined above require a permit. Examples: additions to living areas, plumbing, adding a basement, changes to footings, putting in larger windows, adding a deck, siding etc.

How Do I Obtain a Building Permit?

A completed application signed by the owner or his agent authorized in writing and the required documents as per Schedule ‘B’ of the Building By-law must be submitted to the Chief Building Official.  Please note that documents listed in Schedule ‘B’ may require to be designed by a designer qualified and / or registered with the Ministry of Municipal Affairs & Housing after July 1, 2005.

Work Exempt from obtaining a Building Permit.

The following items are exempt from requirements to obtain a Building Permit:  Changing shingles, Window replacements, Replacing and changing plumbing fixtures (Were no piping is altered), Painting, Mill work and Flooring.

When you obtain a building permit your design is checked to ensure it complies with the Ontario Building Code, Electrical Code and Plumbing Code.  Any engineered designs or products will require stamped design drawings by qualified persons.

The municipality will send inspectors to approve stages of work prior to allowing work to continue to next step.  For example your electrical wiring and plumbing must be inspected and passed prior to encasing in drywall or concrete, depending on work being done.  When work is completed the Final Inspection is completed and the Building Permit file is closed off.

Very often a Building Permit is taken out and a Final Inspection is never completed.  This means the file on your home or project is not completed as far as the municipality is concerned.  When purchasing a building where work has bend done it is always a good idea to visit your local building department to ensure there are no open permits on property.   You can also learn some history on building such as complaints from neighbor’s concerning your property.  One building I own had to have the upper roof drain moved to lower roof due to previous complaint from neighbor.  All nice information to know.

The Barrie Home Inspection Service always makes a note of issues that may indicate that a renovation or deck was built without obtaining the proper permits.   If you purchase a home that had work done without the proper permits, you inherit the problems that might arise from that unauthorized construction.

Some of the most common indicators of work being done without obtaining the proper permits are electrical, plumbing and structural deficiencies.  When work is completed in a home a final inspection is performed prior to closing off the Building Permit.  Obvious deficiencies are a red flag that this work was done without obtaining the proper building permit.  Your municipality can issue a “Stop Work Order” on your renovation until you obtain a building permit.   If you complete your renovation the municipality can force you to redo the work to ensure it meets the requirements of the Ontario Building Code.  If you fail to meet “set back” requirements for example, you could be forced to remove the structure.

I recently inspected a home where the home owner installed a storage area in their garage.  The home owner cut the bottom section out of the engineered roofing truss to give space for storage unit.  The truss is an designed part of the house structure and modifications are not allowed unless a Building Permit is taken out and a Design Detail for the truss modification is supplied as part of plans for storage unit.   So the new home purchaser is faced with buying a house knowing the roof trusses have been compromised and that the storage unit was built without obtaining a Building Permit.  If the house is bought in this condition, sometime down the road the City could inspect the house and identify the garage storage unit as being defective.  The Home Owner would be responsible to bring storage unit up to standard plus the incurred Building Permit and any inspection fees.

Hiring a “Qualified Home inspector” can protect you from buying a property which has had work done without obtaining a “Building Permit”.   The Barrie Home inspector is Certified Building Code Official with the Ontario Building Officials Association and has inspected over 5,000 residential properties, whose expertise will allow you Peace of Mind on your next property purchase.

When purchasing a home with a Fireplace, Wood Stove or Pellet stove, most insurance companies will require an inspection by a WETT Certified Inspector.   The Barrie Home Inspection Service provides Certified WETT Inspections to Barrie, Orillia and Alliston for $50.0o0 when included as part of Home Inspection package.

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Investing in Barrie, ON is a popular “investment opportunity” city with buyers that are flocking to the city to invest in Real Estate.  Recently Barrie was ranked only behind Waterloo, Kitchener and Hamilton by the Real Estate investment Network.  The “REIN” cites the annexation of Innisfil as a future engine that will drive development in the area.

Barrie has rank #1 for being one of the safest cities to live in.  Coupled with a great water front, biking and walking trails, recreation facilities, makes the City a very desirable place for families to live.

Barrie has the following amenities to offer new families:

Waterfront Parks –  Barrie abounds with parks spread throughout the city.  Numerous parks have beaches and picnic areas for residents.
400 Hwy Access –  Most of Barrie’s traffic moves across the city via 400 hwy.  Commuters also benefit by having access to major cities south of Barrie
Hospital –  Royal Victoria Hospital is continually growing to meet the needs of the community
Recreation – Every section of the city has a Recreation complex with swimming, hockey, figure skating, gyms and sports fields
Schools – Barrie has a multitude of schools spread across the city.  New high school is currently being planned for near future
Expansion – Barrie has recently acquired land from Innisfil which will be developed in near future.

Buses – Although slow, Barrie’s buses have lots of room for riders who don’t want to drive their cars.
Libraries – Two large libraries provide book lending, research books and video loans to residents.

Many out of town property investors are buying townhouses and “rent to own properties” in Barrie, due to its close proximity to Toronto and the affordable prices that make properties attractive to purchasers.

Barrie currently has a population of over 143,000 and has grown 5.7% since 2006.  The City takes in over 100 sq km of land and has a large networks of parks, many of which are on the shores of Kempenfelt Bay.  Barrie is currently in the process of extending it park land along Lakeshore Drive which hopefully will improve the enjoyment of the water by its citizens. The Barrie waterfront is the City’s greatest asset and attraction, characterized by outstanding natural features, vibrant and diverse public spaces and high-quality recreational facilities. It is a prized and shared resource for recreation, economic development, events and programming on the shores of Kempenfelt Bay.

Currently Barrie’s inventory of homes available for sale is low compared to previous years creating a “sellers market” which has resulted in many properties being sold above their asking price.  Some Realtor’s estimate that the average home price in Barrie has already risen over 9% in 2015.  Many seniors in Toronto have chosen Barrie as their retirement location, cashing in on a hot real estate market in Toronto and purchasing property in the Barrie and surrounding areas.

Mortgage rates are also part of the reason that Real Estate is experiencing substantial growth.  Low rates are allowing people, such as first time home buyers, to invest in their first home at an affordable cost.  One thing that has been consistent over the years,  the increasing value of Real Estate,  even when there has been downward dips in housing prices, they have alway rebounded regaining and surpassing previous highs.  Many people are investing in property as a hedge against inflation.  They realize that just leaving money in a bank will eventually deteriorate the value of their investment’  as inflation steadily eats away at its value.

When purchasing an investment property you need the services of a Professional Home Inspector.  The Barrie Home Inspector, has been inspecting homes for over 10 years and is a Certified Building Code Official with the Ontario Building Officials Association.  Roger is also a Real Estate investor with both Commercial and Residential investments, which allows you to benefit from his experience and expertise.  Free Thermal Imaging scan of your home is also included with every property inspection.  The Barrie Home inspector can give you “Peace of Mind” when making your next purchase.

Barrie WETT Inspection by Certified WETT Inspector for all your insurance requirements.  Most insurance companies now require your Wood Burning Appliances be inspected by a Site Basic WETT Certified Inspector prior to issuing home policy.

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Do I Have to waste money on having a Home Inspection?  This question crosses the mind of many home buyers.   When making the largest investment in your future, knowing what your buying can never be a bad thing.   A Professional Home inspection will identify issues and deficiencies with a home that may otherwise go unnoticed.  Small items on a home that are ignored can often become a very expensive repair and project.

Do I Have to Attend the Home Inspection?  Yes, if at all possible attend the home inspection.  This will be opportunity to become educated about your home and its major systems.  With over 10 years of home inspection experience and 40 years of building inspection experience the Barrie Home Inspector can provide valuable advice and point out deficiencies, explaining their importance and any recommendations for repair.

Is There a Pass or Fail of a Home Inspection? 

No, there is no such “bench mark” which can be given to any home.   A home inspection points out existing deficiencies and any potential expenses, such as roof life expectancy or remaining life for your gas furnace for example.  Every person has a different view point on each and every item covered by a home inspection.  For a professional inspector to impose his point of view to a client would be very unprofessional.  The home inspection identifies the major and minor deficiencies in a home, the inspector will provide professional information about the issues but in the end it is the buyer’s choice whether to buy the property after being informed about the overall condition of the home.

Home Inspection Waiver – Typically home owners will have from 5 to 10 days to have a home inspection on the home they are purchasing.  This contingency provides that if conditions are found during the home inspection that are significant, you can back out of your offer free of any penalties.  In a Seller’s Market sometimes conditions are waived by buyers when facing a “bidding war” on a property they want to purchase.

View Home Inspection Price List

Importance of Building Permits – If a renovation was completed on your home and no building permit was taken out you will be assuming responsibility for all the deficiencies that may be present.  When a building permit is issued the builder or contractor will submit plans for approval to the local building department.  Inspections are then carried out prior to any electrical, plumbing, structural or heating systems are covered in.   A final inspection is completed and if there are no problems the Permit is closed with the Final Inspection.

An important part of your home inspection is having all exterior surfaces scanned with a Thermal Imaging Camera ( Infrared Camera )  This service, which is included FREE with every home inspection, can find hidden moisture, missing insulation and electrical hot spots.  Read more about Thermal Imaging and Home Inspections

Air Quality Testing is another service offered by the Barrie Home Inspection Service.  Using a Certified Air Pump, samples are taken in one or two locations inside your home, with a base sample being taken outside to use as a base sample.  Sample are sent to laboratory and written report is typically available within 48 hours.  Mold is the number one cause for triggering allergies for some people and symptoms may include nausea, stuffiness, and eye irritation. Roger Frost can identify & rectify mould, asbestos, bacteria, high levels of CO2 and more. If you need help now, please contact the Barrie Home Inspector for quality and ethical service at a reasonable cost.

WETT Certified Inspections are now required by most home insurance companies.  We provide Certified WETT Inspections in Barrie, Orillia and Alliston.  When conducted as part of Home Inspection fee for Certified WETT Inspection is only $75.00

Free Thermal Imaging is provided with every home inspection.  Thermal imaging can help detect missing insulation, hidden moisture and electrical hot spots.

Asbestos Testing Service is also provided to Barrie, Alliston and Orillia.  Many older homes may have asbestos on heating or plumbing equipment.  Older 9 inch floor tiles for example will typically contain asbestos.  Paint and older lath and plaster may also contain asbestos.   Asbestos cannot be identified by the human eye and has to be sent to Certified Laboratory for testing.  The Barrie Home Inspector collects samples and provide a Certified Written Report within 48 hours.

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Here are some deficiencies listed in no particular order which may give you some cause for thought.

Potable Water – Recently this past summer I was inspecting a home where the dug well was being inspected by a licensed well inspector. Both Realtors had already performed their own well test and the water had passed the requirements for potability. the well inspector asked me to look at the well after he had removed the cover and there was feces floating on top of water. The home had a UV light filter and a cartridge filter installed which removed enough contaminants to allow water to pass. The clients walked away from this particular home.

WETT Inspections – Many times individuals call to have a wood stove that they have been using inspected due to a request from their insurance company. Wood stoves have to meet the required distances to combustible material as listed on a plate usually located on back of the stove. Many older stoves were not Certified which then requires a minimum distance of 48 inches from front, back and sides to combustible material. When buying a home always request a WETT Inspection to ensure you can continue to use appliance safely.

Asbestos – Many older homes had boilers and/or furnaces that was insulated with asbestos. Over the years the boilers were removed and most of the visible asbestos was also removed. Unfortunately many ducts which travel between floors or under floor boards still were wrapped with asbestos. Your trained home inspector will usually detect this asbestos and often the seller will remove the asbestos at their expense. If you fail to detect the asbestos then you will be responsible for the expense of removal.

Knob & Tube Wiring – Homes built prior to the 1950’s usually had knob and tube wiring installed. Many insurance companies will not insure a home with any knob and tube wiring installed. Many times during a home inspection I have found knob and tube circuits still in use and some which have even been used to extend an existing circuit during a home renovation. Some home owners and some electricians will skip removing all the knob an tube wiring because it is hard to access or they just think no one will ever notice or detect the remaining circuits.

Galvanized Plumbing – Galvanized plumbing was used in built in the early 1960’s and earlier and was quite common. Many insurance companies will not insure a home which has pressurized galvanized plumbing lines. Galvanized plumbing can contain lead which has collected from old lead supply lines and is known for corrosion which can reduce water flow, especially in the hot water line. Galvanized pipes are also known for corroding at joints and should be regularly inspected for potential leaks.

Vermiculite Insulation – Vermiculite is a naturally occurring product which is treated with heat to create insulation. One particular mine in Libby, Montana produced a lot of this particular product which was later found to contain asbestos. The only way to determine whether asbestos is present is to have samples collected and then sent to lab for testing. Removing and replacing asbestos for a small bungalow can start at around $15,000.00 and up. Many people have just installed newer type insulation over existing vermiculite in an effort to make detection difficult.

Aluminum Wiring – Check with your insurance company prior to buying a home with aluminum wiring. According to the US insurance company statistics having aluminum wiring in your home can increase the risk of fire by 55%. Everyone has a different point of view on the issues of aluminum wiring and as a consumer it is advised you educate yourself on the implications of buying a home with aluminum wiring installed.

Foundations – Earlier this year I received a phone call from an individual who had bought a recently renovated property. After the purchase was complete, without a home inspection, his neighbours informed him that there was no foundation for home. The seller had constructed a fake foundation cover while the home was actually built on wood logs sitting on the ground.

Building Permits – Many Do-It-Yourself contractors think nothing of totally renovating a basement without obtaining a building permit. If you buy such a home you are assuming responsibility for everything in the home. I have inspected homes under 10 years old that have improper electrical wiring and plumbing that is visible in renovated basement. If the home was ever inspected by electrical, plumbing or building inspector the walls and floors would probably have to be removed and all work redone. There is no insurance for this type of problem and as the home owner you would be totally liable for all costs.

Flooding – After buying a home a client of mine discovered mould on walls and flooring when she moved in to home. She called me back to assist her in determining what had happened to cause this problem. After thoroughly investing the basement I went to the exterior to find a probable cause and found nothing. I then checked with neighbours to see if they had encountered a similar problem. Bingo, the one neighbour informed me that her daughter had to go over to house to mop up a flood caused by a sump pump failure which the seller would not acknowledge or disclose. This eventually ended up in small claims court where settlement was reached in favour of my client.

Caveat Emptor – Buyer Beware Ultimately when buying a home the responsibility is solely that of the buyer. That is why it is so important for potential home buyers to educate themselves prior to deciding what home to buy.

Most people have a home inspection prior to purchasing a new home and home sellers know this. A home inspection cannot protect you from sellers who knowingly hide or fail to disclose material defects in a home. For example, say the subject property has a water issue in the basement every spring. The home sellers paint the walls with a fresh coat of paint and sell their home in the fall when there is no water issue. There is no moisture or water present to be detected by the home inspector and everyone is satisfied that the home is safe and sound by all appearances. The next spring you find water staining on your basements drywall and you want to find out why you were not told about this prior to purchasing home? You call your Realtor who will refer you to your home inspector, but what can he do? There was no water or moisture at time of inspection! If you talk to your neighbours and they inform you that this was an ongoing problem you could go after the sellers and recoup costs for repairs but that can be expensive and very stressful.

If you require a WETT Inspection of your fireplace or wood stove in the Barrie or Simcoe County area call Roger Frost at 705-795-8255 or Email Roger

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