Buying a New Home – Beware of Lipstick on a Pig
Many people buy a home with the intention of “Flipping” it for a quick profit. I like to call these homes, “Lipstick on a Pig”. When you look behind the Lipstick this is what I have found while inspecting these “Great Deals”.
Even after spending over 10 years as a Professional Home Inspector I am still amazed at what people will do to a home.
I have put together some interesting pictures of deficiencies encountered over the years. You might find some of them funny, but an unsuspecting home buyer could be devastated to have to fix someone else’s mistake and also pay for the repair.
This is a floor joist which is located under a bathroom. There is no support for this section of floor and there is noticeable sagging in floor in front of toilet. Obliviously the home owner never got a building permit to install the bathroom.
Putting a header across from the two supported joists would have been an easy fix for this problem.
This rotted joist which is supporting the balcony is cantilevered from house. The only repair for this problem would be to install supporting deck posts and replace all the rotted floor joists.
A building permit would be required to repair this deck as it involves structural design and construction.
This older building has asbestos insulation on galvanized pipes. This is a double whammy as Asbestos can be difficult and expensive to have removed as it is a Class 2 Hazard, and many insurance companies will not insure a building with galvanized pipes installed. Some homes will have all visible traces removed with only the hard to access areas still contaminated.
This is an old cast iron boiler that is covered with asbestos. The home owner decided to cover it with plastic and leave it in the basement. Home buyer would have to have asbestos removed from boiler and then hire some one to cut it into removable sized pieces. At one time the subject property was listed for sale at over a million dollars.
At first glance this electrical panel looks normal enough. Further investigation would reveal that contractor connected panel directly to meter, there is no disconnect. This will be an expensive repair and if ESA found out your hydro would be disconnected. I believe this house was being sold “as is” by a local contractor.
This picture shows an electrical cable inserted in the same hole as copper plumbing line. This provides a possibility of energising your entire plumbing system if short occurs or if insulation has been compromised. This type of installation provides a warning to quality of workmanship for project. Also it indicates no permit was taken out or final inspection done.
The Realtor at this inspection pointed out that support beam for basement had been cut to install stairs. Not only was area of stairs compromised but entire floor was now at risk as contractor never even added support posts where beam was removed. Imagine the cost of adding supports around stairwell and repairing cut beam.
Many older homes had galvanized plumbing installed prior to the 60’s. With a life expectancy of 50 years you can understand why some insurance companies will not insure a home with galvanized plumbing installed. Some home owners change the easily accessible galvanized to copper but leave the hard to access galvanized pipe in place.
Realtor’s hate to hear the word “Vermiculite Insulation”, many times it contains asbestos and can be very expensive to remove. This house had the added bonus of having charred rafters and roof boards. As always when buying a home it is “Caveat Emptor, Buyer Beware”.
When you are purchasing a new home, for your family or for an investment, contact the Barrie Property Inspection Service to ensure your not wasting your money.
Do I really need to spend money on having a Home Inspection? This is the question so many home buyers ask themselves and have a hard time understanding. A Professional Home inspection will identify issues and deficiencies with a home that may otherwise go unnoticed. As a home owner and property manager for numerous rental units, one thing stands out about deficiencies, “They Never Get Better”, a small maintenance item that may cost $25.00 now, could end up costing you hundreds of dollars later if not repaired.
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. As a Certified Building Code Official 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.
Importance of Building Permits – Many basement renovations, bathroom additions and decks are built without obtaining the proper permits. If you purchase a home which has had renovations done without a permit you will assume responsibility for this work by default. The purpose of obtaining a building permit is to have qualified person inspect important aspects of work prior to being covered up. Some of the more important inspections are: electrical, plumbing, structural, framing, insulation and heating. Failure to have these done can allow important deficiencies to go unnoticed until something occurs which could result in considerable expense to home owner.
Qualifications – The Barrie Home inspector has the following qualifications which enable a professional detailed inspection of your prospective property;
- Certified Building Code Official with the Ontario Building Officials Association of Ontario
- Certified Master Inspector
- Member of North American Certified Home Inspectors
- Member of National Association of Commercial Building Inspectors
- WETT Certified
- Completed both Part 9 and Part 3 requirements of Ontario Building Code
- Over 5,000 home inspections completed with over 10 years of experience
- Free Thermal Imaging inspection included with every Home Inspection
We provide Home Inspection service 7 days a week and cover most of Simcoe County.
Call Roger at 705-795-8255 or Toll Free at 888-818-8608 to discuss your next home purchase.
Barrie, ON is consistently being noticed as a “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.
Many Toronto 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 price of Real Estate always goes up, even when there has been dips in housing prices, at the end of the day, they have alway risen. Many people are using Real Estate investment as a hedge against inflation, realizing that just leaving money invested with a bank will eventually see their “nest egg’ decline in value as inflation steadily eats away at its value.
When purchasing an investment property you need the services of a Professional Home Inspector. Roger Frost, 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.
DIY Electrical Problems & Solutions
There are many common electrical issues that I have found over and over again while performing home inspections in the past ten years. You might want to look around your own home and see if any of these issues are present.
These electrical issues are also Red Flags that work was most likely done without a permit, which in a basement renovation means the complete basement was finished without the proper building permit of subsequent inspections.
Electrical wiring in metal stud walls
When using metal stud walls the electrical cable requires approved inserts (grommets) to protect the cable where it passes through the metal stud. ESA also states in its bulletin that NMSC cable cannot be fished through a metal stud wall.
Mechanical Protection Required in Attic
A running board must be installed for NMSC installed in attic where distance between joist and rafter exceeds 1 M.
Kitchen Islands
If you install a fixed kitchen island with a work surface greater than 300 mm X 600 mm then an electrical outlet is required to be installed.
Cold Air Returns
While you are allowed to have electrical cables installed in a cold air return, the entry and exit point must have an approved insert to protect the cable. You are not allowed to “fish” and electrical cable through a cold air return.
Bundling of Electrical Cables
Electrical cables maybe bundled as long as approved cable ties rated for 23 kg or greater are used and bundled cables are not in contact for more than 600 mm.
TWO GFCI outlets on same circuit
Most builders will install a single GFCI outlet and use this to protect the installed outlets downstream. This is common for both exterior outlets and for bathrooms. Because most home owners do not have a GFCI tester they wrongly assume that because there are no test or reset buttons on the outlet it is not protected. Many times I have tested a GFCI protected outlet and then had to hunt down the extra one the homeowner has installed in order to get a reset. The circuit is still fully protected but it is not good workmanship to add GFCI outlets to a circuit that is already protected.
Lights in Showers
Lights in showers have to rated for use in damp location. This is typically a pot mounted light with a glass lens. Sometime individuals will remove glass lens to install a higher wattage bulb, this is not permitted and is an electrical shock hazard.
GFCI’s & Light switches in Bathrooms
Light switches in bathrooms have to be 1 metre away from shower or bathtub or GFCI protection is required. GFCI protection for outlets has been required since 1975.
Kitchen GFCI’s
Kitchen outlets were not required to have GFCI outlet protection until 2003.
Home owners who do their own electrical wiring should have it inspected by ESA or other Licensed Electrical Inspector prior to covering up wiring. Failure to do so could adversely affect the resale value of your home and even jeopardize your family’s safety.
If you have any questions about electrical problems or home inspection information please contact Roger Frost at Barrie Home Inspections.
Electrical Service Boxes
Self Test GFCI Receptacles
Buying a home can be a very stressful event for most people. In the heat of the moment it can be very easy to forget or not realize how important a home inspection is when buying any property. In the fast paced Barrie Real Estate market arranging a home inspection can be very trying as time is sometimes of the essence.
Most home buyers are not aware that buying a home does not come with any guarantees. Caveat Emptor, Let the buyer beware, is not just a saying when it comes to buying a house, it is the law of the land. That is why having a professional inspect your home is so important.
Although some Realtor’s may place down the importance of choosing the right home inspector, when it comes time to explain why there is a problem with your new home, you will most likely be referred back to your home inspector. In my ten years experience as a home inspector I have had this happen countless times, clients calling with concerns with issues not disclosed by sellers or problems that have occurred since the inspection. This is when the value of choosing a professional home inspector becomes so important.
WETT Certified – Most insurance companies now require any wood burning appliance
to be inspected by a WETT certified technician. The Barrie Home Inspector offers a WETT inspection for $50.00 as part of home inspection package. The Site Basic inspection consists of visually check your chimney, appliance, damper, firebox, hearth, and clearances required from unit to any combustible materials.
FREE Thermal Imaging – The Barrie Home Inspector was the first home inspector in Simcoe County to offer Thermal Imaging as part of home inspection. We now offer this service Free as part of home inspection package. Thermal imaging can help find hidden moisture and water leaks, missing insulation, areas of heat loss and electrical hot spots.
Experience – My personal experience starts at being a Registered Building with HUDAC, which were the original Home Warranty Program for Ontario. I then followed that up with 7 years in charge of Project Reviews for Fire Department where I was responsible for reviewing plans and drawings and making site visits to ensure compliance with the National Building Code. I was during this time with the DND that I obtained by Certified Building Code Official designation from the Ontario Building Officials Association. Currently I have performed over 5,000 home inspections over the past ten years.
Training – My training related to the home inspection field:
Master Inspector Qualification
Graduate Carson Dunlop Home Inspector Course
Member of Nachi
Former Registered Builder with HUDAC – Housing and Urban Development Association of Canada – was new home warranty program from 1971 to 1973 when it was replaced by TARION
Over 26 years of combined Building and Inspection Experience
Residential and Commercial Inspections
WETT Certified – Over 6 years
Woodburning Systems – WETT recertification course
Mould Testing – Pro Labs level one mould course
Commercial Cooking Equipment Maintenance and Installation
Basic Sprinkler Inspection – CASA
Ontario Building Officials Association and Ministry of Municipal Affairs and Housing Courses – all 40 hours and taught in Toronto at OBOA
Part 9 -The House – Health & Safety
–deals with plan examination and inspection of the health and safety-related aspects of the house. This course includes: an introduction to the Ontario Building Code; the house – general; fire safety and protection; chimneys; fireplaces; inserts and solid-fuel-burning appliances; stairs; guards; insulation; health and comfort requirements; party walls; final interior inspections; and final exterior inspections.
Part 9 -The House – Building Envelope
–deals with basic part 9 house structural requirements and inspections, including the study of the building envelope. It includes: an introduction to the Ontario Building Code: difficulties confronting building inspectors; reading plans; the building permit application; the house – general; site plans; footings; foundation walls; concrete slabs on ground; roof and ceiling construction; floor construction; wall construction; and brick veneer and structural components.
Part 9 – Buildings – Structural Requirements
–deals with the more complicated aspects of the structural requirements and limitations of part 9 buildings in general. This course does not deal specifically with the design of structural elements. The course addresses: getting started; the law; excavation inspection; footing and foundation inspections I; footing and foundation inspections II; structural framing inspections I; and structural framing inspections II.
Part 3 – Large Buildings – Health & Safety
–includes the following topics: separation of occupancies; spatial separation and exposure protection; exits; lighting and emergency power; flame spread rating and interior finishes; service spaces and rooms; egress and exiting from mezzanines; health requirements; and fire alarm and detection systems.
Part 3 – Large Buildings – Classification & Construction-2006
-deals with the elements of a structure which are important when dealing with larger buildings. This is considered an introduction to part 3 buildings and includes the following: building classification; separation of major occupancies; building area and height; streets; building size and construction; occupant load; fire separation/fire-resistance ratings; firewalls; closures – Ontario Building Code requirements; firestopping; provision for fire fighting; and mezzanines and interconnected floor spaces.
Part 3 – Large Buildings
–It is largely based on the Large Building Syllabus – 2006 published by the Building and Development Branch of the Ministry of Municipal Affairs and Housing and deals with relevant portions of Division A – Parts 1, 2 and 3; Division B – Part 3, and those points of interest as found in Division B – Parts 4, 5, 6, 7, 9, 11 and 12. Additionally, parts of Supplementary Standards SB-2, SB-3, and SB-8 are reviewed. Some areas covered by this course include: – Occupancy, Construction Types, Fire-Resistance and Occupant Loads – Building Fire Safety – Safety within Floor Areas – Exits – Vertical Transportation – Health Requirements – Barrier-Free Design – Portable Classrooms and Self-Service Storage Buildings – Public Pools and Spas – Rapid Transit Stations – Tents and Air-Supported Structures, Signs and Shelf/Rack Storage Systems – Change of Use and Renovations – Environmental Separation – Structural Design, HVAC, Plumbing – Resource Conservation
Part 10/11 Renovations & Change of Use
-training inspectors to be able to properly identify that a building’s use and occupancy is appropriate and the construction requirements due to a change-of-use in an existing building. This course covers the following areas: requirements for permits; applicability of parts 10 and 11; code terminology for evaluating renovation projects; building systems; occupant load; change in major occupancy; fire separations; basic renovations; example projects; site generated challenges; and change-of-use without construction.
House – areas covered are: Basics of Structural Requirements Design of Areas and Spaces Doors Windows and Skylights Stairs, Ramps, Handrails and Guards Means of Egress Fire Protection Sound Control Excavation Dampproofing, Waterproofing and Soil Gas Control Drainage Footings and Foundations Floors-on-Ground Columns Crawl Spaces Attic and Roof Spaces Above Grade Masonry Chimneys Fireplaces Wood Frame Construction Sheet Steel Stud Wall Framing Heat Transfer, Air Leakage, Condensation Control and Part 12 Roofing Cladding Stucco Interior Wall and Ceiling Finishes Flooring Plumbing Electrical Facilities Garages and Carports Cottages Log Construction Park Model Trailers
General Legal/Process
–this course deals with the Building Code Act, responsibilities of Governments, Municipalities, Building Departments, Inspectors, Designers and Architects.
Fire Protection
– deals with provision of the Building Code that relates to fire suppression, fire detection, firefighting and fire safety and covers Occupancy Classification & Construction Requirements ·Provisions for Firefighting ·Automatic Sprinkler Systems ·Fire Separations, Closures, Fire Stopping & Firewalls, Safety Within Floor Areas, Exits, Chutes ·Fire Performance Ratings, Fire and Sound Resistance of Building Assemblies ·Fire Alarm and Detection Systems ·Standpipe and Hose Cabinet Systems ·Emergency Power, Lighting and Protection of Electrical Conductors ·Ventilation ·High Building Requirements ·Special Protection for Interconnected Floor Space ·Part 9 Buildings ·Renovations ·Rapid Transit Stations, Tents and Air Supported Structures, Portable Classrooms, Self-Storage Buildings
Nachi Courses
Note: These are online courses and are open to all NACHI members.
Green Buildings
Online Roofing Course
Commercial Inspection Prerequisite Course
Inspecting Foundation Walls and Piers
Although finding a professional home inspector can seem very daunting with new inspectors appearing every day, take your time and interview 2 or 3 inspectors to verify their experience before making a decision. You will be glad you did if the house your thinking about buying has issues you should know about.
Call the Barrie Home Inspector anytime to discuss your requirements or just for information. Cell 705-795-8255 or Toll Free 888-818-8608
generalist and able to understand how the building systems/components found in a home perform and wear out over time. These systems include items such as: structural components, exterior components, roofing, plumbing, electrical, heating, air conditioning, interior, insulation and ventilation. That’s why it’s so important to receive proper training/education and continue your education to stay abreast of the continuing changes in building requirements. The Ontario Building Code will usually have a major update of building codes every five years and some yearly changes, all which can affect the results of your home inspection. Is your home inspector up to date on his training and knowledge ?
