Home Inspection Certification

Home Inspector Licensing

The Ontario Government is promising to introduce legislation this fall to require licensing for “HOME INSPECTORS“. The initial legislation to license home inspectors was lost when the Ontario Government decided to Prorogue parliament causing any pending legislation to be discarded. The Ontario Government has stated that they will re-introduce Home Inspector licensing this fall, hopefully the eventual licencing of home inspectors will be completed in a timely manner. Many groups and organizations have invested time and resources to ensure a comprehensive level of qualifications will be required to obtain a Home Inspection License.

Currently it is proposed that an Independent Administrative Authority would be created to establish to enforce the legislation and any required elements. This will ensure a minimum standard is set for home inspection reports, wording of contracts, inspection performance and any disclosures required. Although no mention has been made of the relationship between home inspectors and real estate agents, hopefully they will address any issues related to Realtors trying to influence the home inspection process.

The home buyer will benefit from a standardized inspection process by someone who has the required qualifications and training to perform a professional home inspection. When a home buyer is making such a large financial decision it is only fair that he can rely on the expertise of the person hired to inspect his home. Inspecting a home involves some expensive items such as roofs, electrical wiring, plumbing, structure and foundation inspections.

Understanding the knowledge a professional home inspector requires is a good first step to knowing who you should hire to inspect your property. To be a knowledgeable and professional home inspector you must be a fully trained 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 ?

After 4 years of Home Inspection licensing in B.C. the president of CAHPI had this to say about the affect of licensing on their home inspection industry:

“Therefore, under-trained and under-qualified individuals were being supplied with B.C. licenses, and able to enter people’s homes and provide assessments on a condo, a house, or a property, so long as they promised to get training and education at some future date. The shame is that the very people that B.C. government licensing was supposed to protect consumers from were being licensed through a loophole in the licensing regulation that has now allowed yet another out of province licensing body.”

We can only hope that Ontario has taken heed of the problems that B.C. and other provinces have encountered and avoid the same mistakes when setting up Ontario’s licensing process. I think everyone always views Government Intervention with some trepidation, we know the costs of home inspections will go up due to added government fees and possible new membership requirements. Hopefully the newly created Home Inspection Board will come under the watchful eye of the Ontario Ombudsman, which will definitely bring some transparency to the process and ensure a level playing field for all.

The home buyer will end up being the “winner” if this process works, and everyone should work hard to ensure the home buyer and his investment is always protected.

For any information regarding home inspections please contact The Barrie Home Inspector

Barrie Home Inspections Professional Training & Qualifications

Free Thermal Imaging with every Home Inspection

We can only hope that Doug Ford, as the new premier of Ontario will move this valuable consumer protection legislation forward. Ford failed to do this.

The latest update is that the Provincial Government will run licensing but the Home Inspection industry will have to pick up 100% of the costs. Initial estimates put the Licensing Fee at around $2,300.00 per inspector if they all join. Unfortunately this is not realistic as Government always increases staff and costs while doing any administrative duties. Hair dressers for example had their licensing fees TRIPLE about 5 years ago, and that is just to obtain a Certificate.

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Roger Frost
Certified Building Code Official
Certified Master Inspector

Phone: 705.795.8255
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Home Inspections – Building Department

Every new home constructed is required to go through a rigorous design process, which normally includes a plan of subdivision. The plan of sub division is the proposed layout of all roads, sidewalks, ditches and more importantly to home owners,storm water control and hydro geological study. This initial study should ensure when you buy your new home that your basement should not be affected by pooling water or unusual drainage issues.

Your municipality or city Building Department is required under the Ontario Building Code to perform mandatory inspections of your new home. Your Building Department is paid for these inspections by fees levied by issuing a Building Permit. A list of what is typically required to be inspected follows, also included are the common issues I have found when inspecting this various items during a home inspection or experienced when building homes:

Footing – Footing are to be constructed on undisturbed soil or soil that has been compacted. If ground is “deemed” to be wet then footing size is doubled.

Back Fill – Only clean fill is supposed to be used to backfill your foundation. Many builders will bury building debris while back filling foundation.

Framing – Joist hangers are supposed to be completely nailed ( all holes used ) using “rated nails” which usually are stamped on nail head.

HVAC Rough in – Substantial completion of ductwork and piping.

Insulation – Completion of insulation and vapour barrier. Many times trades will remove insulation and vapour barrier and neglect to replace when job is completed. Attic insulation is often not installed evenly and areas of low insulation can exist.

Fire Separations – Many times drywall tape is falling off seams due to poor installation.

Water Supply and Plumbing – Some plumbers will install clean out above floor grade creating a trip hazard.

Final Interior Inspection – Doors, windows, floors, walls, ceilings and fixtures are inspected.

Final Exterior Inspection – This is where many times I find new homes with no Ice or Water Shield installed under shingles. The roofer saves himself $300 to $500.00 in materials because he knows the inspector will not go up to the second floor on a ladder and check shingle installation.

Occupancy Permit is Issued.

Personally I think any time you find a issue in your new home that should have been caught by your local Building Department, you should contact them to ask for re-inspection. They are specifically trained to inspect the construction of your home and legally not permitted to inspect any construction beyond the scope of their learning. As a home buyer you pay for the cost of these inspections and as the end user should expect your home to be free of obvious defects.

Buying older Homes

When you buy an older home that has been renovated you should ensure all work was done with a Building Permit and the proper inspections were completed. If you purchase a home that has been renovated and no permit was issued, you will then assume responsibility for any subsequent work that may be required to bring your home up to the required standards. This can be particularly expensive if structural, plumbing or electrical work is involved.

Free Thermal Imaging in Barrie

Free Thermal Imaging Scan with Home Inspection

The Barrie Home Inspector offers a Free Thermal Imaging Scan with every home inspection. This includes all exterior walls and ceilings of the home. infrared imaging can help you save hundreds, even thousands of dollars per year by detecting moisture, insulation and electrical issues before they pose a bigger risk to your property, fiscal or personal well-being.

Thermal imaging cameras detect radiation in the infrared range of the electromagnetic spectrum (roughly 9,000-14,000 nanometers or 9-14 m) and produce images of that radiation, called thermograms. Since infrared radiation is emitted by all objects above absolute zero according to the black body radiation law, thermography makes it possible to see one’s environment with or without visible illumination.

Thermal Imaging – Infrared Spectrum

Thermal Imaging – Non-Destructive Testing

Thermal imaging is a non-invasive, non-destructive way of evaluating conditions below the surface. Thermal imaging gives a professional home inspector the ability to see beyond the normally visible. The amount of radiation emitted by an object increases with temperature; therefore, thermography allows one to see variations in temperature. When viewed through a thermal imaging camera, warm objects stand out well against cooler backgrounds.

A thermal imaging camera consists of five components: an optic system, detector, amplifier, signal processing, and display. The thermal imaging camera employs a series of mathematical algorithms. Since the camera is only able to see the electromagnetic radiation that is impossible to detect with the human eye, it will build a picture in the viewer and record a visible picture, usually in a JPG format. This picture is included in the report so the client can make an informed decision with all the available information.

During Energy Audits, Infrared Cameras are especially useful when conducting an Infrared Inspection of an attic or hot roof, “thermal by-passes” are located and can be identified for correction to stop the heat loss. Locating Air Infiltration Points – Along with a “Blower Door” the sources of air infiltration and drafts can be pinpointed. Where cold air comes in, and heat escapes; costing you money! The IR camera helps us identify those locations in association with the blower door. Infrared thermal imaging scans can easily verify insulation inside walls and ceilings. The camera will reveal where there is missing, settled, or wet and damaged insulation. As an added benefit, when we scan your home, we can also identify where cold air is coming through your walls.

Thermal Imaging – Moisture & Mould Detection

Mould, mildew and moisture detection are some of the common tasks that thermal imaging is used for during a home inspection. Where there is moisture, there is “evaporative cooling”. With the use of the IR camera, we can identify areas of moisture and potential breeding grounds for biological growth. Thermography or infrared detection is the leading tool in diagnosing water damage. Whether you are concerned about wasted high energy costs, leaks, smells or quality assurance Thermal Imaging can help identify potential problems.

Why Use Thermal Imaging

Inspecting commercial and residential homes using a thermal imaging camera is a powerful and noninvasive means of monitoring and diagnosing the condition of buildings. Thermal imaging technology has become one of the most valuable diagnostic tools for building inspections. A thermal imaging camera can identify problems early, allowing them to be documented and corrected before becoming more serious and more costly to repair.

Thermal imaging is also used for locating and identifying building failures, seeing what the normal eye cannot see. On a thermal image, problems are identified by changing colours. A thermal imaging camera is the one tool that can let you see it all. The Barrie Home Inspector was the first Home Inspector in Simcoe County to offer Thermal Imaging to his clients.

Air Conditioner Basics

Air Conditioner Basics – Protect Your Investment

Air conditioning is not simply the cooling of air. Air conditioners use refrigeration to chill indoor air, taking advantage of a remarkable physical law: When a liquid converts to a gas (in a process called phase conversion), it absorbs heat. Air conditioners exploit this feature of phase conversion by forcing special chemical compounds to evaporate and condense over and over again in a closed system of coils. Air conditioning involves many aspects of conditioning or changing the air in whatever way in order to make the living environment for the occupants of a building comfortable. This may include warming the air, cooling the air, adding moisture, dehumidifying the air, filtering the air, and maintaining a balanced distribution or circulation of the air.

Humidity refers to the water vapor or moisture content in the air. Water vapor is actually steam at low temperatures and low pressures. Air can carry water vapor, depending on its temperature. When air absorbs moisture (when it is humidified), the latent heat of evaporation must be supplied from the air or by something else. When moisture from the air is condensed, the latent heat of condensation is recovered. Air is referred to as saturated when it is carrying the maximum water vapor that it can hold. We are very sensitive to humidity, as the skin relies on the air to remove moisture. The process of sweating is your body’s attempt to keep cool and maintain its current temperature. If the air is at 100-percent relative humidity, sweat will not evaporate into the air.

Dehumidification is the removal of moisture from the air. A dehumidifier is a device that removes moisture from the air. Dehumidifying is accomplished by condensation, which takes place when the temperature of the air is lowered below its dew point.

Gas-Compression Cooling

Gas-compression cooling involves the compression and expansion of refrigerant gas and the transfer of heat. Heat is removed from the interior air and is released outside. Heat is simply transferred from one place to another.

A gas-compression cooling system consists of the following components:

the compressor;
the condenser coil;
the expansion device;
the evaporator coil; and
fans.

The compressor acts as a pump and pushes the liquid refrigerant through the liquid line to the expansion device. The liquid refrigerant is under high pressure in the liquid line. The expansion device is located at the evaporative coil.

The expansion device controls the flow of refrigerant into the evaporator coil. The device can be an expansion valve or a capillary tube.

As the high-pressure liquid refrigerant is forced through the expansion device, it expands into a larger volume in the evaporator coil. When it expands, its pressure is reduced and its boiling temperature is lowered. Under this low pressure, the liquid refrigerant boils until it becomes a vapor. During this change of state, the refrigerant absorbs heat from the warm indoor air flowing across the evaporator coil.

After the refrigerant has boiled or vaporized, the vapor moves out of the coil to the outdoor condenser unit through the suction line and enters the compressor. The compressor compresses the refrigerant vapor, increasing its temperature and pressure. The compressor pushes the vapor along the condenser.

At the condenser, the hot vapor is cooled. It is cooled by the outdoor air being blown through the coils of the condenser. When the air passes through the coils, it absorbs some of the refrigerant heat. The heat is transferred from the refrigerant in the coil to the air passing through.

The temperature of the air blowing out of the condenser increases, and the temperature of the refrigerant vapor decreases until the vapor is cooled to its saturation point. At that point, the vapor condenses into a liquid.

This refrigerant liquid is still under high-pressure. It is pushed to the expansion device (valve or tube) and the cycle continues.

Cold is never created in this type of air-conditioning system. Instead, heat is transferred from one place to another. Heat is absorbed from the interior air, moved outside, and released to the outdoor air. When heat is absorbed from the interior air, the air temperature is cooled.

Condenser

In a typical air-conditioning split system, the condenser unit (or outdoor coil) is located outside. A condenser condenses or liquefies gas by cooling it. When the condenser is running, hot refrigerant gas coming from the compressor enters the condenser coil at the top. As it passes down through the condenser coil, it cools. The compressor is located inside the condenser unit.

The condenser can be a plain tube design, finned tube, or plate-type. It can be a series-pass or parallel-pass type. Condenser units can be air-cooled (the most common for residential installations), water-cooled, or a combination of the two.

An air-cooled condenser is made up of a coil that air blows across to cool the hot gas that’s passing through the coil. There is a fan inside the condenser that pushes the air through the coil. Heat is transferred from the hot gases that are moving in the coil to the air passing through the coil.

If you put your hand in the path of the air blowing out of an operating condenser, it should feel warm.

Air-cooled condensers must be maintained and kept clean and free from debris and damage. The fins on the condenser coils can be easily damaged and bent. Damaged and bent fins can block the air flow through the condenser coil. A fin comb is an implement that can be used to straighten the fins back to their original position.

Evaporator

An evaporator is sometimes called an evaporator coil, cooling coil, and indoor blower coil. In a typical residential air-conditioning system, the evaporator absorbs the heat energy from the air passing through it. It transfers the heat energy from the passing air to the refrigerant moving inside it. As the liquid refrigerant absorbs the heat, it is boiled off or evaporated as it moves through the evaporator. The house’s air temperature drops as it passes through the coil, pushed by the blower fan.

Evaporators are usually made of copper tubing with closely spaced aluminum fins. There are about 14 aluminum fins per inch of copper tubing. This type of finned coil provides a very good surface area for transferring heat. Some coils are made of aluminum tubing, which does not last as long as copper tubing.

The evaporator coil is sometimes called an A-coil because some are shaped like the letter A. Some coils are called slab coils because they appear like a slab tilted at an angle. Coils have a condensate tray underneath to catch the condensate water draining off the coil.

Similar to the condenser, the evaporator coil must be maintained and kept clean and free from dirt, dust and damage.

Refrigerant

A refrigerant is a substance that absorbs heat as it expands or vaporizes. A good refrigerant has a low boiling point and functions with a positive pressure.

The two most commonly used refrigerants in older air-conditioning systems are R-12 (Freon® 12) and R-22 (Freon® 22). R-12 has a boiling point of -21.8° F at atmospheric pressure. R-22 has a boiling point of -41.4° F.

R-410A is replacing those older refrigerants because it does not deplete ozone. R-410A can be recognized by its various trade names, including Genetron® AZ-20®, DuPont™ Suva®, and Puron®.

Electrical Disconnect

According to modern standards, air-conditioning condensing units and heat pump units should have a readily accessible electrical disconnect within sight of the unit as the only allowable means. The disconnect is allowed to be installed on or within the unit, but it should not be located on panels designed to allow access to the unit.

Inspection

The Barrie Home Inspector does not inspect air conditioner units when outside temperature is below 65 degrees F. There is a possibility that the refrigerant may not completely vaporize and liquid would then enter compressor which may damage unit and which will then require replacement. This information will be noted on your home inspection report.