Asbestos
I have been researching asbestos and recently took a class regarding asbestos detection, management and removal. I felt as a home inspector I should have all the facts about asbestos, since it is a common question asked by my clients during a home inspection. Asbestos is a fiber found in the veins of rock. Its use can be traced back thousands of years. Asbestos became very popular during WW2 due to its strength, resistance to high temperatures, resistance to corrosion and insulating qualities. It was widely used on warships at this time. After the war its useful properties became very popular in construction. Up until the 1970′s little was understood about the effects of asbestos on human health. We now know that it is a factor in lung disease. It can cause Asbestosis, Lung Cancer and Mesothelioma (Mesothelioma is always fatal). The effect of asbestos on human health is often not apparent until 10, 20 or even 30 years after being exposed to asbestos. By the mid 1980′s asbestos in construction has been virtually eliminated in North America. It is still used in construction materials in other parts of the world. Mining of asbestos continued in Canada and the US for export until 2002, when the last of the mines were shut down. Other countries in the world India, Pakistan and Vietnam for example, are still using asbestos. China and the Soviet Union still mine for asbestos. There is an effort in Quebec to re-open the Jeffery Mine near the town of Asbestos, Quebec. Although this option is popular in Quebec, the rest of Canada is opposed to this idea. The question is how do you know if you have asbestos and what do you do about it if you do? Each situation is different so it needs to be managed differently. I am an Asbestos Consultant. I survey a property for asbestos containing materials and take samples of anything that could contain asbestos. Since asbestos fibers are only harmful when they are airborne, I also sample the air for fibers. These samples are sent to a lab for analysis. Finally, if asbestos is present, I create a management plan specific to your situation. If you have an older home there is a fairly good chance there is some asbestos in it. One key point is that asbestos that is contained or undisturbed is not harmful, since the fibers are not airborne. The time you need to be concerned is if you are planning a major renovation, or when there has been unusual damage to a home such as flooding, fire or physical destruction. An asbestos survey is a very different process than a home inspection. Since asbestos sampling requires some destruction, and may stir up fibers, sampling can not be done as part of a pre-purchase inspection only a home owner can authorize this type of...
Read MoreGovernment Regulations
On May 12th, 2011 the Alberta Government introduced the Home Inspection Business Regulation, which comes into force on September 1, 2011. It will require all home inspection businesses and individual inspectors be licensed by the provincial government. To qualify for a license, inspectors must have successfully completed training from an educational institution approved by the provincial government and pass a test inspection, or hold a Certified Master Inspector or Registered Home Inspector designation. Home inspectors, organizations or industry associations will also have the ability to submit training programs or credentials for assessment by the government. Alberta consumers, home inspectors and the real estate industry indicated widespread support for regulation during public consultation by the government. The regulation also provides additional protection for homebuyers: requiring home inspectiom businesses carry errors and omission insurance in case an inspector makes a mistake or is negligent; requiring home inspection businesses post a security to cover consumer losses if the regulation is not followed; establishing what parts of a home and property must be included in a home inspection; and prohibiting contract clauses that limit the liability of the business and inspectors. Service Alberta can investigate complaints that a home inspector has violated the regulation. Enforcement actions include suspension or cancellation of the license, and prosecution under the Fair Trading Act, with a maximum fine of $100,000 and up to two years in jail. It is September 1, 2011 and all home inspectors must be licensed in order to operate a home inspection business. JBR Inspections Ltd is licensed and registered with the Government of Alberta to operate a Home Inspection Business! (License # 332452). I am proud to be a part of this industry and glad to see these regulations come into effect. These regulations highlight the importance of a home inspection and sets a standard of education that all inspectors must achieve prior to operating as a home...
Read MoreThe “Check-up”
There are times when a homeowner could benefit from the knowledge of a home inspector but not have the need for a full property inspection. I have been working on addressing this and developed a home “check up” A home “check up” is a limited inspection ideal for a home owner wanting to plan for future expenses and address issues that could create large repairs in the future. The check up will report on the condition of all the major components of your home, including the roof, drainage, furnace, hot water heater, electrical components, plumbing and attic. What I don’t inspect during a check up are all the little things like windows, doors, cabinets etc. You live in the home, you don’t need me to tell you the door knob is loose. Benefits of a check-up: Plan for future expenses Save energy Eliminate surprise repairs Minimize damages from water Prevent damages from severe weather Maintain a safe home Maintain the value of your home A check up is also a great value to you if you are selling a home. If there are major concerns identified in the check up the seller has the opportunity to make repairs, or disclose this information as part of the sale. This will eliminating renegotiating after the buyer completes their inspection. In many ways a check up on your home is like going to the doctor, the difference is I do house calls. The “Check up” just $179.00 **The “Check up” is not an alternative for a the pre-purchase inspection. When you are purchasing a home a full (essential) home inspection is the recommended...
Read MoreSpring Maintenance
Inspecting your home on a regular basis and following good maintenance practices is the best way to protect your investment in your home. Spring is here and an important season regarding home maintenance. Winter is harsh and can cause damage to your home and there are things to get ready for so you can enjoy your summer. Here are some thought starters: Check your eavestroughs and Downspouts for loose joints and secure as attachment to your home, clear any obstructions and ensure water is flowing away from your foundation. Check your sump pump. It will work very hard during the spring thaw. Is it operating properly? Clear any obstructions from the discharge pipe and make sure it allows water to drain away from the foundation? Examine your foundation wall for signs of cracks, leaks or moisture and repair as necessary. Assess all painted wood surfaces (window and door frames, wood siding, accent trim, decks and fences) make a plan paint surfaces as required in the summer when the temperature is warmer during the over night period. Inspect all railings and stairs for safety. Using binoculars inspect the roof for missing or curled shingles, damaged air vents and anything that seems unusual, consult a roofer if you observe damage. Check all the places air enters or exhausts from the home. Are the grates clean, do the exhaust vents have functioning flappers. Check the dryer vent for lint. Vacuum all your bathroom exhaust fan grates and since you have the vacuum out do the same for your smoke detectors and carbon monoxide detectors Test your smoke detectors with smoke (light a candle and blow it out close to your smoke detector) In mid April it is time to clean your humidifiers and put them away for the season. If you use a de-humidifier in the summer, clean it, set it up and test it. Clean or replace your furnace filter. If your house is equipped with air conditioning, uncover the compressor unit, inspect the insulation on the lines and clean debris from the condenser. Check the breaker and turn it on, consider having your air conditioner serviced (recommended every 2-3 years). Do not test the unit until the temperature exceeds 15 degrees Celsius. Have fireplace and wood stove chimney’s cleaned. Turn off pilot lights on anything you may not use for the summer, like a garage furnace. Check all your window screens and hardware. Replace storm window with screens if you have an older home, clean all the window tracks for smooth operation this summer. Open your outside hose bib once all danger of frost is gone. Maintain your landscape. Check for any grading issues and correct as needed. Cut back tree branches that are close to or overhanging the house. Have a great...
Read MoreHome Safety
Finding things getting a little boring this February, why not check your home for safety concerns. I often see dangerous things when I inspect a home, let me give you some things to help get you started on checking your home for safety. Does your home have a Carbon Monoxide detector? Where is it located? Carbon Monoxide is a deadly gas that is odorless. It is heavier than air and can only be detected with a Carbon Monoxide detector. The ideal place for a Carbon Monoxide detector is on the lower level near the furnace and hotwater heater, near a garage door or a fireplace. (Gas or Wood burning). You may also consider putting one in the hallway where your family sleeps. Since Carbon Monoxide is heavier than air, the detector should be close to the ground, usually in a wall plug. It is OK to have more than one in your home. Do you have working smoke detectors on every level of the house, have they been tested with smoke lately. Check the grills for dust build up and vacuum them if required. Smoke detectors are good for 10 years and then replacement is recommended. Batteries should be replaced every October. Have you ever thought of putting best before dates on a smoke detectors just the same way the dairy does on a carton of milk? This is an easy way to keep track of your smoke detectors age. Do you have accessible working fire extinguishers in your kitchen, garage and mechanical room. Check your egress escape routes. Basement windows should open easily from inside and if there are security bars they should have quick release latch (No Locks). Are the windows free of snow and debris and have a clear path to take you away from the house. Don’t forget the upstairs bedroom windows. They are also a point of egress and the same rules apply. Is there a safe way to climb down from an upstairs window if needed? Are your railings tight and secure? Check them all. Basement stair railings are often removed for moving in furniture or during a remodel and not replaced. Wooden deck railings loosen over time. Do a general inspection of all the other guards and railings of the home. Include any baby gates if you are using them, they loosen up over time as well. Does your home leak? Water inside a home will enable mold to grow putting unhealthy mold spores and toxins in the air. Check under all your sinks for signs on water and run the taps while feeling around under the sink for moisture. If you find anything fix it immediately. Check your ceilings for water stains which would indicate a roof leak or plumbing leak. Check all levels, a toilet leak on the top floor may first be detected in the ceiling below it. Is the area around you furnace and hot water heater clean and clutter free? A small mechanical room should never be used for storage. Make sure you have easy access to access panels on the furnace and hot water heater as well as the emergency shut off for both these units. If your not sure where to find these shut offs nows the time to look around and find them and consider labelling them for easy detection in the future. This is also a good time to do the same for the main water shut off valve. Check for basic electrical issues. Do all your plugs and switches have proper cover plates? Do any of your electrical appliances have frayed cords? These items should...
Read MoreWinter Maintenance
Winter is a quite time and your home requires very little maintenance, however there is always a few things to do. Here are some tips. Your furnace is running a lot these days so the filter gets dirty quickly. Clean or replace it monthly, this helps the furnace circulate warm air throughout your home and saves you valuable energy dollars. Drain a bucket or two of water from the clean out valve at the bottom of your hot water tank, you may have to consult your owners manual. This will control sediment and maintain efficiency, saving you more energy dollars. Clean your humidifier two or three times during the winter and monitor your moisture levels. You can find more information about humidity on my website by following this link http://jbrinspections.com/?p=79 Vacuum your bathroom fan grills. Vacuum radiator grills on the back of refrigerators and freezers and the drip trays. Vacuum your smoke detectors, dust and spider webs can prevent them from functioning. Test them with smoke. Check your fire extinguishers and recharge them if necessary Check fire escape routes and egress points, are your basement windows free of snow buildup? This is also a good time to review your home for fire prevention. This is a good resource http://www.cmhc.ca/en/ab/cayoho/cayoho_003.cfm Poor some water down your floor drain to keep the trap full and run the water on any seldom used sinks or tubs. Examine doors and windows for ice build up or cold air leaks. Make a note to repair any concerns in the spring. Check for ice damming and look in the attic for frost build up. If you find these conditions occurring this is an indication of poor ventilation or poor insulation. CMHC has a great resource about identifying and preventing ice dams. http://www.cmhc-schl.gc.ca/en/co/grho/moaiprre/moaiprre_009.cfm Check your plugs and outlets for wear. Inspect your power cords. If they are wearing out replace them immediately. Taking care of these items on a regular basis keeps you safe, increases the life of your home’s components and ultimately saves you money! Do you want to save more money in the future while making your home more comfortable to live in? Call us to complete a thorough energy audit in your home and we can help you make a plan to improve your homes energy...
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