Home Inspections

Hometech has two HIABC licensed home inspectors.

Rod Croome

President  P.Eng, B.Comm,  Licensed Home Inspector

rod@hometechenergy.com

Wayne Wood

BScF, Licensed Home Inspector (#64426)

wayne@hometechenergy.com

(C) 250-961-3598

 

HIABC is a self-regulating Association of professional home and property inspectors, representing all regions of British Columbia. They are committed to protecting consumers through stringent membership requirements, mandatory ongoing training programs, and detailed HIABC Standards of Practice and Code of Ethics.  HIABC was instrumental in seeking provincial regulatory control of the home inspection industry which came into effect April 1, 2009.  All BC practicing home and property inspectors must now be licensed through Consumer Protection BC,  responsible for licensing and administering of regulations.

HIABC, the largest association of home inspectors in the province, has been critical of lax laws and non-existent inspection standards since our inception in 1991.  Since licensing for home inspectors was enacted in 2009, they continue to work with CPBC and the Government to close loopholes that allow insufficiently trained inspectors to conduct home inspections, and have pushed to raise standards to ensure every home buyer gets a comprehensive and accurate home inspection from the industry.

Why should I get one done?

Before you buy a home, one of the things you should do is to have the home checked out by a

professional home inspector. Buying a home is expensive enough as it is – why would you choose to fork

over another $450 if you’re not required to? Here is what a home inspection can reveal and why you

shouldn’t forgo this optional procedure.

 

The Home Inspection Contingency

Your first clue that a home inspection is important is that it can be used as a contingency in your

purchase offer. This contingency provides that if significant defects are revealed by a home inspection,

you can back out of your offer, free of penalty, within a certain timeframe. The potential problems

a home can have must be pretty serious if they could allow you to walk away from such a significant

contract.

 

What a Home Inspection Examines

Inspectors vary in experience, ability and thoroughness, but a good inspector should examine certain

components of the home you want to purchase and then produce a report covering his or her findings.

The typical inspection lasts two to three hours and you should be present for the inspection to get a

firsthand explanation of the inspector’s findings and, if necessary, ask questions. Also, any problems

the inspector uncovers will make more sense if you see them in person instead of relying solely on the

snapshot photos in the report.

 

The inspector should note:

• whether each problem is a safety issue, major defect, or minor defect

• which items need replacement and which should be repaired or serviced

• items that are suitable for now but that should be monitored closely

A really great inspector will even tell you about routine maintenance that should be performed, which

can be a great help if you are a first-time homebuyer.

While it is impossible to list everything an inspector could possibly check for, the following list will give

you a general idea of what to expect.

Exterior

Exterior walls – The inspector will check for damaged or missing siding, cracks and whether the soil is

in excessively close contact with the bottom of the house, which can invite wood-destroying insects.

However, the pest inspector, not the home inspector, will check for actual damage from these insects.

The inspector will let you know which problems are cosmetic and which could be more serious.

Foundation – If the foundation is not visible, and it usually is not, the inspector will not be able to

examine it directly, but they can check for secondary evidence of foundation issues, like cracks or

settling.

Grading – The inspector will let you know whether the grading slopes away from the house as it should.

If it doesn’t, water could get into the house and cause damage, and you will need to either change the

slope of the yard or install a drainage system.

Garage or carport – The inspector will test the garage door for proper opening and closing, check the

garage framing if it is visible and determine if the garage is properly ventilated (to prevent accidental

carbon monoxide poisoning). If the water heater is in the garage, the inspector will make sure it is

installed high enough off the ground to minimize the risk of explosion from gasoline fumes mingling with

the heater’s flame.

Roof – The inspector will check for areas where roof damage or poor installation could allow water to

enter the home, such as loose, missing or improperly secured shingles and cracked or damaged mastic

around vents. He or she will also check the condition of the gutters.

Interior

Plumbing – The home inspector will check all faucets and showers, look for visible leaks, such as

under sinks and test the water pressure. He or she will also identify the kind of pipes the house has,

if any pipes are visible. The inspector may recommend a secondary inspection if the pipes are old to

determine if or when they might need to be replaced and how much the work would cost. The inspector

will also identify the location of the home’s main water shutoff valve.

Electrical – The inspector will identify the kind of wiring the home has, test all the outlets and make sure

there are functional ground fault circuit interrupters (which can protect you from electrocution, electric

shock and electrical burns) installed in areas like the bathrooms, kitchen, garage and outdoors. They will

also check your electrical panel for any safety issues and check your electrical outlets to make sure they

do not present a fire hazard.

Heating, ventilation and air conditioning (HVAC) – The inspector will look at your HVAC system to

estimate the age of the furnace and air conditioner, determine if they function properly and recommend

repairs or maintenance. An inspector can also give you an idea of the age of the home’s ducting,

whether it might have leaks, if your home has sufficient insulation to minimize your energy bills and

whether there is any asbestos insulation.

Water heater – The home inspector will identify the age of the heater and determine if it is properly

installed and secured. The inspector will also let you know what kind of condition it is in and give you a

general idea of how many years it has left.

Laundry room – The inspector will make sure the laundry room is properly vented. A poorly maintained

dryer-exhaust system can be a serious fire hazard.

Fire safety – If the home has an attached garage, the inspector will make sure the wall has the proper

fire rating and that it hasn’t been damaged in any way that would compromise its fire rating. They will

also determine the presence of smoke and CO detectors.

Bathrooms – The inspector will check for visible leaks, properly secured toilets, adequate ventilation and

other issues. If the bathroom does not have a window and/or a ventilation fan, mold and mildew can

become problems and moisture can warp wood cabinets over time.

 

Home Inspection Shortcomings

A home inspection can’t identify everything that might be wrong with the property – it only checks for

visual cues to problems. For example, if the home’s doors do not close properly or the floors are slanted,

the foundation might have a crack – but if the crack can’t be seen without pulling up all the flooring in

the house, a home inspector can’t tell you for sure if it’s there.

Furthermore, most home inspectors are generalists – that is, they can tell you that the plumbing might

have a problem, but then they will recommend that you hire an expert to verify the problem and give

you an estimate of the cost to fix it. Of course, hiring additional inspectors will cost extra money. Home

inspectors also do not check for issues like termite damage, site contamination, mold, engineering

problems and other specialized issues.

 

After the Inspection

Once you have the results of your home inspection, you have several options.

• If the problems are too significant or too expensive to fix, you can choose to walk away from the

purchase, as long as the purchase contract has an inspection contingency.

• For problems large or small, you can ask the seller to fix them, reduce the purchase price, or to

give you a cash credit at closing to fix the problems yourself – this is where a home inspection

can pay for itself several times over.

• If these options aren’t viable in your situation (for example, if the property is bank-owned and

being sold as-is), you can get estimates to fix the problems yourself and come up with a plan for

repairs in order of their importance and affordability once you own the property.

 

The Bottom Line

A home inspection will cost you a little bit of time and money, but in the long run you’ll be glad you did

it. The inspection can reveal problems that you may be able to get the current owners to fix before you

move in, saving you time and money. If you are a first-time homebuyer, an inspection can give you a

crash course in home maintenance and a checklist of items that need attention to make your home as

safe and sound as possible. Don’t skip this important step in the home-buying process – it’s worth every

penny.

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