Home Inspection Articles

Plumbing Defects (03/02/99)

Although never ranked as a number one problem, plumbing defects still rank high among the house problems encountered, and include the existance of old or incompatible piping materials, as well as faulty fixtures and waste lines. With rural lots, the source of the water and the delivery system must be considered, is the water safe and can the pump deliver the desired pressure. Old water heaters may not be able to provide an adequate supply of hot water for your family. Another consideration is the fact that lead piping was used once and may still be found in some old houses, as well, even new plumbing, if installed by an amateur or a few decades ago, may have been assembled with lead solder.

Roof Damage (03/02/99)

Although reported by only 8.5% of the respondents of a recent survey as the most common problem, roof leakage, caused by old or damged shingles or improper flashing, was considered, by OAHI members to be a frequent problem. Find out how old a roof is and you'll have a good idea of when you will have to replace it. A tar and gravel roof is good for around 15 years, asphalt & wood shingles 15 to 20, and wood shakes 20 to 25 years.

HVAC

Heating System Problems (03/02/99)
The transition from old systems (wood or coal burning stoves) to modern oil or gas fired central heating was often made by alterations to existing equipment. Sometimes these modifications were done properly more often they were not, and supplimental heat is frequently needed. In addition, heat ditribution pipes or ducts may have deteriorated with age and need replacement. Other problems include broken or malfunctioning operation controls, blocked chimneys, and unsafe exhaust disposal.

Ventilation Considerations (03/02/99)
When older homes were built, energy conservation was not even a consideration. Special attention must be paid to conservation measures that may or may not have been installed. On the other hand an unknowledgable home owner, in an attempt to seal and insulate his house may have created more problems than he solved. A house can be made energy efficient but it must also breathe. "Over-sealing" will cause excessive interior moisture, allowing the growth of moulds, fungi and bacteria, creating an extremely unhealthy environment for both the home occupants and the house itself.

Basement Water Infiltration

Causes of Basement Water Infiltration
Improper surface Grading/Drainage is responsible for the most common household maladies: water penetration of the basement or crawl space.

Curing Wet Basement Blues
For some homeowners, a wet, dank basement is as sure a sign of spring as the first tulips blooming in the garden.

Some basements actually flood with water during heavy rains. Other signs of dampness may include excessive condensation on windows resulting in frame rot or simply a musty smell caused by the mould and mildew that thrive in a damp environment. Efflorescence, a whitish powder that appears just above ground level on the outside walls or at the base of the inside basement wall, is a sure sign of dampness.

The first step in curing chronic basement dampness is discovering the source of water leakage. Here are some of the common causes and cures for basement dampness:

INTERIOR DAMPNESS
Condensation within the basement can come from a number of sources including washing machines, improperly vented dryers, a basement shower, sweating cold water pipes and leaking pipes. Condensation can also form when warm basement air comes in contact with cold outside walls and basement floor.

To counter condensation problems, consider lining the walls with a layer of rigid-foam board insulation. Wrap plumbing pipes with insulation or snap on preformed foam pipe insulators. The use of a dehumidifier is effective in drawing excess moisture from a damp basement. Open the windows occasionally to allow air to circulate. Consider installing a basement vent.

IMPROPER SURFACE DRAINAGE
If the soil around the foundation is saturated, the excess water will find its way into the basement through cracks in the walls and floor, or by seeping through untreated walls.

Make sure the soil is graded away from the basement wall at the rate of about a half inch slope per foot. Check that the gutters are clear of debris so that the rainfall is not overflowing and running down the wall of the house. Downspouts should direct the runoff from the roof and discharge it well away from the foundation. If the downspout is not doing its job, water will pool up along the foundation wall and eventually find its way into the basement.

Discourage the growth of clinging vines along foundation walls and locate foundation plantings (shrubs, etc.) well enough away from the walls so air can circulate around the house and through the basement. Keep the bottom gravel surface of window wells clear of debris.

If your basement is damp, it is wise to call in a professional for a site inspection. Leaving the problem untreated can damage the structure and the resale value of your home.

The Year of the Wet Basement
WEDNESDAY, June 22, 1994
Orangeville Banner

(NC)-The arctic temperatures and record precipitation that home owners in Ontario witnessed this winter spawned a common problem this spring- BASEMENT LEAKAGE!

The potential for basement leakage was increased this spring in particular because we experienced rainfall while the ground was still frozen. Frozen ground prevents rain and melting snow water from draining down through the soil. Many home owners that had previously experienced dry basements were faced with leakage and the resultant damage to interior finishes and storage.

Corrective Action
Poor surface drainage of water is one of the main causes of basement leaks. The ground around your home should slope away from the foundation at a rate of one inch per foot, for at least the first six feet. Check the land around your home for proper grading.

It is also important that eaves troughing and downspouts are working effectively. Regular cleaning and repairs are essential. If downspouts are ever suspected of being clogged, disconnected or broken below ground level, they should be redirected to discharge water at least six feet away from the building.

Problem downspouts are usually characterized by basement leakage adjacent to the downspout.

Newer Homes
Even homes built within the past ten years are subject to basement leaks. Leakage commonly occurs from shrinkage or settling cracks in poured concrete foundations. While these cracks do not typically represent a structural problem, repairs are usually desired to prevent further leakage.

As a first step, the surface drainage should be checked. If leakage persists, the cracks can be sealed either by injecting an epoxy resin from the interior, or by excavating the soil beside the crack and patching from the exterior. The exterior repair is more often effective. Crack repair costs vary from $400 to $800, depending on the specific situation. If the home is less than two years old, basement leakage repairs may be covered by the warranty.

More extreme measures
In the vast majority of cases basement leakage is not significant from a structural point of view and can be controlled relatively inexpensively, as discussed above.

However, the presence of damaged perimeter drainage tiles, a high water table or underground streams may call for more extreme corrective measures. These measures should only be used when chronic flooding occurs and surface drainage improvements have been exhausted.

Excavation, damp-proofing and in stalling perimeter foundation drainage tiles (sometimes referred to as weeping tiles) is the typical approach when deemed necessary.

New Home Warranty
It’s on the House Aubrey LeBlanc
Toronto Star Saturday Dec. 16/95 “New In Homes Section”

Separating Fact from Fiction
Separating fact from fiction is every new home buyer's responsibility when it comes to clearly understanding their new home warranty.

Fiction: Some consumers assume the Ontario New Home Warranty Program (ONHWP) offers blanket warranty coverage.

Fact: For a one-time fee, home owners receive a comprehensive financial and construction defect warranty.
The warranty program provides $100,000 total maximum coverage on each home or condominium unit and deposit loss, not exceeding $20,000. The program also offers protection against delayed closings, delayed occupancy and substitutions made without your agreement if the items of construction or finishing were specified in the agreement of purchase and sale.

New home owners receive a one-year warranty against defects in work materials and Ontario Building Code violations.

For homes enrolled on or after Jan. 1, 1991, the builder provides a two-year warranty against: water penetration through the building envelope including the basement or foundation walls; defects in the electrical, plumbing and heating delivery systems; protection against health and safety Ontario Building Code violations. Materials and work in the exterior cladding, caulking, windows and doors must also be defect free.

New homes enrolled on or after Jan. 1, 1991, have major structural defect coverage lasting for seven years while homes enrolled before that date are covered up to five years.

Fiction: Many home owners believe the warranty program's warranty coverage has an unlimited time period. Unfortunately, new home owners only realize their mistake after they lodge a complaint of claim when the warranty on the particular problem has expired.

Fact: New home owners should document all problems in writing before the warranty period ends. The warranty program can not pay claims if we don't have notice of the problem within the warranty time lines. Forward copies of this documentation by registered mail to the builder and the warranty program. Home owners should note giving notice on the Certificate of Completion and Possession is not sufficient Fiction: Some consumers and professionals involved in the home buying process assume all resale homes are automatically not entitled to warranty protection.

Fact: Since the program's warranty coverage is transferred with title and does not remain with the owner, some resale homes are covered by warranty. The program's coverage takes effect from the date of possession and remains in effect on the house or condominium unit even if it is sold before the end of the warranty period to a new owner.

Fiction: Once they move into their new abode, home owners can sit back and let their new home warranty work for them.

Fact: Proper maintenance of a new home not only protects a home owner's major investment but ensures they receive all the warranty coverage offered by the warranty program. Problems caused by home owner neglect, such as allowing caulking to wear down leading to moisture damage, are not covered.

Fiction: Home owners who encounter problems in the homes only need to contact their builder. Fact: If home owners discover a problem they should fully document it in writing and send it to the builder and a copy to the warranty program prior to the end of the warranty period. This documentation defines and dates the defect. In your letter describe the problem and ask the builder to correct it. Include the home's enrolment number, the complete address, the lot and plan numbers or the condominium address and unit number.

The warranty program will stand in the builder's shoes if the builder is unable to correct the defect.

Fiction: Some new home buyers, lawyers and real estate agents believe that HUDAC still exists.

Fact: The acronym HUDAC stands for the Housing and Urban Development Association of Canada, an organization founded in 1971. It administered the voluntary warranty program until 1976 when the provincial government passed the Ontario New Home Warranties Plan Act making the program mandatory. HUDAC continued until 1983 when the program took on its new name, the Ontario New Home Warranty Program.

The facts regarding the program and new home warranty are explained in the booklet, What Every New Home Buyer Should Know.

*Taken from Ontario Association of Home Inspectors website at www.oahi.com