HOME INSPECTION
Table of Contents
What
is covered during a building inspection?
What is a Home
Inspection?
Do I need One?
How do I find a qualified Home Inspector?
These are important questions and the members of your provincial organization of the Canadian Association of Home Inspectors (CAHI) want you to know the answers. Purchasing a home is the largest investment most of us will make. This process requires the expert assistance of and experienced Realtor and a qualified Home Inspector.
In recent years, prudent homebuyers have increasingly requested professional home inspections to provide them with valuable information on the conditions of the home’s systems and components before making their buying decision.
A qualified Home Inspector will examine the home’s major systems including….
Ø Electrical
Ø Plumbing
Ø Heating
Ø Roofing
Ø Foundation
Ø Interior & Exterior
The home inspector will not make the buying decision for you. An inspector can provide you with the information you need to help make that decision wisely.
You will benefit most from your inspection if you can be at the house during the inspection. The home inspection is a good time to become familiar with the house. Do not hesitate to ask questions. A good inspector will be glad to take the time to explain proper maintenance and operating procedures for many of the building components.
When choosing your
inspector, be sure to ask about experience and professional qualifications.
Home inspection is a unique discipline requiring special training, knowledge, and communication skills that differ substantially from those of other building professionals. CAHI chapters home inspectors are generalists with a comprehensive knowledge on may systems. Membership in a CAHI provincial organization assures that a professional home inspector has demonstrated the ability to meet or exceed the CAHI Standards of Practice.
What does this
mean for You?
For the consumer…
Peace of mind & more protection for you. You can be assured when you retain a member of a CAHI provincial organization to inspect your home, you are hiring a professional with proven ability, experience and impartiality.
1. Introduction
1.1 The Quebec Association of Building Inspectors (AIBQ) is a not-for-profit professional society established in 1990 whose volunteer membership consists of private, fee paid home inspectors. AIBQ’s objectives include promotion of excellence within the profession and continual improvement of its member’s inspection services to the public.
1.2 These Standard of Practice:
A. provide inspection guidelines.
B. make public the services provided by private fee-paid inspectors.
C. define certain terms relating to these inspections.
2. Purpose and Scope
2.1 Inspections performed to these guidelines are intended to provide the client with a better understating of the property conditions, as observed at the time of the inspection.
2.2 Inspectors shall:
A. observe readily accessible installed systems and components listed in these standards.
B. submit a written report to the client which shall;
1. describe those components specified to be described in sections 4-12 of these standards.
2. state which systems and components designated for inspection in these standards have been inspected.
3. state any systems and components so inspected which were found to be in need of immediate major repair.
2.3 These standards are not intended to
limit inspectors from:
A. reporting observations and conditions in additions to those required in Section 2.2
B. excluding systems and components from the inspection if requested by the client.
3 General Limitations and exclusions
3.1 General
Limitations:
A. inspections done
in accordance with theses standards are visual and are not technically
exhaustive.
B. These standards are applicable to buildings with four or less dwellings units and their garages or carports.
3.2 General Exclusions
A. Inspectors are NOT required to report on:
1. life expectancy of any component or system.
2. The causes of the need for a major repair.
3. The methods, materials and costs of corrections
4. The suitability of the property for any specialized use.
5. Compliance or non-compliance with applicable regulatory requirements.
6. The market value of the property or its marketability.
7. The advisability or inadvisability of purchase of the property
8. Any component or system which was not observed.
9. The presence or absence of pests such as wood damaging organisms, rodents or insects.
10. Cosmetic items, underground items, or items not permanently installed.
B. Inspectors are NOT required to:
1. offer or perform any acts or service contrary to law.
2. Offer warranties or guarantees of any kind
3. Offer or perform engineering, architectural, plumbing, or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place, unless the inspector holds a valid occupational license in which case he/she may inform the client the he/she is so licensed, and is therefore qualified to go beyond the AIBQ Standards of Practice, and for an additional fee, perform additional inspections beyond those within the scope of the basic AIBQ inspections.
4. Calculate the strength, adequacy or efficiency of any system or component.
5. Enter any area or perform any procedure which may damage the property or it components or be dangerous to the inspector or other persons.
6. Operate any system or component which is shut down or otherwise inoperable.
7. Operate any system or component which does not respond to normal operating controls.
8. Disturb insulation, move personal items, furniture, equipment, plant life, soil, snow, ice, or debris which obstructs access or visibility.
9. Determine the presence or absence of any suspected hazardous substance including but not limited to toxins, carcinogens, noise, contaminants in soil, water and air.
10. Determine the effectiveness of any system installed to control or remove suspected hazardous substances.
11. Predict future conditions, including but not limited to failure of components.
11. Evaluate acoustical characteristics of any system or component.
Limitations and exclusions specific to individual systems are listed in following sections.
4. System:
Structural Components
4.1 The
Inspector shall observe:
a. structural components including:
4.2
The inspector shall:
A. describe the type of:
1. foundation
2. floor structure
3. wall structure
4. columns
5. ceiling structure
6. roof structure
B. probe structural components where deterioration is suspected. However, probing is NOT required when probing would damage any finished surface.
C. Enter under floor crawl spaces and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected.
D. Report the methods used to observe under floor crawl spaces and attics.
E. Report signs of water penetration into the building or signs of abnormal or harmful condensation on building components.
5. System:
Exterior
5.1 The inspector shall observe:
A. Wall cladding, flashings and trim.
B. Entryway doors and representative number of windows
C. Garage door operators
D. Decks, balconies, stoops, steps, areaway and porches including railings.
E. Eaves, soffits and fascias
F. Vegetation, grading, drainage, driveway, patios, walkways and retaining walls
5.2.A
The inspector shall observe:
A. Describe wall cladding materials
B. Operate all entryway doors and representative number of windows including garage doors, manually or by using permanently installed controls of any garage door operator.
C. Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing.
5.2.B
The inspector is NOT required to observe:
A. Storm windows, storm doors, screening, shutters, awnings and similar seasonal accessories.
B. Fences
C. Safety glazing
D. Garage door operator remote control transmitters
E. Geological conditions
F. Soil conditions
G. Recreational facilities
H. Outbuildings other than garages and carports
6. System:
Roofing
6.1 The inspector shall observe:
A. roof coverings
B. roof drainage systems
C. flashings
D. skylights, chimneys and roof penetrations
E. signs of leaks or abnormal condensation on building components
6.2 The
inspector shall:
A. describe the type of roof covering materials
B. repost the methods used to observe the roofing.
6.3 The
inspector is NOT required to:
A. walk on the roofing
B. observe attached accessories including but not limited to solar systems, antennae and lightening arrestors.
7. System: Plumbing
7.1 The
inspector shall observe:
A. piping materials, including supports and insulation
1. fixtures and faucets
2. functional flow
3. leaks
4. cross connections
B. interior drain, waste and vent system including;
1. traps; drain, waster and vent piping; piping supports and pipe insulation
2. leaks
3. functional drainage
C. hot water systems including;
1. water heating equipment
2. normal operating controls
3. automatic safety controls
4. chimneys, flues and vents
D. fuel storage and distribution systems including;
1. interior fuel storage equipment, supply piping, venting and supports.
2. leaks
E. sump pump
7.2 The
Inspector shall:
A. Describe:
1. Water supply and distribution piping materials.
2. Drain, waste and vent piping materials.
3. Water heater equipment.
B. Operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house.
7.3 The
inspector is not required to:
A. state the effectiveness of anti-siphon devices
B. determine whether water supply and waste disposal systems are public or private
C. operate automatic safety controls
D. operate any valve except water closet flush valves, fixture faucets and hose faucets.
E. Observe;
1. Water conditioning systems
2. Fire & lawn sprinkler systems
3. On-site water supply quantity and quality
4. On-site waste disposal systems
5. Foundation irrigation systems.
6. Spas, except as to functional flow and functional drainage.
8. System:
Electrical
8.1 The
inspector shall serve:
A. service entrance conductors.
B. service equipment, grounding equipment, main over current device, main and distribution panels.
C. Amperage and voltage ratings of the service.
D. Branch circuit conductors, their over current devices, and the compatibility of their amperages and voltages.
E. The operation of a representative number of installed lighting fixtures, switches and receptacles located inside the house, garage, and on its exterior walls.
F. The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures.
G. The operation of Ground Fault Circuit Interrupters.
8.2 The
inspector shall:
A. describe;
1. service amperage and voltage
2. service entry conductor materials
3. service type as being overhead or underground.
4. Location of main and distribution panels
B. Report any observed aluminum branch circuit wiring.
8.3 The
inspector is NOT required to:
A. inset any tool, probe or testing device inside the panels
B. test or operate any over current devices except Ground Fault Circuit Interrupters.
C. Dismantle an electrical device or control other than to remove the covers of the main and auxiliary distribution panel.
D. Observe:
1. Low voltage systems
2. Smoke detectors
3. Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution systems.
9. System;
Heating
9.1 The inspector shall observe;
A. Permanently installed heating systems including;
1. Heating equipment
2. Normal operating controls
3. Automatic safety controls
4. Chimneys, flues and vents
5. Solid fuel heating devices.
6. Heat distribution systems including fans, pumps, ducts, and piping with support, dampers, insulation, air filters, registers, radiators, fan-coil units, convectors.
7. The presences of an installed heat source in each room.
9.2. The
inspector shall:
A. describe
1. energy source
2. heating equipment and distribution type.
B. Operate the systems using normal operating controls.
C. Open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance.
9.3. The inspector is NOT required to:
A. operate heating systems when weather conditions or other circumstances may cause equipment damage.
B. Operate automatic safety controls
C. Ignite or extinguish solid fuel fires.
D. Observe:
1. The interior of flues.
2. Fireplace insert flue connectors
3. Humidifiers
4. Electronic air filters
5. The uniformity or adequacy of heat supply to the various rooms.
10. System;
Central Air Conditioning
10.1 The inspector
shall observe:
A. Central air conditioning including:
1. Cooling and air handling equipment
2. Normal operating controls
B. Distribution systems including:
1. Fans, pumps, ducts, and piping with supports, dampers insulation, air filters, registers and fan-coil units.
2. The presence of an installed cooling source in each room
10.2 The
inspector shall:
A. describe;
1. energy sources
2. cooling equipment type.
B. Operate the systems using normal operating controls.
C. Open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance.
10.3 The inspector is NOT required to;
A. operate cooling systems when weather conditions or other circumstances may cause equipment damage.
B. Observe non-central air conditioners
C. Observe the uniformity or adequacy of cool-air supply to the various rooms.
11.
System: Interiors.
11.1
The inspector shall observe:
A. Walls, ceiling and floors
B. Steps, stairways, balconies and railings
C. Counters and a representative number of cabinets
D. A representative number of doors and windows
E. Separation walls, ceilings, and doors between a dwelling unit and an attached garage or another dwelling unit
F. Sumps.
11.2 The
inspector shall:
A. Operate a representative number of primary windows and interior doors
B. Report signs of water penetration into the building or signs of abnormal or harmful condensation on building components.
C.
11.3 The
inspector is NOT required to observe:
A. Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors.
B. Carpeting
C. Draperies, blinds or other window treatments.
D. Household appliances
E. Recreational facilities or another dwelling unit
12. System;
Insulation & Ventilation
12.1 The
inspector shall observe:
A. insulation and vapor retarders in unfinished space.
B. ventilation of attics and foundation areas
C. kitchen, bathroom, and laundry venting systems.
12.2 The
inspector shall describe:
A. insulation and vapor retarders in unfinished spaces
B. absence of same in unfinished space at conditioned surfaces
12.3 The inspector
is NOT required to report on:
A. concealed insulation and vapor retarders
B. venting equipment which is intergral with household appliances.
Automatic Safety Controls: Devices designed and installed to protect systems and components from excessively high or low pressures and temperatures, excessive electrical current, loss of water, loss of ignition, fuel leaks, fire, freezing or other unsafe conditions.
Central Air Conditioning: A system which uses ducts to distribute cooled and/or dehumidified air to more than one room or uses pipes to distribute chilled water to heat exchangers in more than one room, and which is not plugged into an electrical convenience outlet.
Component: A readily accessible and observable aspect of a system, such as a floor, or wall, but not individual pieces such as boards or mails where many similar pieces make up the component.
Cross Connection; Any physical connection or arrangement between potable water and any source of contamination.
Dangerous or adverse situations: Situations which pose a threat of injury to the inspector, and those situations which require use of special protective clothing or safety equipment.
Describe: Report in writing a system or component by its type, or other observed characteristics, to distinguish it from other components used for the same purpose.
Dismantle: To take apart or remove any component, device or piece of equipment that is bolted, screwed or fastened by other means and that would not be dismantled by a homeowner in the course of normal household maintenance.
Engineering: Analysis or design work requiring extensive preparation and experience in the use of mathematics, chemistry, physics and the engineering sciences.
Enter: To go into an area to observe all visible components.
Functional Drainage: A drain is functional when it empties in a reasonable amount of time and does not overflow when another fixture is drained simultaneously
Functional Flow: A reasonable flow at the highest fixture in a dwelling when another fixture is operated simultaneously.
Household Appliances: Kitchen and laundry appliances, room air conditioners, and similar appliances
Inspector: Any person who examines any component of a building, through visual means and through normal user controls, without the use of mathematical sciences.
Installed:
Attached
or connected such that the installed item requires tools for removal.
Normal Operating Controls: Homeowner operated devices such as a thermostat, wall switch, or safety switch.
Observe: The act of making a visual examination
On-Site Water Supply Quality: Water quality is based on the bacterial, chemical, mineral and solids content of the water.
On-Site Water Supply Quantity: Water quantity is the rate of flow of water
Operate: To cause systems or equipment to function.
Primary Windows and Doors: Windows and/or exterior doors which are designed to remain in the respective openings year round and not left open for the entire summer.
Readily
operable Access Panel: A panel
provided for homeowner inspection and maintenance which has removable or
operable fasteners or latch devices in order to be lifted off, swung open, or
otherwise removed by one person, and its edges and fasteners are not panted in
place. Limited to those panels within
normal reach or from a 4-foot step ladder, and which are not blocked by stored
items, furniture, or building components.
Recreational Facilities: Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities.
Representative Number: For multiple identical components such as windows and electric outlets, one such component on each side of the building.
Roof Drainage Systems: Gutters, downspouts, leaders, splash blocks, and similar components used to carry water off a roof and away from a building.
Safety Glazing: Tempered glass, laminated glass, or rigid plastic.
Shut Down: A piece of equipment or a system is shut down when it cannot be operated by the device or control which a home owner should normally use to operate it. If its safety switch or circuit breaker is in the “off” position, or its fuse is missing or blown, the inspector is not required to re-establish the circuit for the purpose of operating the equipment or system.
Solid Fuel Heating Device: Any wood, coal, or other similar organic fuel burning device, including but not limited to fireplaces whether masonry or factory-built, fireplace inserts or stove, woodstoves (room heaters), central furnaces, and combinations of these devices.
Structural Component: A component which supports non-variable forces or weighs (dead loads) and variable forces or weights (live loads).
System: A combination of interacting or interdependent components, assembled to carry out one or more functions.
Technically Exhaustive: An inspection is technically exhaustive when involves the extensive use of measurements, instruments, testing, calculations and other means to develop scientific or engineering findings, conclusions, and recommendations.
Under floor Crawl Space: The area within the confines of the foundation and between the ground and he underside of the lowest structural component.
a) Windows should be inspected at least annually for general operation and damage from leakage and condensation.
b) Fireplaces & chimneys should be cleaned and inspected annually.
a) Each circuit should be labeled to identify which circuit it controls
b) Screw-in type fuses should be tightened semi-annually.
c) A supply of correctly sized fuses should be kept on hand.
d) Circuit breakers should be manually tripped and reset semi-annually. (Do this when you turn the clocks back/ahead)
e) Test buttons on ground fault circuit interrupters should be operated monthly.
a) The heating system should be serviced annually by a qualified technician.
b) The circulating pump and motor should be lubricated as directed by a serviceman or the manufacturer.
c) The chimney clean-out should be inspected and cleared at least semi-annually, (Note: chimneys with liners usually have no clean-out).
d) Air release bleeder valves at the top of the radiators should be bled as necessary, however they should be checked every few months.
e) Radiator control valves should be visually checked for leakage every few months, but do not operate.