Home Inspection Articles

Many people know what April showers bring, but what about May flowers? What do they bring? One word: bugs. Warm weather invites many out of hibernation, and that includes insects. June's pleasant temperatures have bees buzzing, butterflies fluttering, ants picnicking, and termites getting ready to feast. Most can appreciate the need for bees pollinating, enjoy a butterfly's beauty, and love to hate ants, but termites illicit a very different reaction. These pests have the potential to inflict serious damage to your home, and are the bane of homeowners. 

One of the major things termites need to thrive is warm climates. As the temperature rises, so too does the potential for termite infestations. With spring turning into summer, it's important to be able to recognize the conditions conducive to termite infestations and learn how to protect your home from these unwanted inhabitants. 

Subterranean termites typically cause the most structural damage and are most prevalent in the southern coastal areas, the dry climate of the Okanagan areas of British Columbia, southern Ontario, southern Quebec, and the Maritime provinces. Though each species of termite thrives in different climates and eats different types of food, all termites require four things to survive: 

1. Food
2. Moisture
3. Shelter
4. Optimal temperatures

These conditions can be found in all buildings, regardless of their construction type. However, older homes typically face increased termite threats as wood rot is more common in them. 

As with the normal approach taken when dealing with other pests, the best way to prevent a termite infestation is to reduce access to food and water sources. For termites, this means eliminating moisture and removing wood sources, including wood piles and mulch close to the home. Rotted wood is by far the most common way for termites to gain entry into the home. The soft, pulpy material gives termites easy access to both food and moisture. If you have concerns about a termite infestation in your home, consider: 

• Removing all wood debris in contact with soil and store any firewood away from your home and off the ground.

• Fixing any leaks in pipes and drains - damp wood creates ideal conditions for a healthy, large, and robust termite colony.

• Making sure the soil around the structure of your home is sloped away from the home, and that drainage from the roof doesn't collect near the property.

• Trimming dense vegetation from around the siding and foundation of your home.

• Insulating or putting down a moisture barrier to help limit the humidity and condensation in your crawl space, as this can be inviting to termites.

• Replacing mulch that is close to the home with gravel. If mulch is used around the home, make certain to keep the mulch layer as shallow as possible; thick mulch beds create soil moisture conditions that encourage termite activity.

Unlike other pests, termites are typically very hard to detect. With the exception of annual swarms, when reproductive termites move to start new colonies, termites live primarily out of sight. So how can you tell if something you can't see is occupying your home? There are a few termite signs that can indicate an infestation. Watch out for:

• Hollow-sounding wood - if wood sounds hollow when tapped it may be because termites are eating the wood from the inside out

• "Swarmers" (a group of winged insects), or discarded wings - reproductive termites, also known as "swarmers", take flight to create new colonies; swarming termites, or groups of discarded wings is a fairly conclusive sign of an infestation
  
  Tip: Subterranean termites typically swarm in the spring

• Mud tubes on walls - termites construct mud tubes to travel between their home in the soil and the wood that they feed on; these tubes also provide moisture which the termites search for food 

• Frass" - termites produce this wood-coloured dropping as they eat their way through wood rot

If you have termites in your home, it's essential to reach out to a professional pest control company to help you address the issue - quickly. Termites can cause the most structural damage of any insect and, based on the extent of the damage, remediation expenses can run well into the thousands of dollars. Treatment methods vary based on the species of termite, size of infestation, and other factors. The required chemicals for termite treatment are not for sale to the public, and must be used in strictly controlled conditions. Your licensed pest management professional can set up the best corrective steps if you have a termite infestation.

Orkin Canada, a leading name in pest control in Canada and our Specialty Services partner, can assist Carson Dunlop clients and real estate partners with termite-related inquiries, including termite inspections and treatment plans. To learn more please call 800-268-7070.

In an effort to help better inform first-time home buyers, the Royal Bank of Canada (RBC) has developed an initiative on Twitter to provide users with easy access to real estate experts and resources. RBC runs #RBCFirstHome Twitter chats frequently, and they’ve graciously asked us to contribute to the last few sessions. These chats aim to assist with the home buying process by allowing home buyers to communicate with professionals who specialize in various areas related to real estate (REALTORS®, mortgage specialists, home stagers, real estate lawyers, and Home Inspectors). Participants can tweet with the #RBCFirstHome hashtag and ask experts questions related to buying a house and the housing market.

We’ve learned a lot during these sessions, and not just about technology (Twitter is fun, but it sure isn’t intuitive #whatisahastag). Connecting with first time buyers reminded us that home buying is a complicated process that many people have questions about.

To help eliminate some of this knowledge gap, we combed through the questions asked throughout the chats we’ve participated in, and compiled a list of the inquiries and comments we feel will help home buyers most. If you’re in the process of buying your first home, or if you just want to refresh your knowledge, consider the information below – you might have some similar questions.

• What kind of things are inspectors typically looking for?

A professional Home Inspection is a visual assessment of a property. Inspectors will investigate the interior and exterior of the home, evaluating its major components – for example, the roof, the structure, the electrical and plumbing, the heating and cooling system, and the insulation. Their task is to determine how the systems in the home are operating and whether there are any large expenses the buyer will be facing should they move forward with the purchase. The focus is on functionality, lifespan, and safety. Your Home Inspector’s goal is to give you a concrete understanding of the home so you can make an informed decision on the purchase.

• If you find issues during the inspection, who fixes them?

This is more situational. When a major expense is discovered it is up to the potential buyer to determine what their recourse will be, if any. Some buyers use the discovery to negotiate the price, or have the seller repair or replace the item. In other cases the buyer decides to walk away from the deal. Every case is different and it’s best to get the information you need from the inspector and then work with your real estate agent to figure out what your next step will be.

• Should you have more than one type of inspection?

This depends on the home and your concerns. Over the last couple of years we have seen an increasing number of clients opt to make a more informed decision by using specialists to look at specific items or specific areas of the home. These services are usually provided by specialists in their field to examine areas that fall outside of the scope of a normal Home Inspection. Some examples of these specialty services are environmental testing like mold, asbestos and indoor air quality, pool, pest, chimney and sewer camera inspections and many more. If you are buying a rural property you may also want or need to have a well and septic inspection. As well, Thermal Imaging Inspections, where an inspector uses an infrared camera to test for moisture issues in the home, have become very popular in the last few years. It really comes down to what makes you the most comfortable as a buyer.

• How do you find a qualified inspector?

Your real estate agent will usually provide a list of three companies that they recommend, but will leave the final decision up to you. You do not have to choose an inspector from that list, but it does give you a good place to start. In terms of evaluating an inspector to see if they are right for you and your home there are many qualities to consider. We recommend that you focus on experience and education, and ensure that the report includes the information that you require in an easy to understand format. Many people tend to focus on the cost of the inspection, and while we understand that it’s important to stay within your budget, going with the least expensive option can sometimes cost you in the long run. Buying a home is arguably the biggest investment you will ever make in your life, so spending the money on a qualified professional to educate you on the home you're buying is an essential part of the buying process. If you aren't sure what to consider, check out our guide on how to choose a Home Inspector.  

We hope this information has helped to shed some light on questions you were afraid to ask, or didn’t know you had. If you want some more expert advice as you prepare to buy your first home make sure to join us (@carsondunlop) for the next #RBCFirstHome Twitter chat on June 17th at 9:00pm ET. Twitter not your thing, or need some more immediate answers? Call our office at 800-268-7070 or send us an email, our customer service representatives are always available to help.

Many homeowners will have taken this past long weekend as an opportunity to get some much needed spring cleaning done. The beginning of warmer weather brings with it many chores – some cosmetic (like cutting the grass and pulling weeds), and some more practical (like cleaning the gutters and changing the screens on your windows). When it comes to spring cleaning, we encourage homeowners to focus on function over fashion, and ensure that their home systems are working well and ready for the change in season, before tending to their gardens.

Spring is usually a rainy season, and this one is shaping up to be on par with typical precipitation trends. As such, most of the practical spring chores we advise homeowners to undertake relate to water management and keeping your home dry. As the skies start to darken and the air becomes more humid, consider the following items and make sure they’re checked off your spring cleaning checklist before it pours:

• Get the dirt and leaves out of your gutters – We mention your gutters almost every time we address water issues and maintenance tasks to complete around your home, but that’s because clean gutters can make a huge difference to your roof and your home. If your gutters are full (of dirt, leaves, garbage, twigs, etc.) then water can’t pass through them, causing it to build up and pool over onto your roof. Taking the time now to clear your gutters can help to decrease the frequency of roof leakage and keep your shingles in good shape. 
   
• Make sure your downspouts are doing their job – Gutters and downspouts go hand in hand, or at least they should. When you’re cleaning your gutters, check the status of your downspouts. They should extend all the way down to the ground and then at least 6 feet away from the home. A downspout’s task is to direct the water that has collected in the gutters away from your home. If your downspout extension is not long enough or facing the wrong way, that can be the difference between a wet and a dry basement.
  
  
• Keep your home on higher ground – Having a properly extending downspout is one thing, but your lot has to have the grading to back it up. If your downspout directs water away from your home and your lot slopes towards your home, despite the downspout’s direction, the water is going to follow the slope of your lot – back to your home.  To combat these grading and drainage issues, make sure your lot slopes away from your home.
  
  
• Ensure your window wells are more window, less well – Like your gutters, window wells can get clogged with all sorts of debris. And it’s similarly important to make sure that you keep your window wells clean. However, unlike gutters, window wells don’t have a downspout. They drain from the bottom, and should have several inches of gravel to facilitate this. If you are consistently having difficulties with window well drainage, consider installing a drainage pipe. This pipe, filled with gravel (to prevent it from collapsing, but still allowing water to pass) will extend down to the drainage tile around the perimeter of the footing (if one exists). Alternatively, you could install a clear plastic dome to keep water and debris out of the window well altogether.

We know we preach the importance of maintaining your water management systems regularly, but in our 36 years leading the Home Inspection industry we’ve come to understand that water is the number one enemy of homes. These systems should receive your attention at every season change, especially during the spring as it is typically a very rainy time. For more spring advice connect with us on Twitter and Facebook.

Spring is known as one of the busiest seasons for real estate and this one is no exception. Fresh sunshine and warm temperatures are bringing home buyers out of hibernation in droves. In a recent News Release, Toronto Real Estate Board (TREB) President, Dianne Usher said, “the spring market started off on a strong note in the Greater Toronto Area [GTA], with a 10.8 per cent year-over-year sales increase reported by Greater Toronto Area REALTORS® during the first two weeks of April.”* Although many predicted that this year’s spring market would be slower than normal due to the consistently fewer number of homes for sale, record sales numbers challenge this assumption. Usher explains, “While the persistent listings shortage in the GTA, coupled with strong demand, has led to a brisk pace of price growth, very low advertised mortgage rates have gone a long way to mitigating the effect of upward trending home prices.”*

The fast pace of this busy market, combined with the fierce competition for homes, means most individuals who are buying a house have to move very quickly to get the property they want. Some believe that “moving quickly” translates to waiving conditions – a decision we strongly advise against; especially skipping the Home Inspection. A Home Inspection is a very important part of the real estate process, as these professional consultations provide buyers with a comprehensive evaluation of the home from the roof to the basement to give them a better understanding of the home they are buying. To move quickly without compromising on quality or information we encourage home buyers to make strategic preparations when they first enter the real estate market.

Just as you choose your real estate agent before you start looking for a new home, why not do the same with your Home Inspector? Choosing your Home Inspector early in the game can put you at a considerable advantage. Instead of making multiple phone calls to determine which inspection company you would like to work with and then figuring out everyone’s availability (yours, your agent's, the seller's, their agent's, and the inspector’s) all while you’re trying to secure the home (talking to your bank, confirming your mortgage, and remaining competitive compared to other interested buyers), selecting your inspector early on can save you some stress and make the buying process more efficient.

How to Choose a Home Inspector

When looking for a Home Inspector, many buyers focus on the three Es: education, experience, and expense. While we do agree that it’s important to ensure that the inspector you’re working with is well-trained and very familiar with the industry, we believe that when it comes to one of the biggest investments you will ever make, the cost of the inspection should not be your primary concern. The emphasis should instead be on the quality of service you receive. In addition to the training and knowledge of your inspector, here are a few other items to consider:

• Report Quality

Most Home Inspectors will have a sample of their inspection report available for prospective clients, either online or by request – make sure to review this as it will be the roadmap to your new home. Can you read it? How detailed is it? Are there pictures? And, most importantly, how soon after your inspection will you receive it? If the report falls short in any of these areas you should reconsider working with this company. An inspector may be great on site, but if they don’t provide you with a valuable report, it might be time to find someone else. 

• Standards of Practice

Reputable Home Inspection Companies will adhere to a Standard of Practice (if they don’t that is a bad sign) – familiarize yourself with this document. It will outline the way the inspector will inspect, and what is and is not covered in their inspection. Reading this will help you to understand what your inspector will be assessing in the home and what to expect from the inspection. 

• Accessibility

When vetting your Home Inspector it’s important to make sure that they’re available when you need them – before and after the inspection. You should know how much notice you have to give the company to get an inspection when you need it; do they need more than 24 hours? It’s also good practice to discuss their post-inspection policy. Can you contact them if you have questions about the report? What about if you run into an issue after you close, or if you want to do a renovation a few years into homeownership? Beyond these factors, it’s very important to consider how accessible they are. Is it hard to get in touch with them? How quickly do they or their company get back to you? These questions point to the relationship you’ll have with your inspector after they’ve done their job, and it’s valuable to be aware of their commitment to their clients.

Selecting your Home Inspector before you’ve found your home means that when you do find your dream home you’ll have one less thing to worry about. At Carson Dunlop, our Customer Service Team is available to answer questions about our Home Inspection services and more seven days a week. Contact us via email or call 800-268-7070 to see how we can help you. We’d love to help welcome you to your new home.

*SOURCE: Toronto Real Estate Board - http://www.torontorealestateboard.com/market_news/release_market_updates/
news2014/nr_mid_month_0414.htm

Spring has sprung, and with it comes more than just the pitter patter of raindrops on your roof. As we begin to see the temperature consistently above zero, and climbing, many homeowners will dive into their next home improvement project 

If you're one of the many homeowners undertaking a spring project, consider the following: renovations can be a disruptive activity and it's important to be aware of what it is you're disrupting. Some projects create a mess of dirt and debris, and some create, or rather expose, more dangerous substances. 

In last month's March Poll we asked you to look at a picture and tell us what was or wasn't wrong with it. Although everyone polled did agree that the photo showed a problem, only 30% identified the possible presence of asbestos in the tiles. In light of the limited knowledge homeowners have with respect to asbestos and mould, and the start of renovation season, we thought it was a great time to discuss the more hazardous materials home construction can unearth.   

Asbestos

Prior to the mid-1980s, asbestos was commonly used in many household items, like flooring, insulation, and around pipes. Asbestos minerals tend to separate into microscopic particles that become airborne and are easily inhaled. As long as it is undisturbed, neither the asbestos fibers nor the dust will be released into the air. However, when it is disturbed, it becomes dangerous. Exposure to asbestos can cause individuals to develop several types of life-threatening diseases, including lung cancer. Like any hazards, length and intensity of exposure are major factors in the risk of asbestos-related respiratory illness.

If the renovations that you're doing involve areas or items that may contain asbestos, it's important to have an asbestos inspection performed. An asbestos inspection includes: 

• A complete visual inspection of the entire home for materials suspected to contain asbestos
• A sampling of materials that are suspected to contain asbestos - according to O. Reg. 278/05
• A report summarizing the results of the sampling and investigation

If there are asbestos containing materials that are going to be damaged, disturbed or removed by the renovation, the safe approach is to have the materials removed by a qualified contractor.

Think this is a DIY project? Think again! Disposable respirators or dust masks are not appropriate for asbestos - always hire a professional. Never do this work on your own. Carson Dunlop can help by providing a qualified inspection partner to test areas of your home that may be of a concern for you. Call 800-268-7070 to learn more.

Mould

If you're performing renovations in your basement, bathroom, or any area of your home that sees a lot of moisture, you may encounter mould. Mould can easily hide behind tiles and drywall, and can be found anywhere in the home.

You can't rely on the naked eye, or on mould colour, to identify moulds and their threat to your health and the health of your family. Home test kits can be unreliable too. Not only are you not an expert but the tools can often be faulty if not used correctly. 

Since it's normal for mould to be present in the air and in buildings, its mere existence is not necessarily a cause for alarm. But if mould is present in indoor air at levels higher than would be found in outdoor air, or if a significant mould colony is growing on building surfaces, it could be cause for concern. For this reason, we advise homeowners to have a mould inspection performed if there is any indication that a substantial amount of mould is present in the home. A mould inspection includes: 

• A complete visual inspection of the entire home from the basement to the attic for signs of water intrusion and mould growth
• Moisture readings collected throughout the home
• Two indoor air samples and one outdoor air sample (for reference)
• A report, which summarizes the results of the samples and investigation

An environmental specialist will help to identify the type of mould in your home, its concentration, and advise you on remediation costs and approaches. Call 800-268-7070 to book a mould inspection. 

How we can Help Home Buyers & Homeowners

The scope of a Home Inspection, as defined by both the Ontario Association of Home Inspectors and the Canadian Association of Home and Property Inspectors, does not include environmental testing. This means that items like asbestos and mould are not covered in a Home Inspection as these materials require sampling and testing that Home Inspectors are not equipped to perform. In addition, they are usually hidden behind walls or under carpet, completely out of sight, so a non-invasive inspection would not encounter them.

We recognize that even though they aren't included in a Home Inspection, mould and asbestos can be a major concern for homeowners. We offer environmental testing through our partners that can be scheduled at any time through our service centre. We have even redesigned our Home Buyer's Inspections to include the option to have clients get their new home tested for hazardous materials at the same time as we do a regular Home Inspection.

Hazardous materials can be encountered during any stage of homeownership, and we're committed to our clients for as long as they own their homes. An environmental assessment can be performed prior to the Home Inspection, during the inspection, or several years after the inspection has taken place. If you are planning on undertaking a renovation this season and haven't had your property assessed for hazardous materials, we'd encourage you to do so.

Interested in more home renovation advice? Check out our useful resource on Home Improvement Costs. Have a more detailed question on Spring renovations? Connect with us on Twitter and Facebook and we'll do our best to help out.  

The spring real estate market has begun, and as it heats up many home buyers are preparing to go to war. Bidding wars are not a new phenomenon – especially in Toronto - however the public’s willingness to participate in these wars is starting to shift. The Globe and Mail recently reported on a survey conducted by Pollara for BMO, which showed that “34 per cent of Canadians surveyed are willing to enter a bidding war when it’s time to buy a home, an increase of six points, or 21 per cent, from a year ago.”* These figures are even higher when you look exclusively at Toronto, where “the appetite for competitive bids among major cities is the highest in Toronto, at 44 per cent.”*

A bidding war is when more than one prospective home buyer puts in an offer on a property. Each buyer does not know what the others are presenting, and makes their offer based on a combination of what they believe the house is worth and what the other buyers may offer. You don’t want to bid too high and overpay, but you don’t want to bid too low and not get the house. In most instances, bidding wars drive the price of the home up, with many properties in the Greater Toronto Area closing for several thousand dollars more than the original asking price.

The Globe and Mail described the recent sale of a home in The Beaches neighbourhood which sparked a 12-way bidding war, causing the home to sell for $58,000 over the listing price - despite the fact that the property required several major upgrades.** Due to current market conditions, this is not an uncommon occurrence, and buyers should be prepared to encounter this type of situation. As Mark Weisleder explains, “Real estate markets in Toronto and Vancouver are still red hot with bidding wars driving up prices…One reason is that listings are in short supply.”*** It is easy for buyers to put themselves and their investment at risk by doing whatever they can to stay competitive in bidding wars. Consider the information below if you find yourself engaging in a bidding war.

When buying a home in a multiple-offer situation, many buyers feel that opting out of their Home Inspection will help them to gain the upper hand in negotiations, and that this decision could save on some of the many expenses they will encounter during the real estate transaction. However, this is not the case; not having a Home Inspection isn’t advantageous, nor is it financially responsible. In addressing bidding wars and the ways in which buyers can protect themselves, Weisleder urges, “don’t bid without an inspection”.*** He describes the climate in Toronto, saying “buyers are paying tens or hundreds of thousands of dollars over the asking price. What’s worse, many buyers are still putting in offers without any conditions, hoping this will help them clinch the deal.”***

Bidding wars can be both discouraging and expensive. Weisleder advises buyers that, “in an environment of bidding wars, odds are that you will lose up to five times before you get the house you want.”*** While it can be devastating to fall in love with a house, only to have another individual purchase it, and then have that happen over and over again, you shouldn’t start waiving your conditions – especially your Home Inspection. “You may pay up to $2,500 in inspection fees before you get an accepted offer. In my opinion, when buying a million dollar property, this is a worthwhile investment. I have heard too many stories of people who bought without an inspection, only to discover major problems after.”***

A Carson Dunlop Home Inspection and inspection report help to provide homeowners with the critical information they need. Check out a sample of our report to see how we can help you. The report includes:

• A summary page with key findings
• Improvement recommendations for conditions within the home, with timeframes and cost estimates
• Photos and colour illustrations for clarity
• A check for manufacturer recalls on appliances through RecallChek

We recognize that house hunting in a competitive market can be hectic and stressful. As such, we try and make it as easy as possible to get the information you need to make an informed decision about your home. Not only do we offer sameday and weekend inspections, we also have discounts available to Carson Dunlop clients who have had to do several inspections due to unsuccessful bids.

Our inspection report is delivered to you via email the same day your inspection is completed. Our inspectors are available multiple times a day, seven days a week. You can schedule your inspection online or over the phone at 800-268-7070.

Feel free to call or email us anytime with questions or concerns. We look forward to welcoming you to your new home!

*SOURCE: Globe and Mail - http://www.theglobeandmail.com/globe-investor/personal-finance/mortgages/more-canadians-willing-to-enter-bidding-war-to-buy-a-home-survey/article17311905/

**SOURCE: Globe and Mail, Sydnia Yu - http://www.theglobeandmail.com/life/home-and-garden/real-estate/beaches-house-sparks-12-way-bidding-war/article17136141/

***SOURCE: Toronto Star, Mark Weisleder - http://www.thestar.com/business/personal_finance/2014/03/14/toronto_real_
estate_how_to_play_safe_during_bidding_war.html

The Toronto Real Estate Board (TREB) has released its resale market figures for the month of March, reporting that “the average selling price for March 2014 sales was $557,684 – an increase of almost eight per cent compared to the average report for March 2013. The average price for the first quarter of 2014 was up by 8.5 per cent year-over-year.”* For the most part, home prices across Canada are on the rise, as demonstrated by the hot markets in major cities such as Vancouver, Calgary, and Toronto.

These high prices are especially prevalent in the Greater Toronto Area where the demand for houses is much greater than the supply. TREB President, Dianne Usher, explains the effects this equation has had on the real estate market: “Sales activity in the GTA accelerated last month. Compared to last year, a greater number of buyers found affordable home ownership options, as evidenced by sales growth for all major home types. Against this backdrop, however, overall inventory at the end of March remained lower than last year. This means competition between buyers increased, which is why the average selling price continued to climb.”*

With only a small number of new listings available, especially in spring, which is the busiest season for real estate, buyers are entering a frenzied market. The Toronto Star is reporting that, in an effort to combat the extreme measures home buyers feel they must go to, “the Real Estate Council of Ontario [RECO] has launched a public education campaign to warn buyers about the dangers of letting emotion get out of hand.”** Unfortunately, this trend of high prices as a response to limited listings isn’t expected to shift anytime soon. TREB’s Senior Manager of Market Analysis, Jason Mercer, says, “With borrowing costs remaining low, and in fact declining, strong home ownership demand will continue to butt up against a constrained supply of listings. Strong price growth will be the result for the remainder of 2014.”* So what does this mean for home buyers? How can they protect themselves?

We recognize that having to pay more for a home means having a greatly reduced budget for repairs – especially unexpected ones. And just as RECO’s attempt to quell the frustration brought on by current market conditions focuses on education and encourages home buyers to be home smart, we have redesigned our Home Buyer’s Inspections to further inform and protect our clients. We now offer multi-tiered inspections to address whatever concerns that buyers may have, and at cost-effective prices. Our clients now have a choice of three Home Buyer’s Inspection packages: Basic, Essential, and Enhanced.

The inspection includes: A summary page with key findings. Improvement recommendations for conditions, with time frames and ball park costs. Photos and colour illustrations for clarity. A free Home Reference Book, to help you understand how your home works. ($59 value) A check for manufacturer recalls on appliances through RecallChek. See a sample report. Free enrollment in the Carson Dunlop Homeowners Association.

The inspection includes: The same components as the Basic Package. A HomeVerified Home History Report which will provide information on: grow op and meth lab records for the area, local school rankings, neighbourhood amenities, and political representation. A Thermal Imaging Inspection with an infrared camera to help to identify hidden water problems within the home. Free technical support for as long as you own your home.

The inspection includes: The same components as the Essential Package. An environmental assessment, which covers mould, air quality, and asbestos. A specialist will test: Three materials for asbestos Two indoor air samples One outdoor reference sample One surface sample for mould

Our Home Inspectors are available to perform these inspections seven days a week. You can schedule your inspection over the phone at 800-268-7070 or online. All of our packages start with a great one-on-one inspection experience and a clear inspection report to guide you, then increase in scope and depth. Buyers select the package that best fits their needs.

If you have any questions about Home Inspections or our new packages, give us a call or reach out to us via email. You can also connect with us on Twitter or Facebook – we’re always here to help.

*SOURCE: The Toronto Real Estate Board - http://www.torontorealestateboard.com/market_news/release_market_updates/
news2014/nr_market_watch_0314.htm

**SOURCE: Susan Pigg, The Toronto Star - http://www.thestar.com/business/real_estate/2014/04/03/gta_house_prices_hit_
new_record_in_march.html

Real estate associations and groups have begun to release their data and analyses from 2013, and it’s evident that the Canadian real estate market is doing well, and that this trend is expected to continue. With home prices and sales up almost across the board, save for certain anomalous regions, many are throwing the notion of a “soft landing” out the window.

One of the areas that saw the most growth was the luxury home market. A recent article in Macleans, citing a document produced by Sotheby’s International Realty Canada, reported that “luxury home sales in most of the country’s biggest cities rose higher than expected…Calgary saw the highest year-over-year sales growth, with a 33 per cent gain, followed by Vancouver with 19 per cent and Toronto with 13 per cent.”* In light of the dramatic increase 2013 saw in sales of luxury homes and the projection that this trend will continue we felt it was important to address what to expect from the Home Inspection when you’re buying a luxury property.

Luxury Homes Vs Residential Homes: What’s the Difference?

A property usually receives the designation of “luxury home” when it meets requirements related to: 

• Listing price - luxury homes are typically at least a million and a half dollars
• Size - luxury homes are at least 4,000 square feet
• Features - luxury homes may have any number of amenities including pools, spas, or wine cellars (to name just a few)

Your average residential home, especially one that is located in an urban area, does not meet these requirements. It may hit the million dollar asking price, but that is usually due to location; for the most part these homes definitely do not possess comparable square-footage or amenities. The difference in these types of properties equates to a difference in the type of Home Inspection they need.

What to Expect From the Home Inspection

A Home Inspection isn’t an invasive or destructive exercise; it’s a purely visual investigation of a property at a specific point in time. It is intended to identify components of the home that are significantly deficient, unsafe, or near the end of their life. The inspector will provide a general overview of the home, focusing on performance rather than cosmetic, code, or design issues.

In a recent Toronto Star article, columnist Mark Weisleder suggested that Home Inspections may require what he calls a “team approach”. He argues that homebuyers should consider the different systems their home may have, such as well and septic, chimney, and HVAC. Weisleder believes there is a benefit to having these areas inspected by a specialist in addition to the Home Inspector, claiming that “when you are about to make one of the largest purchase decisions in your life, it is important to have as much information that you need in advance. A Home Inspection team may supply the answer.”**

Though Weisleder penned this article because “when you now consider that the average price for homes in the GTA is now over $500,000, and with a majority of homes being over 20 years old, it may be time to take a…team approach when it comes to inspecting a home prior to any purchase decision,”** we feel the idea of using a team speaks more to the way luxury properties should be inspected. That is not to say a “team approach” isn’t valuable with the average home, but that it is an absolute necessity for luxury homes.

Due to the sheer magnitude of these types of properties and the extent to which they are customized, the need for specialists to examine them in conjunction with the Home Inspector increases. Weisleder notes the fireplace "should be inspected by a qualified wood energy technology transfer professional once a year” and that “homeowners should have their furnaces and HVAC systems checked once each year.”** Most luxury homes have multiple fireplaces and furnaces – as well as many more extravagant features which also require regular inspection. For example, a pool should be inspected twice a season (upon opening and closing). The complexity of these types of homes calls for a more complex Home Inspection, one that includes a “team approach”.

How Do You Achieve a “Team Approach” to Home Inspection?

The Carson Dunlop Specialty Services program provides clients and real estate partners with fast, easy, and cost-effective access to qualified specialists, so they can conveniently arrange for a Home Inspection and additional property assessments with a single phone call. Specialty services can be added before, during, or after the inspection. Carson Dunlop client care representatives will manage the booking, coordination, and payments of any of the inspections you require.

While we feel that a “team approach” to the Home Inspection is necessary when purchasing a luxury property, it is also beneficial when buying a smaller-scale home, especially when it has unique features, like well and septic system or wood burning stove and fireplace. To discuss the complete list of Specialty Services we offer, and what would be valuable for your home, please email us or call 800-268-7070.  

*SOURCE: Macleans - http://www2.macleans.ca/2014/01/09/housing-prices-rise-in-4th-quarter-demand-continues-for-luxury-homes-reports/  

**SOURCE: Mark Weisleder, Toronto Star - http://www.thestar.com/business/personal_finance/2014/01/05/home_inspection_may
_require_a_team_approach.html

Do you know what’s easier to make than a New Year’s resolution? An excuse. It has only been a few weeks since 2014 began, and for many the drive for self-change is dwindling. “I’m too tired to make dinner, I’ll just order pizza,” or “I forgot my towel, I guess I can’t go to the gym.” Excuses aren’t only made for resolutions; there are plenty of things we let ourselves get out of, like Home Inspections. “This house is over my budget, I guess I can’t afford the Home Inspection,” or “My real estate agent informed me that this will probably be a multiple-offer situation, I should waive my Home Inspection clause to be competitive.” Just as it’s important for you to make the right choices in order to stay healthy, it’s important for you to be smart when it comes to your investments.

With the Canadian Real Estate Association predicting a strong year for real estate sales in 2014, we felt the need to address a trend we’ve noticed growing at an alarming rate since the end of the 2013 fall real estate market: home buyers skipping their Home Inspection. Due to the aggressive nature of Toronto real estate there has always been a temptation to opt out of the Home Inspection, however the extremely high demand and low supply of homes available this quarter have meant the market has gone from fairly competitive to cutthroat. This, combined with the high price of homes, has translated to more and more buyers waiving their right to a Home Inspection clause.

Even December’s ice storm didn’t slow the Toronto real estate market down. The Globe and Mail reports, “Ms. DeClute [a representative of DeClute Real Estate Inc.] cancelled the open house scheduled for the weekend the ice blasted Toronto, but 32 groups of buyers still made appointments for showings, which they held during daylight hours…Not only were fallen branches surrounding the house, says Ms. DeClute, but many of the streets in the Upper Beaches neighbourhood had fallen trees or power lines blocking access.”* Despite the dangerous weather and difficulties in reaching the property, there were still many individuals vying for the home, which meant that the buyers ended up paying “more than $40,000 above the asking price of $499,000.”* 

Reflecting on December’s real estate transactions, The Globe and Mail noted, “The average price of homes that sold over the Multiple Listing Service in the Toronto area during December was $520,398 up by 8.9 per cent from the average selling price in December 2012. And the average selling price in Toronto for all of 2013 was $523,036, up 5.2 per cent from the average in 2012.”**

Competition and price are the two biggest motivators for buyers to skip the Home Inspection. According to a CBC News article, the 2014 market is expected to feature both - “The Toronto Real Estate Board predicts price growth will continue to exceed inflation in 2014, largely because the demand for low-rise houses continues to far outstrip supply. ‘The seller’s market conditions that drove price growth in the second half of 2013 will remain in place in many parts of the GTA,’ said TREB senior manager of market analysis Jason Mercer.”***

When buying a home many feel that they are gaining the upper hand in negotiations or saving money by opting out of their Home Inspection. However, in both of these situations, the calculations are way off – you ultimately lose more than you gain. A Home Inspection is a wise investment and can help to alert home buyers to potential problems within the home. When deciding not to have one performed, you run the risk of being ill-informed about your new property, not knowing how much you should budget and for what, and when certain maintenance items will need to be performed.

We recognize that although having a pre-purchase Home Inspection is preferred, due to the constraints of the current real estate climate it’s not always possible to have one completed. However, just because you can’t get a Home Inspection before you buy your home doesn’t mean you should skip it altogether. It may not help you decide whether or not to move forward with the purchase, but it can help you to make good decisions with the next steps you take. Should you renovate the kitchen to widen your breakfast nook? Or should you fix the flashing on your roof first? Our Home Inspectors are available to help you with your home for as long as you own it, so when you start thinking about the feasibility of putting in a back porch, your inspector will be able to give you some advice and information.

A Carson Dunlop Home Inspection and written inspection report help to provide homeowners with the critical information they need. Our inspections include:

• A summary page with key findings
• Improvement recommendations for conditions, with time frames and cost estimates
• Photos and color illustrations for clarity
• A check for manufacturer recalls on appliances through RecallChek
• Free enrollment in the Carson Dunlop Homeowners Association

We also suggest a Thermal Imaging Inspection be added to your Home Inspection, to help identify hidden water leakage in your home.

House hunting in a competitive market can be hectic and stressful. Our Home Inspections are not, so no more excuses! Let us help welcome you to your new home. Book online or over the phone at 800-268-7070. Request a morning, afternoon, or weekend appointment. Receive your report the same day your inspection is completed, via email. Call or email us anytime with questions.

*SOURCE: The Globe and Mail, Carolyn Ireland - http://www.theglobeandmail.com/life/home-and-garden/real-estate/ice-storm-or-no-the-deal-gets-done/article16252802/

**SOURCE: The Globe and Mail, Tara Perkins - http://www.theglobeandmail.com/report-on-business/economy/housing/canadian-home-prices-return-to-record-high/article16321649/

***SOURCE: CBC News - http://www.cbc.ca/news/business/real-estate-boom-continues-in-canada-s-largest-cities-1.2485631

Carols have been sung, presents have been opened, and New Years kisses have been planted. The holidays are officially over, and with more than two months of winter left, everyone can agree: it's cold. Winter is a harsh season and it's important to protect yourself as well as your home. As you don your extra layers, put on your thickest socks, and bundle up tight, safety comes first when you head outdoors.

With temperatures well below freezing, the winter wonderland of December has become January's slippery slope. Ice is everywhere, hanging from gutters and covering driveways, walkways, and sidewalks. Although it can be beautiful, it's also very dangerous, so we'd like to encourage you to take the appropriate precautions. The de-icing guide below will help keep you and your property ice-free this season.

Ice Dams

We aren't talking about creative seasonal cussing - an ice dam is actually something that occurs on your roof. Ice damming happens when snow and ice collect, usually at the eaves.

Heat escapes from the interior of the home into the attic through air leakage in the ceiling or poorly insulated sections of the attic, melting the snow on the roof above. As the snow melts, it runs down the roof until it encounters unmelted snow on the unheated eaves. There, it will refreeze. This process will continue until an ice dam is formed. If the dam is large enough, water will back up under the shingles and leak into the eaves, exterior walls, and building interior. 

Some roofs are more prone to ice damming than others. Ice dams are most commonly formed on roofs with low slopes or roofs that change from a steep slope down to a low slope. The largest dams tend to form over unheated areas, such as eaves, porches, and attached garages. Ice dams are also common above party walls and below skylights. 

Ice damming doesn't necessarily happen every winter. Ice dams normally form after periods of heavy snowfall when daytime temperatures are at, or slightly above, freezing, and night time temperatures are below freezing. 

There are three major preventative measures to consider when approaching the issue of ice damming:

1. Adding attic insulation

The trick is to keep the attic, and therefore the roof surface, cold enough that the snow does not melt. 

This will work well depending on the attic in question. However, some attics have so many warm air leaks that it would be impossible to add enough insulation to fix the problem - which is why you should also consider the second approach.

2. Sealing the air leaks

In many cases, with proper sealing tools, a homeowner can take care of this task themselves. However, some situations require a specialist to find and fix the issue. Common air leakage paths include attic access hatches, ceiling light fixtures (especially potlights), and plumbing stacks. 

3. Improving attic ventilation

Additional attic venting can help to flush out excess warm air in the attic before it can heat up the roof and melt the snow.

Salting & Other Ice Removal Alternatives

Ensuring your driveway and walkway are clear of ice and snow is imperative not only for your safety, but for the safety of others. Falls are a leading cause of injury in North America, and it is the homeowners' responsibility to keep their property accessible for visitors and pedestrians.

We know shoveling can be a pain in the back, but it's a fairly manageable chore. De-Icing, however, can be less straightforward.

There are a few natural methods you can undertake; we've listed our top four:

1. Salt

Salt is the most common treatment used to get rid of ice. It's cheap, effective, and easy to obtain. However, it's also corrosive, so it can damage human skin, pets' paws, and its runoff can affect nearby plants and vegetation. It can also damage concrete and masonry.

2. Urea

Urea is the second most common de-icer. It is a liquid, making it easy to apply to pathways, and more convenient to clean up. However, its state also means it can cause more damage to surrounding plants. It's also less convenient to purchase.

3. Alfalfa Meal

Alfalfa meal is a less popular solution. Like urea, it is a natural fertilizer; however it contains less nitrogen so it's a bit less damaging. It's a very effective de-icer, and due to its dry and grainy nature, it provides additional traction to those walking and driving on it. Unfortunately it is more difficult to purchase.

4. Sugar Beet Juice

Sugar beet juice is becoming a more popular method for de-icing, being adopted by many municipalities for winter road care, like Toronto and Niagara Region. The juice from sugar beets lowers the freezing point of water, and helps with de-icing. It is colorless, odorless, and harmless. However, it's more expensive than its salty counterpart and less convenient to purchase.

We hope our guide helps keep you free of ice dams, ice patches, and ice-related damage or injury. If there's a Home Inspection topic that we've yet to cover on our blog or in our newsletter, make sure to let us know via Twitter or Facebook and we'll do our best to help out.