Wow, That Was Close!

Thu, 02 Jun 2011 17:09:01

Wow, That Was Close!

There can be many threats to a house. Some we think of, like a roof leak. And some we don’t, like a tree being blown over (see the photo). That is just what happened during the high winds here in Ottawa at the end of April.

This house was lucky. The fir tree fell between the linden tree and the lamp post. On closer inspection it turned out that the house was missed, this time.

It is clear that you need good preventative maintenance as well as a bit of luck to be able to manage your home safely and successfully. On closer scrutiny, the fir tree was a disaster waiting to happen. The upper part was exceptionally tall. It was top heavy. And the roots had been restricted by the adjacent driveway and gravel cover. This compromised the tree’s stability, its ability to withstand strong lateral forces like the wind.

So proper tree planning and good tree maintenance are essential parts of responsible home care. Always plant trees as far away as possible. Little saplings planted next to your house will grow into large trees that can threaten your foundation, abrade your brick or siding, and damage your roof. Keep trees well watered, properly trimmed, and well rooted.

By Nathan Weinstock

Wood Siding, Rot and Mould

Tue, 13 Jul 2010 15:40:49

Wood Siding, Rot and Mould

A basic principle in sound building science is: do not cover your house with a material that rots when wet. Your house cover, the cladding, needs to provide protection from the weather. The main threat that weather presents is from water primarily in the form of rain. So, if the cladding needs to protect from water, it makes no sense to use a cladding material that rots when wet. Indeed, it makes no sense to use wood siding as cladding. Wood siding, left untreated, unprotected, will rot in very short order. That is why wood siding requires a high level of care and maintenance. In fact, your house is not really being protected by the wood siding. The protections comes from the paint or stain covering. Even cedar, with its natural preservatives, decays in areas that are chronically wet.

Once there is wood decay, water will get in behind. Then serious damage will take place. This can include structural damage and the growth of mould. The picture here was taken during a home inspection in the Kanata area of west end Ottawa. It shows a good example of wood rot with dark mould-like staining behind.

The bottom line: if it rots in water, don’t cover your house with it.

By Nathan Weinstock

Wishful Thinking Is Not Enough

Tue, 31 Jan 2012 11:28:54

Wishful Thinking Is Not Enough

In the real world, something is either done right and works, or done poorly and doesn’t work. No amount of hoping and wishing can change that. When assessing a home during an Ottawa home inspection, I see many examples of wishful thinking.

A good example of this is shown in the photo. Here we have a structural beam with one end completely rotted out. Rather than replace the beam, a difficult and expensive proposition, someone tried to support the beam end with a small stud wall. And, after the stud wall sank, they tried to level the beam with wood shims. I wouldn’t be surprised if the next time this was inspected, there would be wads of chewing gum and duct tape somehow incorporated.

Improvising a fix to a serious problem never provides a reliable solution. Hope is no substitute for technical design. When you need to repair, replace, or provide reliable support for a key structural element, just do it. There is no getting around it. It makes for a safe and reliable home in the end.

By Nathan Weinstock

What you might need to repair in the first year of owning a house? Hint... there�s always something.

Mon, 05 Jan 2009 20:23:33

My daughter bought a house in the Ottawa suburb of Barrhaven last year. It was a big move. In fact her first move without us. It’s a simple, well built house. Even though it was built in the 1990's and relatively new, there’s always something that needs to be repaired. In the first year she replaced the roof, as planned. Other than that, she has had no major expenses. So far the furnace, air conditioner look good. She changes the furnace filter regularly and gets a service rep to clean it once a year. When she moved in, she had the locks changed and carpets cleaned. She bought a front loading high efficiency clothes washer, which she has had to have repaired once under warranty. A belt had broken, and it now works better than ever. The dryer was the basic Sears model. Installation was a little complicated. The original exhaust vent was corrugated plastic, a fire hazard. She had it replaced with a smooth, rigid sheet-metal duct, the kind that is available at any building supply store. Currently the bathroom vent fan isn’t drawing moisture out of the room after a shower. It’s clogged. Unfortunately the builder used inferior ducting (vinyl) and this is going to have to be replaced with a sheet metal duct too. In order to avoid a build up of mold in the bathroom it’s vital to have the proper exhaust.

By Nathan Weinstock

Sump Pit Drainage System

Wed, 03 Feb 2010 12:31:27

Sump Pit Drainage System

Sump pits are a bit unusual in Ottawa. They are fixtures in rural properties and cities like Winnipeg. But if you live near the Ottawa or Rideau River or in a low lying location, there’s a strong chance you’ll need a sump pit drainage system. Don’t assume the basement has a history of flooding just because it has a sump pit.

The Sump Pit Drainage System refers to a sump pit, a sump pump and the discharge pipe. It’s a very simple, long standing solution to wet basements. The sump pit is set in the basement floor. It collects water from the weeping tiles around the house. The pump then removes the water from the house through the discharge pipe.

The sump pump discharge pipe should drain well away from your house. If the street has surface drainage (ditches) that would be an ideal destination. The water can also go into your own lawn or flower bed, as long as it is far away from your foundation. The water is clean and is a good source for your lawn. The water should not flow onto the street, your driveway, or your neighbour’s property.

The sump pit does require maintenance. You should clean the pit each spring after winter freeze-up. Weeping tile drainage may carry small amounts of soil, sand and debris into the pit from around your basement foundation. Some water may remain in the pit and cause a musty smell if it sits for a long time. If so, you can flush the pit by adding fresh water until the pump removes the stale water.

The following advice on maintenance is from The CMHC article “Avoiding Basement Flooding”:

Sump Pump
- Check and test your pump each spring before the rainy season begins, and before you leave your house for a long time. Pour water into the pit to trigger the pump to operate.
- Remove and thoroughly clean the pump at least once a year. Disconnect the pump from the power source before you handle or clean it.
- Check the pit every so often to ensure it is free of debris. Most pumps have a screen that covers the water intake. You must keep this screen clean.

Sump Pump Discharge Pipe
- Check the place where the discharge pipe leaves the house. If the pipe is discharging right against the basement wall, the water will drain down into the weeping tiles and continue to recycle through the system.
- Check the discharge point regularly to make sure that nothing is blocking the flow.
- If your pump runs frequently in the winter, and the resulting ice is causing hazardous conditions on the lawn and sidewalks, the discharge pipe and destination need to be examined and repaired or relocated.

Finally, ensure that the sump pit has an air tight cover. This limits the evapouration from the pit and lowers the potential for mould growth in the basement.

As always, a detailed examination of the sump pit and pump is included in an AccuChex™ home inspection.

By Nathan Weinstock

Sneaky Leaky - Window Water Leaks

Wed, 16 Mar 2011 14:01:08

Sneaky Leaky - Window Water Leaks

It is standard practice that home inspections are visual inspections. So, you may wonder, what can you find by simply looking? You would be surprised! A seasoned inspector, such as an Ottawa AccuChex inspector, can look at what appears to be something as basic as blistering paint and recognize a potentially serious water leak. From experience, we know that windows are a common entry point for water. So, with each check of a house, a fair bit of time is spent looking around windows.

Blistering or peeling paint on the inside, especially below a window, calls for a closer look at the window. This means scrutiny of the window caulking and weatherstripping, plus the trim and flashing on the outside. Based on what seems to be somewhat minor evidence, you can generally count on finding serious issues inside the wall. This typically includes deteriorated supports and finishes, and an ideal environment for mould growth.

So, what simply appears to be a need for repainting, has a deeper meaning to the trained eye. A visual inspection by the right professional can also be a thorough inspection.

By Nathan Weinstock

Sloping Driveway = Water In The Basement

Thu, 12 Aug 2010 12:22:51

Sloping Driveway = Water In The Basement

Two recent heavy thunderstorms here in Ottawa brought out a key design flaw found in many homes. The biggest threat to a house is water. The easiest way to keep water at bay is to let gravity work with you and drain it away. In other words, let the water flow away from the house, not toward it.

To maximize living space, it’s frequent practice for builders to sink the driveway and build a garage below grade. This design is a common trend especially in expensive neighborhoods where land is at a premium. Unfortunately, it’s a design that’s permanently flawed for all seasons. In the winter, it’s difficult to clear the drive of snow and ice. Frequently home owners just park at the top of the drive to avoid the ice which accumulated at the low point. But worst of all are the heavy rains of the summer. These drives and garages collect the water that should just run off the property. Basements and garages that are at or below the grade become natural reservoirs for rain water.

A neighbour down the street from my west Ottawa home suffered over $150,000 in water damage from those 2 heavy rains. Another neighbour around the corner had 14 inches of water in their basement.

As an experienced inspector, one of the first things I look for on a home inspection is the lot grading. A lawn that slopes toward the house, or worse, a downward sloping driveway, are strong clues that water will likely find its way into the basement.

By Nathan Weinstock

Should you use the Home Inspector your real estate agent recommends or not? Well it�s really up to you. But this is a cautionary tale.

Mon, 05 Jan 2009 20:27:33

One Tuesday I inspected a townhouse for a young woman who really didn’t want to hire the real estate agent’s choice. Why? A week earlier she had an offer on a house. The agent’s inspector had gone quickly through the house and didn’t report any major findings. In the course of the inspection the client noticed cracks in the foundation herself. Then she noticed a questionable dip in the lawn. The inspector only gave vague explanations. She got the impression this inspector wasn’t really working in her best interest. She didn’t buy that house and continued to hunt for a new house (and a new home inspector). She found a house in Kanata, made an offer that was accepted. At the recommendation of a friend, she called our office (AccuChex) on Saturday morning at 8:08 to make the booking. She wanted to make sure the next home inspector was inspecting the house with her best interests in mind.

I went through the townhouse with her and pointed out what was working and what would need to be repaired. She had questions about renovations she wanted to make. With my architecture training, I was able to tell her what was feasible and practical within the context of this house. I spent over 3 hours at the inspection and writing up the detailed report. The report is like a personal reference book to the new house. It’s clear, easy to read and includes important information about the life cycle of the components of the house. Afterwards, I am available to answer any future questions she may have about the house free of charge. For example the client can phone us 5 or 10 years later to ask about furnace replacement, roof shingles, foundation issues.

In Ottawa, Orleans, Kanata, Barrhaven and surrounding areas, I provide unbiased home inspections when you need one.

By Nathan Weinstock

Scary Ottawa Ice

Thu, 03 Feb 2011 17:12:01

Scary Ottawa Ice

Ice in Ottawa can be wonderful or it can be fearful. Wonderful ice is on the Rideau Canal Skateway, the worlds largest skating area at almost 8 kilometres long. Scarey Ottawa ice is often found hanging off of roofs. During a winter inspection, it can be easy to spot a roof with poor insulation and ventilation (see the photo).

They are the roofs with very little snow and huge icicles. There is very little snow because the heat from the home is not contained by insulation and can freely rise to melt the snow. And then, when the melted snow reaches the cold roof overhang, the water freezes into an ice dam and forms big icicles.

Ice damming on the roof edge causes water leaking through the shingles into the house. Ice damming and its effects can be reduced by adding insulation and ventilation to the attic, by removing the roof snow cover and any existing gutters, and by installing eave protection below the sloped roof coverings.

I should also mention two other crucial concerns that can be seen in the picture. The roof ice can damage the air conditioner at the bottom left. But more seriously, if ice gets on the gas meter at the bottom of the picture, it can be very dangerous.

By Nathan Weinstock

Safe And Reliable Drains

Thu, 22 Jul 2010 16:02:01

Safe And Reliable Drains

Over the years as a home inspector here in Ottawa, I have seen many creative drain installations. Here is a picture of an unusual drain installation that I recently observed during a home inspection in Metcalfe, just south of Ottawa. It is clear that some ‘renovators’ do not understand the sound principles behind installing drain piping correctly. A common misconception is that as long as some sort of bendy pipes are installed in a sink drain the installation is correct. They don’t understand the importance of both drain flow and venting. To be sure that they are effective, the drain traps throughout the house must provide effective barriers to keep sewer/septic gases from entering the house. This is a serious health and safety hazard. Sewer/septic gases are both poisonous and hazardous. Poor or missing drain venting is also a performance impediment that will affect the drain function. Every drain needs to have a trap and all drains need to be properly vented. Ensure all drains operate effectively and all gases are prevented from entering the house through the drains.

By Nathan Weinstock

Rotten Cast Iron Drains

Wed, 26 Jan 2011 15:56:44

Rotten Cast Iron Drains

An important part of house plumbing is the drainage system. I have inspected a great number of houses here in Ottawa that have cast iron piping as their main drains. These inspections were typically of homes built up until the 1960's. And more often than not, the pipes were rotten (see the picture).

Cast iron is a curious material to be used for drains. Iron, when exposed to water and air, oxidizes. This is a fancy way of saying rusting. So, here we have a material used in an environment where it will predictably deteriorate. And cast iron drain pipes deteriorate in a peculiar and particularly menacing manner. The main rot is usually from the inside out. So you can’t often tell that a cast iron pipe is about to fail. In fact care must be taken when inspecting such drains. The slightest tap on the pipe can cause the wall to break. Cast iron failure generally occurs precipitously (suddenly).

As a minimum, cast iron drains must be monitored closely and regularly. But in reality, expect to repair, and more likely replace the drains at some point in the future.

By Nathan Weinstock

Questions from our daughter, proud home owner in a suburb of Ottawa.

Mon, 05 Jan 2009 20:20:05

Questions from our daughter, proud home owner in a suburb of Ottawa. This fall she asked us about questions about what needs to be done in and around the house. We thought we’d share these with you.

Q Should I cover the air conditioner? I have no cover from the previous owners.

A Yes, but only with the cover that is custom made for that particular air conditioner. Unless you have just the right cover from the manufacturer, don’t try to cover the unit. If you put an ill-fitting cover over the air conditioner you may end up trapping moisture and creating rust on the unit. This would be more trouble than if you left it uncovered. As a last resort, you can try to protect the top with a flat piece of plywood.

Q Do I have to clean eaves troughs? How do I clean them?

A You have to make sure that gutters are in good working order. You should have loose or sagging eaves repaired. They often fill up with leaves this time of year. On a warm, dry day, take a steady ladder of the correct height and (wearing protective work gloves) remove leaves by hand. While you’re examining the eavestrough, make sure the run off is directed away from the house foundation to avoid leaking and possible damage. As for the second floor eaves trough, it is too high and hazardous. I think you should hire a contractor rather than risk a serious fall.

Q What should I do with the hose?

A Shut off the water to the hose inside the house. Drain the exterior water lines. If you should use the hose on a warm day in November (yes they do happen), make sure to repeat the process.

Q What do I do with old garden plants?

A After the first hard frost, you’ll notice plants start to wilt. Cut down perennials and deposit in large yard waste bags for green pick up. Leave roots in the soil. Keep in mind if your garden is over crowded this is also a good time to transplant, divide and give away. Pull up annuals and add to yard waste. It is possible to keep annuals over the winter but most people just put them in the bag at the end of the season.

Those are just a few primary concerns. As winter approaches (winter can be hard in Ottawa), keep your snow shovels handy. Buy a few bags of salt, some good winter work gloves and boots with treads. Have an old winter jacket on hand to work around the house. Her home looks out onto some lovely green space. This can be cold and wind swept. She doesn’t dress for fashion when it comes to shoveling and winter maintenance. She has found that life in her new home has many benefits. She just has to prep for it. No matter what the season.

By Nathan Weinstock

Premature Roof Wear

Wed, 27 Apr 2011 16:46:34

Premature Roof Wear

Don’t wear out your roof sooner than you have to. You may have a gutter downspout dumping water from your upper roof onto a lower roof (see illustration). Water run-off from a heavy rainfall will create a torrent of water running down on a small area of the lower roof. This will cause that area of the lower roof to erode quickly and fail (leak) prematurely.

The solution is simple. Extend the upper gutter downspout to the edge of the lower roof. In other words, install a downspout pipe along the surface of the lower roof so that the water flows inside the pipe to the lower roof edge, rather than on the roofing itself. This will help prevent erosion of the lower roof surface and extend the life of the roof.

By Nathan Weinstock

Poor Old Structure

Thu, 03 Mar 2011 16:32:50

Poor Old Structure

Doing AccuChex inspections of houses throughout Ottawa affords an opportunity to see the evolution of construction practices over time. The structure of older buildings generally predates current codes and construction standards. Because of their unusual and often improvised nature, it is a real challenge when assessing the structural integrity of the home’s support members. Their structural performance over time is the best measure of their reliability in the support of the house. Generally, you assess the home for evidence of structural concerns, things like sloping floors, walls that are not plumb or square, doors and windows that bind or do not operate, and wall or ceiling cracking.

Then again, sometimes it’s a no-brainer that a home has structural issues. A good example can be seen in the photo. There is a log beam with rot, floor sheathing with holes and patching, and a temporary support post. A reliable ‘fix’ for this would be very extensive and costly. Special structural analysis would be needed to come up with a reliable correction strategy.

By Nathan Weinstock

Pets At The Inspection

Thu, 29 Jan 2009 17:10:29

Pets At The Inspection

When AccuChex home inspector, Nathan Weinstock enters the house, he’s both a walking office and mobile investigation centre. It usually takes a few trips for him to get everything out of the van. He brings his notebook computer, tool belt, tool box, and at least one ladder to each house inspection. He will spend the next 2 to 3 hours investigating all areas of the house, stopping to explain the various components of the house throughout the process. Whatever the client’s questions or concerns, he takes the time to analyze the issue and explain the answer. It’s all about information. His focus is on the house and the client. However, sometimes a family pet can change this dynamic. For the Ottawa resident/ home owner, this might be a good time to take puppy for a run at Bruce or Conroy Pitt. But if it’s a private sale, perhaps for sale by Grapevine, the owner needs to be in the house. In that case set up a play date for pup at a friend’s house. Or doggie day care. As Nathan puts it: “I don’t want to step on them by mistake or trip. You want a safe, clear environment for the inspection.”

Any stranger in the house can be an intimidating and stressful intrusion for a family pet who is genetically predisposed to protect the home and its inhabitants. If your dog barks at the UPS driver, postal workers, the cable guy, Flyer Force/Pennysaver/Smart Shopper distributors, sales people, hydro, water and gas meter readers, tradespeople, visitors who ring the door bell, or your daughter’s boyfriend, then the dog is unlikely to welcome a home inspector calmly. Conversely, if the dog or cat is friendly or prone to getting under foot, it might be a good idea to isolate them in a separate room during the inspection. Also it’s expedient to clean up the back yard, because if the inspector steps in something aromatic it just slows him down and doesn’t put him in a good mood. If you know what I mean. Clean and clear house, clean and clear back yard make for good inspections.

Usually pets are not an issue. They’re calm and relaxed and they let Nathan go about the business of inspecting the house. Sometimes they’re crated. Other times they’re out for a ride, visiting grandma, or locked safely in a room (keep in mind that room may not be available to be inspected). Also indoor cats might leave the house while the front or back door is open and people are distracted. Home owners should see that their pets are safe and sound and not under foot in any way. That makes for a relaxed, professional and safe environment for everyone involved, no matter how many legs they process.

Lest you think the AccuChex home inspector has issues with dogs, he himself has an up close and personal relationship with a 10 year old white terrier mix. Her name is Keebler and this blog is really just an excuse for me to write about her and post her picture on the internet. She’s a wonderful 20 pound girl we adopted from the SPCA in Gatineau (formerly Aylmer) Quebec. She came to the office in 2002 so as such she’s the most recent member of the AccuChex team. Although she can’t file, answer the phone, or type, she will accompany us to the mail box and alert us to the door bell. This last quality has a downside. On occasion a client may be treated to the sounds of her barking (if something is dropped through the mail slot or she notices a cat or squirrel) and we must apologize for the distraction. When our accountant comes, I drive her to spend the afternoon at our daughter’s townhouse. The accountant is allergic.

As a contributing member of the community, she has participated in the CNIB walk in Kanata, and the Ottawa Humane Society Wiggle Waggle walk at the Experimental Farm. She is volunteer therapy dog at the Hillel Lodge home for the aged where she visits residents once a month. She drives back to Aylmer over the Champlain Bridge to visit the Aylmer Veterinary Clinic on Aylmer Rd (819-684-6456) for her yearly check up and shots.

If you have any questions about home inspections in the Ottawa area, call AccuChex at 613 792 3330. Before inspections the home owner should make sure that all areas of the house are clear and available for inspection. For example, Nathan should have clear access to the water meter, electrical panel, hose faucet shut off and the attic hatch. If the attic hatch is in a closet, the closet may have to be emptied. And if there is a dog or cat in the house, it should be in a safe place where it is in no danger of being stepped on, or let out by mistake. That also goes for rats, snakes, bunnies, gerbils, ferrets, birds or spiders.

By Nathan Weinstock

Panel Buzz

Wed, 10 Aug 2011 14:36:58

Panel Buzz

A key element of an Accuchex Ottawa home inspection is the examination of the house electrical system. And this generally starts at the electrical panel. The home inspector tries to examine the inside of the panel. This is to see if there are any faults, creative or poor wiring, loose or multiple connections, improperly sized fuses or breakers, or signs of trouble such as burn or scorch marks.

The inspector is also on the lookout for anything unusual. The main sense a home inspector uses is sight. But in the case of an electrical panel, the sense of sound is also a key player. When approaching an electrical panel, you listen for something different, like a buzzing sound. This can tip you off to a fault like a loose wire connection or a failing component, like a breaker.

But not all buzzing sounds are the same, or even mean an electrical fault necessarily. For instance, buzzing can also come from insects, such as wasps (see photo). A recent inspection revealed the bottom of the electrical panel COVERED with dead wasps. This turned out to be more of an infestation problem, rather than electrical. Mind you, there should not be any combustible material inside a panel, including insect carcasses.

By Nathan Weinstock

Ottawa Home Inspector Conquers The CN Tower

Thu, 29 Jan 2009 17:15:50

Ottawa Home Inspector Conquers The CN Tower

Close to 13,000 participants climbed the 1,776 steps to the top of the CN Tower in support of the United Way. Nathan Weinstock, the President of AccuChex Building Inspectors, managed to complete the climb in an impressive 21 minutes and 55 seconds (in addition to raising funds for the United Way campaign). He might have been faster had he not been checking the integrity of the concrete walls and the condition of the stairs as he climbed.

By Nathan Weinstock

Ottawa Home Inspector Clears The Air!

Tue, 04 Jan 2011 11:21:21

Ottawa Home Inspector Clears The Air!

The vendor had disclosed that there was “vermiculite in the attic” of his 1950's Ottawa home. My inspection client was justifiably worried. Vermiculite was added to attics in homes from the late 40's to the mid 70's as a form of insulation. Asbestos, a cancer causing carcinogen, is commonly found in vermiculite. As a result, it is becoming standard practice to have vermiculite removed from attics even if laboratory tests show no asbestos or negligible traces of asbestos. Vermiculite now carries a negative public perception, and as environmental standards become more stringent over the years, the levels of asbestos deemed “acceptable” today, will not be allowed in the future. Bottom line, if vermiculite is present in the attic it is assumed to have asbestos and should be removed. Rough estimates for removal in the Ottawa area are in the $10,000 - $25,000 range.

Being forewarned of the presence of vermiculite I was especially cautious during the attic inspection. However, upon entering this attic, I discovered something that surprised both vendor and purchaser: there was NO evidence vermiculite in the attic. What I saw was cellulose fibre, a benign insulation used for many years throughout Ottawa. The owner of the house had been confused. He had disclosed to the agent that there was vermiculite, but the attic insulation was standard cellulose fibre.

(As a side note, the environmental testing company that the vendor used should be held accountable. It appears that they took advantage of a naive, elderly client by testing their insulation for asbestos when they knew full well that none would be found.)

Yes, there were indeed some significant issues with the house, those typically found in many '50's houses. But vermiculite in the attic was not one of them. An AccuChex inspection is not only about finding concerns. We also clarify issues and indeed dispel misconceptions and can place the house in a more positive light.

By Nathan Weinstock

Ottawa Home Inspector Betters His CN Tower Climb Time

Thu, 28 Oct 2010 10:51:41

Ottawa Home Inspector Betters His CN Tower Climb Time

Early last Saturday morning, Nathan Weinstock, the President of AccuChex Building Inspectors, again conquered the 144 flights (1,776 steps) to reach the top of the CN Tower. Not only did he manage to improve his time from 21 minutes and 55 seconds to 19 minutes, 45 seconds, but he raised even more funds for the United Way campaign. The event was extra special because, in addition to supporting the United Way, Nathan was part of ‘Team Weinstock’, doing the climb with brother, Joe, and son, Ben.

By Nathan Weinstock

Ottawa Climate Leads To Brick Deterioration

Mon, 12 Sep 2011 11:31:04

Ottawa Climate Leads To Brick Deterioration

A close examination of the brick condition is a key element in an Ottawa home inspection. Brick has always been thought of as a premium covering for a house. And, indeed, it is durable and attractive. But, there is no such thing as a perfect material. Brick is also absorptive; water can soak into brick. Brick relies on its hard, baked clay surface finish to provide some protection from water entry.

Care must be taken to minimize the exposure a brick wall has to rain, and especially to water run-off. Brick that sees normal rain and can readily dry out will generally have a long useful life. There are brick walls that are over 100 years old in good condition.

On the other hand, brick walls that are excessively wet or see a high volume of water flow over its surface will have a shorter life expectancy, and cannot provide reliable weather protection (see photo). These bricks are exposed to water running off the roof. (Here the gutters have proven to be ineffective.)

Brick walls that are chronically wet have an even greater challenge in a climate such as we have in Ottawa. The cold, below freezing temperatures lead to freeze-thaw deterioration. The water in wet brick, when frozen, expands. This expansion loosens the brick surface which in turn spalls (drops) off. Once the hard, baked finish is lost, the brick becomes even more absorptive. At some point, the brick wall loses its ability to provide reliable weather protection.

The brick condition can be stabilized (at least partly) by protecting it from water penetration. Further deterioration will require remedial measures which can include patching and sealing the brick, repointing the mortar joints, repairing any cracks, and ultimately recovering or rebuilding the wall.

By Nathan Weinstock

NICE TO BE REMEMBERED

Mon, 14 Sep 2009 12:22:10

Nice To Be Remembered

It is always gratifying when a good turn is remembered and appreciated. As a public service to the community, AccuChex offers a number of free Home Inspection Seminars throughout Ottawa each year. The information provided focuses on How to Conduct Your Own Inspection, How to Get the Most Out of Your Home Inspector, and Look after Your Own Interests When Checking Out a House. This helps home buyers take the first tentative steps in finding a suitable home. This also helps home owners better understand and manage their homes. The seminars are normally well attended and well received.

Recently, I received a call about a home inspection. The caller said that he had attended a seminar 6 years ago at the Ottawa Town Hall community centre. Over the years he had weeded out some of the houses he viewed because of potential problems he learned about at the seminar. Now he felt he found a suitable home and was ready to do the detailed inspection.

It was satisfying to know that there are people who find the seminar information so useful that it resonates with them for many years later.

By Nathan Weinstock

More Rusting In The Furnace

Thu, 16 Feb 2012 11:59:37

More Rusting In The Furnace

Back in October, I told you about the “Furnace Humidifier Gone Bad”. I described the humidifiers I regularly come across during my Ottawa home inspections and how they are not only unnecessary in modern homes, but can be harmful. Well, the water from the humidifier is not the only threat to the furnace.

You will remember that the sensitive part of a furnace is the heat exchanger. That is the part of the furnace that surrounds the fire chamber. The heat exchanger captures the heat from combustion and transfers it to the air that is blown by the furnace. The heat exchanger also ensures that the exhaust gases are safely directed to the outside. In a high efficiency furnace the gases are expelled through the exhaust pipe with the aid of the induction blower (that’s the round black thing in the pictures).

Another source of water in a furnace, besides the humidifier, can be from the furnace exhaust. The products of combustion from a properly performing gas furnace are carbon dioxide and water vapour. With older, inefficient furnaces, the exhaust is fairly hot and the water vapour is easily blown out of the house through the chimney. The newer, high efficiency furnace captures more heat from the exhaust. The water vapour in the exhaust is relatively cooler and condenses into water. That is why these high efficiency furnaces have a drain to get rid of the condensate water.

The biggest threat to the furnace is water. If the water is not drained away and it leaks into the furnace, it can damage some of the furnace components including the induction blower, some solid state circuitry, and even the heat exchanger. (See the photo.) You do not want water anywhere near the heat exchanger. A rusty or cracked heat exchanger generally means a new furnace is required. These furnaces also contain some solid state circuitry. You want to keep water clear of these if you don’t want to replace an expensive circuit board.

By Nathan Weinstock

Make Sure You Have a Working Carbon Monoxide Detector

Tue, 15 Feb 2011 12:59:37

Make Sure You Have a Working Carbon Monoxide Detector

New, tighter standards for home construction is generally a good thing, especially during cold winters such as the ones we have here in Ottawa. We don’t want to live in a drafty home and we certainly don’t want to be heating cold air that has leaked in from the outside. So a big part of how a house performs from an energy point of view is how good an air seal is provided by the walls, windows and door. Generally, the tighter the seal, the better the energy performance.

But, a tight house makes us more susceptible to a silent killer. A poorly performing or faulty furnace or fireplace can give off carbon monoxide (CO) gas. CO is a colourless, odourless gas. It is also deadly poisonous. Older houses that were not so air tight provided a level of ‘forgiveness’ when it came to CO poisoning. Even if there was a CO leak, the gas would be diluted and displaced by air leaking into the house. Now, with new tighter construction practices, any CO leak could easily build up to hazardous concentrations.

Which brings me to the point of this post. Have your furnace and fireplace checked and serviced on a regular basis. And, no matter what type of house you live in, MAKE SURE YOU HAVE A WORKING CARBON MONOXIDE DETECTOR. This can save your life.

By Nathan Weinstock

Major Trees, Sinking Homes

Thu, 07 Oct 2010 15:30:37

Major Trees, Sinking Homes

Recently, I attended a lecture given by James Urban. The lecture was about the Urban Forest and how it can have an impact on building structures. The lecture was co-sponsored the Ontario Association of Landscape Architects and the City of Ottawa. James Urban is a landscape architect and urban arborist with over 30 years experience in urban development and planting trees in difficult urban sites.

Let me start out by saying that the most important thing I took away from this seminar is that urban trees are GOOD. They are vital in improving the environment and the quality of life in our cities.

Having said that, a key point to understand is that a house, and its inherent structure, is supported by the soils that it rests on. With that in mind, good stable soils provide good solid support for the house. A significant area of Ottawa is covered with sensitive clay soils. These soils are sensitive to their moisture content. There is a moisture level in the soils where their supporting capabilities strike an equilibrium. If the moisture level drops significantly, the soil loses some of its supporting capabilities and the house can be subjected to sinking or settling.

Major trees found on a house exterior may can have a significant impact on the moisture content of the surrounding soils and on their load bearing capacity. The soils beneath such a house may not have reliable structural supporting ability over the long term. If the city experiences low water conditions (drought), the water demands from the tree roots will diminish the moisture content in the soils. Low soil moisture equals poor soil support equals structural sinking or settling. In particular, be wary of big trees with major root systems, such as the willow (see picture) or poplar. An Ottawa home inspection must include an evaluation of nearby trees and their potential impact, especially on the house structure.

Bottom line:
- Keep major trees well away from the house.
- And during times of drought, water your trees.

By Nathan Weinstock

Major Foundation Crack

Wed, 26 Oct 2011 11:43:43

Major Foundation Crack

The foundation is a very important part of your house. It holds the house up! And most homes that I inspect in Ottawa have poured concrete foundations. Concrete is one of the better construction materials having good strength in compression and being fire resistant. However, concrete is also a very brittle material. It is very likely to crack.

Cracks can happen in new concrete when it sets up and cures. This is due to normal shrinkage. Cracks can also occur when the wall is subjected to loads and stresses greater than the inherent strength of the wall. The existence of cracks does not necessarily indicate a serious structural problem. Cracks should be monitored for changes in size (getting larger) and water penetration (leaking).

How can you tell if a crack is large enough to be a serious concern? Try the screw driver test. Take a slotted screw driver and try to insert it into the crack (see photo of significant crack). If you can get the whole blade and part of the shaft into the crack, then the size is indeed significant. If the crack is this large or it is leaking, then further investigation will be necessary and remedial work may be required.

No matter what the size, it is generally a good idea to repair any cracks. This will allow for better monitoring and to help prevent leaking. It is also recommended that long term viewing access be maintained to assess and monitor the cracks on the interior. These should be monitored for any reoccurrence or change in size or length. Any cracks that are found to be growing should be investigated. It is not possible to identify the cause based simply on a visual examination. Additional engineering data on the foundation and subsoil conditions will be needed for a more positive evaluation. This is critical to ensure that these cracks are not structurally significant. If this is the case, remedial work (which can be significant) will be required.

By Nathan Weinstock

MAKING THE GRADE

Tue, 31 Mar 2009 10:23:51

Making the Grade

The 28 year old house was located just off the canal, a very prominent and sought after location in Ottawa. Just next door, a new house had been constructed. The grade next door was changed so the ground now slopes toward her house. This means that the neighbour’s water run-off flows against her house now. She needed help to deal with the problem.

The client also was considering listing her house for sale and wanted to know what kinds of issues a buyer’s home inspector might find upon inspection.

So, the client hired me primarily for these two important reasons. She wanted to be able to speak with assurance to the contractor/owner who had built the neighbouring house, and she wanted to be aware of any deficiencies an inspector might discover.

What did I find? The grading was a mess. The other house was built in such a way that the earth was piled up against her brick wall and sloped toward my client’s house. The property owner/ builder next door needed to adjust and regrade their land. This would have to be at his expense. How did I help her? I explained the issues and when I wrote up my report I detailed the concerns and implications of the current situation. The report, delivered promptly (by email), was used as documentation to secure a solution with the builder of the other property.

As for the condition of the house. It looked great and will show well. But, it was riddled with those silent, subtle issues that don’t affect the beauty of a house, but are all about how well it works in providing safe and reliable shelter for the long term.

By Nathan Weinstock

Inspecting For Flooding Threat

Thu, 20 Aug 2009 10:35:50

Inspecting For Flooding Threat

Inspecting a house for potential flooding starts well away from the home. If rainwater can easily drain away from the inspected home then it poses less of a flooding threat. With all the rain in Ottawa this summer, there has been some basement flooding. There are many reasons for this. A blocked catch basin cover over the storm drains on the streets is a simple fault to check for. The heavy rain washes leaves and debris to the catch basins at the side of the roads. The holes get blocked and water can’t flow away into the storm sewer. The water then has no place to go but into nearby basements. If you see a blocked storm drain, take a shovel, or even just the side of your foot and clear the leaves and debris. Clear storm drains do a lot to help reduce flooding risks.

By Nathan Weinstock

Inspect Your Chimney - It Could Be Your Friend Or Your Foe

Tue, 16 Nov 2010 10:26:04

Inspect Your Chimney - It Could Be Your Friend Or Your Foe

As the days get colder here in Ottawa, we are relying more and more on heat from our furnaces and fireplaces. These produce heat from fire (or combustion). Whether it is oil or natural gas or even wood, we burn these to make heat. And when there is fire, there is smoke, and other products of combustion. So in addition to smoke, you can get carbon dioxide, carbon monoxide, and water vapour. And all these products of combustion are potentially harmful, if not outright dangerous. Smoke, carbon dioxide, and carbon monoxide can kill building occupants. Water vapour can raise humidity levels and support the growth of mould.

Needless to say, it is important to get these products of combustion safely and reliably out of the house. This is usually done through the chimney. The chimney is nothing more than a controlled airway (flue) to the outside. In older houses the flue can be encased in brick or stucco. These are the chimney types that are most prone problems. The earthquake we experienced here in Ottawa this past summer took a tremendous toll on the brick chimneys. And the cold Ottawa winters freeze the stucco on some chimneys and cause them to disintegrate (see the photo).

So, before the cold weather grips Ottawa, take a moment to inspect your chimney. This can usually be done from the ground, either with your naked eye, or with binoculars. For safety’s sake, do not climb up on the roof! If you cannot see the chimney, hire a professional chimney specialist to carry out the inspection. In fact, it is recommended that your heating system and fireplace be cleaned and inspected every year to ensure that they are safe and operating optimally.

By Nathan Weinstock

Furnace Humidifier Gone Bad

Wed, 05 Oct 2011 14:20:38

Furnace Humidifier Gone Bad

You do not need a humidifier on your furnace. There, I’ve said it. Contrary to conventional wisdom, humidifiers are not only unnecessary in modern homes, they can be harmful. I am regularly coming across these during my Ottawa home inspections.

The sensitive part of a furnace is the heat exchanger. That is the part of the furnace that surrounds the fire chamber. The heat exchanger captures the heat from combustion and transfers it to the air that is blown by the furnace. The heat exchanger also ensures that the exhaust gases are safely directed to the outside, either through the chimney or the exhaust pipe. If anything happens to the heat exchanger, it rusts or cracks, then generally a new furnace is required.

The biggest threat to the heat exchanger is water. You do not want water anywhere near the heat exchanger. A humidifier is generally perched just above the heat exchanger. If it leaks, it can destroy the heat exchanger, and thus the furnace. (See the photo.)

A humidifier can also pose a health hazard or environmental challenge. The old sponge drum humidifiers are perfect breeding grounds for bacteria and mould. These can be easily distributed through the house in the air system. This is of particular concern to anyone with environmental sensitivities or asthma. The newer evaporator plate humidifiers operate with a constant flow of water. It’s like a dripping faucet. Not only is this costly, but it is a waste of a precious resource.

The reason a house feels too dry in the winter is because you are getting too much air infiltration. That means winter air is leaking in through your doors and windows. When you take cold winter air, warm it up to interior temperatures, you drop the relative humidity to the equivalent of the Sahara desert. It is very dry.

But you have plenty of moisture generated in the winter: through showers, house plants, doing dishes, laundry, even breathing. So there is no need to add more moisture. If you find your house is too dry, then you need to seal the envelope: weatherstrip, caulk, or upgrade your doors and windows. Just don’t install a humidifier.

By Nathan Weinstock

Free Phone Consultation

Thu, 29 Jan 2009 17:04:59

Free Phone Consultation

I always tell my clients to call if they have any questions. Once a client, always a client. You get a life time of free phone consultation when you hire AccuChex to inspect your house. The client can call me 10 years after I’ve inspected the house. No need to be shy. vaporizer During one of the winter cold snaps a client called to ask about how to make his house warmer and save money at the same time. With the temperatures hovering around -30 we all had the same thing on the mind.

We talked about various options. He wanted to close off the heat to different rooms. I told him how to control the flow of warm air in each room by adjusting the dampers in the warm air supply ducts. This has to be done with caution as. There are sharp screws and metal edges inside the ducts and it’s possible to cut your hand in the process.

If a room is not being used, shutting off the heat to the room and closing the door does help distribute more heat to the rest of the house. But there is a risk in this procedure. If the room becomes too cold, you can get condensation on the walls and ceiling. This can support the growth of mould. The presence of mould is considered a serious health threat. Mould found inside wall cavities can be difficult and costly to eradicate. These costs would negate any saving on heating. It is possible to limit the heat to unused rooms, but the temperatures should not be freezing. Temperatures should be no lower than 12-15° C.

The AccuChex client also asked about humidifiers in the bedrooms. A limited use of a mister or vaporizer in a single room should not pose a risk of mould. The danger is when there is extensive use of humidifiers, especially ones installed on the furnace itself. That’s bad for the furnace and a potential health hazzard.

It was good to talk with him and I encouraged him to call back at any time with any questions. I’m available by email through this web site, accuchex.ca, or by phone at 613 792 3330.

By Nathan Weinstock

Foundation Wall Rot

Thu, 19 Jan 2012 13:23:42

Foundation Wall Rot

I pointed out in a previous blog that the foundation plays a vital role in holding up the house. And most homes that I inspect in Ottawa have poured concrete foundations. Concrete is one of the better construction materials having good strength in compression and being fire resistant. Concrete is a composite construction material composed primarily of aggregate (coarse gravel or crushed rocks), Portland cement, and water. The ability of a wall to last and provide reliable performance relies largely on its particular formulations and its surrounding environment. The concrete in older foundation walls (over 60 years) was often formulated with a lower cement content. This reduces the bonding ability of the concrete. These older walls also have no waterproofing protection.

As it ages, the concrete wall can deteriorate and lose some of its ability to resist lateral forces (the earth pushing sideways). This is caused by water seeping through the wall and washing out the binding cement. A significant factor affecting the wall’s longevity is the amount of water that passes through the wall, contributing to the deterioration. The less deteriorating water, the longer the wall life. This means that a dry wall environment can provide good long term performance. On the other hand, a cracked, leaky wall may not provide reliable service.

Repairs to these walls can only be effective when done on the exterior. Any attempt to repair and cover the walls on the interior will inevitably fail and fall off (see photo). At some point in the future the foundation may require (major) remedial work to reinforce the wall. Eliminate any water migration through the wall (foundation water proofing). Provide proper drainage around the foundation. Repair the foundation wall. Provide and maintain viewing access on the interior at strategic wall locations to monitor and assess the wall condition and performance.

By Nathan Weinstock

Elisabeth�s Story

Tue, 06 Jul 2010 11:59:02

Elisabeth’s Story

“You should write about this on your web site”, she exclaimed over the phone.

Elisabeth had bought a new house in Sandyhill, an established neighbourhood in the centre of Ottawa. Last summer, she had the pre-delivery inspection with the builder and moved in. I inspected the house after she had lived in it for 9 months. This had given her the chance to get to know the house and given the house the opportunity to display any faults.

The AccuChex™ inspection proved to be quite revealing. A major problem turned out to be the lot grading at the back of the house. The exterior landscaping was installed so high that the bottom of the brick wall was buried, the weep holes were blocked. Without weep holes the building envelope and structure are at serious risk. Weep holes allow moisture to flow out of the building walls. Clear weep holes are one of the key elements of sound building practice. In this case, it would be very difficult and costly to correct this construction deficiency. In order to repair this oversight, the finished landscaping around the house would have to be re-graded to clear the weep holes while ensuring that the ground slope is still away from the wall.

The builder balked at the inspection report and said it was “wrong”. The grading was just fine.

Elisabeth did not stop with that. This is her house, her investment. She took the report to the city’s Building Department. The city referred back to the original design and plans. It turned out that the installed grading around the building was not what had been approved.

Now Elisabeth not only had the inspection report, but she had the City of Ottawa Building Department behind her. The builder has been ordered by the city to comply with the approved building permit.

Elisabeth called the AccuChex™ office to thank me for the careful work and detailed report. Without my inspection she would not have known that there was a serious problem. Without the report she wouldn’t have had the documentation to take to the city. She has booked a re-inspection visit at an exceptional rate, a special provision provided exclusively to AccuChex™ clients. If the work still doesn’t follow sound building practices you can bet Elisabeth will not rest until the job is done right!

By Nathan Weinstock

Early Inspection Helps Get House

Wed, 28 Jul 2010 11:34:03

Early Inspection Helps Get House

Normally Accuchex clients phone to have the house inspected after the Agreement of Purchase and Sale has been accepted. Sometimes, however, it makes sense to have a house inspected before they submit the offer. This is so the inspection condition does not need to be included in the offer, making it more appealing to purchasers and more likely to be accepted.

In a previous blog entry, I told you about our eldest daughter who bought a very practical townhouse in the Ottawa suburb of Barrhaven, walking distance to the transit way. She and her husband learned how to change the furnace filter, mow the lawn, shovel the drive and pay the bills. The house had been good for them, but this spring they decided to move to a bigger house.

They found a solid brick, 1960's side split inside the greenbelt. It was very attractive and it looked like there could be multiple offers on the house. To make their offer more appealing, they wanted their agent to submit it without the inspection clause. They asked Nathan to provide an inspection prior to submitting an offer. On Saturday afternoon father and Accuchex home inspector Nathan Weinstock got out his ladder, flashlight and tool belt to inspect the older Ottawa west end home. Of course there were flaws, but not significant enough for them to walk away. They thought the house was worth the move, and so, with the inspection already taken care of, they could put in the offer without the inspection clause. They got the house.

If you need to make a fast decision, Nathan is often available to inspect homes on short notice. Whether you have the house inspected before you make the offer or after it is accepted, it’s up to you, the client. But keep in mind, it’s always best to have a house inspected by a qualified, certified RHI. In Ottawa, call Accuchex, 613 792-3330. Or go to www.accuchex.ca and click contact us to ask a question or book an appointment.

By Nathan Weinstock

EXPERTS ON THE RADIO

Mon, 05 Jan 2009 20:27:56

I was driving to Barrhaven in Ottawa along the 416 this week, listening to CBC 1, the Ontario Today phone-in segment with Rita Celli. I found the topic interesting from a professional point of view. The guest was answering questions about home renovations. In the space of 10 minutes, before I had to turn off the car at the client’s house, I was struck with 2 points. You shouldn’t blindly follow the advice of radio guests without first doing some real home work. And second, landscapers cause a lot of damage to foundations with their garden designs where they says you have to “soften” everything.

The guest seemed to be a nice guy. He had a number of good points to make, but some questions are just too complicated and some projects just too important to be answered in a 2 minute radio conversation. One phone-in guest had dug up the foundations around his house by himself. Gutsy guy. Said it almost gave him a heart attack. Now he was wondering what he would have to do. Did he need to put in new weeping tiles? What kind of membrane did he need? What about the drainage and sewer issues. He was attempting to do his own foundation repairs, but he needed a full education in the process.

Another caller had questions about water seeping into her basement. She described how the soil level at the exterior comes up above the foundation line of her house. This prevents the proper run off of water from the house. Currently a patio also prevent proper run off. The expert suggested she contact a landscape designer to correct this flaw. The proper landscaping surface right next to a house should be a hard surfaces, one that slopes away from the house foundations. Landscape designers in this area love to build up soil and plant shrubs near the foundation of homes. It “softens” the appearance and it supposed to looks pretty. But it really works against the long term viability of house foundations. I see this all the time in all the various neighborhoods of Ottawa, Alta Vista, Elmvale, McKellar Park, Glabar Park, Westboro, Barrhaven, Kanata, Orleans, even Lowertown, Ottawa South, Glebe and the Golden Triangle. I’ll write about this again. Very few people listen. Basic principle of house maintenance: don’t put something that needs to be watered next to your foundations. Foundations like to stay dry.

By Nathan Weinstock

Drain Clean-Out Full of Water

Thu, 02 Sep 2010 09:30:23

Drain Clean-Out Full of Water

The recent heavy rains here in Ottawa had some surprising effects on houses. On a recent home inspection, I noticed that this access pit to the drain clean-out was full of water. Normally this is a dry area in the soil. The client said that this has been full of water since she checked after the heavy rains in early August. She wasn’t sure how long the water had been there before she looked.

What is clear is that ground water levels are on the rise in many parts of Ottawa. This house is almost 40 years old. A house such as this would have likely been built with a sump pit and pump had the water table been as high as it is now. The client is now looking at the prospect of installing a sump pit and pump along with the possibility of some work replacing the weeping tiles.

As a certified home inspector I see real world evidence of a shift in our environment. And although there is a fair ongoing debate, it appears that some form of climate change is taking place. It is impossible to predict what impact it will have or where it will show up.

By Nathan Weinstock

Christmas Tree Safety

Wed, 01 Dec 2010 12:34:58

Christmas Tree Safety

It seems every Boxing Day there’s news of a very tragic fire that destroys a family home. Christmas tree fires are a big problem not only here in Ottawa but right across North America. But a few basic steps (water, inspection, and switch off) can improve safety dramatically and help to ensure an accident free holiday.

First, water the tree! If you’ve gone to the trouble of buying a natural tree, remember to keep the tree hydrated. The water will keep the tree from drying plus help keep its forest fragrance, adding to the festive atmosphere. Typically, it is electric lights that short out, open flames from candles, or lighters or matches that are responsible for tree fires. A well watered tree will reduce these hazzards significantly. The National Fire Protection Association in the United States suggests you place a tree in a stand with 7-8 liters of water. Maintain the fluid level for the duration of the holiday. Very important: keep that tree wet!!!

Second, inspect the electric lights! Look for the CSA International Certification mark when you purchase the lights. As for your old lights, before you plug them in or put them up, inspect every string, and throw out any lights that have frayed cords, cracked lamp holders or loose connections. If you have to replace any bulbs, make sure the new bulb matches the voltage and wattage of the original.

Third, turn the lights off! If you are going out or going to bed, turn off the lights. This decreases the incidence of fire and saves energy costs. When you pack up the decorations at the end of the season, use the manufacturer’s box. The original packaging will contain manufacturer’s instructions.

There are many good, convenient places to buy natural trees within the City of Ottawa. Many local churches and charities, as well as major stores, offer trees for sale. This should be a wonderful, fun season, and by inspecting their lights and trees, homeowners can help maintain a safe and festive home for the holidays. And as always, it’s always the season to inspect your smoke detectors!!

Have a happy and safe holiday season, from Accuchex Building Inspectors.

By Nathan Weinstock

Ceiling Mystery

Fri, 16 Dec 2011 11:07:24

Ceiling Mystery

One of the most common questions asked by clients during a home inspection here in Ottawa is: “What is that?”. And usually there is little that can stump this experienced AccuChex home inspector. After over 24 years, I have seen it all, almost . . .

Recently, a ‘thing’ protruding through the upper bedroom ceiling of a century home turned out to be quite a mystery (see photo). It was some sort of wood plug. There was a fair bit of water damage in the area. So much so that mould appeared to be growing there.

There most likely was an old space heater chimney (a wood stove pipe) going through the ceiling and roof at this location. The wood stove was removed when the central heating was installed. Whoever removed the pipe didn’t take the time and care to patch and seal the ceiling properly. They thought something like the bottom of an old wood pale would do.

This emphasizes the point that home repair shortcuts never make sense. It is easier and cheaper in the long run to do the job right to start with.

By Nathan Weinstock

COMMON ROOFING FAULTS

Mon, 05 Jan 2009 20:29:57

Excessive Curling and Cupping of Roof Shingles (Figure 1)
The roof shingles have excessive curing and cupping. After a full summer season the expected settlement and resulting sealing did not occur. Shingles must lay flat and form an even, level, and uniform weather shield. Shingles that do not lay flat do not provide reliable protection, especially in extreme weather. They are also subject to premature wear and aging. The shingles can often be repaired or secured with roofing adhesive or cement. Ensure that only products recommended by the manufacturer are used. Shingles that cannot be repaired need to be replaced.

figure 1

Lifting and Loose Ridge Caps (Figure 2)
The ridge caps on the roof are loose. They are lifting. These do not provide reliable protection, especially in extreme weather. Also in extreme weather, the cap elements can be damaged or torn away. They are also subject to premature wear and aging. The ridge caps need to be secured or replaced in a secure, reliable manner

figure 2

Exposed Roof Fasteners (Figure 3)
There are a number of exposed fasteners on the roof. The roof will likely leak at these locations. The exposed fasteners need to be covered and protected

figure 3

Lack of Roof Shingle Overhang
Shingle manufacturers instruct that shingles overhang the drip edge and underlayment by no less than 1/4" to 3/8". Some roof shingle edges can have no overhang or fall short of the roof edge. This exposes the roof and provides inadequate weather protection. These shingles need to be replaced so that at least the minimum overhang is provided.

By Nathan Weinstock

A Shower Without Walls

Wed, 28 Mar 2012 15:30:26

A Shower Without Walls

Love your big, comfy, vintage bathtub? Wish you could have a shower as well as a soak? Well there is a creative solution that I came across during a recent Ottawa home inspection.

In all areas of the house, including bathrooms, you want to control the flow of water. This is to prevent flooding and water damage. In a shower, you typically need some sort of wall surround to keep the water in. The walls are usually covered with ceramic tiles or acrylic sheets. You only have to worry about one side, the one you get in and out of. And that is usually taken care of with a shower curtain. But what happens when you want to add a shower to a free standing bathtub? There are no walls on any side to contain the water. Often this means remodelling the bathroom and installing a more conventional bathtub-shower combination.

But there is a way of getting the shower into the existing tub. Instead of tiled walls catching the shower spray, there is a circular rod that lets the shower curtain do the job on ALL sides (see picture). The rod also supports the shower head and supply piping.

While quaint and full of charm, this solution is more of a challenge. If all the gaps on the curtain are not closed, or worse, if the curtain bottom is not sitting inside the tub, you can get serious flooding and water damage. It goes to prove the old adage, where there’s a will, there’s a way. But take care.

By Nathan Weinstock

A Roof Asking For Trouble

Thu, 21 Jul 2011 17:06:42

A Roof Asking For Trouble

No one wants a roof leak, right? With the recent wild weather here in Ottawa, roof damage and roof leaks have turned up more and more. So, an Ottawa home inspection needs to pay close attention to the roof more than ever. A major red flag when it comes to assessing a roof is its complexity.

Roof leaks, in fact any leak, rarely occurs in the middle of a surface. You generally get leaking where there is a joint, a connection; where two surfaces come together. So logically, the simpler the assembly, the fewer the joints, then the more reliable the roof. Imagine a simple shed or gable roof: just 2 flat surfaces meeting at a single line, the upper peak. You cannot get a more reliable roof configuration than that.

On the other hand, there are these new elaborate roofs that are a mish mash of gables, hips, and dormers (see photo). They are a leak waiting to happen. Not only does every seam and joint offer a potential water entry point, but the roof configuration is guaranteed to trap snow and ice, a perfect source of leaking water.

So roofs are perfect candidates for the KIS principle, Keep It Simple. The simpler the roof, the more reliable it will be, and the better the chances that water will stay outside.

By Nathan Weinstock