Binder Home Inspections is revealing a long unknown secret!

When buying a home, the following points should be analyzed carefully.

1.-Foundation, Foundation, Foundation….Some buyers will think location is the most important component when purchasing a home. Wrong, the foundation of the home is the most important factor. Have there been prior repairs to the foundation? Is there a membrane present? Does the grade slope away from the foundation? Are there any cracks between the mortar joints, or are there signs of cracking in the poured foundation? Many other factors may indicate movement or signs of water infiltration.

2.-Roof/Shingles/Sheathing- the second important area of the home you are about to purchase is the roofing system. The shingles should be in good shape. The roofline should not sag. The sheathing under the shingles should not show dampness, or excessive penetrations. We should add flashings to the list as well, the aluminum protection running along your chimney, skylights and also valleys of your roof.

3.-Electrical System- the third and equally important as the 2 previous components is the homes electrical system. You want to make sure that the system has been updated with a well insulated copper wiring. If aluminum wiring has been detected, it has been properly installed and maintained properly. If any knob and tube wiring has been found within the home it should also be identified. Grounded outlets, GFCI (ground fault circuit interrupters) outside and near water areas (bathrooms), covered junction boxes, etc are all important issues.

4.-Water Run Off- see my previous blog (Water on your premises?). Basically, you want water directed away from all components of your home.

5.-Heating/Cooling- this category speaks for itself. Make sure both units are working efficiently and saving energy and your indoor environment. Make sure the units are clean and rust free, with clean filter. Have a certified technician when the season warrants, to make sure the units are working up to standards. **off topic but extremely important…make sure there are CO2 detectors on all floors!

Any questions feel free to call John @ Binder Home Inspections 519-995-2067
Or email @ john.binder@sympatico.ca
Or check website for great info @ www.binderhomeinspections.com
Happy Home Hunting!

With winter arriving just before Christmas, along with its arrival come signs of distress on your home. The following components feel stress just like the dreariness you feel with the grey of the season. The foundation, roof, attic, plumbing, concrete pads/porches, and chimneys, all take a pretty good beating throughout this time of year.

Your homes foundation, the base of your family structure takes on the brunt of the season regularly. There is not much you can do right now but, it is a good time to take notes for spring. Walk around the perimeter of your home and take note of any cracking in the foundation. Whether your home has a poured or concrete block foundation or, if it lies on a crawlspace. Look to see if there are cracks in the concrete itself, and see if there are cracks in the mortar joints of the block. There are numerous reasons as to why there are cracks but, they need to be looked after and determine the cause. Root systems, frost/heaving, poorly constructed, and water direction. If anything greater than a hairline crack is noted call in the pros. If the crack is a small hairline crack, purchase some concrete caulk/patch. Fix the area and watch to see if it reappears. If the crack widens and needs further repair, call in the pros.

Your roof takes a huge beating in the winter. Even this year with little or no snow, when a roof endures freeze/thaw cycles this can cause greater damage. Heavy rain can leach behind cracks and crevices between flashings at roof/wall intersections. This can cause the flashing to separate and damage between the surfaces. Flashings are generally placed between areas of vulnerability. Such as chimney/roof intersections, plumbing vents/roof, and roof/wall connections. On a dry winter/spring day safely from the roofs edge with binoculars perhaps. Take a look at these important areas to check for deterioration in flashings and caulking. If water penetrates these important areas, it can cause great damage to your roof sheathing (plywood) or behind the wall coverings (brick, siding, stucco). If damage is apparent, determine if it is a simple fix or a job for the pro.

Check your plumbing system while walking around your exterior as well. Make sure garden hoses are disconnected and exterior water lines have been shut off and drained properly. Inside your home, walk in your unfinished basement (if unfinished of course) check all of the connections that are visible. Copper or plastic fittings should be snug and secure. If any leakage at the joint is noted it would be wise to call in the pro for the fix.

Concrete porches, patios, walkways and driveways all endure a great amount of stress in the winter months. The ground below all of these components freezes. This year the ground also thaws with the warm spells. This creates havoc with your concrete/asphalt drives or walkways. Cracking is the result of the freeze/thaw cycles. This means patching in the springtime when the ugly crack is more prevalent. To reduce the chance of cracking relief cuts should be made in concrete pads after they cure and dry. This will reduce the chance of cracking over the long term. Cracks that have already appeared need to be patched a.s.a.p. this will alleviate any chance of the cracks becoming larger. Use a concrete/asphalt patch to discourage any further damage.

Lastly, here is Binder’s piece of knowledge free of charge! Chimneys should be swept after the fireplace burning season. That way, the chimney is ready for next season. Stock up on firewood, it needs to cure/dry at least 6 months prior to the next season. Finally, drain off that pool cover/pool (pools with safety covers) and add some chlorine if the sun is finally appearing. Get ready for spring…tune up the lawnmower…check to see if the beer fridge still works. Sit back and enjoy your home!

• sustainable site development
• water efficiency
• energy efficiency
• materials selection
• indoor environmental quality

There is no denying the importance in any and all of the above bullets. I am not going to educate you on the vast knowledge in each category. The interest I have been studying for the last few years in green energy supply and low environmental impact must have rubbed off on others as well. I am not one who feels that global warming is a hoax. I feel our environment is in a major change and the effects of the climate will be debilitating. However, it is not all doom and gloom. There are incentives, alternatives, and gratification in everyone doing what they can to improve the means of energizing and constructing our home(s). Commercial-buildings, business, and manufacturing have greatly injured our planet. The impact is severe but, they have their own incentives to reduce their emissions. Binder Home Inspections is only concerned with “our home”.

Sustainable Site Development- Consider where our homes are being built and erected. Are we developing areas that are affecting our lakes and rivers? Is it necessary to build our homes near watershed that may harm our environment? Is there need to construct a new sewer system? Can a design retro the present system to rid of a depleting system. Do we have to install that break wall? The water table is something that needs examination. If piers or footings have to be sunk, what are the long term effects of the aggregate?

Water Efficiency- Hopefully this is a term that is self explanatory. We need products and human knowledge on methods to reduce water usage. Low flow systems installed on all water appliances (Furnaces, water heaters, sanitary systems, drinking and cleansing) to reduce usage. Limit the draw on our lakes and rivers by re-using water to the best of our abilities. Waste water systems are already installed to make use of the heat lost during showers, laundry and dishwashing. Rain water is being re-directed to rain barrels for gardens. Grey water pits need to be redirected for further usage. Water filtration systems need to be utilized in recycling our usage.

Energy Efficiency- People are fighting the installation of smart hydro meters. BHI understands the fight but, also understands the logistics. Limiting homeowners to the times for air conditioning, dishwashing, laundry and general hydro usage is an invasion understandably. However, it is wise to turn down the a/c while at work or away from the home. Turn the dishwasher on when you go to bed. Run the dryer at an appropriate time when other appliances are not being used. No big deal, just an adjustment for convenience. Please use high efficiency refrigerators, stoves, furnaces, dryers, washers, dishwashers, water heaters and a/c units. Please check their SEER ratings for efficiency, do the homework prior to purchase. Use low voltage lighting systems. Shut the lights off when not in use (my biggest pet peeve). One chore I have to look after this year is to install a timer on our pool pump! There are millions of other ideas as well BHI has not touched on…submit your ideas to john.binder@symptico.ca so I can pass them on to my future Clients.

Materials Selection- Construction materials are moving in leaps and bounds. There are numerous materials that are available to the new home builder. Mostly found in the wood products for framing, beams, and sheathing. The forests in British Columbia are using woods that can be repopulated quicker. This means a tree (e.g. Poplar) can be regenerated faster, harvested and then re-grown to regenerate the forest at a greater pace. Wood and lumber are being compressed with different types and grades to produce hybrid lumber products. These products have been tried and tested tougher by the industry. Welcome to the new home of compressed rafters and joists. The lumber is strong and durable with the ability to span greater distances. Shingles can be constructed with recycled materials as well. Knowledge is available, it is up to the Builder and the Client to make sure these environmental products can be utilized.

Indoor Environmental Quality-This final bullet has many directions. Radon gas and mold is an ongoing topic of interest to Home Inspectors. Both can be detected by professional services. Mold is not a hard diagnosis. There are not many homes that do not have mold or the potential of mold. Wetness, moisture and humidity within a home are not uncommon. With any three of these condensates increase the possibility of mold. Reduction of moisture requires help. The use of dehumidifiers, proper drainage, proper landscaping, lot grading, eaves trough/downspouts, sump pumps, and etc. all provides relief from water penetration. See blog #1 on Moisture @ www.binderhomeinspections.com. Heat recovery ventilation, also known as HRV, mechanical ventilation heat recovery, or MVHR, is an energy recovery ventilation system using equipment known as a heat recovery ventilator, heat exchanger, air exchanger, or air-to-air heat exchanger which employs a counter-flow heat exchanger (countercurrent heat exchange) between the inbound and outbound air flow.[1] HRV provides fresh air and improved climate control, while also saving energy by reducing heating (and cooling) requirements. Energy recovery ventilators (ERVs) are closely related; however ERVs also transfer the humidity level of the exhaust air to the intake air. Air exchangers can also be beneficial to any new home with an envelope that is airtight. Opening a window can also add the needed fresh air to a home that is too airtight….any questions or comments….call, e-mail, Have a wonderful Christmas and Happy New Year! From John @ Binder Home Inspections.

When I had this website developed the idea was interaction. I would like to hear questions from present Clients, future Clients and anyone with questions in regards to the Housing Industry. If you find yourself in the midst of the purchasing process and want to know the difference between a high efficiency furnace and a mid efficiency furnace…please send a note. If you would like to know why do I really need an Eco Energy evaluation? Please feel free to ask. P.S. If you are a present Homeowner and have no intentions of buying or selling…send your questions and comments as well. This site is designed for the Homeowner!

Many of my present Clients are generally concerned with water, moisture, mould, and how to prevent the infiltration of water. The key to avoiding water/moisture damage is to direct water away from your foundation. Simple as it sounds, it is the most frequent deficiency noted when I conduct inspections in the field. Gutters and downspouts are usually directing water directly down the side of the foundation. The water/moisture slowly causes cracking and deterioration of the mortar/concrete. Most new homes are constructed with a poured concrete foundation. Older homes are constructed with concrete block foundation. In saying so, the poured or block foundation can both be susceptible to water infiltration.

Grading of your lot also has much to do with the direction water travels. If your lot is graded towards your home, water will be directed towards the foundation. This is why you have so many Homeowners hiring water solution contractors. This is why you see foundations being dug up and waterproof membranes being applied. The ground is then backfilled and properly graded. If the Homeowner had been vigilant initially with water direction, there would be no reason for excavation.

Please be vigilant in fighting water! Make sure your lot is graded properly. Make sure your downspouts are directed at least 6’ away from your foundation (not on your neighbors lawn! LOL). I have many plans on the way to fight water infiltration. If you would like further information, please e-mail John with your questions @ john.binder@sympatico.ca Stay informed, and updated on material regarding You the Homeowner….@ Binder Home Inspections….Your home of quality customer satisfaction. Voted #1 in customer satisfaction among local inspection companies!

Thanks for reading.

John Binder
519-995-2067
john.binder@sympatico.ca
www.binderhomeinspections.com