Recently while conducting a home inspection in Amherstburg I came across a property that had vermiculite as insulation. Upon first sight, it seems quite alarming. I remembered my training and undisturbed vermiculite is non harmful. For those who are unaware of what vermiculite actually is I will attach an article supplied by my report writing software and notarized leader of the inspection industry Carson Dunlop (see below).

Basically, vermiculite is a rock type substance that was utilized in the 70’s as an insulating agent. It was poured into attics by the bag and acted as an insulator and also proved to be fire retardant. Some of the insulator contained particles of asbestos mined out of Quebec mines. This is where the difficulty lies. Obviously, the problem is the safety factor in having this substance in your home. Do you purchase a home that has vermiculite in the attic? My answer: be thorough. Be thorough in your investigation in regards to the asbestos content in the material. Vermiculite can have asbestos or it may have no content at all. This is why it is imperative, upon discovery, to have samples tested.

Binder Home Inspections does not recommend local I.D. and removal companies but, the services do exist. The company will enter the attic space and take 3 or 4 bagged samples and have the samples tested. Some companies have the samples tested locally whereas other companies send the samples out of town for verification. Once the material has been identified as not harmful, it is alright for the Owner/Buyer to remove the substance and insulate.

Do you remove the substance or do you insulate over the vermiculite. This is a personal choice. After the substance is deemed safe, I would (personally) still remove the rock. Let’s start fresh, get rid of the substance and give your attic a new coating. If you decide to blow in insulation, have it spray foamed, or roll fiberglass…a new layer should be applied. If you are the Seller and decide to keep the material in the attic, please keep the negative test results. This will make for easier identification for the Home Inspector, and ease the mind of the potential Buyer. As a certified Inspector I will not spend any time in an attic that has vermiculite. I will re-evaluate once the substance has been negatively identified and continue with the attic inspection. Please read the following article from Carson Dunlop in regards to this issue. If you have any questions or comments in regards to this topic call Binder Home Inspections @ 519-995-2067 or e-mail your questions to john.binder@sympatico.ca . Do not forget to visit our website for important details on your next Home Inspection! www.binderhomeinspections.com

VERMICULITE INSULATION
What Is It?
If you have never seen vermiculite insulating an attic, you may have seen it in potting soil. Vermiculite is a naturally occurring mineral worldwide. When heated rapidly to high temperatures, this crystalline mineral expands into low density, accordion-like, golden brown strands. In fact, its worm-like shape is what gives vermiculite its name. The worms are broken into rectangular chunks about the size of the eraser on the end of a pencil. In addition to being light, vermiculite chunks are also absorbent and fire retardant. These characteristics make it great as an additive, for example to potting soil. It also makes a good insulating material.
Where Was It Used?
Sold under various brand names, such as Zonolite Attic Insulation, the insulation came in big bags. Thousands of homeowners simply opened the bags and poured the vermiculite onto their attic floor and sometimes down exterior walls. It was generally not used in new construction.
When Was It Used?
Worldwide, vermiculite has been used in various industries as long ago as 1920. With the upsurge in home ownership during the baby boom, vermiculite insulation was a popular material in the 1950’s, and continued with the energy crisis into the late 1970’s. In Canada, it was one of the insulating materials allowed under the Canadian Home Insulation Program from about 1976 to the mid-1980’s. The CHIP program provided grants to homeowners to increase insulation levels, reducing energy consumption.
What Is The Problem?
The majority of the vermiculite used worldwide was from a mine in Libby, Montana, owned and operated since 1963 by W.R. Grace. The mine was closed in 1990. As well as being rich in vermiculite, this mine had the misfortune of having a deposit of tremolite, a type of asbestos. When the vermiculite was extracted, some tremolite came in with the mix.
For Canadian use, the raw product from the Libby mine was shipped to Grace subsidiary F. Hyde processing plants in Montreal, St. Thomas, Ajax and Toronto, and Grant Industries in western Canada. At these plants, it was processed and sold as Zonolite.
What Is The Risk?
Asbestos minerals tend to separate into microscopic particles that become airborne and are easily inhaled. People exposed to asbestos in the workplace have developed several types of life-threatening diseases, including lung cancer. Workers in and around the Libby mine developed serious health problems.
Like any hazards, length and intensity of exposure are major factors in the risk of asbestos-related respiratory illness. To assess the risk of asbestos exposure at a house, a sample of the vermiculite would need to be analyzed by a lab. Since most of the vermiculite used in Canada was taken from the Libby mine, the odds are quite good that there is asbestos in the vermiculite in Canadian attics.
The good news is that we don’t live in our attics. In addition, as long as it is undisturbed, neither the asbestos fibers bound up in the vermiculite chunks nor the dust will be released into the air. According to the National Institute for Occupational Safety and Health in the U.S., “Most people who get asbestos-related diseases have been exposed to high levels of asbestos for a long time.” Lastly, most of the time the air in your house flows from the house into the attic, rather than into the house from the attic.
The bottom line is, like most household products that may contain asbestos, and there are many, doing nothing is often the best approach. Naturally, the risk of exposure increases with the amount of time spent in the attic.
Recommendations
If the attic or walls of a house contain vermiculite insulation, leave it alone. Avoid disturbing the material. Do not sweep it or vacuum it up. Do not store belongings in the attic.
If work is planned that involves these areas, for example installing potlights in a room below the attic, send a sample of the vermiculite to a private lab. Send several samples, and use a lab specializing in asbestos analysis. If it is found to contain asbestos, or if you just assume it does, precautions should be taken. The safest approach would be to have the insulation in the affected areas removed by a qualified environmental contractor.
For smaller jobs it may be sufficient to isolate work areas with temporary barriers or enclosures to avoid spreading fibers, use disposable protective clothing, and use proper respiratory protection. An important note – disposable respirators or dust masks are not appropriate for asbestos. Again, it is best to consult a qualified contractor.

Contents of this site Copyright 2008 Carson, Dunlop & Associates Ltd. All rights reserved.
No text or graphical material may be copied from this site without the express written permission of Carson, Dunlop & Associates Ltd. Line drawings are from the Carson Dunlop Home Inspection Training Program and Home Inspection Software Tool – Horizon

I want to help my past Clients and new Clients realize the importance of protecting yourself. Not from the harms of mould, leaky basements, shoddy electrical work, multiple layers of shingles or an inoperative sump pump. I want to pontificate today, on the likelihood of being the subject of libel. Libel and slander differ in a way that libel is directed at a party by way of the written word. The internet or web is a spectacular invention for information. Not only is the internet used for information but, entertainment as well. You Tube, online live video, detailed web pages with boundless capabilities. The web is growing in a way that no person could have predicted twenty years ago. Generation X people like myself were amazed at the disappearance of the record album and the typewriter (remember those items?)

Presently though consumers and business owners now have to deal with the downside of the internet. Competition is a great method of putting your company at the top of the heap by outperforming your competitors. Years of exceptional work ethic and Client relationships can be tarnished by unavoidable libel remarks posted by inferior business practices.

Let me explain a little further if I may. The search engine Google has an area that is utilized as a business review. It is simply Google Reviews it is a place where previous/present Clients can post comments in dealing with a specific business. However, I have recently been a victim of libel on this particular utility. A competitor in the Home Inspection business has found it necessary to post libelous comments in regards to my Clients posting nice comments about Binder Home Inspections. This person has found the need to state that these comments were fabricated by Binder Home Inspections and posted. Clients of Binder Home Inspections posted these comments by taking their own personal time and giving a good word to support my company. I would like to apologize to all of my Clients who did take the time to post these comments and promote Binder Home Inspection. However since this party felt that the comments were fabricated I had to have my ad agency out of New York, remove them. The ad agency posted these comments and the libelous party felt that they were fabricated. Sorry to all involved.

In closing, I find it necessary to warn all business owners, Clients, customers, and competitors that it is necessary to be aware of these practices. I am going to weasel this competitor out, along with a fellow Home Inspector there will be litigation proceedings. I want this person to come forward and dare to identify themselves. I apologize for not posting my monthly blog in regards to the business. However, Binder Home Inspections felt the need to defend itself of these libelous comments. Our helpful hints will return next month! Binder Home Inspections will continue to strive to remain the leader in the Home Inspection field. Thank you, John Binder – Binder Home Inspections.

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