GoldEye Home Inspection Energy Advisor

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  • The History of GoldEye Home Inspection

    The History of GoldEye Home Inspection

    The History of GoldEye Home Inspection

    I don’t think I can stress enough on how important it is to get to know your home inspector before you hire them. There are plenty of people in the building trades, real estate and home inspectors too, who have the training, knowledge, and experience to serve their clients well. But for some reason, some just don’t care enough to put in the effort to do it right.

    You can’t tell how much care your inspector will put into inspecting your home unless you take time to find out who they really are. That’s hard to do by reading a website or even a blog post like this one. Marketers are very good at making every company sound perfect and like they are your best friend. It’s best if you can talk directly to your inspector, get to know them, and find out who they really are. With that in mind, I thought I’d write a blog post with a bit of my history and why I’m a home inspector.

    I look forward to sharing my story. I hope that you will enjoy getting to know me better. If I don’t answer all your questions, I’d love to talk to you directly. You can call me at (226) 314-2012 or send me an email at Steve@goldeyehi.ca. You can also check out our website at www.goldeyehi.ca. There are links to connect with us on Facebook, LinkedIn, Twitter, Google+, and Pinterest at the bottom of this page if you’d prefer to connect through social media.

    My name is Steve Schroeder and I’m president and chief inspector at GoldEye Home Inspection. My journey started about as far away from home inspection as you could be. Although I was always involved with a renovation of one kind or another, I was never employed in the building trades. I was a lab guy. I worked for many years in federal government labs, most recently at Health Canada.

    I guess my shift toward a career in building science started in the lab when we were working on a project studying the kinds of mold found in wet building materials and indoor air quality. At the same time, I was undergoing a major renovation (lifting and replacing the basement) of my own house and coordinating the building trades and city inspections to ensure everything was done right. It was one of those times when the importance of proper construction techniques was reinforced by my work in the lab. I was determined that my new basement would stay dry!

    At the time, I probably thought I would be working in labs until I retired. But fate has a way of stepping in and two events coincided to take me out of the lab environment. First, the cancer I was diagnosed with about ten years earlier reared its ugly head and I ended up in the hospital for emergency surgery. That was followed by months of chemo, during which time the building where I worked was closed by the federal government and our jobs were cut. My wife was also diagnosed and started treatment for cancer while I was off work, so we were faced with a lot of choices about our future in a short period of time.

    I suppose I could have tried to get on in another department within the government (working with chemicals in a lab was clearly not safe for me anymore) but my time off gave me some time to think about what I really wanted to do. I didn’t feel ready to retire, sick or not. I had just met and started a new life with my (now) wife a few years earlier, and felt more like moving forward than standing still.

    So, as I said, I had time to think. I tend to approach most things with an analytical eye, and I broke down what I am good at and what I wanted out of my new direction.

    I wanted to use my science background and analytical skills, have opportunities to continuously learn, and I wanted to work more directly with, to help, people. My wife and I were also developing a plan to move from our home in Winnipeg to Southern Ontario, so that figured into the choices as well. The field of Home Inspection seemed to check all the boxes. But I knew that it would take a lot of study and training to get to where I would be comfortable advising people on something as large as a home purchase.

    I was also made aware that the field of Home Inspection is, in some places, a bit like the wild west. No regulation, no training requirements, no requirement for mentoring or field training. I certainly didn’t want to get into this like a cowboy who doesn’t know what he’s doing.

    So, I looked for the best training program that was available to me (Carson Dunlop Home Inspector Training Program) and slowly, methodically, learned what was needed to be a home inspector. I took extra courses in electrical wiring, Infrared Thermography and Radon Measurement. I followed the qualification process of the Ontario Association of Home Inspectors since we planned to move to Ontario.

    I found a Field Training program through Carson Dunlop and learned while doing inspections with a seasoned inspector (who still I look to for advice from time to time) and I practiced. I think every family member and friend I could talk into it had a home inspection. I started the company, GoldEye Home Inspection in 2014 as a sole proprietor in Winnipeg while I was still training, incorporated in 2015 and started performing inspections late in 2015. After a slow start to 2016, we were very pleased to show growth late in the year.

    However, we always had a plan to move to southern Ontario. So, we shut our doors in Winnipeg at the end of 2016 and moved to Guelph, starting to perform inspections here in July 2017.

    I am still the only inspector and run the entire business. My approach to home inspection is to be very thorough and methodical and to only perform one inspection per day so that I can focus completely on each home, rather than rushing off to do another inspection.

    As a one-man company, I am responsible for the booking, performance, and reporting of the inspection, communicating with clients or realtors to arrange access to properties, payment etc. I manage all of our marketing, do a lot of our own social media posting on Facebook, LinkedIn, and Twitter. We also have a Pinterest, Instagram and Youtube accounts. We have produced videos, as well as ads for Facebook and LinkedIn. I keep saying I don’t like marketing, but I seem to spend a lot of time doing it.

    I am also responsible for making sure that our business and I personally are up to date on qualifications and industry requirements, association memberships and CE/training, Radon measurement and laboratory quality assurance requirements. Finally, there are the regular business demands such as keeping up to date insurance, accounting, and soon in Ontario, there will be licensing requirements (which I welcome).

    As an inspector, my typical day depends on whether I have an inspection or not. If I am doing an inspection, I typically review my notes on the property, the MLS listing (if available), and organize my tools, ladders and my vehicle. I try to get to the property at least half an hour prior to the inspection time and also give myself time to drive around the neighborhood a bit to see if there are any significant features that might affect the home in some way (e.g. a nearby river, etc.).

    I spend two and a half to three hours on the inspection (plus one hour if Infrared Scan is requested) and if the client has a lot of questions I’m willing to stay longer. I usually take between three hundred to five hundred photos to make sure I don’t miss anything, and I’ll spend a couple of hours after the inspection reviewing them and writing the report.

    As the owner of the business, I constantly review the best ways to communicate information from the inspection to clients. Sometimes clients are surprised by the number of issues found and the amount of information they get about the home- even though it could be a very sound home. Being able to explain that many of the issues pointed out are normal and manageable while stressing the importance of maintenance and timely repair, requires an even-handed delivery and careful assessment of the client’s response. People also get scared off by big-ticket items and it’s important to stress that these are part of owning a home. All building components have a life-cycle. If you don’t have to pay for them now, you will at some point and should plan accordingly.

    To ensure I perform my job well, I need an analytical mind, a systematic and methodical approach as well as attention to detail during the inspection. All of this requires a great deal of patience. Another crucial skill is paying attention to what the client needs or wants in terms of explaining the details and taking the time required to do it. This helps me deliver information in an even-handed, fair, way. I’ve found that realtors have become impressed enough with my approach to recommend me to their clients.

    The investigative nature of a home inspection is really enjoyable for me. I believe I’m at my best when something doesn’t quite look right, and I can talk through the possibilities with the client. Putting the pieces together and learning while also educating the client.

    Aside from work, when we were in Winnipeg, I was very active in sports – hockey and curling in winter, golf in summer. I’m afraid my soccer playing days are probably a thing of the past. Since we’ve moved to Guelph I have not had a chance to get involved in any of these yet. I have been constantly renovating our own home for the past seven or so years (six in Winnipeg, then the past six months and ongoing in Guelph). My wife and I like to attend the Theatre and are old movie buffs. I like to read a variety of books (especially Canadian literature), but in the past few years, I’ve have had less time for that.

    There are several personal causes that I hold dear. My wife and I have both benefited from the excellent care at CancerCare in Manitoba and Ontario. My father and one of my brothers died of cancer and I also have a sister who is a cancer survivor. So, I donate ten percent of all fees we collect to CancerCare Ontario. I have also been a volunteer at the Canadian Red Cross in the past and have donated to several emergency relief programs through the CRC.

    Over the years, my wife and I have been devoted to, enjoyed and volunteered at a music festival in Winnipeg – the Winnipeg Folk Festival and are interested in several festivals in Ontario, now that we are here.

    As an individual, I believe in constantly learning and helping others to learn; honesty and being honest about when I don’t have an answer; fairness and ensuring that the service I provide is worth the money.

    I have enjoyed sharing my story about the things which matter to me and how they influence the way I do business. If you or someone you know could benefit from our expertise in home inspection, I invite you to get in touch. Please visit our website at www.goldeyehi.ca or call me at (226) 314-2012 or send me an email at Steve@goldeyehi.ca.

    To get in touch with me via social media, please click on the social media site you want to contact me on, and I will be happy to respond to you there.

  • What You Should Know About Radon In Your Home

    What You Should Know About Radon In Your Home

    What You Should Know About Radon In Your Home Oct 2017

    From Your Friends At GoldEye Home Inspection

    What do you know about Radon? For most people, the answer is not much. You should though. You’re breathing it every day and, depending on your home, it could be raising your risk of lung cancer.

    Here are some facts. Studies have shown that Radon is the second leading cause of lung cancer, behind smoking. Southern Ontario (including Guelph, Kitchener, Waterloo, and Cambridge) is known to have high soil levels of radon gas. Health Canada has recently performed a national survey of Radon in homes and a high percentage of homes (well above the national average) with elevated radon levels have been found in this area. Do I have your attention yet? Okay, let’s dial down the alarm level for a minute and talk about what Radon really is and why you should be aware of it.

    Radon is a colorless, odorless gas that is formed by the radioactive decay of Uranium. It’s in soil and it’s in the air we breathe. Since the outside air we breathe is mixed and diluted with regular air, the radon is in very low concentrations. And since radon is a gas, we breathe it in and out and it doesn’t pose a great risk to us. That’s when we’re outside.

    Here’s where I have to use a little technical language and talk about radioactivity. Radon is, like the uranium it comes from, radioactive. That means that at some point each atom of Radon will “decay” by shooting out a little particle and the Radon atom will become an atom of something else- depending on the makeup of particle it shoots out. You really don’t need to know the details of this. What is important to know is:

    1) Depending on the makeup of the particle released, it is the “thing” from radioactive substances that can damage your DNA and cause cancer. Your body can often repair this damaged DNA or remove cells with damaged DNA. It’s typically not a situation where the first time you get a bit of DNA damage, you’ll get cancer. But the more of the radioactivity you’re exposed to, and the longer you remain exposed, the greater the risk that your body won’t be able to keep up with the repairs and cancer will develop.

    2) While Radon is itself a gas, the substances produced by the decay of Radon are all solid and are all still radioactive (they shoot out particles too).

    Here’s why it’s important to know what the radon levels in your home are. First of all, if the radon levels are high, the number of those particles flying around are increased (ie. you’re exposed to more radioactivity). But the second point is perhaps more important. The more radon that enters your home, the more of the solid decay products that develop. And they can build up over time. They attach to surfaces in your home or dust particles in the air. If you breathe them in, unlike Radon, they tend to stay in your lungs and that’s where the risk of increased lung cancer really comes from.

    How does Radon get into the house? Radon formed in the soil can seep up into the house through every tiny crack or crevice in the basement or crawl space. Basically, anything that is in contact with the soil has to be perfectly sealed or Radon will get in. Then in areas of the house with poor air movement (typical basement or crawl space areas) the Radon can build up.

    So what should you do? Well, a first good step is to find out if the Radon levels in your home are high. Radon is measured in Becquerel/m3. Health Canada recommends that you take measures to reduce your Radon levels if those levels are above 200 Becquerel/m3. Reducing exposure further is a good practice in any case, but what action you take may be based on the levels that are measured.

    In a home, the radon is trapped and can’t dissipate like it would outside. Diluting the Radon with fresh air will reduce the Radon level somewhat, so good ventilation, especially in basements and crawl spaces is a first step. The second approach is to provide good air filtration to remove the decay particle dust and prevent it from getting into your lungs. If your Radon levels are near, but below the 200 Becquerel/m3 limit, these steps may be effective in reducing the Radon to a safer level.

    But the gold standard is to prevent the radon from getting into the house in the first place. New construction techniques add a vapor barrier under the slab and/or around the foundation where it meets soil (this may or may not be done in your area). Radon Mitigation companies will typically install perforated pipes under the basement or crawl space slab and connect it to what is essentially a vacuum pump to pump air out and up into the atmosphere. Since this creates a lower pressure under the slab than in the house, the air under the slab will not seep into the house. But this can be expensive if they have to break up part of the slab to bury the pipes.

    In new construction, a “rough-in” of the pipes under the slab may be required, which makes installation of the pump system easier if Radon levels are found to be elevated later. And there’s more good news. If your home is covered by the Tarion New Home Warranty, Radon Mitigation is covered if it is shown that Radon levels are elevated. But the levels must be measured by a Canadian National Radon Proficiency Program (C-NRPP) certified professional.

    That’s another important point. You can buy Radon measurement kits at your local hardware store. But it’s very important that the units are placed in the right location in the home, and the measurement is performed for the right period of time. Radon can vary with changes in the home. For example, doors and windows may stay open more in summer, allowing more air flow. People may stay indoors more at certain times of the year. The weather can even have an effect on Radon levels. That’s why Health Canada recommends Radon tests be performed for at least 90 days and preferably during the winter months.

     

    As a home inspector in the Guelph, Kitchener, Waterloo, Cambridge area, we are usually asked to perform an inspection on a home that is in the midst of a real estate transaction. Everything is happening very quickly so we don’t have 90 days to provide a client with an accurate Radon measurement. But there are measurement methods that can be used for as little as 48 hours. Typically, we would deploy our detectors two days earlier to obtain a 48-hour result on the day of the inspection. They will give you a good snapshot of the Radon levels at that time, but we always recommend that a full 90-day test be done as a follow up to confirm high or low Radon levels.

    If you’d like to learn more about Radon, here are some links that you might find useful.

    Canadian – National Radon Proficiency Program (C-NRPP)

    Info on Radon Gas by Tarion

    Radon Info By The Government of Canada

    Radon Info by the City of Guelph

    Region of Waterloo Radon Info

    Radon: What You Need To Know – Region of Waterloo

    And if you’d like to read more articles like this on other aspects of homes or Home Inspections, please check out our blog

    Steve Schroeder

  • Moving Into a New House? Here’s Why You Should Have It Inspected!

    Moving Into a New House? Here’s Why You Should Have It Inspected!

    Moving Into a New House? Here’s Why You Should Have It Inspected!

    So you’re about to move into your brand new home. It’s all been built by a quality builder and inspected by the municipal building department, so it’s perfect, right? Well…the inspectors in most jurisdictions try their best to keep up with how homes are built, but well, it’s complicated.

    When a house is being built, a lot is going on, and it’s impossible for anyone to keep track of everything. No builder or city or municipality has the resources to be on site 24×7. And with all the activity, not everything will go right all of the time no matter how professional and well-intentioned the crew. And that doesn’t even bring weather or gravity into the equation. The process of building homes is complicated.

    So when the builder does a pre-delivery “inspection” (PDI) with a buyer, there are bound to be things about the home that aren’t perfect. Now, this might not be the best time for you to have a full-on home inspection. Your builder’s representative has a list of things to do during this inspection from providing information about the heating and air conditioning system controls, to ensure that all of the agreed upon finishes are to the buyer’s satisfaction, to providing details about the home’s warranty. That’s right; there’s a warranty. In Ontario, we have the Tarion new home warranty program that is backed by the Provincial Government and the Homebuilder’s Association. So you’re protected, right? Well, it’s a bit more complicated than that.

    A lot of things covered under the Tarion warranty have to be identified pretty early to ensure that you established when the issue occurred (and therefore who is responsible). Ideally, this would be at the PDI, but as I said, your builder has a lot of things they need to do during the PDI, and the timeframe usually doesn’t allow for a full in-depth inspection. So you could be missing some warranty coverage by moving into the home without an inspection.

    If possible, hire a home inspector to go through the home with you as early as possible on or after the possession date (not always the same as the day of the PDI). If that’s not possible, after all, you’re probably moving on that day – as soon after you move in as you can arrange it would be a good time for another set of eyes to look for things that were missed. The Tarion warranty program allows you to submit a claim for these early issues to your builder and Tarion within the first thirty days. The earlier you identify issues, the easier it is to establish when they were created and have it resolved.

    If you don’t find issues in the first thirty days, your next opportunity to submit a claim is in the last thirty days of the first year.  That’s perfect because that’s when a house will really start to settle in. It’s not unusual for issues to start showing up in this period because stresses begin to affect the home.

    The stress of having people living in it. Stresses from weather and our old friend gravity. The soil around the home was disturbed to build the house, and it will settle. And the weight of the building itself will apply forces on the building materials. Things that may have been hidden before may start to show up, or flaws in the materials themselves may not be able to deal with these stresses.

    Not all of the wear and tear that a building is subject to will be covered under the warranty program. Typical shrinkage cracks from concrete drying, for example, are normal and expected. The framing will shift a bit. Scuffs and chips caused by homeowners or issues caused by a failure to maintain the home will typically not be covered. But the one-year time frame is when cracks caused by uneven settling of the house can become noticeable and should be identified.

    The roof, exterior, windows and doors of the home have seen a year of weather so there may be issues that weren’t visible initially but become revealed. So about thirty days before your first year anniversary would be another time to hire a home inspector to help you identify all the issues that may have come to the surface. That also allows enough time that if there are more complicated issues that require further investigation by a specialist like a structural engineer, there is still time to arrange it before the anniversary and the window closes for more warranty claims.

    This thirty day window at the end of the first year brings to a close the ability to claim many of the issues relating to workmanship or materials in construction, but it’s not the end of the warranty. The second year of the warranty still covers many health and safety issues identified in the Ontario Building code as well as water penetration through the building envelope among other things.

    There is a difference though, as in the second year you are not restricted to specific reporting periods and can make multiple claims. So if you notice an issue, you can certainly make a claim anytime in the second year. But as you approach the end of the year, maybe thirty days before your second anniversary, would be a good time for another inspection to identify as much as you can while you still can. It would be helpful for the inspector if you take note of things that you notice during the year. That way the inspection can piece together the whole picture with as much information as possible.

    After the second year of living in the home, the home will continue to face the stresses of having occupants, the weather and gravity working on it. That’s something most people don’t think about, but homes are continually changing. Unfortunately, many issues arising in the period after two years of occupancy aren’t covered by a warranty, but some are. These are issues that fall into the category of Major Structural Defects.

    If something in the way the home was built, or the materials used have flaws that appear as major structural defects within the first seven years, you may be able to have it repaired by making a claim directly with Tarion. I won’t go into all the possible issues or details of how this works. But if you’re having issues during this period, it would be good to get some advice from someone who could assess the situation accurately.

    There’s one more subject about the Tarion warranty that I’d like to touch on. I’ll write more about it in an upcoming blog post. The subject is Radon. You may or may not heard about Radon, but it’s becoming a more common topic in building circles because builders and governments are becoming more aware of it. It’s the second leading cause of lung cancer in Canada and living in modern homes may be raising our exposure to it. Luckily, governments and builders are starting to deal with it, and it is also covered under the Tarion warranty program. I’ll save the details for the next blog post, but if you have a new home, it’s a good idea to have it tested for Radon by a professional so that if the Radon levels in your home are high, you can get Tarion to help pay to reduce them.

    People think of a Home Inspection as something you do when you buy or sell a house. While it’s important to have the home inspected at those times, you can hire an inspector any time for a variety of reasons. As mentioned here, even new homes should be inspected!

     

    Steven Schroeder  Feb, 2018

     

  • 5 Steps That Can Improve Your Credit Score in 100 Days or Less

    5 Steps That Can Improve Your Credit Score in 100 Days or Less

    5 steps that can improve your credit score in 100 days or less

    Low-interest rates, a strong economy and the turn of the seasons are all causing the real estate market to heat up. More homes on the market bring more competition to buy the inventory that is out there. And one way to stand apart from other buyers who are vying for their dream home is to take steps to improve your credit score now.

    “Preparing your finances is a must before the busy real estate season,” says Barrett Burns, president, and CEO of credit score model developer VantageScore Solutions. “Knowing your credit scores and making improvements is essential to getting the best loan at the best rates. This also makes you a more attractive home buyer, especially in a competitive market.”

    With limited time, you may think there’s nothing you can do to improve your score. Burns says that’s an incorrect assumption. While you can’t make dramatic jumps in just a couple months, there are several steps you can take that may influence your score to increase enough to get you prequalified for the loan you want.

    Keep in mind, lenders will pull your scores from all three major credit bureaus (Equifax, Experian, and the TransUnion), so it’s wise to check your credit report from each of them. You can do so for free once every 12 months at AnnualCreditReport.com. For best results, monitor at least one credit score from each of the bureaus. You also can check your credit score for free through a large number of online services, such as CreditKarma.com, NerdWallet.com or Credit.com. Other sites offering free VantageScore credit scores can be found at VantageScore.com/free.

    Once you have your reports in hand, you can take steps that may have a positive impact on your scores.

    Step 1: Check for errors

    Improve Your Credit Score In 100 Days Posted on: November 7, 2017 by GoldEyeHomeInspection in Uncategorised No Comments a couple in front of their home 5 steps that can improve your credit score in 100 days or less Low-interest rates, a strong economy and the turn of the seasons are all causing the real estate market to heat up. More homes on the market bring more competition to buy the inventory that is out there. And one way to stand apart from other buyers who are vying for their dream home is to take steps to improve your credit score now. “Preparing your finances is a must before the busy real estate season,” says Barrett Burns, president, and CEO of credit score model developer VantageScore Solutions. “Knowing your credit scores and making improvements is essential to getting the best loan at the best rates. This also makes you a more attractive home buyer, especially in a competitive market.” With limited time, you may think there’s nothing you can do to improve your score. Burns says that’s an incorrect assumption. While you can’t make dramatic jumps in just a couple months, there are several steps you can take that may influence your score to increase enough to get you prequalified for the loan you want. Keep in mind, lenders will pull your scores from all three major credit bureaus (Equifax, Experian, and the TransUnion), so it’s wise to check your credit report from each of them. You can do so for free once every 12 months at AnnualCreditReport.com. For best results, monitor at least one credit score from each of the bureaus. You also can check your credit score for free through a large number of online services, such as CreditKarma.com, NerdWallet.com or Credit.com. Other sites offering free VantageScore credit scores can be found at VantageScore.com/free. Once you have your reports in hand, you can take steps that may have a positive impact on your scores. Step 1: Check for errors

    A credit report gives a comprehensive list of your lines of credit and payment history. The first step is to review your credit report for errors and take steps to make corrections, including past and present names, loan amounts and credit cards in your name.

    When checking your credit score, bear in mind that some differences in credit scores across bureaus are normal. But if one of the three credit scores is an extreme outlier, it could be worth double-checking your credit report from that bureau to make sure it doesn’t reflect any questionable or erroneous activity.

    Step 2: Don’t miss a payment

    Creditors are interested in seeing how you manage credit, and the consistency of behavior counts. You should always pay at least the minimum amount due on bills on time every month. An easy way to ensure you don’t miss a payment is to sign up for automatic bill pay when available.

    Step 3: Lower credit utilization levels

    Credit utilization is the ratio of a credit card balance to the credit limit. If your balance is $5,000 and your credit limit is $10,000, then your credit utilization for that credit card is 50 percent. In general, a good credit utilization is less than 30 percent, so if you have a higher ratio, consider using your tax refund to pay down this debt.

    Step 4: Don’t close old credit cards

    If you have a credit card that is no longer used but was previously paid off on time each month, don’t close the account. Not only is this good for your credit utilization ratio, but it also is another indicator you’re a responsible candidate for a loan.

    Step 5: Don’t apply for new credit

    Avoid applying for any new credit, such as an auto loan or a new credit card account, between now and the time you will close on a home purchase. Lenders considering your loan application request your credit score from one or more credit bureaus. And these lender “inquiries” are recorded with one or more of the three national credit bureaus, which may lower your credit score by 10 to 20 points. The score decreases typically only last a few months, as long as you continue to make payments on time. But unless they’re absolutely necessary, try to avoid additional inquiries until after you’ve secured your mortgage.

    If you follow these five steps, you may see an increase in your score within a few months so you can get a loan and be an attractive buyer when it comes time to put in a bid for your dream home.

    Keep in mind, the more you can put toward the down payment, the more instant equity you’ll have, the lower your monthly payment will be, and the better your chances are of not needing private mortgage insurance (PMI), which can add hundreds of dollars to your monthly payment.

    Plus, if you’re able to put down more than a lender requires, a mortgage company may be willing to give you a pass on other issues on your application, such as a less-than-stellar credit score.

  • Can You House-Hunt Like a Home Inspector?

    Can You House-Hunt Like a Home Inspector?

     

     

    What do you look for when you shop for a house?

    What does it look like? Is it in the right neighborhood? Does it have enough bedrooms?  Stainless steel appliances? And the price, of course.  All of those things speak to how a house will feel and how it fits your lifestyle. But what about how the house performs?

    Performs? What does that even mean?

    A house is a complex set of systems that are designed to function in a way that, if they perform well, you won’t even notice. The house is designed to keep you dry and protected from the wind and elements. It keeps you from falling through the floor, or the ceiling from falling on you. It provides you with fresh water to cook and clean with and takes away waste that you don’t want to deal with. The lighting, heating, insulation, ventilation and air conditioning provide you with an environment that is comfortable and removes most of the challenges that living outdoors, or living in a bubble, would bring.

    And when you’re hunting for a new home, you don’t think about any of these things, but you should. We all know that a coat of paint and some floor covering can hide a lot of history. Potpourri or the smell of baking cookies won’t always be there. Sometimes, cosmetic changes are good enough. But a house is also a living thing. Time, weather, people living in it, even gravity will change a house. If the house’s systems aren’t performing adequately, those changes can come quickly. Big expenses like the cost of a new roof or a new HVAC system can shock a new home owner and affect their lifestyle very quickly.  Water leaking through the roof or into the basement is miserable to deal with.

    Okay, next you will expect some preaching about the importance of a home inspection. Well, I do believe that an inspection by a trained, experienced home inspector can help avoid some of those problems, or at least alert you so you can plan (and budget) for them. Compared to the cost of the house, it’s an inexpensive way to gain some confidence in your purchasing decision.

    But this post is supposed to be about how to house hunt like a home inspector. Can’t you tell us how to do the home inspection ourselves?

    Well, not quite. But you can approach house hunting with a Home Inspector’s attitude. In fact, I can help you with that. But it won’t be as simple as “5 tips to allow you to skip the Home Inspection”.

    It helps to start with the understanding that there are three levels of inspection. The first, is the surface inspection. That’s what the typical home buyer will do when they are looking at how the house looks and feels. How it will work for them. I’ll try to give you some tips on how to look a little deeper- to look at things with a Home Inspector’s eye, if not the full training package and experience.

    The second level of inspection is that of the Home Inspector. The home inspector’s training allows them to focus on the house’s systems, looking for things that are not functioning as they should, damaged or deficient, or unsafe. There is a level of technical knowledge required to understand all those systems, the variations and combinations that can exist in a home, how they work, how they interact, what can go wrong and the implications of things going wrong. The home inspector is trained to spot signs of failure and inadequate or unsafe conditions or poor assembly of the building systems – sometimes even when you can’t see the defect itself.

    A Home Inspector has a good general technical knowledge. But a good Home Inspector knows the limits of their knowledge and experience, and will defer to the experts when the time comes. That’s the third level of inspection. A licensed electrician or plumber, for example, will be able to provide a full assessment of their system and provide the client with the best course of action to follow. And of course the cost of the repair, replacement or renovation. They may do something else a Home Inspector can’t (or shouldn’t) do – damage. By that I mean they may do some destructive investigation. They may have to cut a hole in a wall, for example, to find the source of a problem that can’t be seen.

    So are you ready to begin your training in House Hunter Inspection techniques? Over the coming weeks/months I’ll be tackling one house system at a time. I’ll talk about the three levels of inspection and what you can do to make a slightly-deeper-than-surface assessment of that system of the house to help you House Hunt Like a Home Inspector!

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    Steven Schroeder 2016-09-16