Springbok Home Inspections

07/13/2023

Short note on humidity in basements.
I have a number of customers buying dehumidifiers to deal with excess humidity in basements. I’ll list a few causes and make recommendations.
New homes tend to have humid basements that may be due to the curing of the foundation. A recommendation is to wait two years before finishing the basement. This allows the cement to cure and faster.
Leaks are a question of “when” and not “if” in Ottawa. Most basements will develop some leaking. This needs to be addressed by an expert. Even though it may be minor, the damage can be substantial. Water has no smell, so the “damp smell” is mold. Finished basements makes it more difficult to monitor. Check baseboards every few months to see for discolouration as an indicator of moisture.
Poor cold air return. Ottawa has a wide temperature swing between winter and summer. Vent adjustment is different for the two seasons. Ideally a hot air return would be used for summer and cold air for winter. It’s not often done. However for basements the ideal location for the cold air return would be 6” off the floor. This would ensure that the cold air is circulated through the AC system and dehumidified. In many basement the cold air return is on the plenum 7’ or more off the ground. It is really pulling in the warm air. If this is the case it can be an easy fix with good results.

Hope this helps. Feel free to ask questions.

01/31/2023

Ice damming
With the current weather conditions I often see ice crystals hanging from eaves. Customers also ask the cause of interior damage to walls in the winter and how to prevent re-occurrence. This article will explain some causes and remedies. The focus will be on permanent fixes and not quick temporary fixes that may be required during the winter, to prevent further damage.

How to identify potential ice dams?
Icicles hanging from the edges of the roof backed by iced areas behind it may indicate that ice damming is present. In time it may be followed with damage to internal drywall and rotting of the wall and roof structure.

Is this a problem that needs to be dealt with?
Yes. Water can leak past the shingles and will cause damage to walls and roof structures. This article is meant to help with early identification and prevention. Take action when ice crystals are observed.

What causes ice damming?
Snow accumulates on the entire roof. At the point of the exterior wall supporting the roof it transitions from inside to exterior. If the part of the roof over the interior is warmed by hot air from the house, snow will melt. It runs down the roof to the point where it is cold enough for the water to freeze, usually over the exterior. Ice accumulates and water is blocked from running down the roof. The water may start to leak in under the shingles. Remember that shingles are a shedding and not a waterproof system.

How to prevent ice damming?
The simple answer is to prevent hot air leaking from the house into the attic space. A properly sealed attic will not cause snow on the roof to melt and ice dams will not form. Sounds simple but the world is not perfect. So leaks have to be identified and dealt with. Common sources of heat loss into the attic:
Poor attic insulation will cause heat loss through the ceiling and cause the temperature to rise. The easy solution is to add insulation. The recommendation is to aim for an R value of 60.
Leaks from the house. This is very common due to imperfection in the way houses are constructed and almost unavoidable. The complication is to identify the leaks. Thermal imaging equipment can be extremely helpful to identify leaks and hot spots or areas where the air is moving to and accumulating. Winter is a good time to do a thermal image of the house as the cold exterior temperatures provide good contrast. Some examples of leaky areas to consider are attic hatches, bathroom fans, chimneys, pot-lights, plumbing stacks and interior walls. Seal with caulking and weather stripping!
Attic not adequately vented. If the house is perfectly sealed then attic ventilation would not be a major concern and not required. However houses are rarely perfectly sealed and to compensate for the imperfections, ventilation is required to get rid of the hot air in the attic. Most houses have vented attics and the vent stacks can be seen from the curb. One component of the ventilation that cannot be seen readily is soffit vents. Air needs to be drawn in from the soffit and then expelled through the roof or ridge vent as per the image below. Baffles are also required so insulation will not block the soffit vents. The amount of ventilation required depends on how much hot air is leaking into the attic. Ventilation and insulation are the standard remedies. It is strongly advised to monitor for ice crystals even if venting is added. Two examples where venting does not work is with old structures with significant leaks. Also if the leaks occur at the external walls. In both cases venting will not solve the problem and might make it worse as the ventilation is drawing warm air out.

Use “heat trace” along the edge of the roof. There are cases where none of the above remedies will resolve the problem. An example is cathedral ceilings. The space between the ceiling and the roof might not be adequate to provide sufficient insulation. Electrical heating wire (heat trace) installed on the edge of the roof can be used to melt the snow and prevent any buildup. The heat trace is equipped with a water or temperature sensor. This allows it to only functional when required.

Cost of remedial work?
The cost depends on the size, age and shape of the house. But the general ballpark is $500 to $2500.

08/15/2022

Humidity management in Canadian homes.

Humidity in this regard refers to the amount of water vapour present in the air. Relative Humidity (RH) is a measure of the percentage of water vapour compared to the saturation point or maximum amount of water vapour for the temperature and pressure at a given time.
Why is humidity important?
The amount of water vapour in the air is important for both human health and the health of our houses. Current guidelines recommend 40-60% RH for optimal health.
Advantages of optimal humidity:
Reduces transmission of airborne bacteria and viruses. Especially Canadian winters make us more susceptible for colds and flu.
Our respiratory systems function better leading to fever infections, especially during the dry winter months. Optimal humidity will help to reduce the dry mouth and sinus in the morning.
Winter dry skin is alleviated. Especially skin on the lower legs is prone to drying out in winter. In a well humidified house the skin will have an opportunity to recover.
Allergies and asthma is reduced. Increasing air moisture reduces the amount of dust, fur, etc. floating around reducing the triggers of asthma and allergies.
Less static electricity in the house. Not serious but it is unpleasant and can damage sensitive electronic equipment.
Musicians are well aware of the impact of humidity on the tuning and sound quality of some music instruments for example guitars, pianos and woodwind instruments. The human vocal cords also perform better with correct humidification.
What are the consequences of too high humidity in a house?
One example would be basements of newly constructed houses where caution is required to prevent humidity from exceeding 60% over a prolonged period. The number one concern of humidity in excess of 60% would be mold and rot. Mold and rot can damage the structure as well as having a negative impact on respiratory health.
What are the consequences of low humidity in a house?
Low humidity impact both human and structural health. Advantages of correct humidity for humans is discussed above. However the structures we live in are constructed with materials that absorb water. Low humidity can have the effect of drying out the structure leading to shrinkage and cracking. Examples would be wood floors creaking and drywall cracking.
How can we manage humidity in the house?
High humidity can be reduced by using a dehumidifier. Caution is required to avoid the area around the dehumidifier from becoming too dry. In general humidity migrates slowly through living spaces and localized areas can be more or less humid.
In summer air conditioners are a good dehumidifier. If the humidity in a basement remains high check for proper cold air return installed 6 - 8” above the floor level. Also check for leaks and wet floors. A dehumidifier might not be required or ineffective.
Low humidity especially during the winter months can be remedied with the installation of a humidifier. Various technologies are available including ultrasonic(cool mist), steam and evaporative. Humidifiers can be stand alone or installed on the central heating system. Furnace installs give the best results. A professional installer will make sure the installation is correct and safe.
Practical note regarding humidity control during Canadian winters.
During cold spells it will be very difficult to maintain even 30% RH. It’s also advisable to reduce the humidity settings during cold spells to prevent condensation for example on interior window panes.
Conclusion
Correct humidity is essential in our living and work spaces for the health of both the occupants and the structure. Canada poses a unique challenge due to the difference between summer and winter weather. However it is possible to provide good control and improve health and comfort.

03/22/2022

D-I-Y electrical work in Ontario
This question is asked frequently. The short answer is yes. A home owner is allowed to do electrical work on their property. I will explain the expected process for doing your own electrical work. First of all I will state that the best answer to this question is that you may do it if you are very sure of the technical requirements. Home electrical system have become more complex and it is always advisable to hire a licensed electrician and record their seven digit ESA number. A sure sign of trouble is the offer of a discount for cash under the table.

Consider the consequences to your house and family if a mistake is made. There is also the matter of insurance. If the insurance inspector finds “signs of amateur work” the insurer might deny a claim, even if the claim does not relate directly to the D-I-Y work. I’m challenged on this statement from time to time. Suffice to say I have some experience in forensic investigations for insurance.

So what are the rules?
Only you can do electrical work on you property. That means you cannot employ friends to do the work on your behalf. Naturally this does not apply to a licensed electrician being contracted.
Tenants are allowed to do work on rented properties, with the consent of the landlord.
Familiarize yourself with the Ontario Electrical Safety Code (OESC) requirements for the work you plan to do. The information is available online and provides great detail. https://esasafe.com/role/oesc/
File a notification of work with ESA within 48 hours of commencement. Forms can be found here https://esasafe.com/fees-and-forms/forms/. There is an associated fee structure.
The completed work must be reviewed by ESA. Different levels of inspection may be required as well as more than one visit. That’s why it’s important to contact them before hand and clearly describe the nature and scale of the work. For example:
A rough-in inspection may be required before walls are finished.
Final may be required for testing the equipment following completion.
The inspection is visual, so do not hide work before it is inspected by ESA.
A certificate of Acceptance will be issued. This is very important for your insurance and may be asked for at time of resale.

My experience with ESA has been very positive and the inspectors go out of their way to help an support. Guidance is provided for failed inspections. The rules might seem strange in some cases, but remember that many are based on past bad experiences that can be avoided.

Be safe!

For those who may require accessible formats or assistance filling out a form, please contact our Customer Service Centre at 1-877-372-7233.

02/23/2022

Furnace inspection you need to do yourself.
It's time to check the furnace condensation pump and piping. I have a lot of customers who are having floods and water damage due to furnace condensate pumps failing. In many basements the space close to the furnace is used for storage. Items are stored on the floor. If the condensation pump fails, water leaks onto the floor and can cause a lot of damage. Remember that this water is also slightly acidic.
Mitigation:
Test the condensation pump. Pour water into the pump to force it to start up. Check that water is drained and the pump shuts off after draining the reservoir. Note if the pump’s check valve works properly. With long runs the water simply runs back into the pump as soon as it shuts down. This can lead to short cycling.

Place water or flood alarm sensors around the pump. Water alarms range from simple use-once-only to sophisticated wi-fi enable devices that can send a message to a cell phone if water is detected on the floor. The simple button type is around $30 for six at Home Depot. It’s well worth the insurance to use these devices.

A few interesting facts regarding the source of the condensation.
The water is a byproduct of the burning of natural gas and propane. Oil contains very little water and that is why there are no condensing versions of the oil furnaces. Natural gas contains a lot of water. In traditional furnace design the products of combustion that exit the furnace are held at 250 to 300F to avoid condensation. Remember the condensate is acidic and will lead to corrosion of the heat exchanger. In high efficiency or condensing furnaces the products of combustion is vented through a secondary heat exchanger in order to extract the additional heat.
The furnace will produce in the order of 0.8 to 1 gallon per hour of running. Total running time is dependent on many factors. However it is not uncommon for a furnace to produce 5 to 6 gallons of acidic condensate per day.
A furnace must be 90% Annual Fuel Utilization Efficiency (AFUE) or better to be called high efficiency.
The secondary heat exchanger is usually fabricated from stainless steel to slow down the corrosion process. The environment inside this heat exchanger is more challenging and one of the reasons why harsh chemicals such as paint remover should not be used in close proximity to a furnace. Especially when the furnace is operational. I mention this because a lot of basements are used as work shops during the winter months.

High efficiency furnaces are significantly more expensive, are they worth the cost and why are they being mandated?
Some basic physics to explain the efficiency gain from standard to high efficiency furnaces. One BTU is defined as the energy required to raise one pound of water by 1 degree Fahrenheit. So heating one pound of water from room temperature (70F) to boil (212F) required 142 BTUs.
Now if we take that pound of water at 212F and change the phase converting it to steam we need to add 970 BTUs.
The secondary heat exchanger is designed to cool the steam and extract that significant amount of energy that would be vented in a non-condensing or standard furnace.

01/10/2022

What is a home inspection?
The home inspection provides the client with information regarding the condition of the systems and components. The property systems are identified and described. This provides a clear overview of the property. The state of each system is investigated and any significant defect described.

What is inspected?
Readily accessible, visually observable installed systems, and components of buildings listed in the Canadian Association of Home and Property Inspectors (CAHPI) standards.

Which systems and components are inspected?
Structure
Exterior
Roof
Plumbing
Electrical system
Heating system
Air Conditioning
Interior
Insulation and ventilation

Why do I need a home inspection?
Purchasing a property is a significant financial investment. A home inspection mitigates the risk by providing as much information as possible to make an informed decision. Avoid costly surprises and long term problems. A qualified home inspector can provide a clear review of the major structure and systems of the property.

How much time is required for an inspection?
The duration of a home inspection depends on the age and size of the property. In general the average home inspection lasts 3 hours.

When do I need a home inspection?
The following is a list of different types of home inspections offered:
Pre-purchase,
Pre-listing,
Pre-renovation,
Problem solving inspections,
Maintenance inspections, and
New home or warranty inspections.

What are your qualifications?
We have completed an ASHI approved Home Inspection training program and is a member of OAHI. Annual training is mandated through courses and seminars to stay informed of trends and abreast of developments in the building industry, maintenance and renovations.

Can I be present during the inspection?
Yes, client participation is encouraged. Being present during the inspection will provide a great deal of information and facilitate understanding of the inspection process, systems inspected and any observed defects.

Will a report be provided?
Yes, a detailed report will be provided including a catalogue of all inspected systems and components. Any defects will be described as well as implications of the specific problem(s). Any component at the end-of-life will be indicated for replacement. The report will not provide a pass/fail. It is a clear picture of the state of the property at the time of the inspection.

01/10/2022

Springbok Home Inspection is an Ottawa based company, dedicated to providing professional services, putting the client first. I am a member of Ontario Association of Home Inspectors (OAHI) and adhere to their Code of Conduct and Standards of Practice.

Whether you are a first time home buyer or seasoned, it is an exciting experience. The home inspection plays a key role in risk management when buying a house. A qualified home inspector will provide a good understanding of the current state of the property. The report will highlight any major problems preventing costly surprises.

For home sellers the inspection process provides a thorough review and a list of potential problems that might be raised during the sales negotiation process. This will allow the opportunity to make clear decisions and maximize time and get the best price for the property.

Home renovations, especially on older properties, can be challenging. A thorough knowledge of the state of the property is invaluable. Avoid costly surprises and time delays derailing project plans.

New home warranties can benefit from experienced eyes. Cosmetic home defects are easily discovered by home owners. A home inspector provides a deeper level of insight into the complex systems and ensure a thorough review and written report.

Home systems and structures can interact and present complex problems. These can be simple and easy to resolve by a tradesman. Based on symptoms it might not be clear what the source of the problem is or who would be the appropriate person to call. We can help with trouble shooting.