Springbok Home Inspections

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.

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!

File a Notification/Permit to ESA - Electrical Safety Authority (ESA) For those who may require accessible formats or assistance filling out a form, please contact our Customer Service Centre at 1-877-372-7233.

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.