What is a Premium Home Inspection?
Your premium home inspection will be performed on your behalf with the objective of providing all the relevant information necessary to assist you in your purchase decision. To gather this information, we will conduct a visual assessment of the following standard items in accordance with the HIABC Scope of Inspection:
- Lots / Grounds
- Roof
- Exterior
- Interior
- HVAC (Heating, Ventilation, Air Conditioning) systems
- Structure
- Electrical
- Plumbing
- Attic / Crawlspace
Additionally, your premium home inspection will include the following items which are not required within the scope of a standard home inspection:
- Thermal Imaging Scan – used to detect concealed active moisture or leakage, overheating electrical components, insulation defects and heat loss/gain
- Moisture Meter Spot-Checking - an additional measure of verifying the presence or absence of active moisture / leakage within vulnerable areas
- Mould and Asbestos Check (visual assessment)
- Gas Leak Detection at vulnerable areas
- Carbon Monoxide Testing during HVAC inspection (especially important on houses with an older furnace)
- Appliance Inspection (includes kitchen range, refrigerator and dishwasher)
FAQs
The Inspector will verbally communicate findings to you on the day of the inspection and all types of preliminary reports will be emailed to you within 24 hours, usually same day.
On average we spend 2.5 - 3 hours in the home. During this time we will thoroughly inspect your home, verbally disclose any findings to you onsite and answer any questions you may have.
For sure! You are welcome to be present during your home inspection. Attending the home inspection is a great opportunity for you to ask questions and learn about any issues your home may have.
Absolutely. An inspection is always recommended before purchasing a home - whether it is old or new. You'd be surprised at the issues we sometimes find in new builds.
Cost estimates are outside the professional scope of a Home Inspection. We recommend consulting with three different contractors for cost estimates before commencing any significant project or repair, as fees and methods vary.
Absolutely! If you have any questions pertaining to your reports, feel free to call us.
E-transfers are preferred. For your convenience, PHI also accepts all major credit cards (VISA, MasterCard, Discover, AMEX). Alternatively - cash, certified cheques, money orders, and bank drafts work just as well.
The Basics
A professional home inspection is a process of visually analyzing the performance of house systems and components, keeping in mind the accepted building practices at the time of construction. Our job is to answer the questions, "does it work?" and "is it safe?"
The purpose of a professional home inspection is to visually identify safety issues, potentially expensive defects and their implications. Although we do in clude maintenance items in my report as a courtesy, it is important to know that the purpose is to focus on the issues that are most likely to affect a person's decision to buy the house, rather than uncover every possible imperfection (that is, unless paying an inspector tens of thousands of dollars to spend weeks on one home sounds appealing).
Common Household Insurance Issues
If any of these issues are identified, it is advised that you contact your insurance company PRIOR TO SALE CLOSING to learn their specific policies.
Different companies have different requirements.
Electrical Services Less Than 100 Amps
These were often present up until the early 1960s. New installations are not usually smaller than 100 amps because smaller services would not support most modern lifestyles in single family homes, which is a convenience issue. To insurance companies, a 60 amp service indicates a potentially less safe electrical system due to being an old installation, which may result in refusing coverage.
POLY-B (Polybutylene) Water Lines
Poly-B was installed from 1978-1995 due to its inexpensive material and ease of installation. In the U.S it was originally installed with plastic fittings and metal clamps, which resulted in costing its manufacturer close to 1 BILLION dollars in damages and replacement costs due to leakage at the joints. As you can imagine, this might make insurance companies nervous.
In BC, Poly-B was typically installed with copper / brass fittings and crimp rings, rather than plastic, which has resulted in minimal failures compared to the plastic fitting installations. Insurance companies usually do not have an issue with the copper / brass fitting installations of Poly-B, but if it is found in your house, we highly recommend verifying your insurance company's policy on the matter PRIOR TO SALE CLOSING.
Electrical Fuse Panels
Screw-in type fuses in the electrical distribution panels were commonly used until the mid-1950s. Fuses can easily be replaced with fused that are the wrong size. If a circuit is overloaded, its fuse will consistently burn out. In such cases it is common for ill-informed occupants to replace fuses with ones that are rated for a higher amperage in order to prevent them from burning out. This is a fire hazard, as the wire will overheat if the fuse allows it to be exposed to too much amperage.
Knob and Tube Distribution Wiring
This was commonly used from the 1920s - 1950s and is an ungrounded electrical distribution system identified by its separated hot and neutral lines and the use of white porcelain knobs and tubes to support the wires, isolating them from the wood framing members. Although it is a relatively safe system (aside from the absence of grounding), potentially dangerous modifications and mechanical damage is quite common.
Wood Burning Stoves and Fireplace Inserts
Most insurance companies want to see documentation that the installation has been inspected and passed by the local authority. If this was not obtained at the time of the original installation, it can be difficult to get. Fireplace inserts are especially problematic. A related issue is the lack of a flue liner in a masonry chimney. Houses built prior to 1940 are most likely to have unlined flues, which creates greater potential for safety issues.
Galvanized Steel Water Distribution Lines
These were used until the late 1940s and are identified by their grey colour and threaded fittings. They are prone to rusting and wear-through due to the abrasion of the water, which results in leakage.
Aged Roofing
Typically, roofing materials 20-25 years will be suspect as far as many insurance companies are concerned. Roofing that is near the end of its life may need to be replaced prior to purchasing insurance.