Barrie Home Inspector

Home Maintenance and Tips for Home Owners

Tag: construction

Infrared Cameras and Home Inspections

Home Inspection

Infrared Cameras and Home Inspections.  Thermal imaging is the use of light rays that are invisible to the naked eye. There is an infinite range of light that is invisible to the naked eye. The wave lengths of light that are invisible to the naked eye are actually quite small. All light is identified by its wave length, frequency and energy.

Humans can only see light in the 400 to 750 nanometer range. Some animals can see light in the infrared spectrum and you can buy infrared film for you regular camera. An example of low-energy light rays is radio waves which are typically described by their frequency.

A prism placed into a ray of sunshine in a dark room reflects the colours of the rainbow using a property known as dispersion. This is the method Sir William Herschel utilized in the 1800’s in conjunction with thermometers to discern the presence of invisible light rays. He called his discovery the thermometric spectrum later to be known as infrared.

Using a infrared camera is a quick and easy method of determining the presence of air leaks in the exterior walls and ceilings of homes, also known as the building envelope. Although un-able to measure scope of leak it identifies where leaks are present. Infrared cameras are also an excellent means of finding moisture in walls and ceilings and are a valuable tool for professional home inspectors.

The benefits of employing infrared thermography in buildings are; Air leakage pathways present within a completed construction can be identified and rectified prior to subjecting the building to air permeability tests, reducing the risk of repeat testing being required; Depending upon the nature of the construction, even a building that meets or exceeds the building regulations may still be at risk of premature deterioration due to air leakage and subsequent condensation, therefore identifying where air leakage is occurring can be critical; Air leakage pathways can often indicate rainwater ingress pathways further adding to the potential benefits of an infrared survey; and Thermography is commonly used to identify air change rates with the help of the so-called ‘blower-door’ process, which creates under-pressure in buildings. Because the air pressure outside is higher than the pressure inside, the air will try to enter through unsealed areas. Using an infrared camera, this airflow can easily be seen, clearly revealing any unsealed areas, which can then be attended to before coverings and fittings make correcting this potential fault both expensive and time-consuming.

The Barrie Home Inspector was the first company to use Thermal Imaging technology in Simcoe County and now offers the service Free on request for any home inspection package. As a Certified Building Code Official with the Ontario Building Officials Association and with the experience of over 4,000 home inspections your Peace of Mind is 100% Guaranteed.

Want to find out more about Simcoe County Home Inspector, then visit Barrie Home Inspector’s site on how to choose the best Best Qualified Home Inspector for your real estate needs.

Insulated Concrete Foundations “ICF”

Basements

Insulated Concrete Foundations “ICF” have interlocking forms that are dry stacked and then they are filled with concrete. These forms lock together much like a Lego brick and can be used to form the structural walls and/or floors of a building.

What is the best ICF system? There is no front runner in design when it comes to choosing a ICF system. Consumers typically look for the number one rated product when looking to make a purchase . The buying public strives to have the best product at the best price. As for ICFs, it is obvious that each individual ICF building system has different properties that deliver different benefits to the consumer. Some have thicker insulation than others. Some are connected with metal ties, others with plastic ties. Some systems are stacked like building blocks, others require assembly. Any correctly installed ICF product will ensure that the customer is happy with his choice.

ICF FormsThe most common ICF are manufactured out of Polystyrene Foam but they can also be manufactured out of Polyurethane Foam ,Cement-bonded wood fibre or Cement-bonded polystyrene beads. Once the forms are formed together, re-bar is usually added to give the concrete flexural strength and then the concrete is pumped into the cavity to form the structural element of the walls. The forms are filled in 1-12 foot “lifts” to manage the concrete pressure and reduce the risk of blowout . Once the concrete has cured , the forms are left in place permanently.

Here are some of the benefits in building with ICF:

ICF building are much more energy efficient then those built with traditional construction methods.

The form material allows you to easily add electrical and plumbing systems.

ICF has high sound absorption which helps produce peace and quiet which is not the case with typical wood construction

The longevity of ICF products provides a higher re-sale value in most Real Estate markets.

Un-like wood foundations which can develop problems When wet , concrete and polystyrene do not rot.

There are no problems with insect infestation or termites using ICF products.

Using ICF building products has shown to reduce heating and air conditioning costs by 50-70%

ICF creates a structural concrete wall that is up to 10 times stronger the a wood framed structure

As in any product there are some drawbacks to using ICF construction, which are;

Adding widows,doors or utilities after the building is complete requires concrete cutting tools which makes it harder to do although it does not require the traditional steel lintels to support the new opening

Building with ICF can increase home building costs by 2 to 3 %

Minor problems with interior humidity have been know to happen during the first couple weeks as the concrete is curing. Residential dehumidifiers are an easy solution to the problem.

ICF-designThe exterior foam insulation provides easy access for groundwater and insects in polystyrene based forms. To help prevent these problems, some manufacturers make insecticide treated foam forms and promote methods for waterproofing them.

Building with ICF can sometimes add 3-5% in construction costs compared to using wood frame, however the energy savings will usually result in much lower utility costs. Building with ICF below grade for typical basement forming should come in at about 40% less due to the labour savings from combining multiple steps into one. Above grade construction is a little more expensive but it becomes cost effective when adding large openings. In wood frame buildings, large openings require large headers and support posts but in ICF additional re-bar is all that is typically needed.

Masonry Block – Building Tips

Basements, Exterior

Masonry Block – Building Tips. Every block wall-regardless of height or length-should be placed on a secure footing of poured concrete. A block barbecue grill or outdoor fireplace requires a large concrete pad as a footing. The footing must extend down beyond the frost line to prevent heaving in the winter.

For a footing poured in an area where drainage is a problem, lay a drain line along the outer edge of the form. Allow for a drop of about 1″ for each 20′ of drain line. Backfill over the drain line with about 12″ of crushed stone or gravel. In Ontario this is mandatory and must be installed for any building of 100 square feet in size.

Building exact corners is the most important construction of a masonry wall as corners will guide the building of the rest of the wall. A corner pole will make the job easier. A corner pole is any type of post which can be braced into a true vertical position and which will hold a taut mason’s line without bending. Two such poles are set up, one on each corner, with the mason’s line stretched between them. Corner poles for block walls should be marked every 4 to 8 inches, depending on how high the material is with which you are building the wall. Such marks must be absolutely level when the mason’s line is stretched between them.

Set the corner block first. Be sure you are using the correct block. Check the starting corner block, both horizontally and vertically, and take time to get it positioned correctly. All other blocks will align with this starter block, so it’s very important to set it exactly. Follow this same procedure as you reach the other corners, laying the first course out about two or three blocks in each direction. Tie a line between two bricks and stretch it between the two corner blocks on the first course.

Corners and lead blocks are generally built 4-6 rows high, with each course being stepped back one block from the course below, creating a pyramid effect. The wall alignment, plumb and level should be checked on these corners before completing the wall. If everything checks out fine, it is now time to fill in each course between the corners.

Because they can be adjusted in size slightly, mortar joints provide some layout flexibility. While the ideal mortar joint is 3⁄8 inch wide, masons routinely shrink joints to as small as 1⁄4 inch or stretch them to as large as1⁄2 inch. Joints that fall out- side this range are unsightly and, with a few small exceptions, prohibited by most building codes.

The Barrie Home Inspector uses his training to ensure every building inspected meets or exceeds the required building code practices. As a Certified Building Code Official he is one of the few Barrie Home Inspector’s with Ontario Building Code training in both Part 9 and Part 3 of the Building Code.

WETT Inspections for Barrie, Alliston and Orillia

WETT Inspections

WETT Inspections for Barrie, Alliston and Orillia.  The Barrie Home Inspector provides WETT Inspection services to Barrie, Alliston, Orillia, Stayner, Innisfil, Thornton, Rama, Lefroy, Alcona Beach, Bradford, Newmarket, Churchill, Tiny Beaches, Midland, Penetanguishene, Penetang, Wasaga Beach, Everett, Tottenham, Beeton and Simcoe County.

WETT (Wood Energy Technology Transfer)
SITE (System Inspections and Technical Evaluation)

SITE is a set of standardized guidelines recommended by WETT for the inspection and evaluation of wood-burning and other solid fuel burning systems. This chart identifies what each inspection level includes, its purpose and process. An inspection at any level
may include more but not less than that outlined in the “SITE Chart and Guidelines”.

To find out more valuable information on WETT Inspections visit  WETT INSPECTON’S for all the information you will need when installing a wood stove, fireplace or pellet stove

Level 1 Inspection “Readily Accessible” Level 2 Inspection “Accessible” Level 3 Inspection “Concealed Accessibility”
Scope (What is Included) The inspection of “readily accessible” components of: (1) A wood/solid-fuel burning appliance, or (2) A site-built fireplace, and (3) The venting system for:

a)The proper use of required components, and

b)clearance to combustibles, and

c)readily visible system obstructions or deposits.

 

 (1)A Level 1 inspection, and (2)an inspection of all “accessible” components of the system for clearance to combustibles and for obstructions or deposits, and (3)an evaluation of the construction, sizing, condition and suitability of “accessible” components of the system.   1)A Level 1 and 2 inspection, and (2)an inspection of system components in areas of “concealed accessibility” for clearance to combustibles, and (3)an evaluation of construction, sizing, condition and suitability of components of the system in areas of “concealed accessibility”, and (4)an examination of surrounding construction for evidence of damage.

 
Purpose (Why and When) (1) To verify code compliance of the readily accessible components: (a)At a homeowner’s request, or (b)with a homeowner’s permission, when requested by a third party such as a Realtor, insurance company, home buyer or seller etc.   1)When a Level 1 inspection is deemed insufficient because of a detected or suspected compliance issue or hazard, or (2)when verification of the suitability and integrity of the system components is required, or (3)after an operating malfunction or external event that may have caused damage to the system, or (4)if the system experiences combustion spillage events, or

(5)when an appliance is replaced, or

(6)when a major system component is replaced or requires significant repair.

 

 (1)When a Level 2 inspection is deemed insufficient because of a detected or suspected compliance issue or hazard that cannot be fully verified without access to concealed areas, or (2)after an incident that may have caused damage to any concealed parts of the system or building construction related to the system.
Process (What to Expect) 1)A basic visual inspection by a WETT certified SITE inspector; performed without a ladder or specialized tools. (2)A report using WETT’s recommended inspection checklist(s) or similar checklist(s), for the type of system being inspected. (1)Inspection of accessible system components, which may include disassembly of accessible system components, by a WETT certified SITE Comprehensive Inspector, or by a WETT certified Technician, as a part
of an installation or major system component repair process. (2)A report using WETT’s recommended checklist(s), or similar checklist(s). (3)A written evaluation of the suitability and integrity of the system  		 (1)The inspection by invasive means of concealed areas of the system by a WETT certified SITE Comprehensive Inspector, including the removal of nonstructural building components and/or the disassembly of parts of the system. (2)The possible use of specialized tools and equipment. (3)A comprehensive written report of the findings and possibly including inspection checklists.  
Wood Energy Technology Transfer Inc. (WETT Inc.) is a non-profit training and education association. Through professional training and public education, WETT Inc. promotes the safe and effective use of wood and solid-fuel burning systems in Canada. SITE and WETT Inc. are registered trademarks of WETT Inc. 

Bricks for Homes and Buildings

Exterior

Bricks for Homes and Buildings. In the past, bricks came in many different shapes and sizes, but today’s modern bricks tend to be a standard size of around 8″ x 4″ x 2″. They demonstrate a wide variety of textures, colours and finishes from yellows, reds and purples, to smooth, rough and rustic. These are due to the mineral variations found in the clay, and the method of manufacturing.

Raw surface clay and shale materials are taken from the ground in a process that is called winning. Materials are then carefully blended to control the quality, color and consistency of the desired finished product. The material is then formed by adding water and mixing materials in a pug mill. After mixing, the pugged clay is forced through a die creating a long extruded column of clay which is then wirecut to size. The material is then carried by conveyor systems into the firing kiln where it is first predried, and then carried through the firing stage of the kiln where temperatures can reach nearly 2000 degrees Farenheit. The brick can then be cubed and stored for shipping.

Bricks for building may be made from clay, shale, soft slate, calcium silicate, concrete, or shaped from quarried stone. However, true bricks are ceramic, and therefore created by the action of heat and cooling. Clay is the most common material, with modern clay bricks formed in one of three processes – soft mud, dry press, or extruded. Bricks are used for building and pavement. In the USA, brick pavement was found incapable of withstanding heavy traffic, but it is coming back into use as a method of traffic calming or as a decorative surface in pedestrian precincts. For example, in the early 1900s, most of the streets in the city of Grand Rapids, Michigan were paved with brick. Today, there are only about 20 blocks of brick paved streets remaining.

Solid brickwork is made of two or more layers of bricks with the units running horizontally (called stretcher bricks) bound together with bricks running transverse to the wall (called “header” bricks). Each row of bricks is known as a course. The pattern of headers and stretchers employed gives rise to different bonds such as the common bond (with every sixth course composed of headers), the English bond, and the Flemish bond (with alternating stretcher and header bricks present on every course). Bonds can differ in strength and in insulating ability. Vertically staggered bonds tend to be somewhat stronger and less prone to major cracking than a non-staggered bond.

Bricklaying Terms. Before beginning any of the bricklaying projects, study the following terms and their definitions. This will help you understand the various brick positions and patterns, as well as the typical mortar joints used. Bull Header. A rowlock brick laid with its longest dimensions perpendicular to the face of the wall. Bull Stretcher. A rowlock brick laid with its longest dimension parallel to the face of the wall.

Bricks are a versatile and durable building and construction material, with good load-bearing properties, high thermal mass and potential low energy impact. In the case of simple earth bricks such as adobe and CEBs, they measure high on the sustainability index, being made from locally available (and abundant) materials of clay, sand, and water, using low technology compression equipment, solar energy or kilns. While modern methods of brick construction have a much lower sustainability index, the UK brick industry has developed a strategy to minimize its environmental impact and increase its energy efficiency and use of renewable energies. Overall, bricks are a good example of a sustainable building practice and are currently gaining in popularity around the world.

Innovation in brick and block building is moving forward – thin joint mortar allows the depth of the mortar to be reduced from l0mm to just 2mm increases the speed of construction. Thin-joint system improves thermal insulation and air tightness of construction and increases ease of installation – thin joint mortar can be laid twice as fast as traditional mortar.

Your Home’s Structure

Exterior

Your Home’s Structure.  In North America, modern house-construction techniques include light-frame construction (in areas with access to supplies of wood) and adobe or sometimes rammed-earth construction (in arid regions with scarce wood-resources). Some areas use brick almost exclusively, and quarried stone has long provided walling. To some extent, aluminum and steel have displaced some traditional building materials. Increasingly popular alternative construction materials include insulating concrete forms (foam forms filled with concrete), structural insulated panels (foam panels faced with oriented strand board or fiber cement), and light-gauge steel framing and heavy-gauge steel framing.

Houses may be supported by a crawl space, full or partial basement or a floating slab on grade. Basements can be constructed of wood, poured concrete or masonry blocks. Poured concrete is becoming the norm for most housing and is far superior for cost and strength.

Most common wall framing is either balloon or platform type framing. In platform framing, the joists comprise any number of individual floors or platforms that wall framing components are constructed on top of–hence, the term platform framing. Platform framing is the most common method of frame construction. The floor, or platform, is made up of joists that sit on supporting walls, beams or girders and covered with a plywood or OSB sub-floor. In the past, 1x planks set at 45 to the joists were used for the sub-floor. Balloon framing is not permitted anymore due to lack of fire-stopping between floors.

Foundation made of concrete typically will have some cracks that are visible. Most cracks are the result of settling or shrinkage of the concrete during its curing stage. Diagonal cracks that grow in width, especially ones that are wider at the bottom than at the top, indicate settlement. Diagonal cracks over windows indicate a weak header. Diagonal cracks in a poured concrete foundation that are fairly uniform in width or are hairline-type are caused by shrinkage and, though they may allow water entry, do not constitute a structural defect. Some home inspectors think that if the crack follows the mortar joint, rather than going through the brick or block, the crack isn’t a problem. This is false. Walls crack at their weakest point. If the mortar is stronger than the brick, the wall will crack through the brick

The structural support of a roof is typically provided by either stick built rafters or engineered trusses. Collar tie is a colloquial phrase that you usually won’t find in construction or engineering documentation even though the words are commonly used among builders, architects and homeowners. The correct phrase as used in textbooks and when specified is collar beam. Collar beams are usually installed in the upper third of the roof between opposing rafters.

Having your home inspected prior to purchasing is one of the most important items of the transaction. You want to protect yourself from shoddy workmanship or major problems with your homes systems. A house is comprised of many different products installed by various tradesmen and sometimes do-it-yourself type renovators. To ensure Peace of Mind in your next Real Estate transaction use the Barrie Home Inspector for your protection and Peace of Mind. If you have a wood burning appliance then contact www.wett-inspection.com for your insurance companies required WETT Certification.

Siding and Cladding for Your Home

Exterior

Siding and Cladding for Your Home.  Nothing will impact the appearance of your home more then the siding that’s on it. When shopping for siding you may want to consider what suits your lifestyle as well as the style of your home. Siding is the outer covering ( A.K.A. Cladding ) of a home meant to shed water and protect the home from the effects of weather but it may also act as a key element in the aesthetic beauty of the structure and directly influence its property value. Here are a few types of siding you may want to consider :

Stucco: Traditional stucco is cement combined with water and inert materials such as sand and lime but many homes built after the 50’s may resemble stucco but they actually use a variety of synthetic materials to achieve the same look. Stucco can be tinted to the colour you want and then the need to paint is gone forever. Synthetic stucco siding is lighter then the traditional and is more likely to suffer damage from a hard blow. It is often compromised of foam insulation board or cement panels screwed to the walls and the stucco is applied around it.

As a building material, stucco is a durable, attractive, and weather-resistant wall covering. It was traditionally used as both an interior and exterior finish applied in one or two thin layers directly over a solid masonry, brick or stone surface. The finish coat usually contained an integral color and was typically textured for appearance.
Stucco or render is a material made of an aggregate, a binder, and water. Stucco is applied wet and hardens to a very dense solid. It is used as a coating for walls and ceilings and for decoration. Stucco may be used to cover less visually appealing construction materials such as concrete, cinder block, or clay brick and adobe.

Stone veneer siding: Stone veneer is used as a decorative and protective covering for both interior and exterior applications. Stones like granite , limestone, slate, etc… are not only beautiful and hardly affected by weather , there also really expensive. That’s why precast stone veneers and facings became popular , the can look genuine ( depending on the product) and are also much more affordable the the real thing. The veneer is typically no thicker then 1″ and must weigh no more then 15 lbs per square foot to be installed without additional structural supports. These veneers can be made from natural stone by cutting the stone into thinner pieces or can be manufactured to look like stone.

Vinyl siding: Vinyl siding is one of if not the most popular type of siding. Unlike wood , this durable plastic will not rot or flake. Vinyl is available in several colour and it is said that it will never have to be painted. Advertisements say that vinyl siding is permanent and although it will last a very long time, it is less durable then wood or masonry. Heavy winds have been known to lift panels from the wall and windblown debris and strong hail can puncture it. New technologies are making this material stronger but the sheets may still crack if struck by a lawnmower or snow blower and unfortunately panels cannot be patched, they can only be replaced.

Engineered wood siding: Engineered wood siding is made from wood products and other materials. The panels can be molded to resemble traditional clapboards although it does not exactly look like real wood due to the fact that it’s textured grain is uniform. It does however look more natural then vinyl or aluminium siding. The benefit of engineered wood siding is that it offers all the advantages of of regular wood siding but in addition, it’s termite resistant and it will not rot,crack or split.

Having a Professional Home Inspector inspect your home prior to purchase will allow your new homes cladding to be inspected by a Professional like the Barrie Home Inspector. He will inspect for cladding of siding failure or poor installation techniques. Having all the information available is paramount prior to purchasing real estate, whether for investment or for your new home.

 

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