We finally finished our first video! This is just a promo for our homepage....hopefully we'll keep it up and bring you more!
For more info on home inspections and the services we provide....please visit our website at www.housecsi.com Thanks!
Justin Boyce is a certified home inspector and co-owner of House CSI located in Toronto, ON. 'The Home Inspector' serves to educate you on your greatest investment and the perils associated with buying and selling homes.
Showing posts with label Pre-Renovation Consultation. Show all posts
Showing posts with label Pre-Renovation Consultation. Show all posts
Thursday, 6 June 2013
Home Inspection Promo Video
For more info on home inspections and the services we provide....please visit our website at www.housecsi.com Thanks!
Saturday, 26 January 2013
Synthetic Stucco (EIFS)
EIFS stands for Exterior Insulating and Finishing Systems. It is sometimes referred to as Synthetic Stucco. Its use increased sharply in the 1990s. In North America about 300, 000 homes have an EIFS exterior.
We care because EIFS has been connected to concealed rot in wall cavities.
What Exactly Is It?
There are many different systems offered by various manufacturers, but in general EIFS wall systems consist of a wood frame wall covered with a sheathing such as plywood, or even gypsum board. Plastic foam insulation boards are glued or fastened to the sheathing. A 1/16- to 1/4- inch-thick base coat is troweled on to the insulation. A glass fiber reinforcing mesh is imbedded in the base coat. Finally, a finished coat is sprayed, troweled or rolled on. This finish coat provides the color and texture.
Many installations have no building paper or housewrap behind the stucco to act as a backup material.
What Is Happening
Rain water appears to be getting into the wall systems through imperfections in the stucco. These include joints around windows and doors and penetrations from railings, wiring, plumbing, vents, etc. Once water gets behind the system it gets trapped, leading to mold, mildew and rot of the sheathing, studs, flooring and other framing members. EIFS houses often look good until sections of the wall are removed revealing concealed damage. The damage can take place within the first few years of the home's life.
As most of the damage has been found in houses in coastal areas, some have suggested that condensation is a problem; however, since the most severe damage seems to show up around wall penetrations, condensation does not appear to be the culprit. The worst damage is often found below and beside windows.
Solutions
There is little that can be done on existing systems short of re-siding or paying fanatical attention to keeping the water out. Caulking and flashing maintenance should be a high priority for people with synthetic stucco houses.
In the very newest installations, contractors are using building paper or housewrap behind the insulation to protect the sheathing. In addition, the newest installations are designed with a drainage system behind the insulation to allow any water which does get in, to drain out. This is not unlike the drainage system found in a brick veneer home. These improvements should work but only if they are well constructed.
So far we know that areas of high rain fall, and particularly areas with rain accompanied by wind, result in houses with the most damage. Homes which have no roof overhang or very small overhang or many penetrations through the wall systems are also at risk.
Unfortunately, a visual inspection cannot tell the whole story, and until invasive testing becomes standardized and sufficient data becomes available for our area, concealed damage in synthetic stucco houses will remain a question mark.
We care because EIFS has been connected to concealed rot in wall cavities.
What Exactly Is It?
There are many different systems offered by various manufacturers, but in general EIFS wall systems consist of a wood frame wall covered with a sheathing such as plywood, or even gypsum board. Plastic foam insulation boards are glued or fastened to the sheathing. A 1/16- to 1/4- inch-thick base coat is troweled on to the insulation. A glass fiber reinforcing mesh is imbedded in the base coat. Finally, a finished coat is sprayed, troweled or rolled on. This finish coat provides the color and texture.
Many installations have no building paper or housewrap behind the stucco to act as a backup material.
What Is Happening
Rain water appears to be getting into the wall systems through imperfections in the stucco. These include joints around windows and doors and penetrations from railings, wiring, plumbing, vents, etc. Once water gets behind the system it gets trapped, leading to mold, mildew and rot of the sheathing, studs, flooring and other framing members. EIFS houses often look good until sections of the wall are removed revealing concealed damage. The damage can take place within the first few years of the home's life.
As most of the damage has been found in houses in coastal areas, some have suggested that condensation is a problem; however, since the most severe damage seems to show up around wall penetrations, condensation does not appear to be the culprit. The worst damage is often found below and beside windows.
Solutions
There is little that can be done on existing systems short of re-siding or paying fanatical attention to keeping the water out. Caulking and flashing maintenance should be a high priority for people with synthetic stucco houses.
In the very newest installations, contractors are using building paper or housewrap behind the insulation to protect the sheathing. In addition, the newest installations are designed with a drainage system behind the insulation to allow any water which does get in, to drain out. This is not unlike the drainage system found in a brick veneer home. These improvements should work but only if they are well constructed.
So far we know that areas of high rain fall, and particularly areas with rain accompanied by wind, result in houses with the most damage. Homes which have no roof overhang or very small overhang or many penetrations through the wall systems are also at risk.
Unfortunately, a visual inspection cannot tell the whole story, and until invasive testing becomes standardized and sufficient data becomes available for our area, concealed damage in synthetic stucco houses will remain a question mark.
Wednesday, 17 October 2012
Renovation Consultations
Martyn Boyce supervised and directed home renovations in Toronto for over 20 years. Needless to say, he has the necessary knowledge and experience to advise you on any of your future renovation decisions. One of the greatest benefits of the renovation consultation is that we can inform you of exactly how to go about your renovation and if your ideas are reasonable given the existing structure. Our objective is to help you understand how to keep costs down, but ultimately how to make you dreams come alive.
Here is a quick break down of services regarding Renovation Consultations. This is a unique service that we offer and may be of interest to you.
Pre-Renovation Review - Please contact us for a quote.
The pre-renovation inspection is an initial review consultation to assess the suitability of property and structure with the respect to the work planned by home owner. Usually takes less than 3 hours and does not include a written report.
Pre-Renovation Consultation - Please contact us for a quote.
(With existing plans)
Review of plans, detailed structural analysis, and recommendations for improvements. This will include a written report.
Pre-Renovation Consultation - Please contact us for a quote.
(Without existing plans)
This includes the ‘Pre-renovation review’ as the initial meeting. It is then followed by Martyn providing a preliminary outline drawing of the existing house and options for the planned renovation design.
This can also be followed by detailed drawings, scope of work, specifications, & permits required. These can only be quoted after the initial consultations.
Renovation in Progress Consultation - Please contact us for a quote.
For those that may be having issues with a renovation in progress. We can provide an independent unbiased assessment of your project status.
Here is a quick break down of services regarding Renovation Consultations. This is a unique service that we offer and may be of interest to you.
Pre-Renovation Review - Please contact us for a quote.
The pre-renovation inspection is an initial review consultation to assess the suitability of property and structure with the respect to the work planned by home owner. Usually takes less than 3 hours and does not include a written report.
Pre-Renovation Consultation - Please contact us for a quote.
(With existing plans)
Review of plans, detailed structural analysis, and recommendations for improvements. This will include a written report.
Pre-Renovation Consultation - Please contact us for a quote.
(Without existing plans)
This includes the ‘Pre-renovation review’ as the initial meeting. It is then followed by Martyn providing a preliminary outline drawing of the existing house and options for the planned renovation design.
This can also be followed by detailed drawings, scope of work, specifications, & permits required. These can only be quoted after the initial consultations.
Renovation in Progress Consultation - Please contact us for a quote.
For those that may be having issues with a renovation in progress. We can provide an independent unbiased assessment of your project status.
Monday, 20 February 2012
Undertaking Home Repairs!
Check out this article from Carson Dunlop. Great info for new home owners, or established home owners looking to renovate. Nothing to do with home inspections.
Let's start
by differentiating between a home improvement and a home repair. A home
improvement, as the name implies, means improving something. It is usually a
renovation to create more space, change the layout of the house, improve energy
efficiency, or to make aesthetic changes. This report will deal with the
simpler topic of home repair--basically replacing things that are worn out or
fixing things that are broken. Here are some very basic rules to follow.
1. Know what
you want done
If you are replacing a worn out furnace, for example, do some research to find out whether you want a mid-efficiency furnace or a high-efficiency furnace. If you are repairing a roof with a leaking valley flashing, determine whether you want the valley flashing replaced or just patched to last a few years until the whole roof needs re-flashing.
If you know what you want done, you can compare apples to apples when reviewing quotations. Otherwise it would be very hard to compare various quotes if every contractor has a different repair strategy.
Be prepared to stick to your guns. Many contractors will tell you that the job is much bigger, much harder, or it must be done his way (because if you don't, it will be dangerous or much more expensive the next time).
As home inspectors, we are often faced with contractor opinions that differ drastically from the recommendations in our reports. In most of these cases, the contractor is proposing unnecessary work.
If you are replacing a worn out furnace, for example, do some research to find out whether you want a mid-efficiency furnace or a high-efficiency furnace. If you are repairing a roof with a leaking valley flashing, determine whether you want the valley flashing replaced or just patched to last a few years until the whole roof needs re-flashing.
If you know what you want done, you can compare apples to apples when reviewing quotations. Otherwise it would be very hard to compare various quotes if every contractor has a different repair strategy.
Be prepared to stick to your guns. Many contractors will tell you that the job is much bigger, much harder, or it must be done his way (because if you don't, it will be dangerous or much more expensive the next time).
As home inspectors, we are often faced with contractor opinions that differ drastically from the recommendations in our reports. In most of these cases, the contractor is proposing unnecessary work.
2. Find at
least 3 experienced, reputable contractors who are capable of doing the work
This may sound easier than it is. While it is best to rely on personal referrals from people you trust, these referrals must be taken with a grain of salt. Former customers of contractors are not usually in a position to comment on the quality of the installation of a furnace, for example. Also be sure the type of work that you are planning to have done is similar (in size and scope) to the work done for the person providing the referral. Many contractors who are geared to do major renovations are not well suited to do minor repairs and vice versa.
This may sound easier than it is. While it is best to rely on personal referrals from people you trust, these referrals must be taken with a grain of salt. Former customers of contractors are not usually in a position to comment on the quality of the installation of a furnace, for example. Also be sure the type of work that you are planning to have done is similar (in size and scope) to the work done for the person providing the referral. Many contractors who are geared to do major renovations are not well suited to do minor repairs and vice versa.
3. Obtain 3
written estimates
Our experience has shown that contractor’s quotes can vary as much as 300% on any given job. This is sometimes due to different perceptions of what needs to be done. This can be avoided by following Step 1 carefully. However, sometimes the variance is simply the result of how busy the contractor is.
Our experience has shown that contractor’s quotes can vary as much as 300% on any given job. This is sometimes due to different perceptions of what needs to be done. This can be avoided by following Step 1 carefully. However, sometimes the variance is simply the result of how busy the contractor is.
4. Get three
references from each contractor
Better than three references is a list of the recent clients that the contractor has worked for. That way you get to choose who you would like to select as a reference. Follow up with these references bearing in mind the comments in Step 2.
While you are at it, ensure that the contractor has appropriate licenses and insurance.
Better than three references is a list of the recent clients that the contractor has worked for. That way you get to choose who you would like to select as a reference. Follow up with these references bearing in mind the comments in Step 2.
While you are at it, ensure that the contractor has appropriate licenses and insurance.
5. Choose the
contractor
Don't necessarily base your choice on price alone. Look carefully at what has been included in the estimates. Select the contractor with the best reputation, provided that the price for the job is fair. Avoid paying cash. The benefit of a cash deal is typically far greater for the contractor than it is for the homeowner.
Don't necessarily base your choice on price alone. Look carefully at what has been included in the estimates. Select the contractor with the best reputation, provided that the price for the job is fair. Avoid paying cash. The benefit of a cash deal is typically far greater for the contractor than it is for the homeowner.
6. Have both
parties sign a contract
The contract should include a complete description of the work. It should also include details as to who is responsible for obtaining permits (if there is any doubt regarding the necessity of a permit, contact your local building department).
The contract should have a start date and a completion date. (On larger contracts, sometimes a penalty clause is included for each day the job extends beyond the completion date.)
The contract must also contain a payment schedule. The schedule should not demand very much money up front and the payment should be based on stages of completion as opposed to pre-determined dates.
Remember to hold back 10% of each payment for 45 days after the completion of the job to determine whether any liens have been placed on the property (as a result of the contractor not paying his sub-contractors).
Also, don't expect much in the way of a guarantee if you are simply asking a contractor to undertake band-aid repairs. Many contractors will not simply patch a damaged valley flashing, for example, even if they are 95% sure that the repair will work. This is because there is still a 5% chance that they will get complaints to fix a subsequent leak. In fairness, the leakage is not their fault. They just do not want the hassles. Consequently, many contractors will suggest repairs which are overkill (replacing the entire side of the roof, for example) to reduce the potential for complaints. A significantly lower price can be obtained, if you explain to the contractor that you expect him to do his best, but you aren't going to make him responsible for the future of the entire roof based on a $300 repair.
The contract should include a complete description of the work. It should also include details as to who is responsible for obtaining permits (if there is any doubt regarding the necessity of a permit, contact your local building department).
The contract should have a start date and a completion date. (On larger contracts, sometimes a penalty clause is included for each day the job extends beyond the completion date.)
The contract must also contain a payment schedule. The schedule should not demand very much money up front and the payment should be based on stages of completion as opposed to pre-determined dates.
Remember to hold back 10% of each payment for 45 days after the completion of the job to determine whether any liens have been placed on the property (as a result of the contractor not paying his sub-contractors).
Also, don't expect much in the way of a guarantee if you are simply asking a contractor to undertake band-aid repairs. Many contractors will not simply patch a damaged valley flashing, for example, even if they are 95% sure that the repair will work. This is because there is still a 5% chance that they will get complaints to fix a subsequent leak. In fairness, the leakage is not their fault. They just do not want the hassles. Consequently, many contractors will suggest repairs which are overkill (replacing the entire side of the roof, for example) to reduce the potential for complaints. A significantly lower price can be obtained, if you explain to the contractor that you expect him to do his best, but you aren't going to make him responsible for the future of the entire roof based on a $300 repair.
7. Expect
delays
Any type of home repair seems to take longer than was first predicted. If the repairs involve any sort of interior demolition, expect divorce dust.
Any type of home repair seems to take longer than was first predicted. If the repairs involve any sort of interior demolition, expect divorce dust.
8. Have
contingency funds
Many home repairs end up unearthing something else that requires repair. While this is very common, ask lots of questions if your contractor is proposing additional work.
Many home repairs end up unearthing something else that requires repair. While this is very common, ask lots of questions if your contractor is proposing additional work.
Wednesday, 4 January 2012
Thinking of Renovating??
The pre-renovation consultation is an inspection for all home owners with renovation visions who are requiring advice on how to go about bringing their dreams to fruition. This type of home inspection pays special attention to the areas of the home defined in the owner's plans for their future home. It's an entirely different kind of inspection; one that requires someone with a lot of renovation experience. Martyn Boyce of House Consulting Services & Inspections is one of the most knowledgeable, experienced inspectors in the field. As a professional engineer, he gives the right advice to homeowners considering a renovation.
Martyn Boyce supervised and directed home renovations in Toronto for over ten years. Needless to say, he has the necessary knowledge and experience to advise you on any of your future renovation decisions. One of the greatest benefits of the pre-renovation consultation is that we can inform you of exactly how to go about your renovation and if your ideas are reasonable given the pre-existing structure. Our objective is to help you understand how to keep costs down, but ultimately how to make you dreams come alive.
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