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All houses have stories to tell, and heritage homes speak volumes. It takes a certain insight to see into the past. It is written in the structure, carved in the beams and displayed in the architecture of the home.
There are no degrees in heritage home inspections. While there are some brief courses available actual hands on experience is invaluable. Understanding the different methods of assembly is critical in conducting an inspection on a heritage residence.
Inspection of older wiring, heating and plumbing can only be understood if the inspector has years of hands on experience. Renovations and upgrades can sometimes present a particular challenge, as they are often not done professionally. While many issues are usually obvious and have been reflected in the price of the home, understanding the dimensions of the issue is important.
Repair costs of a heritage home are usually higher than a more modern home. As an experienced heritage inspector who "packs" a wealth of knowledge he can usually prioritize the issues and explain them to you.
SOME COMMON CONDITIONS SEEN IN A HOME OF "AGE"
Maintenance problems: Walk around the house and examine it - you are looking for peeling paint, foundation cracks and any other damage that should be dealt with now to avoid more serious problems in the future.
Minor structural problems: Typical in old homes, it can cover everything from cracked plaster to small movements in the foundation. While they are not likely to cause the house to fall down, they should be corrected before they become more serious.
Drainage and grading problems: Probably the most common problem found. Installation of new roof gutters and downspouts to digging up the weeping tiles or simply re-grading the surrounding lawn to re-direct the surface water away from the house can reduce water invasion.
Insufficient electrical system: Common in older homes - undersized services, aluminum wiring, and knob-and-tube wiring or inadequate/poorly-renovated distribution systems. These may be unsafe as well as an insurance issue.
Poorly installed plumbing: It is also very common to find creative plumbing in older homes. Galvanized and cast lines can become an insurance issue. Repairs can range from a simple to expensive replacements.
Older/leaking roof: Metal shingles are common and are known to have a very long life span compared to asphalt shingles. On average an asphalt-shingled roof lasts 15 to 20 years. Multiple layers should be established as this reduces life span.
Older heating/cooling system: Some older heating/cooling systems are inefficient. While replacement may seem expensive, the newer more efficient systems do reduce heating and cooling costs substantially and with the prices of fuel today, you would recoup the cost in a very short time.
Poor ventilation: Excessive moisture from un-vented bathrooms and cooking areas can damage plaster, deteriorate windows and cause allergic reactions. These conditions need to be corrected before the deterioration becomes excessive.
Excessive air leakage: Poor weather-stripping, badly fitted doors and windows, and deteriorated caulking and poor attic seals all contribute to a cold and drafty home. This maintenance is usually simple and inexpensive.
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For years, Cam has been writing a weekly column for the Kingston Whig Standard.
Throughout this time he has addressed a number of issues pertaining to heritage homes.
See the heritage section in "Ask The Inspector" to read some of the articles written in the past few years.
A heritage home inspection often takes longer to complete. You should plan on attending and allow up to 4 hours of your time. Bring along your notebook and camera.
Time is taken with the client so they understand the dynamics of the building, the options available and the best method to arrive at the necessary repairs and maintenance that are always found in a heritage home.
Special attention to the wiring, heating and plumbing is necessary for you to meet the ever-changing insurance requirements. Understanding insulation, ventilation and roof coverings of yesteryear, take a particular expertise. Heritage buildings are truly individual when it comes to the life span of a roof covering. Metal roof coverings can be deceiving, the "tin shingles" can have widely varied life expectancies and a knowledgeable heritage inspector will evaluate the condition and maintenance required.
The skills of our forefathers were as varied as the designs of the homes. As a former professional heritage renovator, Cam brings personal insight into the individuality that every heritage home represents.
"We appreciate the very thorough and informative inspection you did on the property, and I would have no
hesitation in recommending you." - Susan O.
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