INSPECTION SERVICES

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PRE-LISTING

INSPECTION

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PRE-purchase

INSPECTION

WALK THROUGH

INSPECTION

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CONDOMINIUM 

INSPECTION

INVESTOR

INSPECTION

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MAINTENANCE

INSPECTION

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RE-INSPECTION

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11 MONTH WARRANTY  

INSPECTION

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INSURANCE INSPECTION

 

PRE-LISTING INSPECTION

The Pre-Listing Inspection is an important service for home owners who are planning on selling their house. One of the advantages is that the report will prevent unknown surprises and can alert you to safety issues that you may not have known existed. This will also assist your real estate agent as sales tool and create a more firm amount to list the house at. 

 

We inspect all major components of the home, including but not limited to the following:

  • Structure (Foundation, Columns/Piers, Water Penetration, Roof Structure)

  • Exterior (Deck, Walkways, Driveways/Patios, Siding/Masonry, Cladding)

  • Roof (We will walk it when safety and accessibility allow)

  • Garage (Door safety and function, Structure, Electrical System)

  • Drainage (Downspouts condition and placement, Grading, Vegetation)

  • Plumbing

  • Electric

  • Heating and Air Conditioning Systems

  • Interior (floor to ceiling, windows and doors)

  • Attic/Crawl space (when safe/accessible)

  • Insulation/Ventilation

  • All Built-In Appliances

 

PRE-PURCHASE INSPECTION

A Pre Purchase home Inspection will give you the information you need to make a well informed decision about one of the most significant purchases you will ever make. It provides an excellent opportunity to understand the conditions of the house you are considering and the ability to get answers to any questions that you may have about the house and its systems. We give you an impartial and unbiased opinion of the house and property before you commit to the purchase of a new home. Also a comprehensive digital report is provided which includes all documented photographs taken during the inspection.

 

We inspect all major components of the home, including but not limited to the following:

  • Structure (Foundation, Columns/Piers, Water Penetration, Roof Structure)

  • Exterior (Deck, Walkways, Driveways/Patios, Siding/Masonry, Cladding)

  • Roof (We will walk it when safety and accessibility allow)

  • Garage (Door safety and function, Structure, Electrical System)

  • Drainage (Downspouts condition and placement, Grading, Vegetation)

  • Plumbing

  • Electric

  • Heating and Air Conditioning Systems

  • Interior (floor to ceiling, windows and doors)

  • Attic/Crawl space (when safe/accessible)

  • Insulation/Ventilation

  • All Built-In Appliances

 
 

WALK-THROUGH INSPECTION

A walk through inspection is ideal for people that are considering buying a house but don't necessarily want a full inspection. A walk through inspection is great if the house is in good shape, but you just want some peace of mind. It is also great in areas where bidding wars take place, where you may have to inspect four or five properties before landing the property that suites your needs. This can end up saving you hundreds of dollars, since there is no need for a full inspection when you may not even get the house. The walk through typically takes 1.5-2 hours with an inspection of the major components of the house followed by a narrative report from which you can make an informed decision.

 

CONDO INSPECTIONS

The general inspection will focus on the conditions of the interior unit and its operating systems.

This will include: doors, windows, heating and cooling, interior finishes, plumbing, and electrical systems. The Condo has many shared or common elements that are particular to all condo owners in the building i.e. structure, roofing, heating and cooling units, etc. These common elements are not generally a part of the inspection; however a general overview of some of the common elements is observed and commented on should they affect the unit or occupant in some way.

 

11 MONTH WARRANTY INSPECTION

Most builders offer a one-year warranty on a new home. We’ll come out during the 11th month and perform a full home inspection before the builder’s warranty expires. Our non-invasive inspection is based on observations of the visible and apparent condition of the interior and exterior of the structure, including its major systems and components. Following your inspection, you will receive a comprehensive report, complete with photos, that includes information on any material defects observed on the date of the inspection. Armed with this information, you can take any necessary steps to hold your builder and his subcontractors to their warranties while they’re still in force.

Included in your 11th Month Warranty Inspection

 

A Warranty Inspection is a comprehensive evaluation of the interior and exterior of your new home and its major systems and components. It’s conducted during the 11th month of your occupancy – before your builder’s warranty expires.

We follow InterNACHI’s comprehensive Standards of Practice. This means that

 

we’ll inspect all of the following (if accessible):

  • Roof system, including the chimney

  • All roof penetrations

  • Gutters & downspouts

  • Grading & drainage

  • Walkways & driveway

  • Garage doors, safety sensors & openers

  • Exterior cladding

  • Deck, stoops, porches & railings

  • Windows & doors

  • Attic, insulation & ventilation

  • Heating system

  • Cooling system

  • Plumbing system

  • Drainage sump pump with accessible float

  • Electrical system

  • Fireplace damper door & hearth

  • Ceilings, floors & walls

  • Basement, foundation & crawlspace

  • Much much more!

INVESTOR INSPECTION PROGRAM

 

Spot Home Inspection Services® recognizes that as a Rehab Flipper or Rental Property Investor, you need to make the numbers work. Let us help you do that.

We have created a unique program for investors that offers not only education (sure to make you better at estimating repairs), but also a thorough evaluation of the major systems of the house to keep you from falling into a Money Pit.

 

We have a unique pricing structure for full inspections/reports, available

ONLY to investors! This rewards volume and loyalty, making our valuable services more affordable for you.

Allow me to explain the program:

We (you and I) walk through the entire property in search of major defects and potential maintenance problems.

You come with us, taking your own notes/pictures, and ask us as many questions as you like.
 

Together, we find both obvious and underlying issues.

As an added bonus, we take voice notes of our findings and email them to you for your reference.

This is CONSIDERABLY less expensive than a full inspection/report.

Oh, and if you hire us, we are available for questions during normal business hours, indefinitely. If you have a relationship with us, you have access. Once a client, Always a client

Benefits to you:

  • More accurate repair estimates = more accurate numbers=more predictable PROFIT

  • Vastly improve your skills at estimating your rehab scope of work

  • Avoid dealing with many last minute problems that the other guy’s inspector would find (We know what they look for)

  • Avoid purchasing a Money Pit and save Thousands $$$

  • Learn maintenance tips and tricks that will help you to get the most out of your property and its systems.

 
 

MAINTENANCE INSPECTION

 

Do you plan on living in your existing home for a long time?  You may want to know what repairs are required in order to keep your home well-maintained.

 

A maintenance inspection should be done every 4-5 years as your home starts to age.  It is always a good practice to identify problems with the home early on and carry out the necessary repairs before they become more costly.

 

RE-INSPECTION

Many buyers have issues they ask the seller to fix after the building inspection process. If you don’t have the issue re-inspected after repairs or replacement, how do you know the conditions have been properly addressed? We are happy to re-inspect specific elements of the home to assure of quality repairs.

 

Many buyers have issues they ask the seller to fix after the building inspection process. If you don’t have the issue re-inspected after repairs or replacement, how do you know the conditions have been properly addressed? We are happy to re-inspect specific elements of the home to assure of quality repairs.

 

RE-INSPECTIONS AND REPAIRS AFTER THE HOME INSPECTION

After a home inspection, it is not uncommon for the home buyer to ask the seller to make repairs.   Here a few tips to help the process go a smoothly as possible.

1.  Try to avoid asking the seller to make repairs.  It's often better to ask the sellers to fund repairs or ask for the price of the home to be adjusted accordingly.  The downside to adjusting the price of the home, however, is that the buyers will need to come up with cash to make repairs.

2.  When requesting repairs, make sure everyone understands the issue(s).  An excellent home inspection report will usually be enough to make everything clear and understandable.  If there is any confusion, ask the home inspector for clarification.

3.  When requesting repairs, request building permits.  Not only does this force the seller to 'follow the rules', but it should make the buyer feel better knowing that the work was inspected by an authority, and it puts the cost of the re-inspection on to the seller's lap.

4.  When requesting repairs, be specific.  If the purchase agreement addendum is poorly written or isn't specific, the repairs won't be completed properly... if at all.   A well-written addendum may specify the problem, how the repairs should be completed, who should complete the work, and how the repairs will be verified.

RE-INSPECTIONS

 

When all of the above happens, a re-inspection by the original inspector probably isn't necessary, but it may still be worthwhile.

Re-inspections never hurt.  Improper repairs frequently happen no matter who does the work.  When there is any doubt in the buyer's mind as to the quality of the work being done, it may be worthwhile to have a re-inspection performed.

Licensed contractors.  If repairs are being done by licensed contractors, the repair requests are specific,  and appropriate permits are pulled, re-inspections probably aren't necessary.  If the repairs are being done by the seller, I strongly recommend a re-inspection.

 

 

INSURANCE INSPECTION

If you would like to place insurance on your home and the home is over 30 years old, the insurance company will require you to have a 4 Point Inspection performed. Our 4 Point inspection includes the plumbing systems, heat/AC system, electrical system, and roof structure.  We will present you will a completed 4 Point form. We stay abreast of all the insurance industry changes and requirements for your to obtain insurance on your home. Check out our video for more information!

What Are The New Insurance Issues Homeowners Are Facing When Buying a Resale Home?

The new rules, regulations, and numerous restrictions that insurance companies have written and rewritten since Sept. 11, 2001 continue to surprise us. Homeowners that have never had a problem insuring their homes are suddenly faced with unbelievably high premiums or facing the reality of no insurance at all. In the case of no insurance, these homeowners are being asked to make changes (in some cases changes that are costly upgrades), in order to make the home "insurable". I may not agree with the definitions of "high risk" as a Registered Home Inspector, but this is the reality many purchasers face when shopping for insurance. It is also my understanding that some real estate agents are adding insurance clauses into the offer of purchase and sale to help protect their clients.


Some companies will still offer a "high risk" category for homeowners who are either unwilling or unable to comply with the required upgrades, but these companies are getting harder and harder to find and the "high risk" premiums are usually two to three times higher than they are for a similar home where the upgrades have been done.


Insurance companies today are finding themselves in tough market conditions. In situations where they are not making money in the markets, the income they make from premiums is that much more important. Individual brokers are forced to be very careful not to write too many of these "high risk" categories as they need to ensure their "loss" ratio stays at a reasonable percentage. If a broker's loss ratio rises too much, the company writing the insurance will cut the broker off. It is for this very reason that brokers are reluctant to take on too many new clients in a high risk category.


I would like to address some of the common culprits that are being flagged by insurance companies as the high risk items. By sharing this information with you. I hope that together we can help protect home buyers and home sellers from being side swiped by these new realities.
 

1. Knob & Tube Wiring: Was installed in homes that where built before 1950. The Electrical Safety Authority (ESA) does not have a problem with Knob & Tube as a category of wiring, they only suggest it be reviewed on a case by case bases. Insurance companies seem to take the simple view that Knob & Tube = Bad.

 

2. Aluminum Wiring: Was installed in homes that were built from the mid 1960's to the mid 1970's. Insurance company’s attitudes seems to be getting more restrictive on aluminum wiring.


3. Electrical Services Less Than 100-Amps. In Size: These smaller services have been an insurance issue for a number of years. Most insurance companies require an upgrade to a 100 amp. Service, even though, technically, there may be no need for such a service size. An example would be a small bungalow with no air conditioning, gas heating and appliances.


4. Galvanized Water Supply Piping: This category is very restrictive (insurance companies don't like paying for water leak damage). Galvanized pipes corrode from the inside out which makes them a higher leak risk.


5. Old and/or Buried Oil Tanks, and/or Buried Fuel Supply Lines: In addition to insurance issues, a homeowner may find that their supply of oil is suddenly cut off by the fuel delivery company as well. For a much greater understanding of the issues with older and buried oil tanks, please refer to our other FAQ on the subject entitled

 

6. Wood Burning Stoves: Poorly maintained and/or improperly installed units can produce fire/safely concerns.

 

This is, by no means, a complete list but it does address some of the more common concerns. For even more information, you can check out the Insurance Bureau of Canada's web site at www.ibc.ca

It was my intent when I started this FAQ to provide you with a list of brokers currently writing policies for these high risk categories. However, with a heightened awareness of their business practices, I am now suggesting that insurance shoppers start with their own insurance company or broker first. If this proves fruitless, I recommend that the insurance shopper contact a different broker and strongly encourage that broker to contact one of the following three insurance companies currently known to write these high risk policies. These companies will not accept phone calls directly from anyone other than an insurance agent or broker. The following is not a complete list of companies but it is a place to start.


1. South Western, 2. Ecclesiastical Insurance 3. Elliott's Special Risk
 

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