BC Government strengthen the home inspection profession under the Professional Governance Act

The BC Ministry of Public Safety & Solicitor General has recently sent out a notice to Home Inspectors in the province inviting feedback about a proposal to shift from a licensing model under Consumer Protection BC (2009) to a professional governance model (2019), with government oversight under the Professional Governance Act (PGA). 

Note: Last year, the PGA created a Superintendent of Professional Governance that oversees the five regulated professions, including:

• BC Institute of Agrologists;
• Applied Science and Technologist s & Technicians of BC;
• College of Applied Biology;
• Engineers and Geoscientists BC; and
• Association of BC Forest Professionals.

8 Jan 2020

Dear Home Inspector:

Government has committed to improving the regulatory model to strengthen the home inspection profession and promote consumer confidence in home inspections.

We would like to hear your views about a proposal to shift from a licensing model under Consumer Protection BC to a professional governance model, with government oversight under the Professional Governance Act.

Details about the proposal are set out in the consultation paper, found here: https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/buying-and-selling-property/improving-consumer-confidence-home-inspections-intentions-paper-final-jan-7-2020.pdf

Please send your responses to the discussion questions to PSSG-CPPO@gov.bc.ca by January 31, 2020. 

Thank you in advance for sharing your views.

Regards,

Corporate Policy and Planning Office

Ministry of Public Safety & Solicitor General


Here are the questions to the licensed home inspectors:
1. Please provide your views on a move to a professional governance model for home inspectors, under the Professional Governance Act. 
2. How would a shift to a professional governance model affect your home inspection business? 
3. What steps would you recommend to ensure a smooth transition to a professional governance model? 
4. Please provide any additional comments or questions you have about the proposal.

BC Licensed Home Inspector After September 1, 2016

How to Become a BC Licensed Home Inspector After September 1, 2016

If you are thinking about becoming a licensed home inspector in BC, this information is for you.  

In March of 2016, the provincial government announced changes to BC’s licensing and regulatory model for home inspectors that will come into effect on September 1, 2016. , Consumer Protection enforces BC’s consumer protection laws and has been regulating and licensing the home inspection sector since 2009.  Please keep reading to find out about the new requirements that apply to you. You can also read this important information bulletin; that speaks to the new requirements for all home inspectors. 

Consumer Protection BC is providing this information to help you prepare for changes to the law that come into effect on September 1, 2016.  Please visit our web portal at  www.homeinspectionrightsbc.ca for updates. 

If you are in the process of completing or have enrolled in an education program prior to September 1, 2016, information specific to you will be available shortly.

Consumer Protection BC’s role

Consumer Protection BC regulates and licenses seven different business sectors and a number of consumer transactions including gift cards, credit reporting and consumer contracts.  One of the licensed business sectors that Consumer Protection regulates is home inspectors, and as part of that oversight Consumer Protection BC approves educational programs, handles consumer complaints, conducts inspections, enforces laws and provides consumer education.  

One of the changes coming into effect on September 1, 2016  is that membership in a home inspector association will no longer be required to qualify for a licence from Consumer Protection BC.  Therefore, practical training and peer review requirements currently required by and facilitated by the associations have been revised and will be the responsibility of the applicant on their path to licensing. This means that as of September 1, 2016, you will have more flexibility in obtaining the qualifications for licensing. 

Qualifications for Licensing    

(Graphical Representation of Steps to Become a Home Inspector) Here 

Effective September 1, 2016, in order to qualify for a home inspector licence, you must do all of the following:

1.  Complete an approved educational program and submit proof of completion as part of your application package.  More information on approved educational programs can be found here 
2. Pass a designated exam from one of the four examination bodies (formally designated associations). More information on designated home inspector exams can be found here.
3. Complete 50 hours of practical training by accompanying an approved home inspector (trainer) on home inspections More information on this requirement is available here.  A list of approved trainers will be available prior to September 1, 2016.  
4. Submit a peer recommendation letter signed by an approved home inspector (evaluator) that attests to your knowledge and ability to conduct home inspections and prepare home inspection reports. More information on this requirement is available here.  A list of approved trainers will be available prior to September 1, 2016.
5. Complete and submit a full home inspector licence application package. The application package applicable for use after September 1, 2016 will be posted soon.
6. Note for applications submitted prior to September 1, 2016 the application package applicable can be found here. 

Approved Educational Programs

Educational programs approved by Consumer Protection BC are assessed using a set of requirements outlined in law and policy. Any approved program must include at least 150 hours of direct instruction and be in preparation for a designated exam. The curriculum must, at minimum, cover the following subject areas; roofing, flashing, chimneys, the exterior systems, the structural system, the electrical system, the heating and cooling systems, the insulation and venting systems, the plumbing system, and the interior systems.

We are currently in the process of reviewing and approving educational programs. Once programs have been approved they will be posted here. 

Designated Examinations 

Effective September 1, 2016, the designated examinations under the Home Inspector Licensing Regulation are:

1. Applied Science Technologists and Technicians of British Columbia’s (ASTT) House Inspection Competency Examination.   Examination page 
2. Canadian Association of Home and Property Inspectors CAHPI(BC) Canadian Home Inspector Examination.  Examination page
3. Canadian National Association of Certified Home Inspectors’ Associate Level Examination. Examination page
4. Examination Board of Professional Home Inspectors’ National Home Inspector Examination (United States). Examination page

Practical Training 

As of September 1, 2016, the Home Inspector Licensing Regulation requires that you complete 50 hours of practical training by accompanying an approved home inspector (trainer) on home inspections.

The list of approved home inspectors (trainers) will be made available prior to September 1, 2016. Consumer Protection BC has prepared a sample pre-formatted applicant report form that may be used to track and record the practical training. The form is linked here. If you would like more information about the qualifications a trainer/evaluator must meet to be approved by Consumer Protection BC, see our approval policies.

Peer Recommendation Letter

In addition to the practical training, you must also provide, as part of your application, a peer recommendation letter that attests to the fact that you possess the knowledge and ability necessary to conduct home inspections and prepare home inspection reports. You must contact an approved evaluator and make arrangements to have them accompany you on a trial home inspection where they will evaluate your skills and abilities. If the assessment is successful, they will sign off the Peer Recommendation Letter which you must submit as part of your application package. Consumer Protection BC will provide a pre-formatted peer recommendation letter that an evaluator may choose to use. To find out more about the peer recommendation requirements Coming Soon. 

A list of approved evaluators will be available prior to September 1, 2016.  

Insurance

All home inspectors must demonstrate that they have obtained and maintain both errors and omissions and comprehensive general liability insurance. Specifically, licensed home inspectors must have a minimum of $1 million limit/aggregate coverage for both errors & omissions and comprehensive general liability.  The policy cannot exclude water ingress. 

The insurance must be issued by an insurance company authorized under the BC Financial Institutions Act, or Office of the Superintendent of Financial Intuitions and the insurance policy must be in the name of the home inspector.

A list of authorized insurance companies can be found at: http://www.fic.gov.bc.ca/web_listings/AuthorizedInsuranceCompanies.aspx
http://www.osfi-bsif.gc.ca/Eng/osfi-bsif/Pages/default.aspx

Residential Declarations (current requirement) 

Home Inspector Licensing Regulation requires that all licensed home inspectors maintain and declare a business location where they keep records. 
Home inspectors not operating from a retail or commercial location will be required to complete a statutory declaration for working from a non-commercial location i.e. home based business.  Here 

Criminal Record Check (current requirement)

Applicants are required to complete and submit a Consent for Disclosure of Criminal Record Information form found here. Anyone who has been convicted of an offence under the Criminal Code of Canada or any other statute must also complete and submit a Consent for Disclosure of Criminal Record Information form and a Statutory Declaration of Criminal Record form found here.  

For more information

We understand that it can be difficult to understand all the implications of a change to the law. If you have questions about the new rules or about our processes, we are happy to help you.  Please contact us at 1-888-564-9963 or operations@consumerprotectionbc.ca.  Our online information is consistently being updated and we encourage you to visit www.homeinspectionrightsbc.ca often.

CHANGES TO BC'S HOME INSPECTOR LICENSING REGULATION 卑詩省收緊規管驗屋師

March 15, 2016

Today, the provincial government announced updates to BC’s Home Inspector Licensing Regulation, to take effect September 1, 2016. Please read the government’s press release here. You can also read the Order in Council for more details.  As the regulator and licensing body for the home inspection industry, we know there will be questions about the implications of the changes announced today. We will have more comprehensive information on our website leading up to September 1st so please continue to visit www.homeinspectionrightsbc.ca. If you have a specific question, please email operations@consumerprotectionbc.ca. Thank you, Consumer Protection BC New requirements for home inspectors will give consumers increased confidence when they purchase a home. The rules take effect on Sept. 1, 2016, and will enhance home inspector licensing qualifications, strengthen home inspection reports, contracts and insurance requirements, and improve enforcement, by requiring the following: Home inspection contracts must describe in advance what will be covered in an inspection. Contractual terms that limit home inspectors’ liability will be prohibited. New business record-keeping requirements will be put in place for home inspectors. Home inspectors will be required to have valid professional and general liability insurance. In 2013, the provincial government invited public input on an improved regulatory model for home inspectors. The resulting changes are based on public input, as well as research and consultation with home inspector associations and home inspectors, Consumer Protection BC and other stakeholders. The Province will also undertake a comprehensive review of the qualifications required to perform home inspections and develop new, more rigorous training and examination requirements for those wishing to become home inspectors. This review will help develop a single occupational standard for all B.C. home inspectors. Results are expected to be in place in 2017. Quick Facts: In 2009, British Columbia became the first jurisdiction in Canada to require licensing of home inspectors. British Columbia and Alberta are the only two provinces that regulate home inspectors in Canada. Ontario is considering doing so. There are approximately 483 licensed home inspectors in B.C. Learn More: Looking for information about home inspections? http://www.homeinspectionrightsbc.ca Related news: 2016/03/16 Mingpao - 省府收緊規管驗屋師 新例2016秋生效

What happens during a home inspection? 驗屋會發生什麼情況？

What happens during a home inspection?

Written by  Melaina  Consumer Protection BC

It’s likely that a home will be the biggest purchase you’ll ever make, which is why many consumers opt for a home inspection before they sign on the dotted line. In this blog post, we’re sharing information about the home inspection process – learn what to expect and about your rights.

In British Columbia all home inspectors must be licensed with Consumer Protection BC and are required to follow specific laws.

What happens before the inspection?
When you’re picking a home inspector, do a little research first. You can ask to see their licence, call our office to check (1-888-564-9963) or use our online licensed home inspector search tool. It’s a good idea to ask the home inspector about their qualifications or background, and for a referral or two. You may want to ask family and friends for recommendations and always remember that the lowest quote isn’t always the best choice. Make sure you fully understand what’s going to be included in your home inspection before you sign the contract.

What happens during the inspection?
During the inspection, your home inspector will perform a visual inspection of the home based on the terms and conditions of your agreement. It’s really important to know this means there are certain limitations as to what the home inspector can see and check – a home inspection may reduce risk, but it can’t eliminate it altogether. You can ask to tag along during the inspection, but know there are no legal requirements to have your real estate agent present. The inspection will usually take a couple of hours to complete.

What happens after the inspection? 
After the inspection, your home inspector will provide you with a report that lists the potential deficiencies he or she noticed (remember: it’s not a pass or fail test!). Your home inspector will not provide estimates for the fixes and they will not suggest contractors to do the work (it’s a good idea to get three quotes for the repairs from independent businesses). By law, your home inspector isn’t allowed to share your home inspection report with anyone else but you (unless they have your permission to do so, it’s required by law or if there is a serious health or safety risk).

For more information about home inspections in BC, please visit Consumer Protection BC online at www.homeinspectionrightsbc.ca.

ADDITIONAL READING FROM CONSUMER PROTECTION BC:
What to expect from a home inspection
Top 5 tips if you’re buying a home

Additional Reading from BankRate.com: 
5 biggest home inspection mistakes

卑斯省驗屋師資格漫談 Inspect BC Home Inspectors

自2009年3月31日卑斯省成為加拿大首個要求驗屋師申請執照的省份。但地產界與巿民至今仍然未能掌握執照驗屋師的專業資格與行業準則，故有必要藉此加以解說。

何謂驗屋？如何分類？
中文「驗屋」的含義似乎較為籠統、混淆不清，若先了解英文名稱便容易明白：
1、Building Inspection 是「樓房檢驗」，一般指「房屋檢驗」，主要是檢查樓房的結構安全是否有違建築條例和安全標準。
2、Home Inspection 是「家居檢驗」，是檢查住宅樓房的整體結構安全、設施的維修保養、 以至家庭電器的操作，是更全面的檢查。
3、Property Inspection 是「商業物業檢驗」，又或稱為 Commercial Inspection「商業檢驗」，是檢驗商業物業或整幢公寓大廈。根據美洲物料檢驗標準ASTM E2018 ，超過4個居住單位的家居檢驗，也算為物業檢驗。

當你找驗屋師時，就當說明是何種檢驗，否則大多是指家居檢驗(Home Inspection)，並且必須向驗屋師索取他的驗屋標準(Standard of Inspection)，查問清楚驗屋的範圍，避免誤會，因為發牌機構沒有規限驗屋標準，以致4家驗屋師學會或協會的驗屋標準有分別。而且少數專業驗屋師的表現遠遠高過一般協會的要求。

驗屋師的職責與範圍？
驗屋師在驗屋之先，都會將他們的工作範圍向要求驗屋的客戶作簡短解說，並將一份所屬學會或協會的驗屋標準交給客戶，聲明驗屋工作乃表面的檢查，亦不會提供保險保障。

基本上驗屋範圍幾乎包括全部可見部份：包括屋頂、閣樓、外牆，門窗、陽台、地基、結構、保温、通風、供水、排水、供電、天然氣管道、熱水爐、暖氣、空調、壁爐、空氣交換機HRV、廚房、浴室、客廳、睡房、地庫、矮地庫等等。

無論新屋舊屋，一般驗屋都不包括建築條例審查、地段地界、環境汚染歷史、地下油缸、泳池、石棉、白蟻、含鉛油漆、牆內電綫、濾水機、保安警鐘、對講機、電視、電話、消防等等。

以下是各驗屋學會和協會的驗屋標準：
ASTTBC-PI (formerly BCIPI) https://asttbc.org/wp-content/uploads/2021/10/2016-Standards-of-Inspection.pdf
HIABC https://hiabc.ca/about-us/scope-of-inspection/
CanNachi http://www.cannachi.org/images/stories/pdfs/CanNachi_SOP_apr-21-10.pdf
NHICC https://nationalhomeinspector.org/EnterHI.pdf

如何獲取驗屋師執照？
卑斯省自2009年立法管制驗屋師後，並不監管商業物業的檢驗工作；任何專業工程人員曾經接受物業檢驗訓練的，包括ASTM E2018 檢查方法，都可以檢驗商業物業。

消費者保障局只負責家居驗屋師的執照申請，但訓練與審查則交由以下4個驗屋師學會、協會或機構執行：
1、卑斯省技師與技術員學會 (ASTTBC - Applied Science Technologists and Technicians of British Columbia) 屬下的卑斯省驗屋師學會 (ASTTBC-PI British Columbia Institute of Property Inspectors - BCIPI)
2、卑斯省驗屋師協會 (HIABC) - Home Inspectors Association BC
3、加拿大全國家居驗屋師協會 (CanNachi - Canadian National Association of Certified Home Inspectors)
4、加拿大全國家居驗屋師驗證局 (NHICC - National Home Inspector Certification Council)

只要修讀認可的驗屋課程，加入上述認可學會/協會成為實習會員，然後跟隨一兩位經驗驗屋師實習一段短時間，便可申請實地驗屋考試，當考試合格成為正式會員後，便擁有檢定驗屋師（CHI - Certified Home Inspector）或 註冊驗屋師（RHI - Registered Home Inspector）的衘頭，但是仍未能執業。從實習至取得執照期間是不能充當驗屋師助手的；從事檢驗工作，電腦輸入，解答咨詢等技術性工作一概作為無牌經營論。

取得RHI和CHI資格並有意作驗屋師助手或自行執業者，必須購買100萬錯漏保險和100萬商業責任保險，然後向消費者保障局(Consumer Protection BC)申請執照，方可執業成為家居驗屋師（Licensed Home Inspector），但此執照不能作任何商業物業驗屋。

如何驗證專業的驗屋師？
驗證驗屋師的牌照非常簡單，法律規定所有驗屋師名字後面都附帶牌照編號，亦要隨身帶備驗屋師證件。若有懷疑，應立刻到消費者保障局網站捜查驗屋師名單 https://www.consumerprotectionbc.ca/home-inspector-search/?#gf_51 ，如有不實，立即檢舉。

執照驗屋師良莠不齊，必須詢問親友的口碑；更不要撿便宜，收費較高者必然是學歷與經驗都與眾不同，更需要提早預約，以免失之交臂。學歷與經驗是不容易驗證的，僅在此略擧一二，容後再作專文論述：

1、學術性與法律規管
在發牌制度以前，卑斯省有十多間驗屋師協會，當中只有卑斯驗屋師學會（BCIPI - 2012年改稱為ASTTBC-PI ）為本省學會，在卑斯省的ASTTBC Act 規管之下(2020改為Professional Governance Act)，要求會員必須完成卑斯理工大學的有關課程，經過嚴謹實習訓練和多次實地考劾，成為實習會員；一年後再經過多次實地考劾，方能成為正式會員，然後參加每年多次的專業進修講座保持會籍。

在發牌制度以後，只餘下一間學會和三間協會或機構。由於卑斯驗屋師學會保持專業的實習、訓練和考劾模式，經歷十多年的考驗證明有效。而另外三間協會或機構都採取比較寬鬆的一次或多次的考試制度，毋需學院學歷，因此便被發牌的消費者保障局要求改為更專業的「進修-實習-考劾-再進修」的形式了。

由於 ASTTBC-PI 三十年來都在專業工程人員法例規管下，以嚴謹態度訓練和考劾會員，所以多次重大的驗屋師法律訴訟，受罰的驗屋師均非ASTTBC-PI 會員，由此可見正統的學院訓練和法律監管的重要性。

2、正統專業資格
除上述提及的三間沒有法律監管的協會外，更加要注意由它們發出的所謂資格，在驗屋師名字後面的很多衘頭，都是沒有經過國際專業驗證和毫無學術價值的。

以下擧例一些常見的具有學術地位的專業資格：
P Eng - Professional Engineer 專業工程師是大學工程科畢業後，在相關行業工作多年，經過實習和面試而取得的專業資格。
AScT - Applied Science Technologist 専業技師是兩年或以上大專工程科畢業，在相關行業工作兩年，經由上司及多位專業會員推薦考試入會的專業資格。在其他省份稱為 CET - Certified Engineering Technician。
CTech - Certified Technician 檢定技術員乃完成一年的大專工科課程，在相關行業工作實習，並獲得推薦入會的專業資格。

具有上述專業資格加上適當的物業檢驗訓練，便可作為商業物業驗屋師。
若欠缺上述專業 ，仍可考取ASTTBC-PI 的 CPI - Certified Property Inspector 成為商業物業驗屋師。
若要作家居檢驗，必須向消費者保障局申請執照，方可執業成為家居驗屋師。

( 至於上文提及 ASTTBC-PI 的 CHI 和 HIABC 的 RHI ，加上CanNachi 的 Associate / CMI - Certified Master Inspector 和 NHICC 的 NHI - National Home Inspector 都可以申請為家居驗屋師 (Licensed Home Inspector)執照，但不具有專業資格。只是一種營業執照，也不一定具有大專畢業學歷，亦不能作任何商業物業驗屋。只有P Eng, AScT, CTech是專業資格。)

3、工作經驗
工作經驗非常重要，所以要小心分析驗屋師廣告提供的資料，先去取當中浮誇和不能量度的形容詞，再分析所述年份是實際驗屋經驗還是有關行業經驗，海外經驗還是本地經驗，實際施工經驗還是監工檢驗經驗。

每一位領有執照的驗屋師都有一個5位數字的牌照編號，一般是4萬或5萬號，雖然這些編號不分先後，但4字頭的驗屋師是2009年3月31日之前巳經執業的，而5字頭則是2009年之後才申請牌照的，6字7字頭則是新丁。

一般擁有五年以上本地驗屋經驗，加上檢查細心、報告專業、和能夠提供家居及商業物業驗屋的驗屋師最為可靠。最後就是要詢問親友的口碑，更不要吝嗇驗屋費用，收費髙的必然是較為經驗豐富和口碑好的驗屋師。

如何投訴執照驗屋師？
當覺得驗屋服務不滿意時，請先查看消費者保障局網站，了解如何追討責任。

關於執照事宜，包括無牌經營、未能出示執照証、非法收受利益、公司名稱與注冊名稱不符、洩漏驗屋報告、沒有向四大學會/協會注冊等，都可以向消費者保障局投訴。

Consumer Protection BC
PO Box 9244 Victoria BC V8W 9J2,
Phone: 604.320.1667
Toll Free: 1.888.564.9963
Fax: 250.920.7181
Email: info@consumerprotectionbc.ca

關於專業守則，包括行為操守、學歷、訓練、驗屋標準等，都必須向驗屋師所屬學會/協會/機構投訴。：

1. ASTTBC-PI (2012年前稱為BCIPI)

2. HIABC (年前稱為CAHPI(BC)

3. CanNachi

4. NHICC

如何追討責任？

假如與執照和專業守則無關，純粹是服務不満意或損壞維修等問題，請勿單向維修公司和地產經紀咨詢，應該立刻致電驗屋師尋求專業意見，一般驗屋師都樂意回答或親自到現場了解情況，若是同意責任疏失，便可立刻取得賠償修理費用。

一般驗屋師只會提供驗屋費退欵，只有 ASTTBC-PI賠欵上限提高至5萬元。如要更高賠償額則必須在驗屋前與驗屋師相討，可能要附加費用以取得提高賠欵上限的同意書。

若果未能私下了結，可以向所屬驗屋師學會/協會/機構投訴，由協會派出調查員實地視察作出報告，並由協會的檢舉委員會審查及判決。

若果還是不満意協會的判決，可以咨詢律師，要求仲裁、或向小額錢債法院、或向高等法院尋求更大賠償，一切視乎律師意見。

兩年前北溫哥華巿有一案例，驗屋師沒有完全根據驗屋標準以保障客戶利益，卑斯省高等法院法官判驗屋師疏失，而被罰款接近20萬元修理費。經多年訴訟後，客戶損失亦不輕，粗略估計經三年訴訟的律師費必不在3萬元以下，加拿大法律是不可以追回律師費和要求懲罰性賠償金的，所以避免更大損失，切勿輕易訴諸法院處理。

避免驗屋後不必要的責任追究，必須在事前多做一些準備，聘請經驗豐富和口碑極佳的驗屋師方為上策。如何判別新進驗屋師非常簡單：每一位領有執照的驗屋師都有一個5位數字的牌照編號，一般是4萬或5萬號，雖然這些編號不分先後，但4字頭的驗屋師是2009年3月31日前巳經執業的，而5字頭則是2009年後才申請牌照的，6字7字頭則是新丁。

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