Tuesday, March 15, 2016

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
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Friday, November 27, 2015

Make sure the home inspector you hire has the knowledge and experience

Mike Holmes: Make sure the home inspector you hire has the knowledge needed to do the job right


 |  | Last Updated: Nov 21 9:54 AM ET
More from Special to National Post
The Holmes GroupThermal imaging is an non-invasive method of detecting problems that may be hiding behind walls.
    When buying, some people are tempted to skip getting a home inspection, either because they want to save some money or because they fall in love with a place. But it’s easy to make a home look good on the surface — and that could mean you’d be buying an illusion.
    If you really want to know what you’re buying, get a home inspection.
    But there are a few rules you should follow. First, hire the right inspector — a pro. Hiring the right home inspector is done in the same way you would hire the right contractor: by slowing down, doing your homework and educating yourself.
    Make sure the person has plenty of experience doing home inspections. Ideally, you want someone with at least 1,000 home inspections under their belt, and someone with a residential construction background.
    You don’t want someone who was flipping burgers six months ago, nor an accountant-by-day-home-inspector-by-night. You need a professional, and professionals live and breathe the industry. Why? Because they have to.
    Think about it. If a person is expected to be able to come into a home — any home — and point out all the major issues in just a couple of hours, they need to know what the red flags are, what to look for depending on the age of the home, its construction, the area, local weather and environmental conditions, etc.
    They also need to have a basic understanding of structure, plumbing, electrical, HVAC (heating, ventilation and air conditioning), and recognize what was done five years ago, 20 years ago, 100 years ago, and what’s being done today — and how all those things can affect other areas of the home.
    It’s a lot of stuff to know.
    For example, if they’re looking at an older home, a good home inspector would know to check for knob-and-tube wiring, lead or galvanized-steel piping and vermiculite and/or asbestos.
    If the electrical is knob-and-tube, some insurance companies won’t insure the house, or will charge a much higher premium. If there’s galvanized-steel piping, it can rust and reduce water pressure — or it could even rupture. If the water-supply piping is made from lead (which is possible in older homes), it can wear down over time and it could get into your water, which we all know wouldn’t be a good thing. If there’s vermiculite insulation, it can contain asbestos, and disturbing it can create a serious health risk.
    The Holmes GroupHomebuyers should never waive a home inspection and always hire an experienced professional.
    Knowing how to inspect a home isn’t just something you can pick up and do in a few months. It takes time and experience to get it right and do it right, because if they get it wrong, it could mean hundreds of thousands of dollars in unexpected repairs — to you.
    Get your money’s worth by hiring a pro, and then ask a lot of questions.
    Educate yourself. Know what to expect during a home inspection and what to ask. I recommend walking around the house with the home inspector; that way you can ask all the questions you want to get the information you need.
    And at the end when you get the report, READ IT! Sometimes people pay to get a home inspection, and then they never read the report. That makes no sense.
    Go through it, make sure you understand everything that’s in there, and if you have any questions contact the inspector. If they suggested a more thorough followup on a specific part of the house, like the furnace or the plumbing, bring in a professional specialized in that area as soon as possible. The information they then give you could turn out to be a deal breaker on the purchase of that house.
    A home inspection gives you a snapshot of a home at the time of inspection. The goal is to minimize risk for the seller and buyer by pointing out the big problems and the major issues.
    Slow down, do your homework, educate yourself and hire a professional home inspector. Because you have to look out for yourself and protect your investment, because no one else will.
    Watch Mike in his new series, Holmes Makes It Right, on HGTV. For more information, visit makeitright.ca.
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    Wednesday, July 29, 2015

    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
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    Sunday, December 28, 2014

    How to Reduce the Risk of Basement Flooding 如何減輕地庫水浸風險





    Related reading:
    Water-ponding yard or flooding basement? 花園和地庫有水淹嗎？
    Reasons to Have a Backup Sump Pump
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    Tuesday, October 21, 2014

    CSA Draft for Comment - A770 Home Inspection

    The CSA draft standard of of CSA A770-XX, Home Inspection is available for public review and comment before they are approved by the committee. The comment period will be expired on December 15, 2014. Please return your comments as quickly as possible, so that it can be reached to the appropriate committee for review.

    NOTE:
    The final version of CSA-A770 was approved on March 2016.
    Register for FREE to receive view-access to CSA A770, participate in related discussions and connect with industry experts.
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    Thursday, March 27, 2014

    ASTTBC-PI Home Inspector



    ASTTBC certifies and registers house and property inspectors. To assist in getting the message out we have produced a VIDEO explaining the services and pointing to ASTTBC-certified inspectors as your first choice in a home inspector.
    If you or a member of your family or any of your colleagues and friends are in the process of purchasing a home and need a house inspection we recommend inspectors registered with ASTTBC.
    Hey, we also suggest you tweet it out to your followers!
    Look for a Certified Home Inspector (CHI) or Certified Property Inspector (CPI) on our WEBSITE 
    Applied Science Technologists & Technicians of British Columbia
    10767 - 148th Street, Surrey, BC V3R 0S4
    techinfo@asttbc.org | www.ASTTBC.org

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    Tuesday, August 21, 2012

    買屋和驗屋相關的專業團隊及可能遇到的問題 Possible Problems When You Buying And Inspecting A House

    (Updated May 2022) 卑斯省民都知道，買屋首先要找專業的房屋經紀代表向屋主議價，再找銀行貸款，然後請驗屋師檢驗房屋，最後交由律師或公證人處理土地房屋契約，就等待約定的日期收樓搬家。
    真是這麼簡單嗎？假如按照以上程序，找專業人員替你把關，事事順利，必然萬無一失。買房屋真是可以如此簡單，但是很多時候都會有意外事件發生的(請查看末段的新聞報導)，若事前少做功課，必然招致不愉快和時間金錢損失。所以應該花點時間做功課，捜集資料、閱讀有關文件、組合你的專業可靠團隊，助你解決所有可能面對的困難：

     一、驗證你的專業團隊是否足以信賴；除了親友的口碑，亦可上網查詢。

     1、首先查閱商業信譽局 (Better Business Bureau, BBB) 的評級與投訴記錄 http://bbb.org 若在過去都沒有投訴記錄、並取得A+評級的非BBB會員(not BBB Accredited)最為可靠。非BBB會員的投訴記錄是不能抹掉的，但付費會員則可以在調解後清除投訴資料。
    2、REALTOR.CA 驗證註冊房地產經紀(Realtor)名單 / 經紀的紀律處分記錄 (也可以查閱貸款和保險經紀) RATE-MY-AGENT,COM 地產經紀的客戶評分 (也可以比較貸款經紀,信用合作社)
    3、EGBC.CA 驗證專業工程師(PEng)名單 / 專業工程師的紀律處分記錄
    ASTTBC.ORG 驗證註冊工程技師(AScT)與技術員(CTech) 專業的EGBC/ASTTBC 建築工程人員再加上相關的商業樓宇檢驗訓練，便可以檢驗商業物業。
    5、consumerprotectionbc.ca 驗證註冊住宅驗屋師的牌照 / 住宅驗屋師的紀律處分記錄 
    領有執照的住宅驗屋師都有一個5位數字的牌照編號，一般字頭是4萬至8萬號，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字頭是2009年之後才申請牌照的。6字頭和7字頭則是近年才入職的新驗屋師，8字頭是最新的。
    6、RCABC.ORG 驗證屋頂承建商(Roof Contractor)名單 / 屋頂檢查人員(Roof Observor)名單
    7、CSAPsociety.bc.ca 驗證環境評估顧問(CSAP)
    8、AICANADA.CA 驗證物業估價師(Appraiser)
    9、ABCLS.CA 驗證土地測量師(Land Surveyor)
    10、GOV2.BC.CA 驗證合資格的河畔環評顧問(QEP)
    RAR Qualified Environmental Professional, QEP may be an Agrologist, Applied technologist or technician, professional Biologist/Engineer/Forester/Geoscientist/Forest-Technologist:
    註冊林務人員(Registered Professional Forester, RPF) abcfp.ca
    11、ASTTBC.ORG 驗證註冊廢水處理從業員(Registered Onsite Wastewater Practioners, ROWP)
    12、LAWSOCIETY.BC.CA 驗證律師 / 律師的投訴及紀律記錄
    13、SNPBC.CA 驗證法律公證人 / 法律公證人的投訴記錄 /  Complaint Form

     二、你心儀的房屋若是屬於商業物業，買賣程序會大大不同。

     1、買賣商業物業程序與住宅物業有很大分別的，原則上商業物業由商業物業經紀負責，但事實上有很多商業與住宅混淆的例子。
    2、一般通過房地產銷售網絡 (Multiple Listing Service, MLS) 登錄在 Realtor.ca 上，登在"Residential"上的是住宅，登在"Commercial"的是商業物業，但經常發現巳轉為商業地段的獨立屋仍然以住宅單位出售；或獨立屋己改建為超過四個住宅單位的出租公寓，要求住宅驗屋師驗屋，事實上法例規定住宅驗屋師只可以檢驗包含四個或以下住宅單位的獨立屋。
    3、所有商業物業，包括出租公寓、商鋪、貨倉、辦公室、工廠、酒店等等，都需要作物業狀況評估(Property Condition Assessments, PCA) 一般稱為 Commercial Inspection，美加兩國都遵循同一ASTM-E2018標準。
    4、假如你打算購買的物業被歸類為商業物業，就必須向業主索取環境評估報告(Environmental Site Assessment, ESA)。隣近油站、工廠、洗衣店、地勢低窪和有地下儲油缸的地段，都可能受到汚染。若業主未能提供環評報告，就必須自行聘請專業的環境評估顧問，因調查需時，必須儘早安排避免錯過合約時間。
    5.  當準備購買商業物業和經營中的生意時，首先要找一個經驗豐富的商業物業律師和會計師，來配合你的商業物業經紀去物色合適的物業。與賣家議價時必須與律師商議各項細節，並由律師準備offer文件，當議價成功後，雙方律師會共同商討詳細合約內容。若沒有事前準備的話，你會發現合約細節與Offfer是完全兩樣，例如經紀只關注物業的價值，不會注意土地用途，建築物附重規限，用電用水量，洗手間，廚房規劃，各項檢查報告，租客租約，生意轉讓，註冊名稱牌照續約，各項預購定金如何分配，以及遣散員工等等都必須有比offer更詳盡的合約保障買賣相方的利益。


     三、儘早詳細閱讀賣方提供及向巿政府索取的有關文件；若有需要立刻向賣方查詢並咨詢專業意見。

     1、物業估價(Appraisal)：出售物業的價格多由屋主和經紀人自定，或根據省政府的物業估價單或巿政府的地稅單作為參考資料。但準確的物業價值必須由專業的物業估價師評估，若申請銀行貸款，銀行便會交由估價師評估售價是否合理。若毋須貸款，買家亦要自行聘請估價師，以防買貴屋。
    2、房產披露聲明、公契、 折舊報告等文件：業主和經紀必須提供詳盡的物業維修資料和狀况的法律文件Property Disclosure Statement(PDS)，不能以業主「不在此居住」為理由而誤導買家接受並簽署空白/不實的PDS。若購買共管式公寓和鎮屋，管理公司會發出共管規章(公契 Strata Bylaws) 、最近兩年的業主法團會議紀錄(Strata minutes)、Form B、 折舊報告(Depreciation Report)和工程檢驗顧問報告(Engineering Report) 等文件副本，由於閱讀需時，務必儘早取得所有文件。若工程顧問報告內建議的大樓維修仍未完成，不論年份多久，亦應提供副本給買家參考。住客年齡和出租限制都很重要。
    3、巿政附例(City Bylaws)：到巿政府網站查看地理資訊系統資料(GIS)和分區附例(Zones)，包括地段內供水排水系統與通道權(Right of Way) ，附近社區服務設施、古蹟䢖築 (Downtown WestEnd / Vancouver)、農業保留地(ALR)、環保地段、河畔管理區(RAR)、機場噪音影響區、以至社區犯罪率等等。Richmond GIS / Richmond Zones / Vancouver GIS Map / Vancouver Zoning / VanMap / Burnaby Zoning Map / Delta Map /
    4、巿政檔案(Municipal Record)：向屋主取得授權書，便可親自到巿政府牌照部檢視房屋地段的有關文件檔案，包括建築設計圖，以了解建築面積、城市規劃用途、是否有非法僭建、未完成的許可證、大麻屋及冰毒工場等。並可以查詢是否有危險山坡、地下河道、擋土牆及山坡業權誰屬、是否古蹟文物建築、可否擴建以及未來地區發展等等。
    5、犯罪檔案(Criminal Record)：到皇家騎警的網站 RCMP List of Marihuana Grow Op 查看大麻屋和毒品屋資料 。到https://www.housecreep.com/ 的網站查看謀殺房屋，大麻屋和鬼屋資料 。
    6、大麻屋(Grow Op)：若不幸購入「大麻屋」，可能有房屋结構受損，非法改裝的暖氣系統丶電線和水管等影響健康丶引致火警和漏水，種植期間遺留的農藥和肥料也會產生中毒的機會。若市政府已發出不適合居住通知， 則必須修理房屋丶水丶電和暖氣系統，並經專業人員檢驗合格才可入住。以後出售時必需標誌為「大麻屋」方能出售。亦要出示上述各項專業檢查的證書，所費不菲。

     四、預先處理與生態環境和公衆健康有關的問題：避免日後罰款和訴訟。

     1、水質檢驗 (Water Test) ：在近郊地區房屋可能欠缺自來水供應，必須使用井水或溪水，務必要求水質檢驗，以符合加拿大飲用水標準。可以委托顧問工程師處理，或自行抽取水様本，並直接交由水質化驗所試驗，化驗所會提供相關技術說明、經消毒的樣本瓶及冷藏箱、和現埸檢驗器材。可到省環境部查詢有關水井資訊。
    2、排汚系統(Sewage System)：部份近郊房屋亦可能缺乏排汚系統(Onsite Wastewater System formerly known as Septic system)，只可以在後園使用化糞池或先進現代科技處理汚水。自2005年開始，戶主必須聘用專家定期1-2年檢驗汚水處理系統，每2-3 年聘請專門清潔公司清理固體沉積物。查詢化糞池排汚系統法例 。或 Sewerage System Regulation: Standard Practice and Health Hazards 2017. 若入住人口增加，必須由專業人員重新審查原先設計是否足夠，有可能要重建或更換整個廢水系統。
    3、河畔管理區(RAR)：若房屋地段座落於河溪十五公尺範圍內的河畔管理區(Riparian Management Areas, RAR)，則必須要符合河畔管理區法例，防止汚染河道和影響魚類生態，有關條款可到巿政府網站查詢。
    4、生態保護區及農地保留區(ESA & ALR)：若房屋地段座落於生態保護區(Environmentally Sensitive Area, ESA) 及農地保留區(Agricultural Land Reserve, ALR) 內，則必須聘用專家顧問提供土地使用申請書。可到省政府網站查詢有關在農地保留區內內的住宅使用標準。
    5、地下河道(Lost Stream)：由於社區發展，大溫哥華有很多河溪被填埋或隱藏於下水道，若房屋座落於這些地下河道 (Lost Streams) 上，不但建築有限制，亦容易引致地䧟和地庫滲水，可到 Vancouver Old Streams 地圖查看。https://vancouverhistory.files.wordpress.com/2011/08/vancouversoldstreamsprintedmap-1.pdf
    6. 自流井和含水層 (Artesian Wells and Aquifers) : 你若在温哥華市南面，沿著菲沙河岸地區建造帶有地庫的房屋，請留意是否有自流井和含水層的地質情况，會導致建築費加增和容易引起地庫滲漏問題，詳情請參閱温市政府網站。https://vancouver.ca/home-property-development/flooding-and-artesian-wells.aspx

     五、全新建築應該注意合約事項：包括保養與驗屋條款在內。

     1、新屋2-5-10保養(2-5-10 Warranty)：若購買全新房屋或是舊屋重建，都必須要求承建商提供2-5-10新屋保證計劃(Third-party Home Warranty Program) ，可以到省政府房屋局（BC Housing）査看新屋登記冊。
    2、自建房屋2-5-10保養(Owner Builders)：任何人都可以親自動手建造自己家園，但自2007年開始，屋主親自建造房屋必須標簽為 Owner-built homes，在頭一年不能出售，在頭十年內轉售時必須簽署 Owner Builder Disclosure Notice，在2007年11月19日後興建房屋的戶主，從銷售完成日開始必須提供與2-5-10新屋保證計劃相同的保養，頭一年保養工料全包、五年屋頂外牆保養和十年結構保養。由於不是持有執照的承建商建造，所以日後出售可能較為困難。詳情可到 BC Housing 網站查詢。
    3、律師審閱建房屋合約(Construction Contract)：與承建商簽署合約前，必須聘請律師審閱內容。付款期、建築項目單價、過期罰款、由執照驗屋師驗收等條款都必須加入合約內。
    4、交樓前驗收(Final Inspection)：若是購買由發展商出售的公寓和鎭屋，在完工後會安排買家作交樓前驗收，稱為交樓前檢驗（PreDelivery Inspection, PDI) ，發展商一般都不會反對買家聘請領有執照的驗屋師陪同進行PDI，但必須在合同中說明，一般都會在指定日期的一小時內完成，。
    5、交樓前維修(Defects repair)：任何業主同意的維修，都必須在付款日期7天前修復，以免在搬家之後進行維修工程。

     六、搬進舊房屋前必須進行驗收、安全檢驗與裝修事項，以保障你的健康與生命安全。

     1、即日驗收(Inspection on possession day)：完成買賣交收手續取得鎖匙後，必須立刻視察天花板及牆壁一遍，並開啟所有冷熱水喉及家電，看看有沒有漏水或損壞。如有問題，請即日通知經紀向屋主報告並要求修復。
    2、屋頂年檢(Annual Inspection)：每年一次由合資格屋頂技工或屋頂檢查公司檢查屋頂，若屋主去年沒有檢驗屋頂，則必須由買家立刻自行付費檢驗，以確保屋頂防水。
    3、安全檢驗：必須在搬家之前由執照消防公司檢驗消防系統、由執照保安公司檢驗警鐘、電話、電視、對話系統和上網綫路等，以確保安全。
    4、冷暖氣及通風系統(Heat Recovery Ventilator, HRV) 年檢：若屋主去年沒有聘請有牌照技工檢查冷暖氣及通風系統，則必須由買家立刻自行付費檢驗，及更換空氣過濾網。若氣溫低於15C，切勿啟動冷氣空調系統。若有燒木的壁爐，必須2025年前向大溫區域局(MVRD)登記，每三年免費續期，並每年由技師清潔煙囪和檢查壁爐。如果沒有登記，在任何情況下都不能使用燃木壁爐。 詳情請查看MVRD網站Bylaw No. 1303,2020
    5、警鐘系統(Alarms)：必須安裝安全報警系統，地庫若有抽水系統，則必須接駁至警鐘系統，並加裝儲電池操作的後備水泵。
    6、購買房屋保險(House Insurance)：所有獨立屋、鎭屋與共管公寓都要購買保險，並必須包括水險。
    7、申請裝修許可證(Building permit)：當所有收屋手續辦妥後，新屋主都會稍微修改房屋、重新粉刷一新、或大興土木拆舊重建，無論或大或小工程都必須到巿政府牌照部申請工程許可證並尋找有執照的承包商 https://www.technicalsafetybc.ca/public-safety/home-renovations-zh-cn
    8、含有毒物質的建築物料和地下油缸(Hazardous Materials & Underground Fuel Tank)：若考慮拆掉舊屋重建新屋，必須先進行舊屋測試找出有毒物料，和聘請專家清除所有可能含有致癌和有毒物質的建築物料，以保障建築工人的健康和安全。拆除地下油缸，並清理可能被汚染泥土。若要避免新舊材料中可能散發出有毒物質影響工作人員健康，請向工作安全局(Work Safe BC) 查詢許可證的申請程序。或下載住宅建造安全手冊 Safe Work Practices in Residential Construction。或查看修復、翻新和拆除的網頁。

     事實上，購買房屋是一項繁瑣工程，就算做足功課、並擁有專業可靠的夢幻團隊，亦不能保證萬無一失，祝君好運!

     相關閱讀 - Inspect BC Home Inspectors 卑斯省驗屋師資格漫談

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