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。

相關閱讀 - 買屋和驗屋相關的專業團隊及可能遇到的問題

2009/11/11 CTV News - Home inspector must pay $200,000 to homeowners

2010/05/18 CTV News - Home inspection nightmare
2010/05/19 CTV News - Home inspection compensation
2013/04/09 CBC News - B.C. couple 'tricked' into buying unlivable house

2014/03/06 Vancouver Sun - Hire the best home inspector possible

2017/03/22 CTV News - Beware of mould in Vancouver's hot condo market

2024/07/19 SingTao - 安省女子購入有地基問題的房子 怒告前業房主和檢查員

Install window stop to prevent children falling accident 防止兒童跌出窗外

The insect screen is not designed for child safety. Please check your upper floor windows and any windows above the sunken patio NOW. Make sure the window stops are installed to limit the window opening at 10-cm (4-inches) maximum. (see more for child injury prevention)

A three-year-old Langley girl is in stable but serious condition after falling six metres (20 feet) from an upstairs window. Langley RCMP Sgt. Ravi Pawar said the girl was playing with her seven-year-old sister on a window seat in their parents’ bedroom in the Vancouver suburb at about 2 p.m. Sunday when the younger child put her hands on the screen of an open picture window and fell out, landing on her side in the driveway.

防蚊蟲紗網不是為兒童安全而設計的。請立刻檢查您的樓上和任何天井上方的窗戶，安裝窗口安全塞，限制打開窗口不超過4英寸。

Related news:
2011/03/20 CBC News - Girl, 3, fell when second-storey window screen gave way
2011/03/21 Vancouver Sun - B.C. three-year-old survives six-metre fall from balcony
2011/05/15 World Journal - 4樓墜下 8歲男童重傷
2011/05/21 Sing Tao - 4歲女童2樓墮下輕傷 窗邊玩耍意外 一周第二宗 / 上周男童露台失足
2011/06/05 The Province - Girl, 2, dies after falling from eighth floor
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2011/06/15 Sing Tao - 5歲童3樓墮地 受重傷
2011/08/09 The Province - Surrey boy lucky to escape serious fall with broken nose
2011/08/22 Los Angeles Times - About 5,000 children may be injured yearly from window falls
2012/04/01 Ming Pao - 家人忙入伙 3歲童2樓墜落傷
2012/08/25 World Journal - 老式公寓窗戶 隱藏墜樓危機
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Home Heating Safety Alert 家用取暖安全警報

Winter Weather Warning: CPSC and USFA Issue Home Heating Safety Alert

WASHINGTON, D.C. - The U.S. Consumer Product Safety Commission (CPSC) and the United States Fire Administration (USFA) urge consumers to play it safe as winter weather blankets the United States.

According to USFA, home fires spike in winter months. Cooking and home heating are the leading causes of residential building fires during the winter. The risk of fires also increases with the use of supplemental heating, such as space heaters.

CPSC estimates that home heating was associated with an average of 33,300 fires and 180 fire deaths per year from 2005 to 2007.

Carbon monoxide (CO) is also a serious threat in the winter months. Any fuel-burning appliances in the home, including furnaces and fireplaces, are a potential CO source. Carbon monoxide is called the "invisible killer," because it is an odorless, colorless and poisonous gas.

There has been an increasing trend in unintentional, non-fire CO deaths associated with consumer products since 1999. CPSC staff estimates there were 184 CO poisoning deaths on average per year from 2005-2007 compared to 122 deaths per year from 1999-2001. Since 1999, the majority of CO deaths have been associated with heating systems and portable generators.

Smoke and carbon monoxide alarms are an important line of defence in the home, and they give consumers valuable escape time. About two-thirds of fire deaths occur in homes with no smoke alarms, or in homes where consumers have removed the alarm's batteries or where the batteries are dead. Recently, there were tragic deaths in homes where alarms could have made a difference:

In Citra, Fla., a fire killed five children on November 8. Their home did not have smoke alarms.
In Penfield, N.Y., a 54-year-old man died of CO poisoning in November. Prior to his death, the home's CO alarms reportedly beeped and were removed from the house.
CPSC and USFA recommend that in addition to having working smoke and CO alarms, consumers should follow these safety tips to prevent fires and CO poisoning:

Preventing Fires Place space heaters on a floor that is flat and level. Do not put space heaters on rugs or carpets. Keep the heater at least three feet from bedding, drapes, furniture, and other flammable materials; and place space heaters out of the flow of foot traffic. Keep children and pets away from space heaters.
To prevent the risk of fire, NEVER leave a space heater on when you go to sleep or place a space heater close to any sleeping person. Turn the heater off when you leave the area. See CPSC's electric space heater safety alert for more space heater safety tips (pdf).
Never use gasoline in a kerosene space heater. Even small amounts of gasoline mixed with kerosene can increase the risk of a fire.
Have fireplace flues and chimneys inspected for leakage and blockage from creosote or debris every year?
Open the fireplace damper before lighting a fire, and keep it open until the ashes are cool. An open damper may help prevent the build-up of poisonous gases inside the home.
Store fireplace ashes in a fire-resistant container, and cover the container with a lid. Keep the container outdoors and away from combustibles. Dispose of ashes carefully, keeping them away from dry leaves, trash or other combustible materials.

Preventing CO poisoning Schedule a yearly professional inspection of all fuel-burning home heating systems, including furnaces, boilers, fireplaces, wood stoves, water heaters, chimneys, flues and vents.
NEVER operate a portable gasoline-powered generator in an enclosed space, such as a garage, shed, or crawlspace, or in the home.
Keep portable generators as far away from your home and your neighbours' homes as possible - away from open doors, windows or vents that could allow deadly carbon monoxide into the home.
When purchasing a space heater, ask the salesperson whether the heater has been safety-certified. A certified heater will have a safety certification mark. These heaters will have the most up-to-date safety features. An unvented gas space heater that meets current safety standards will shut off if oxygen levels fall too low.
Do not use portable propane space heaters indoors or in any confined space, unless they are designed specifically for indoor use. Always follow the manufacturer's directions for proper use.
Never use gas or electric stoves to heat the home. They are not intended for that purpose and can pose a CO or fire hazard.
More information can be found in CPSC's Safety Alert, Winter warning on portable generator, Replace batteries.

Related News:
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2022-02-14 Real Estate Board Vancouver - Metro Vancouver regulates wood-burning fireplaces and stoves

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Noisy Water Heater Repair & Troubleshooting Guide 製造噪音的熱水爐

Noisy water heater troubleshooting guide helps you explore the common sound problems in residential water heating and how to troubleshoot annoying and loud noises like rumbling, ticking, pounding, hissing, clicking, knocking...

Water heater noise is usually associated with the two main conditions; water hammer and mineral build-up (sediments), but there are also other reasons for a noisy heater and strange sounds in plumbing.

It is common to experience the annoying noise your water heater makes after a short period of service. Even if your heater is installed in the area away from the living or sleeping room, you might hear a noise in the plumbing that travels with a vibration wave from the heater. Some users complained that the noise appears only at night, some saying in the morning, right after the unit was turned ON or after the shower.

The noise, for example, can come either from the gas heater due to the droplets on the crusty formations and sediments; or is associated with the hissing sound on electric units and formation of limescale on the immersed heating elements.

The most common symptoms of water heater noise

• Pounding noise
• Rumbling noise
• Ticking noise
• Popping and crackling noise
• Sizzling noise
• Hissing sound

Pounding Noise

Why my water heater is making a pounding noise?

Mineral buildup and water hammer are the main causes of the pounding noise your heater makes.

When water is flowing through the plumbing system, and it is stopped suddenly, the high-intensity shock wave travels through the pipeline, making a vibration in the piping system, followed by the pounding, banging and thumping noise.

Pounding noise, including knocking sound are associated with the water hammer occurrence. Details on how to solve the problem with the pounding/knocking noise the system produces, you can find in the article about fixing water hammer.  A solution is to install the water hammer arrestor.

Pounding noise can occur due to lime formations and sediments at the bottom of the tank. To eliminate the noise, some professionals recommend installing a water softener or flushing the system occasionally. How to troubleshoot sediment problem and noisy water heater due to the limescale; check out the article about sediments and lime build-up.

Rumbling sound

Aluminum hydroxide gel in tank or plumbing is one of the main causes of the rumbling noise in the heaters, while the mineral buildup can also be a factor. The aluminum hydroxide gel is the result of the chemical reaction between the anode rod and the water conditioner.

These blue, green or gray gel beads tend to accumulate in the heater drain or faucet aerators.

A solution for the water heater noise problem is as follows:

If the heater is new and has no lime build-up, simply turn the heater off, remove the anode rod and flush the system thoroughly. Bring the anode back and run the heater.

If there is a lime buildup, use one of the recommended delimers (phosphoric acid for example or one recommended by the manufacturer) and follow the procedure for flushing the deposits.

Ticking sound

Ticking noise is usually caused by fluctuation in pressure in the piping system. If your heater is an energy-efficient unit, the odds are that it has heat traps installed. Due to temperature change; expansion and contraction of the elements, the heat trap ball is rattling in the nipple.

If there is no other way to eliminate this ticking noise, simply remove the heat traps from the heater. There will be only a minor reduction in energy efficiency, without affecting the safety of the heater's operation.

Another reason for ticking sound might be in the plumbing pipes, due to expanding and contracting against a loose strap or wood framing while making a hot water draw. One of the solutions for this sound is to track down where the ticking noise is the loudest, secure the pipe or install plastic spacers.

The simplest solution: Turn the temperature on your heater just a few degrees down.

Popping and crackling sound

Lime (CaCO3) in the heater is the result of the water hardness, present almost in every home plumbing, more or less. More lime is created as the water is heated longer and due to higher usage in the excessive hardness environment.

Popping and crackling noise are one of the symptoms where water is trapped under the lime deposits. A Solution for the noisy water heater due to lime buildup is simple, flushing the heater with the proper acidic compound (delimer recommended by the manufacturer).

If the flow is stopped abruptly, it will cause the popping or crackling noise.

Another reason for crackling might be condensation dripping on the burner or any other hot part's surface.

Sizzling noise

The main reason for sizzling sound in your gas water heater is due to condensation or leaking problems; when the water drops are dripping down the flame, in the burner or hot surface.

Condensation is created when the hot flue gases are in contact with cooler surfaces. Condensation will form inside the vent, and the drops of water will hit hot surfaces every few seconds making the sizzling sound. It can be seen by looking in the combustion chamber where the flame will first grow very bright and then very dim.

Keep in mind that on some older units, even half a gallon (2 liters) of water vapor can be produced every hour of operation.

Condensation should stop when the entire heater is heated above 115°F (46°C). If the problem is with leaking, the solution is to locate and repair, or replace the leaking element or tighten the loose fittings. 

A sizzling gas heater can be very normal as the natural gas has very high moisture content and therefore in products of combustion.

On the heating elements of the electric water heaters, due to limescale, water trapped next to the element will also make the sizzling noise, boiling the water to steam.

Hissing sound

The hissing sound is mainly found on electric water heaters, with the corroded heating elements, when water gets in contact with the electrically hot part of the element.

The same sound is heard when the heating element is ON, water that is trapped under the scale, formed on the elements, turns into the steam. This is also an indication that your water heater needs flushing as the efficiency is getting lower.

Also, the water heaters can make the hissing noise when the air is escaping through the TPR valve. By turning down the temperature, the sound can be eliminated. If the noise and leaking come together, you might want to consider replacing the TPR valve.

Conclusion

Water heater noise can be reduced by disconnecting the heater and with regular flushing. This is the most common solution. If the water is too hard, you might want to consider installing a softener but consider a negative influence of softer water on the anode rod.

Use the following article to learn about the lime build-up and deliming process.

The noisy water heater is not dangerous but is a good indication that either you have missed regular maintenance, and the unit needs one, or one of the mentioned elements have to be replaced. If the unit service is hard or you don't know how, check out this company, they will provide you with three free estimates, so you can choose either to make a service call or just do it.

Related Articles

Hot water system temperatures and the code

https://www.phcppros.com/articles/1828-hot-water-system-temperatures-and-the-code

At Water Heater Hub, you’ll find a variety of articles including:

• What to do when your water heater is leaking from the top or bottom.
• What to do when you have no hot water.
• How to diagnose a noisy water heater.
• How to replace various water heater parts.
• When you should call a professional.
• How to do common maintenance on your water heater.
• What to look for when you need to buy a new water heater.
• And other helpful articles and resources.

Home › Troubleshooting › How to fix a noisy water heater

Extend the Life of Your Water Heater by Replacing the Anode Rod, Double the life of your water heater with this simple repair

Reasons to Have a Backup Sump Pump

The sump pump is vital to keeping your home running, so it isn’t surprising that many choose to have a backup sump pump. If you are trying to decide if this is for you, here are a few reasons why backup sump pumps are great.

Reason 1 – Flooding
The first and obvious reason why it is important to have a backup sump pump is because of flooding. Whether you live in an area that is prone to floods or not, having a backup keeps you from headache upon headache when the rain starts. Being able to rest assure that the sump pump will work and has a backup can really put you at ease. If your primary pump fails, the backup kicks in, preventing any flooding.

Reason 2 – Blown Fuse
Whether the power goes out or a fuse is blown, many people experience a stop in their sump pump’s action. With a backup sump pump, you can have a battery kick in and keep it running until the power comes back on.

Reason 3 – Wear and Tear
Like any other appliance, a sump pump experiences clogs or wear and tear. The problem though is if the sump pump fails, it could lead to bigger problems. Thankfully with a backup, these problems can be avoided.

More tips from NIXCO Plumbing:
What Is the Purpose of a Sump Pump?
What a Sump Pump Is and How to Maintain It
How to test a sump pump
How long will your sump pump last?
A Battery Back Up Sump Pump, is it Necessary?
Ignoring Your Basement Sump Pump Can Lead to Disaster
Homeowners Stuck with Bill for Flood Damage
Protect Your Home From Flooding With A Sump Battery Backup

More information for a TripleSafe sump pump system.

https://www.leaderbasementsystems.com/sump-pump/system.html

 

Inspection Tips and Tools For Commercial Investment Property

By John Highman

When you inspect a commercial, retail or industrial property, it is the physical aspects of the property that should be well explored and documented. These matters below are some of the key issues for you to review before you complete the property listing or promotion.

1. Tenant compliance to physical building use: The tenants to a building may be obliged to undertake compliance to the way in which they use the building. Such matters will be detailed in the lease. You should read the leases in this regard to identify these things.
2. Antennas and aerials: Some buildings feature communication antennas and aerials. In the first instance these should have been approved by the landlord and in some circumstances the local planning authority. The antenna or aerial installation will have been made on the approved structures with supporting plans and documentation together also with access restrictions and risk signage to prevent people in the area being exposed to radio frequency radiation. You need to know that these things have been correctly handled.
3. Asbestos: It is common knowledge that asbestos is a hazardous building material that still exists in buildings constructed prior to 1990. From that time onwards, it was largely avoided and prohibited as a construction material in most buildings. Originally it was used as an insulation material in areas including electrical switchboards and also on the beams and columns of the building structure as a fire resistant material. It is therefore quite possible that you will sell or lease a building in which asbestos is still located. In your town or city there will be legislation rules and regulations that apply to the existence of asbestos. It is necessary that you get information from the building owner regards compliance to Legislation in this regard.
4. Asset replacement value: With commercial real estate properties, it is common for regular valuations to be undertaken by the building owner for insurance purposes regards asset replacement. This type of valuation would be applicable in the event of a fire or building disaster. You can also get building replacement values from information sheets provided by local quantity surveyors. You can usually obtain these from the internet. Importantly the construction costs and replacement value need to be applicable to your location given the costs of sourcing the construction materials and the labour.
5. Building Code Compliance: When buildings are first constructed they are done so to the current building code. As time progresses the building code changes and it is sometimes necessary for existing buildings to be upgraded to current code. A good example of this is the need for disabled access to buildings and internal disabled facilities. When you inspect and list a building you should identify if any such notices under the building code currently exist. A note of caution here; when a building is put through a major refurbishment, the planning authority may regard the refurbishment activity as a trigger for a code compliance upgrade. This can be a large cost. A quantity surveyor is the best person to consult on costs of this nature.
6. Floor and site surveys: When working with investment properties it is the internal lettable space that is of prime importance to the generation of rental and occupancy. All the leases for the tenants will be linked to the survey plans and the net lettable area therein. For this reason you should ask to see the survey plans for the building and the lettable space. You need to know that they are accurate and up to date at the time of sale or lease. Part of this process is to inspect the property with the plans so that you can identify any discrepancies. In all cases of error or concern with the plans you should get a building surveyor to give assistance and guidance.
7. As Built Drawings: Every building has a set of plans that were approved for the building to be constructed. They are a great source of information and cover, structural, hydraulic, electrical, mechanical, and lighting layouts. They are an excellent source of information on which you can base your leasing strategies.
8. Building approvals and permits: Does the building still comply with the original building permit issued by the building authority? Most particularly does the use of the property still comply with the approval as granted? It pays to get a copy of the current building approval when possible because a wise purchaser or tenant will want to see it.
9. BMU: This stands for the 'building maintenance unit' and is likely to exist in multi level buildings. The BMU is the device that hangs over the side of the building to clean the exterior and the windows at different times of the year. Importantly the BMU has to be safety compliant and also approved for use. When you know that the building has a BMU, it is wise to ask about its use and approvals.
10. Certificates of Occupancy: When a building is first constructed it is inspected and certified for occupancy. The certificate of occupancy is granted by the local building approval authority. From that point onward the occupancy of the building must comply with the approval guidelines. It is possible that the certificate of occupancy can be withdrawn at any time if the building is deemed unsafe or has been damaged. It is therefore something that you would question if doubts about the building exist. In such circumstances get a copy of the certificate of occupancy.
11. Development Approval: When property development is a consideration on the property, seek copy of any existing development approvals. They will stipulate the type of development that has been approved, the elements needed to comply with the approval, and the time line. Properties with existing development approvals may be attractive to purchasers that want to undertake new construction and property developments. You will also need to know if the development approval is transferable with the property to a new owner.
12. Disability and Discrimination Notices: Whilst the commercial property is simply a building constructed at a certain point in time, it is possible that it does not now comply with the current disability access codes and access provisions for buildings of that type. You need to know if any orders have been applied to the building by the building authority for compliance to new disability codes. If any orders exist, it is likely that they will have to be discharged prior to any building sale or lease.
13. Electrical Services: All electrical services in the commercial property must comply with current standards of electrical installation and maintenance. In such circumstances a contractor will normally be undertaking inspections and maintaining a log book for this purpose. If in doubt (and particularly with older buildings), call in an engineer to advise. Thermal scanning of switchboards in older buildings is a good practical processs to identify if matters of breakdown and heat could exist.
14. Electromagnetic Radiation (EMR): In some properties EMR can be generated from plant and machinery (such as the power feed for lifts or mobile antennas on the roof of the building). This then becomes a safety issue for people on site and also will be notable in the poor or erratic performance of sensitive electrical devices such as computers. When this problem is noted it is necessary to involve engineers to advise you. It is also common for barriers to be installed in the area that is involved in EMR.
15. Environmental Risks: In most locations there will be a register of contaminated sites and properties that do not comply with the environmental guidelines. Ask about this when looking at new properties. The most common issues in this regard are tanks in the basement that were used to store heating oil or diesel. They may be now redundant but they are regarded as an environmental risk and will need to be remediated.
16. Essential Services Certification and Compliance: All buildings need to be compliant with fire safety regulations. This can include, sprinklers, smoke detectors, smoke dampers, exit routes and signage, evacuation plans, fire hoses and hydrants, and the list goes on. Importantly all of these essential services systems in a building are regularly checked for compliance by qualified tradespeople. The results of the regular tests are maintained in log books on site. It is wise to question the compliance and checking process. It is something that can hold up sale and settlement.
17. Facade and Cladding: Given the large nature of commercial buildings, it is common for the exterior of the property to sometimes leak or fail. Deterioration is also an issue in the older properties. Whilst you can do your own visual inspections you are not an expert in building construction, and therefore it is sometimes necessary to call in an engineer to give qualified comment and guidance. The integrity of the building fabric will be of concern to the purchaser. In the case of older rendered buildings it is common for rainwater to penetrate cracks in the facade or walls, and cause the render or the concrete to fall away. This process is called 'spalling' and if noted will require engineer comment. It is regarded as a risk to the public and people on the grounds that are accessing the property.
18. Fire protection systems and compliance: Many buyers of a property will want to ensure that the property does comply with safety codes for building occupancy. Part of that will be formalised and operational systems such as building evacuation plans. It pays to ask the seller of a property as to their establishment of the evacuation plans and who is controlling the regular tenant drills and practices. This is highly important in a building with multiple occupants. In such circumstances the landlord is responsible for establishment of the plan and its integration to the tenant's occupation. The lease for each tenant will also refer to their involvement with the fire safety systems and evacuation processes.
19. Geo Technical Surveys: This will be more relevant with land and development sites given that the property and building is still to be established or redeveloped. Has the property had such surveys undertaken? If so what is the status of the survey and the report? If a property is located in an area that appears unstable or if it is on sloping or rocky land, the report will be important to the future of the property. The geo technical report can help with the understanding of construction costs and strategies.
20. Historic site listing: If the building or the property is listed on a register of historic sites then you need to know what this means to the future of the property. Restrictions and limitations can be imposed on future property changes because of the heritage listing. This will add to the development costs and approval processes. If in doubt consult with the local planning approvals authority. If you have a property that is so affected or listed, then you will need an expert such as an architect to assist with the future considerations and costs for the property.
21. Hydraulic services: This is the plumbing and drainage systems for the property. You can ask for the 'as built drawings' of the property as part of your inspection process to understand how these systems integrate into the building and service the tenants. Usually the hydraulic systems will be centred on the core of the building. If a tenant wants to connect tea rooms and kitchens to the system then it is an engineering issue and needs the landlords approval to the process.
22. Indoor air quality: For some older buildings this can be a concern for occupancy. Properties located adjacent to major traffic corridors will also be high on the list when it comes to air quality concerns. Today tenants are very aware of the 'sick building' syndrome and its impact on the workforce both physically and legally. Reports can be obtained from the air conditioning contractor to assist with this problem, and if greater concerns are identified then engineers can be sourced.
23. Lead paint risk: Older buildings may contain surfaces that are coated in lead based paint. This has been proven to be a health concern in occupancy and will deter tenants. When in doubt see expert opinion from an engineer.
24. Legionella health risk and safety compliance: Building owners must comply with the local health regulations regards the health and function of the air conditioning system. Most particularly the issue of legionella is of more concern when there is a 'cooling tower' that functions in the air conditioning system. It is the 'cooling tower' that can become infected with the bacteria and then spread the infection through the building. Larger buildings will commonly contain 'cooling towers' as that is the accepted way to achieve economical function of the air conditioning system. The air conditioning consultant that maintains the air conditioning system for the building owner should have this health risk in check. If in doubt ask the questions. When a property owner self manages a building it is possible that they will either not have the knowledge to do so correctly, or they will cut corners as they do not want to spend money. This is a trigger to ask questions in the property sale.
25. Plant Life cycle: In older buildings the economical and functional life cycle of the plant in the building will become an issue. It can be a costly concern for the building to operate into the future. Buyers will need to assess the stability and function of the plant in the building. It pays to get an engineer's report of the existing plant and machinery before you go to sale when transacting older buildings.
26. Maintenance contracts: Every property will have a selection of maintenance contracts and systems underway. Some of these will pass through settlement to the new property owner as the item under contract involves the amortisation of costly machinery and repairs. A good example here is the lift maintenance contract in the building. Cleaning contracts are also large expense contracts in major properties. As part of the property listing process it pays to understand the contracts that could fall into this category of ongoing cost to the buyer. If they do exist, then get a copy of the contract(s) and review it (them) for details and impact on the sale.
27. Mechanical services risks: The larger the property, the larger the risks when it comes to the mechanical services function and compliance to current operational codes. In the sale of larger properties it is likely that you will need an engineer's report on the mechanical services before you move towards sale. The engineers know what compliance issues exist and how they should be assessed. Have the report available to provide to serious and qualified buyers if they ask any pertinent questions.
28. Nickel Sulphide Inclusion: If you are selling buildings with a lot of exterior glass it is possible that you will have heard of this problem or seen something about it elsewhere. Most particularly nickel sulphide (NS) is an impurity of the glass manufacturing process. NS when it exists in glass it will likely cause the glass to break within 5 years or so of manufacture and this is particularly the case if the glass is on the exterior of the building where it is under the stresses of daily heat and cooling. Given that architects like to use extensive glass on the outside of buildings, the problem of NS breakage is common. If the building is multi storey then you can have a risk event to members of the public that pass the building at street level. If you sell a building with a history of NS then you will need an expert to get involved in a detailed property report on the glass involved and installed in the building.
29. Noise emissions and risks: When working with any commercial property, the problem of noise emissions should be considered. Noise can emanate from the subject property or even neighbouring properties can also create the problem. This will obviously affect the ability to let the property and may create legal action or controversy whilst the property is occupied. Should the tenants in the property be the source of the noise then have the lease document create controls on the tenant in that regard. If you are selling a property with noisy tenants then you should review the lease documentation for similar protection to the purchaser or property owner. Industrial properties are most particularly the properties of concern in this category.
30. Occupational health and safety: The local building code will require compliance to occupational health and safety rules and regulations. It is appropriate to ask the building owner to identify any matters of noncompliance or irregularity. If in doubt seek the assistance of a building engineer or property inspector that is familiar with the health and safety codes in the building type that you are handling.
31. Machinery risk and unsafe workspaces: This is normally the concern of the tenants that occupy the premises given the way they install and use the machinery on the property as part of their business operations. There are however situations where the landlord may also have responsibility and this regard. This can be in areas which create risk or injury to people. It may be enclosed spaces where people can enter and be accidentally locked away then unable to escape. It can also be areas of danger such as radio frequency exposure from antennas on the roof of the building.
32. Ozone depleting substances: This will be in the form of gases that damage the environment. Older air conditioning plant can be affected by the problem. Building owners should have the plant maintained within current plant and machinery codes to control the threat. A report from an engineer will assist here.
33. Polychlorinated biphenyls: PCB's are a group of manufactured organic chemicals that contain chlorinated chemicals (known as congeners). Concentrated PCBs are either oily liquids or solids and are colourless to light yellow in colour. They have no known smell or taste. There are no known natural sources of PCBs. PCB's are residual contaminants from industrial processes and remain in the soil and on the property for many years unless correctly remediated. Given that industrial property was usually the source or storage of PCB's, it still remains a problem today for real estate agents and brokers as they sell older properties. PCBs were originally used extensively in industry as they are a good insulating material. They have been used widely as coolants and lubricants in transformers, capacitors, and other electrical equipment. The manufacture of PCBs stopped generally around 1977 because of evidence that they build up in the environment and cause harmful health effects. Products containing PCBs are old fluorescent lighting fixtures, electrical appliances containing PCB capacitors, old microscope oil, and hydraulic fluids. During the time that PCBs were manufactured, there were often no effective controls on disposal.
34. Plant and equipment lists: When selling a commercial property, it is necessary to itemise the plant and the equipment across the property. This would normally be done in conjunction with the building engineer suitably skilled in the process. If your property is complex and large, it is a wise move to get this list creation process underway early.
35. Registration of plant and equipment: Some plant and equipment within the building is required to be registered with the local authorities. This is generally because that plant and equipment is regarded as a threat to the environment or to the public at large. The most common listings of plant and equipment are storage devices. The authorities like to know what is being stored on the property and where the storage devices are located. It can also be the case that the storage devices are suitably certified and registered the each year for compliance to matters of structural integrity. If any plant and machinery is certified in this regard, you should seek a copy of the latest certificates of registration.
36. Boundary survey: If the boundary of the property shows irregularity or is not clearly defined, then it is appropriate to get a surveyor to peg the boundary points and provide a plan of the site. Real estate agents and brokers should not give any guarantees as to the locations of the boundary of the property. If the buyer requires this information, then get a surveyor involved for the buyer's satisfaction.
37. Standby generator: In larger buildings it is common for standby generators to support essential power circuits in the building. This does not mean that full power is supported to the tenants in the event of a power outage. If the building has a standby generator, it is appropriate to ask for clarity on what circuits of energy are supported by the generator. This information should be supplied to tenants in the building and any purchasers of the property. It is likely that the leases for tenants will make reference to the standby generator and the way it operates. If the building operates the standby generator to support 100% building demand by then it is usually tested annually in this regard. Certificates of compliance can be sourced. In large shopping centres it is common for standby generators to supply 100% power for a period of time (usually 30 minutes) in the event of a power outage. This allows the tenants to safely shut down their business and the occupants of the building to be correctly evacuated at the time of the major power outage.
38. Flooding risks and storm water: The local environment can present flooding risks. This can be identified from the location of local creeks and rivers, the coastline, and the levels and slope of land across the property. When in doubt, seek the assistance of property surveyors to clarify the risk of flooding locally and to the property. If the risk of flooding does exist and is known to all parties, it is necessary to apply restraints on occupancy so that the environment and the property are not damaged. These restraints will be reflected in the leases for the property. In such a situation, you will need to review the leases prior to any sale.
39. Structural risks: Every constructed property has the potential for structural risks. The older the property, the more likely this is to occur. The exterior facades of buildings are a common culprit here. The purchaser of a building will not want to assume or acquire structural risks, for this reason you will need to get engineers' reports prior to moving to sale if issues are known or have been experienced on the property. It may also be necessary for the landlord to remediate the structural risk prior to marketing a property.
40. Synthetic mineral fibre: Most particularly this will be the installation or existence of Fibreglass and similar manmade fibres. Whilst this may not necessarily be a risk to the occupants of the building, it should be understood and documented by engineers to the building.
41. Trade waste: The tenants to the property may very well produce hazardous trade waste as part of their business. If this is the case, you will need to identify the controls and processes that the tenant uses to comply with property usage. Certification and regulation regards the hazardous trade waste will be an ongoing matter to which the tenant must comply. It is likely that the leases to the property will impose restrictions and obligations on the tenant in this regard. When in doubt, read the leases to check what is required of the tenant.
42. Traffic management: The property could be located on a major or minor road which has restrictions regards traffic access. This can apply to both the time of access and the points of access. If the tenant or the owner of the property requires extensive deliveries, this can be an issue. When in doubt, consult the local planning authority and highways commission for details of access rules and regulations. Also enquire as to the impact of any rights of way and easements which may apply to the subject property.
43. Underground storage tanks: Whilst we have mentioned this elsewhere, the existence of underground storage tanks is regarded as a hazard to the environment. These tanks are usually certified and regularly inspected. Awareness and disclosure of the tanks existence is imperative.
44. Vertical transport compliance: In multilevel buildings, vertical transport will be achieved through mechanical lifts or escalators. These mechanical services are regulated as to safety and operation. Annual certification and regular contractor maintenance will ensure compliance. Reference to the contractor involved will allow you to cover this issue and ensure compliance prior to sale.
45. Building warranties: When a building is newly constructed, or plant and machinery is newly installed, or tenant fitout is newly installed, the works involved will usually have an existing warranty for a period of time. If these warranties exist, they should transfer to the new owner of the building at the time of sale. Your job is to enquire as to the existence of any warranties as you move towards sale.
46. Zoning of the property and itcompliance: The property will be located in a zone detailed in the local development plans. Importantly, the property and its usage must comply with the zoning. If the property is a non-conforming or illegal usage to the existing zoning, then this should be detailed, advised, and acknowledged by all parties. As to how the contract is designed for such a sale, is up to the solicitors for both parties. In most circumstances of this type, special conditions are constructed which explain the intentions of the parties involved.

##Need More Help?##

John Highman is a prominent investment real estate speaker and coach that helps real estate agents and real estate brokers globally to improve their commercial real estate market share and close more sales and leasing deals. He himself is a successful real estate agent that has specialised in commercial, industrial, and retail real estate of all types for over 30+ years.

Whether you specialise in real estate sales, leasing, or investment, John has the tools that can help you and your office succeed in your market.

Today John Highman gives workshops and keynotes to real estate agents and brokers globally on how to be professionally better than your competition in any market and drive more of the right listings and commissions.

Join John Highman's global community of commercial real estate agents and brokers. The community can be accessed at http://www.commercial-realestate-training.com

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