Possible Household Insurance Issues
We are receiving an increasing number of calls from clients for assistance in completing their applications for homeowner insurance. Insurance carriers are requiring greater detail about houses and are becoming more restrictive about which houses they will cover. The following issues are some of the issues we have run across.
Electrical Fuse Panels:
Screw-in type fuses in the electrical distribution panels were in common usage until the mid 1950s. Fuses, although inherently safer than circuit breakers, afford the ill-informed occupant to replace a properly sized fuse with one which is too large. This can result in a circuit overload and a fire hazard.
Knob and Tube Distribution Wiring:
In common use until the early 1940s this is an ungrounded electrical distribution system identified by its separate hot and neutral conductors and the use of white porcelain mounting knobs and cylindrically shaped tubes to support the conductors and isolate them from the wood framing members. Although a relatively safe system (except for the absence of grounding), concerns centre around improper modifications and mechanical damage subsequent to the original installation.
Electrical Services Less Than 100 Amps:.
Often present up until the early 1960s. It is not always possible to positively identify without removal of the distribution panel cover. A smaller service capacity is not a safety issue as much as a convenience issue. The reason for denial of insurance coverage may be based on the notion that a 60 amp service indicates an older, and potentially less safe, system.
Galvanized Steel Water Distribution Lines:
Used until the late 1940s they are identified by their grey colour and threaded fittings. They are prone to deposit build-up resulting in restricted water flow and also to rusting. Leaks are common in aging systems of this kind.
Wood Burning Stoves and Fireplace Inserts:
Most insurance companies will want to see documentation that the installation has been inspected and passed by the authority having jurisdiction. If this was not obtained at the time of the original installation it can be difficult or impossible to get. The issue with these appliances is obviously the possibility of fire. Fireplace inserts are especially problematic. A related issue is the lack of a flue liner in a masonry chimney. Houses built prior to approximately 1940 are most likely to have unlined flues. These are hazardous for wood burning fireplaces.
Aged Roofing:
Typically, roofing over 20-25 years will be suspect as far as many insurance companies are concerned. Roofing that is near the end of its life may need to be replaced prior to purchasing insurance.
Summary:
Different insurance companies have different requirements. These requirements can change and the best way to be sure what they are is to contact your company of choice just prior to purchase.
Articles & Newsletters
We have compiled some of our most popular and informative newsletters. Due to the time sensitiveness of many topics, the following is for information purposes only, consult experts before depending on information contained in these articles.
- Oil Tanks - Discusses problems involving buried oil tanks, identifying oil tanks on your property as well as the removal process and possible contacts for buried tanks.
- Air Conditioning - Take a look at how air conditioners work, general costs of central air conditioning in the Okanagan Valley and also the underlying concept behind what a swamp cooler and a heat pumps is.
- Vermiculite Insulation - An insiders look at what vermiculite is, why it can be considered a health concern and ways to minimize your exposure to asbestos.
- Septic Tanks - Identifies how septic tanks work, drain fields and how to know if your system is failing.
- Fire Safety - Provides information about protecting your home from wildfires, smoke detectors, woodstoves and arc fault breakers.
- A Vendor's Guide to Preparing a Home for Viewing and Inspections This is a great source of information for vendors who have questions about preparing their home an inspection. It answers general questions, and gives a variety of household tips.
- Vendor Checklist Print off this checklist to make sure you are ready for people to view your home or complete a home inspection.
Questions About Woodstoves?
Review the following WISE fact sheet series dealing with woodstoves, fireplaces and inserts:
- Is Your Wood Heat Installation Safe?
- Space Heating With Wood
- Appliance and Flue Pipe Clearances
- Reducing Clearances With Heat Shields
- Chimneys
- Flue Pipes
- Operating Your Appliance ...Safely
- Maintaining Your Heating System
- Fireplaces
- Fireplace Inserts
- Purchasing, Processing and Seasoning Wood
- Central Heating With Wood
Suggestions for Condo Buyers
1. Ask questions.
Read the minutes of strata council meetings as far back as you can obtain them. Use a highlighter pen and mark any references to water and moisture problems. Find out how these problems were dealt with. Were further investigations carried out beyond identifying one specific problem? Were there any inspections carried out for the strata council or the property management company and are these reports available for perusal? If repairs were performed what assurance is there that they were properly done? Are there any planned major expenditures for the building?
2. Check the building's design.
Some buildings are more prone to leak than others. One of the most significant design features is the absence of adequate roof overhangs to protect the walls from rain. Obviously the less rain that hits the building the less likely it is to leak. Deck and balcony design are important. Decks and balconies which rely on small drains which are prone to plug, decks over living areas, "solid" railing designs, balconies which slope toward the building are more likely to result in leaks. Buildings with open walkways and stairwells are vulnerable to leakage and rot damage. Earth-filled planters in contact with the walls of ground floor units are potential problem areas.
3. Look for previous repairs.
Is there visual evidence of exterior wall patching? Has caulking been installed in some areas and not in others? Check the wall penetrations on the walls most exposed to the weather. If the building has a stucco covered exterior have any water resistant coatings been applied subsequent to the original construction? The presence of any of these items should raise a red flag.
4. Find out the warranty details.
If purchasing a new unit read and understand what items are covered and for how long. Is there a warranty against water penetration? How long does it last? What assurance is there that the builder will still be around to make the repairs? If the building is not new what time, if any, is left on the warranty? If repairs have been carried out are they covered by a warranty?
5. Hire a professional home inspector.
Make your offer to purchase subject to a professional home inspection. Hire a Registered Home Inspector (RHI) who is a member of the Canadian Association of Home & Property Inspectors(BC) (CAHPI(BC)). Go through the unit and the building with the inspector. The process should take 2-1/2 to 3 hours and should include a detailed written report. Be aware that a home inspection is a visual inspection and does not involve drilling holes and using instruments to check moisture levels. An experienced and competent inspector can go through a building and give an opinion on the probability of problems based on the design features present and may also identify previous repairs but leaks may go undetected if there are no visible signs present. The inspection is valuable but should not be considered a substitute for obtaining all available information about the building.
For information on maintenance, problem description, general what-to-do and howto repairs click on the appropriate box for each system of the home:
Following are links provided for general information on a variety of topics. The following is for information purposes only, consult experts before depending on information contained in these websites.
Categories:
- Canadian Association of Home & Property Inspectors (CAHPI). All of our inspectors are CAHPI certified. Click above for more information about this association.
- www.wettinc.ca We are able to offer woodstove inspections by being WETT certified through wettinc.ca. This site provides a list of WETT Certified inspectors.
General Information
- Canada Mortgage & Housing Corporation – Information for Home Owners
- Environment Canada - Information on water conservation.
- Electrical Safety Safety tips from BC Hydro
- Aluminum Wiring - What BC Safety Authority has to say.
- Multiple Listing Services Current information about Real Estate and Realtors
- Cedar Shake & Shingle Bureau. Information on installation, care and maintenance of cedar shingles and shakes
- Information on building decks and gazebos
- Building Science Information on housing, ventilation and building science by Dr. Joseph Lstiburek
- BC Hydro How BC Hydro rates are set.
Woodstoves, Fireplaces & Inserts
Questions About Woodstoves?
Review the following WISE fact sheet series dealing with woodstoves, fireplaces and inserts:
- Is Your Wood Heat Installation Safe?
- Space Heating With Wood
- Appliance and Flue Pipe Clearances
- Reducing Clearances With Heat Shields
- Chimneys
- Flue Pipes
- Operating Your Appliance ...Safely
- Maintaining Your Heating System
- Fireplaces
- Fireplace Inserts
- Purchasing, Processing and Seasoning Wood
- Central Heating With Wood
Air Quality
- Vermiculite Insulation - Here's what Health Canada has to say about your health and vermiculite insulation.
- The American Lung Association site on indoor air quality and healthy housing.
- Mould Remediation In Occupied Homes
- CMHC provides informative information about mould and moisture in your home.
- CMHC Homeowners Guide To Fighting Mould
- Condominium Owners’ Guide To Mould
- What You Need To Know About Mould
Appliances
- Glossary Of Common Terms
Lowe’s provides a consumer-oriented glossary (with pictures) that explains terms used for appliance features and options. - Energy Cost Calculators – Annual & Lifetime
This simple online calculator from Power Smart figures out the average annual cost to operate different appliances. - Energuide Appliance Directory 2005
- Top-Rated Energy Efficient Appliances
Concrete
- Durability Under Winter Conditions discusses the durability of concrete under winter conditions.
- Removal Of Stains on Concrete