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In Montreal's older neighbourhoods, a large part of Montreal Island, homes built at or before the turn of the century as well as homes built up until the 1950's get makeovers. Neighbourhoods such as Westmount, NDG, Montreal West, Mont-Royal, Outremont, Le Plateau, Mile-End, etc.
In Quebec, when completing an inspection delay request as part of your Promise to purchase, it is important to understand the delays offered in the preprinted standard clause on Annex B (clause B2.4). Buyers are provided with the "X" number of days agreed to and then a grace period of 4 days to accept or reject the purchase based on the home inspection report received from the inspector.
This delay ALSO includes the time needed to bring in any experts for further inspection.
For this reason it is prudent to get an inspector before you enter a Promise to purchase and to have an understanding with them that when you do sign an offer that they will be available to do the inspection within a couple of days following your accepted offer AND provide their report within 24 hours following. Even better, I make sure my buyers have a verbal summary from the inspector on any suspected areas of concern the SAME DAY of the inspection.
This allows us to plan any further delays that might be needed.
The consequence to not planning these delays is learning that your inspection period has ended and you have bought the house without investigating it properly!
Home inspectors by definition are generalists, not experts. You even might call us expert generalist. Or perhaps not. The thing with being a generalist is that one must know a little about a lot of things. It is almost a full time job in itself keeping up with all the bits and pieces of knowledge to be a well informed generalist.
Some of the ways to keeps up with all the information in this profession and to stay current is by attending seminars, going to home inspector meetings or reading up on various topics. Reading is always a good source of information, especially when doing an inspection. Reading data tags and labels is a great source of information. In fact I believe in most instances in can be said to be indisputable information.
At least I thought so until recently.
I inspected a larger home that had undergone a complete remodel about 5 years previous when the current owner had purchased the house. Part of the renovation required electrical work. The house has two electric panels. Both are full.
When checking the second panel, a sub panel, I noted a plethora of tandem breakers. Tandem breakers are two circuit breakers that occupy the space of a single breaker. They are sometimes called space savers. Manufactures of electric service panels designate specific areas in the panel where tandem breakers can be installed. Some panels do not allow for any tandems, many allow for them in the bottom four positions and others run the gamut from the entire panel to some where in between.
The manufactures when designating these positions also states the maximum amount of “poles”. Poles are simply circuits or a part of a circuit. A single breaker is a single pole, a tandem breaker is two poles and large breaker such as is used for a dryer is also two poles. This information is printed on the panel label. In the case of the sub panel I was inspecting, the manufactures label showed the maximum amount of poles allowed to be 24. Tandem breakers were designated only for the bottom four positions. This panel had 34 poles with tandem breakers in almost every position.
The issue was written into my report and presented to the seller for correction. The seller hired a licensed electrician to address the electrical issues found during the home inspection, one of which was the over loaded sub panel.
The electrician found nothing wrong with the tandem breakers or the sub panel. His “report” stated, “It is in good working condition and poses no safety hazard”.
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.