Really there is no such thing as the perfect home, period. Although I must admit that after seeing the Home Inspector report on the home we sold this past summer, there were zero issues or items shown.
Now, I have a bit of an unfair advantage on that one but think I could have found one or two items. There is no such thing as a perfect home, it is not possible to have something built by humans be perfect, especially if it is 20 or so years old.
Having said that, nobody wants an alarmist, the important things are what really matter. I will cover throughout various posts what that might be, but also cover the top items I typically find on Home Inspections.
First, lets discuss some items which many consider horror stories and nightmares, some items that can scare away buyers and just how bad they really are.
What are some top ones? Knob and Tube wiring, aluminum wiring, vermiculite, asbestos, mold are all big ones that scare people, at least the ones in the media most often. What is each of these and how bad are they? What should a buyer do, and what are the risks? Some may pose a larger risk than others, and some may be minimal risk in many cases and can be easily mitigated.
So lets take them one by one, starting with vermiculite.
Vermiculite is an insulation that is a naturally occurring mineral which appears as shiny flakes. These flakes were quickly heated to a high temperature, transforming them into a low density strand. These were lightweight, odorless and fire resistant, suitable to use as insulation material in attics and walls.
Vermiculite was one of the products approved by the Canadian Government for their CHIP program, paying homeowners to insulate their homes. In fact two of the homes I owned had insulation added under the CHIP program in the 1980s. Most of the vermiculite (about 80%) sold in Canada was the Zonolite brand, from the Libby mine in Montana. This particular mine was the largest and oldest mine for vermiculite, however it also had traces of asbestos found in the product. Several television shows will highlight the dangers of vermiculite, and it is prudent as I mentioned to take precautions. However, of the homes which I have been involved with for testing, which is around 70, so far none have come back positive on asbestos content. This is not to say the next one will not.
When a home has vermiculite, it is always wise to take necessary precautions, but in my opinion not something to panic over.
Here are some tips:
Consider that contractors may track vermiculite into the house if they have to enter the attic.
- Dispose of waste and debris contaminated with asbestos in tight containers.
- Do not allow children to play in an attic.
- Do not launder clothing exposed to vermiculite with family clothing.
- Do not overreact. According to the National Institute for Occupational Safety and Health (OSHA), asbestos-related illnesses are usually the result of high levels of exposure for long periods of time. Left undisturbed in the attic, asbestos is generally not a life-threatening situation. Furthermore, air generally flows into the attic from the house, and not the other way around.
- Do not use the attic as a storage area.
- Hire a professional asbestos contractor before remodeling or renovating if these processes may disturb the vermiculite.
- Never use compressed air for cleaning around vermiculite. Avoid dry-sweeping, vacuuming, shoveling, or other dry clean-up methods. Wet methods are best.
- Seal cracks and holes in attics, such as around light fixtures and ceiling fans, where insulation may pass through.
- Use proper respiratory protection. Disposable respirators or dust masks are not appropriate for avoiding asbestos exposure.
Vermiculite can be potentially dangerous, but should not be a deal killer. Do not over react, there are thousands of homes in Canada with vermiculite in the attic. It is important however to hire a Home Inspector who knows how to identify vermiculite properly, and who can present it in a manner which is not overly alarmist in nature.
I am sure collectively the Realtors on here have successfully sold thousands of homes with vermiculite insulation. Inform the buyer of its presence, the potential risks and how to mitigate them safely.
To be continued.
Wells Home Inspection Services
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