From helpful maintenance tips to bats in the attic, there’s a lot to learn about your home!
Buying a home is exciting! Whether it’s your first home or your forever home, there’s always something special about walking through that front door and imagining all the new memories you’re going to make.
But how much do you really know about the home you’re buying?
- How old is the furnace?
- Does the attic have enough insulation?
- How much life might be left in the roof?
- What maintenance should you be doing and when?
These are just some of the questions a great home inspector can help you answer.
Over the years, our team has attended countless home inspections throughout Kingston and the surrounding area, and we’ve learned a ton along the way (it also doesn’t hurt that Jake has an extensive contracting background too)!
In fact, we often tell buyers that a home inspection can be one of the best opportunities they’ll have to learn about their future home before moving in. That’s why buyers should always be there in person to follow the inspector around, if at all possible.
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Table of Contents
- A Little Home Inspection History
- What Should Happen During a Home Inspection?
- When Home Inspections Get a Little Batty!
- What Does R-Value Mean?
- What-About-Vermiculite
- Fixing Foggy Windows
- The Inspection That Brought Out the Fire Department!
- Basement Moisture: Often the Problem Is Outside!
- Extra Help for Kingston Homeowners!
- Plumbing, Wiring, and Other Things Worth Knowing
- What About The Roof?
- What if an Inspector Finds Something?
- There’s No Such Thing as a Perfect Home!
Of course, identifying a potential issue is important, but there’s so much more to it.
A knowledgeable inspector can help you understand how your home’s systems work, offer helpful maintenance advice, identify concerns that might require further investigation, and basically help you plan for your next chapter living there.
And while home inspectors don’t have X-ray vision, many use specialized tools to help investigate potential concerns. Sure, there are certain limitations to what they can discover, but there are also often tell-tale signs that an experienced inspector can often notice, and the information they provide can be incredibly valuable.
We’ve also been at some very memorable inspections over the years, including one that actually uncovered bats living in an attic, and another that ended with the fire department showing up when sparks started flying. So, we thought we’d share some interesting things we’ve learned, a few surprising discoveries, and some handy tips to help you better understand your own home.
A Little Home Inspection History
You might be surprised to learn that professional home inspections, at least as we know them today, haven’t been around all that long.
Before the 1970s, homebuyers often relied on specific contractors, tradespeople, or perhaps their handy uncle who said he knew everything about houses. The modern professional home inspector didn’t begin to pop up and gain traction until the 1970s, and by the 1990s, home inspection conditions had become increasingly common in residential real estate transactions (except in overheated seller’s markets that result in multiple offer scenarios…which is another reason why having Jake on the team can come in super handy sometimes. 🙂
DID YOU KNOW:
Ontario passed the Home Inspection Act in 2017 to establish a licensing framework for home inspectors. However, as of October 2026, the Act hasn’t been brought into full force yet, so provincial licensing still isn’t mandatory. Many inspectors have construction or trades backgrounds and specialized training.
But not all inspectors are created equal; That’s why, before hiring one, you should ask about their qualifications, experience, professional affiliations, and insurance coverage…or better yet, ask us for some names that we know and trust!
Are you searching for a knowledgeable professional to support you while leading you to the best possible outcome? Here’s Why You Should Buy a House With Caldwell & Co.
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What Should Happen During a Home Inspection?
A typical inspection takes approximately two to three hours to complete, although larger or older homes may take longer. Inspectors examine all accessible components of the property, including the roof, foundation, attic, insulation, plumbing, electrical systems, heating and cooling equipment, windows and doors, etc.
It’s important to understand that a home inspection is primarily a visual, non-invasive assessment. Inspectors generally can’t see behind finished walls, underneath flooring, or inside concealed systems. They are also not legally permitted to remove fixtures or panelling, etc. However, many use specialized tools, including moisture meters, electrical testers, and thermal imaging cameras, to help investigate potential concerns and determine whether further assessment might be worthwhile.
Planning to buy a house in Kingston? The posts below may be helpful:
- Preparing to Buy Your First Home: What to Do First
- Should You Buy a Resale Home or a New Build in Kingston?
- How Can a First-Time Home Buyer Use Their RRSP?
We Will Always Be There and Encourage Buyers to Be There Too!
Rather than simply receiving a report listing highlights, buyers should be there to walk through the home with their inspector and learn how things work. Where’s the main water shutoff? How often should furnace filters be changed? What maintenance does the air conditioner require? What should you watch for in the basement?
A good inspector can explain these things in plain language that makes sense and helps distinguish between regular maintenance, maintenance that needs immediate attention, and improvements you can plan for later.
When Home Inspections Get a Little Batty!
One memorable inspection involved an awesome older country property our buyers had fallen in love with.
Everything seemed to be going well, until the inspector opened the attic hatch and discovered that a colony of bats had apparently decided this was a great place to call home as well. Now, bats aren’t that bad, and they’re actually very beneficial to our ecosystem because they consume enormous quantities of insects. But sharing your attic with them? Not exactly the kind of roommates most homeowners are looking for.
Fortunately, rather than walking away from a home they loved, our buyers were able to work out a solution with the sellers that allowed them to move forward with their purchase. And yes, the bats even had their own little bat homes built in the forest at the back of the property. It was another win/win/win scenario! Sometimes an unexpected discovery is simply a question waiting for the right solution.
DID YOU KNOW?
Bats are protected wildlife in Ontario, and their removal requires special consideration, including the time of year. A qualified wildlife removal professional can help address an infestation safely and humanely.
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What Does R-Value Mean?
R-value measures how well a material resists heat passing through it. The R actually stands for “Resistance”. The higher the R-value, the better its insulating performance. For example, closed-cell spray foam can provide approximately R-6 to R-7 per inch, while traditional fibreglass insulation typically provides around R-3 to R-4 per inch. Blown-in cellulose insulation, often made from recycled paper, is another popular choice, particularly for topping up existing attic insulation.
Ontario’s new-home insulation requirements depend on the building design and energy-efficiency compliance method. Many common approaches use attic insulation around R-50 or higher.
HANDY TIP: Ask your inspector whether improving attic insulation could help with comfort and energy efficiency. Sometimes a relatively straightforward improvement can make a noticeable difference in heating and cooling costs.
What About Vermiculite?
Some older Kingston homes still contain vermiculite insulation, a lightweight, pebble-like material commonly used decades ago. Not all vermiculite contains asbestos, but certain older products were contaminated with it (and airborne asbestos can cause serious health issues if inhaled in high concentrations for extended periods). If discovered, leave it undisturbed, and we can consult an appropriately qualified professional about assessment and testing.
Fixing That Foggy Feeling
Ever noticed a window that looks permanently foggy, even after you’ve cleaned both sides? That could mean the seal between the panes has failed, allowing moisture to enter. Interestingly, a broken seal doesn’t necessarily mean the window has suddenly lost all its insulating ability. The reduction in performance depends on the window and whether insulating gas has escaped.
DID YOU KNOW?
A foggy window doesn’t always mean replacing the entire window. In many cases, the insulated glass unit can be replaced while keeping the existing frame. Some companies also offer restoration services. It’s worth investigating before spending money on a complete replacement.
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The Inspection That Brought Out the Fire Department!
There was the inspection we’ll probably never forget.
During one home inspection, the inspector was removing the front cover of an electrical panel when something rather shocking happened. As one of the screws was removed, the panel suddenly began sparking! Needless to say, everyone evacuated the house, and the fire department was immediately called.
It turned out that someone had previously installed the wrong-sized screw in the panel cover. The screw was too long and had pierced an electrical wire inside. When it was removed, electricity began arcing, creating a potentially dire situation. Thankfully, nobody was injured, and the problem was discovered before something far more serious happened.
Handy Tip: Years ago, a home inspector with extensive electrical experience shared a “handy” tip that we have never forgotten since. Before opening the electrical panel’s door, always tap the back of your right hand on it to detect any live current.
Why the back of the right hand? It’s the farthest extremity from your heart (unless you want to stand on your head, of course. But the logistics of doing that would be more than a little hairy… and require some mighty flexible feet;))
Are you getting ready to list your home? The posts below can help you get results:
- Simple Tips for Maximum Curb Appeal When Selling Your Kingston Home
- Fantastic House, Challenging Location: What to Do When Selling
- What Is Home Staging?
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Basement Moisture: Often the Problem Is Outside!
A wet or damp basement is something inspectors can sometimes encounter, particularly in older homes throughout Kingston and the surrounding area (due to our region’s high water table…we are the Limestone City, after all).
And here’s something interesting we’ve heard from several experienced inspectors: the majority of basement moisture issues actually begin outside the house. Improper grading (the ground doesn’t properly slope away from the foundation), eavestrough downspouts clogged or too short (6 feet away is preferred), and even cedar trees planted too close to a home (less than 4 feet) can allow rainwater and melting snow to collect around basement walls.
Sometimes, that damp, musty smell is just due to a lack of airflow combined with high humidity (most home inspectors in our area will recommend every home should have a dehumidifier in the basement or crawl space).
Of course, foundation cracks, drainage problems, plumbing leaks, and groundwater conditions can also contribute. And if the inspector suspects that is the issue, we know which expert to call to further evaluate!
HANDY TIP: Before assuming a damp basement requires thousands of dollars in waterproofing, investigate where the water is coming from, because correcting grading, extending downspouts, or improving drainage can often make a substantial difference.
Why choose to live in Kingston? The posts below might have you ready to pack your bags:
- Check Out Kingston’s Fabulous Entertainment Scene!
- Pumpkins and Apples and Markets… Oh My!
- Exploring Our Favourite Nature Trails in Kingston
Extra Help for Kingston Homeowners!
Utilities Kingston also offers a Preventative Plumbing Program that can provide eligible homeowners with financial assistance of up to $3,000 for certain improvements designed to help with wet basement issues and reduce sewage backups. Eligible work may include sump pump systems, backwater valves, or drainage connection corrections.
Pre-approval is required, and the program doesn’t cover general foundation seepage. We have had sellers take advantage of this program before listing to help provide peace of mind to buyers. We’ve also had new homeowners use it right after they moved in!
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Plumbing, Wiring, and Other Things Worth Knowing
Not every inspection discovery deserves its own dramatic story, but there are a few other things buyers and homeowners should understand.
Poly-B Plumbing: Polybutylene plumbing was commonly used during the 1980s and 1990s because it was new and inexpensive. Unfortunately, it has been discovered that it only lasts about 20 years before it starts to break apart (primarily due to additives in our municipal water that make it safe to drink). There was even a large class action lawsuit in the US years ago over the damage caused.
It is typically a grey rubber tube with a “Poly-B” or “PB” marking on the side, and when discovered, it should be dealt with by replacing whenever possible (whether prepping to list or buying a home). We know some very experienced and reasonable Poly-B expert plumbers who can help!
Aluminum Wiring: Found in some homes built during the 1960s and 1970s, aluminum branch-circuit wiring isn’t automatically unsafe, but older installations can develop connection problems; and most fixtures and outlets are not made anymore with aluminum wiring in mind, which can cause arcing and sparks.
There are neighbourhood pockets in Kingston that were filled with the stuff because the houses were actually built to support the workers at the local Alcan Plant. A licensed electrical contractor can assess the system and recommend appropriate corrective work (“pig-tailing” is an option, but not acceptable by some insurance companies).
Our Advice: Before buying a home with Poly-B plumbing or aluminum wiring, speak with your insurance provider. Some companies won’t insure them anymore, while others will have specific requirements or will charge a premium, and it’s better to know that before closing day.
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But What About The Roof, You Ask?
A roof doesn’t have to be brand new to be in good condition. Inspectors can often identify visible wear and provide a general opinion about its remaining service life based on typical weather patterns in this area. And why don’t 40-year shingles ever last 40 years? Because that number doesn’t actually take into account our winters.
Planning for the Future, One Repair at a Time
Here’s another reason we love the educational side of home inspections.
Let’s say the furnace is 15 years old but still working properly. Or perhaps the roof is in reasonable condition, but the shingles are getting toward the latter part of their expected lifespan. Neither situation necessarily means you need to start replacing things tomorrow. But knowing about them gives you an opportunity to plan.
The same goes for maintaining your eavestroughs, servicing heating and cooling equipment, checking exterior caulking, and keeping water draining away from your foundation. These may not be the most exciting home projects, but they can help prevent much bigger expenses down the road.
HANDY TIP: Use A Home Maintenance Calendar!
Create a simple seasonal checklist. Spring might include checking drainage and exterior grading, while fall could mean cleaning eavestroughs, checking weatherstripping, and preparing your heating system for winter. A little preventative maintenance can go a long way; and yes, there’s an app for that!
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What Happens When an Inspector Finds Something?
Here’s something we always want buyers to understand. Sometimes an inspection uncovers something relatively minor. Other times, a concern requires further investigation or a significant repair. The important thing is understanding what you’re dealing with.
Depending on the situation and the terms of the Agreement of Purchase and Sale, buyers may be able to obtain contractor estimates, negotiate repairs, discuss a price adjustment, or decide whether they’re comfortable proceeding.
If an issue comes up, it doesn’t automatically mean you should walk away, especially if you love the house. There may be a straightforward solution that just requires a little creativity and cooperation with the seller. Sometimes, though, the best decision really is to keep looking.
Our job is to bring possible issues to your attention, not scare you away completely. When you understand all of the implications, you’ll be able to proceed with your eyes wide open.
Is your dream home waiting for you right here in Kingston? Find out by browsing some of our featured listings.
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There’s No Such Thing as a Perfect Home!
After years of helping hundreds of people buy and sell real estate in Kingston, there’s one thing we’ve learned for certain: There is no such thing as a perfect home.
Even brand-new homes can have deficiencies that need addressing. In fact, we heard from a home inspector specializing in Tarion Warranty walk-throughs that he once found 70 items in a newly built house on his final inspection before closing.
Older homes naturally come with their own collection of quirks, character, and maintenance needs; and if you love a century-old limestone home, then you just need to know upfront that they will be more expensive to maintain…and we have had plenty of buyers who fully accept this trade-off because of the quality of life that comes with living in a beautiful, historic home.
That doesn’t mean most homes can’t be awesome; it’s just understanding them. And usually, what initially may feel like a larger concern turns out to have a perfectly manageable solution. We’ve seen it happen more times than we can count.
Whether you’re preparing to buy your first home, considering a move, or simply wondering about the condition of the home you’re living in, we hope we’ve given you a few useful things to think about.
And if you’re thinking about buying or selling a home in Kingston or the surrounding area, our team is always happy to share what we’ve learned and help you navigate the journey. It’s about finding a place where you can feel comfortable, confident, and excited to start your next chapter.
After all, happiness is a big deal, and for many people, that begins at home!
Are you ready to buy or sell a house? Our Kingston real estate agents are happy to help and guide you through each step. Reach out to us at caldwellco@royallepage.ca or call 613.449.6588 today.
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