A Designer’s Guide to House Hunting ~ Part II
As we continue on our house-hunting journey, part II dives into the critical step of home inspections.
Continue reading for insights into how inspections can uncover hidden issues (from a designer’s point of view)!
Getting a Home Inspection
A home inspection can reveal hidden problems with the house that might not be visible during a regular viewing, especially the speedy tours people take in a heated market. This includes structural issues, plumbing problems, electrical faults, and more.
What to do when the inspection report isn’t clean?
Here are a few things to look out for and what my reaction is to them:
(1) Wiring
This is a big one and a common one.
In older homes (which many are in Toronto), you are often left with some combination of wiring.
There is knob and tube, which most insurers won't insure, but was the standard 100 years ago.
Then there is aluminum wiring from the '70s, now considered a fire hazard.
To top it all off, many homes have been partially updated, so you really don't know what you are in for when it comes to completing the job. The home inspection report will flag this—and it is up to you to discuss with an electrician how much this might cost to address.
My reaction?
I wouldn't run because of these issues, but it is definitely worth knowing about them before you jump in.
(2) HVAC Systems
The systems used to heat and cool your house are crucial for your everyday comfort in a potential home. The two most common types of heating systems are forced air and radiant heat, with a third, less common option being electric heat.
Forced Air Systems
Forced air heating is likely the most common and popular choice for modern homes. These systems use a gas furnace to heat air, which is then distributed throughout the house via ductwork.
An advantage of forced air systems installed in recent years is that they often include central air conditioning (AC), providing a comprehensive solution for both heating and cooling.
Radiant Heating
Radiant heating, which includes systems like radiators or in-floor heating, is another option. This type of heating can provide more evenly distributed warmth and tends to be quieter and more energy-efficient.
However, homes with radiant heating typically do not have built-in ductwork for AC, making the addition of central AC an expensive upgrade. In these cases, homeowners often opt for ductless mini-split AC systems, which are efficient but may not be aesthetically pleasing to everyone.
Electric Heat
Electric heating is less common and generally considered the least efficient and most expensive option due to high electricity costs.
Electric baseboard heaters are often used in older homes or in specific rooms, but they can lead to high energy bills.
The Best Combination
Each system has its pros and cons.
In my opinion, the best combination for overall comfort and efficiency is:
A forced air system for both heating and AC
Supplemented by radiant heating in specific rooms (bathrooms, kitchens, basements, etc.) for additional warmth.
This setup can offer the benefits of both systems, ensuring a comfortable and efficient home environment.
Key Points to Consider
Forced air systems are common and usually include both heating and AC.
Radiant heating provides even warmth but lacks built-in AC.
Electric heating is the most expensive and least efficient.
Ductless AC systems are an option for homes without existing ductwork but may not be visually appealing.
When house hunting, it is essential to assess the type and condition of the HVAC systems in place, as they significantly impact your comfort and potential upgrade costs.
For instance - when I purchased my last house, it still had the original coal burning furnace, which had been “upgraded” to oil – of course this isn’t all that common, but we had to apply for a gas line and wait months before we were able to convert it to gas. Oil, like electric, is an expensive and inefficient system.