-- John Q. Public
ANSWER -- The reason that I posed this hypothetical question, which is often asked of me when potential clients call for information, is that a very recent development in Manitoba will now answer this very issue. This week, the Canadian Association of Home & Property Inspectors-Manitoba (CAHPI-MB) and the Association of Professional Engineers & Geoscientists of Manitoba (APEGM) will be entering into an agreement defining who does what in the inspection of residential properties. This agreement is a first in Canada and will improve consumer protection for homebuyers by defining ways that both groups can co-operate to better serve the public.
To answer the above question, APEGM members will now recommend that CAHPI home inspectors be hired to perform pre-purchase inspections on residential properties. These inspections will include a limited visual inspection of the foundation and structure of the home, as per the CAHPI standards of practice. If significant issues are found with the foundation or structure during the inspection, the home inspector will then recommend further evaluation by a professional engineer. In this way, the roles of members of both associations, with relation to homebuyer services, will be clearly identified.
Home inspectors view themselves as generalists with good knowledge about all the systems in a house, but they may not be experts in any area. To use a common analogy, engaging the services of a home inspector is similar to going to your family doctor or general practitioner. If the general practitioner identifies a health issue that may be beyond her scope of expertise she will recommend you follow up with a specialist. Similarly, the home inspector will recommend a licensed tradesperson or professional when a significant issue is seen in one aspect of a home. In this case, the proper recommendation for evaluation of structural issues is a professional engineer who specializes in structural or geotechnical elements of buildings.
In the recent past, many APEGM members did pre-purchase inspections of homes, which were similar to the limited visual ones done as a regular part of a typical home inspection. Over time, fewer and fewer engineers had the desire to offer this service because of the increasing liability and the limited market. There was a concern on the part of APEGM, CAHPI and consumers that engineering services for residential properties were becoming difficult to obtain. One part of the new memorandum of understanding (MOU) between APEGM and CAHPI-MB should solve this concern. As part of the agreement, a list of both engineers and home inspectors will be developed by the respective groups to allow a mechanism for recommendations to consumers. In this way, CAHPI inspectors recommending further evaluation of structural components will have a list of qualified professional engineers to provide to their clients. Conversely, APEGM members will have a roster of properly trained and registered CAHPI home inspectors to recommend for complete pre-purchase inspection services. The CAHPI list is currently available at www.cahpi.mb.ca.
The true benefit of this initiative is to help simplify an often confusing situation for homebuyers at a time when they have to make quick decisions that might have significant financial implications. Buying a home is normally the single largest investment the average person will make during their lifetime. With a hot real estate market such as that seen in the last few years, there often is very limited opportunity for homebuyers to obtain a home inspection before closing of their offer to purchase. To make an attempt to complete a home inspection and engineering inspection in this short time span only compounds the anxiety of the situation. Thanks to the vision of the members of both APEGM and CAHPI, the proper course of action is now easily obtainable by the consumer. The joint recommendation to hire a CAHPI member for the "first line" of home inspections, followed by a structural inspection by an APEGM member if structural issues are identified, eliminates the confusion.
This unprecedented co-operative effort is a Canadian first, as no other agreement between professional engineers and home inspectors has been signed in any other province or territory. This historic document will be signed Monday, Feb. 26 at the APEGM offices by officials from both groups. The MOU will include the development of a free brochure, available to all consumers, with details about this process, as well as information on engaging the services of members of both associations. The brochure will soon be available by contacting members of either association and on the respective websites of both groups.
Ari Marantz is the owner of Trained Eye Home Inspection Ltd. and president of the Canadian Association of Home & Property Inspectors-Manitoba (www.cahpi.mb.ca). Questions can be e-mailed or sent to: Ask The Inspector, P. O. Box 69021, #110-2025 Corydon Ave., Winnipeg, Man. R3P 2G9. Ari can be reached at (204) 291-5358.