armin schlegel 41 sample avenue ne calgary, ab t3p 1x3...

$: Armin Schlegel 41 Sample Avenue NE Calgary, AB T3P 1X3 ...ashomeinspections.weebly.com/.../20170714__41_sample_avenue_ne… · SUPPLY PLUMBING \ Supply piping in ... Repair 41 Sample$
The best home inspection experience available!

Armin Schlegel

41 Sample Avenue NE

Calgary, AB T3P 1X3

DANIEL MILLER

Friday, July 14, 2017

A S Home Inspections

28 Somerset Court SW

Calgary, AB T2Y 3H4

587 439 7787

[email protected]

ashomeinspections.weebly.com

July 14, 2017

Dear Daniel Miller,

RE: Report No. 1024, v.341 Sample Avenue NECalgary, ABT3P 1X3

Thank you for choosing A S Home Inspections to perform your Home Inspection. We trust the experience was bothuseful and enjoyable.

Our consulting service via telephone is available at no cost to you for as long as you own the home.

Thanks again for allowing us to work with you.

Sincerely,

Armin Schlegelon behalf ofA S Home Inspections

A S Home Inspections28 Somerset Court SWCalgary, AB T2Y 3H4

587 439 7787ashomeinspections.weebly.com

[email protected]


SUMMARY

This Summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as acourtesy and cannot be considered a substitute for reading the entire report. Please read the complete document.

Priority Maintenance Items

Exterior

ROOF DRAINAGE \ DownspoutsCondition: Downspouts end too close to buildingDownspout extension needs to be provided and deployed at front and rear of west side of building.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Front Rear ExteriorTask: ProvideTime: In the short term

DOORS \ Doors and framesCondition: StiffScreen door on sliding access door to back deck was very stiff and the door did not latch properly.Implication(s): Chance of damage to finishesLocation: Rear Yard DeckTask: ServiceTime: In the short term

PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ SkirtingCondition: Wood/soil contactWood soil contact at front porch resulting in rotten wood. Downspout discharge near wood increases decay potential.Implication(s): Rot | Insect damageLocation: Front Exterior PorchTask: Repair or replaceTime: In due course

GARAGE \ Door into garageCondition: Does not close fullyGarage man door should close automaticallyImplication(s): Hazardous combustion products entering homeLocation: GarageTask: Repair or replaceTime: In the short term

Plumbing

SUPPLY PLUMBING \ Supply piping in buildingCondition: Poor supportProvide support for supply pipingImplication(s): Chance of water damage to contents, finishes and/or structure | LeakageLocation: Basement Furnace RoomTask: Repair

41 Sample Avenue NE, Calgary, AB July 14, 2017 ashomeinspections.weebly.com

Providing great home inspections for every client every time!

Report No. 1024, v.3

Page 1 of 37

SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_13_Maintenance_2011.pdf

https://www.discoverhorizon.com/hrb/article.aspx?ASKID=910&DROPDOWN=1397






SUMMARY

Time: As soon as possible

WATER HEATER \ Life expectancyCondition: Near end of life expectancyThe inspection panel on the water heater was removed and the burner visually inspected. It worked at the time of theinspection and no leaks were noted. The common life expectancy of a water heater is 10-15 years. The unit is 14 yearsold and we recommend budgeting for a replacement unit in the near future.Implication(s): No hot waterLocation: Basement Furnace RoomTask: Repair or replaceTime: When necessary

FIXTURES AND FAUCETS \ Whirlpool bath (Hydro-Massage Therapy Equipment)Condition: Dirty water from the jetsThe jetted tub was tested, worked well and no leaks were noted. The access to the pump is from inside the sink cabinetand is GFCI protected.The operating jets brought out dirt particles from the pipes. Jetted tub pipes should be cleaned/sanitized frequently withspecific products designed for this purpose. It was also noted that the tub drained very slowly so the drain also requirescleaning.Implication(s): Hygiene issueLocation: First Floor Ensuite BathroomTask: Clean/sanitizeTime: Before next use

Interior

WINDOWS \ HardwareCondition: BrokenThis casement window opened but would not close because of worn-out hardware.Implication(s): System inoperative or difficult to operateLocation: First Floor Family RoomTask: Repair or replaceTime: In the short term

This concludes the Summary section.

The remainder of the report describes each of the home's systems and also details any recommendations we have forimprovements. Limitations that restricted our inspection are included as well.

The suggested time frames for completing recommendations are based on the limited information available during apre-purchase home inspection. These may have to be adjusted based on the findings of specialists.

Home Improvement - ballpark costs




Page 2 of 37





http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_11_Life_Cycles_2011.pdf


ROOFING

Description

The home is considered to face : South

Sloped roofing material: Asphalt shingles

Limitations

Inspection performed: With binoculars from the ground

Recommendations

RECOMMENDATIONS \ Overview1. Condition: The roof covering was observed from the ground with binoculars and from the first floor windows wherepossible. The roof coverings were found to be in fair condition for their age and there was no obvious damage noted. Theinterior of the roof was examined from the access hatch and no evidence of leaks were noted at the time of theinspection. We recommend regular visual inspections and regular thorough inspections by a qualified roofer.Implication(s): Potential damage to the roof covering can cause serious damaged to a home and should always berepaired in a timely fashion.Location: Throughout RoofTask: MonitorTime: Ongoing

1.




Page 3 of 37


https://www.discoverhorizon.com/hrb/HHRB.aspx?id=9&DROPDOWN=240


EXTERIOR

Description

Gutter & downspout material: Aluminum

Gutter & downspout discharge: Above grade

Lot slope:Away from building

On East sideFlat

On West side and rear of building

Wall surfaces and trim: Wood Trim Stone

Wall surfaces and trim: Vinyl siding

Soffit and fascia: Metal

Driveway: Concrete

Walkway: Concrete

Deck: Wood

Exterior steps: Wood

Garage: Integral

Limitations

Inspection limited/prevented by: Storage in garage Poor access under steps, deck, porch

Exterior inspected from: Deck

Exterior inspected from: Ground level

Recommendations

General2. Cover screw at service entry conduit missing.Implication(s): Potential moisture entryLocation: West ExteriorTask: ProvideTime: In the short term




Page 4 of 37









EXTERIOR

2.

ROOF DRAINAGE \ Downspouts3. Condition: Downspouts end too close to buildingDownspout extension needs to be provided and deployed at front and rear of west side of building.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Front Rear ExteriorTask: ProvideTime: In the short term




Page 5 of 37




EXTERIOR

3. Downspouts end too close to building

4. Downspouts end too close to building

4. Condition: Downspouts discharging onto roofsThe roof covering can get worn out prematurely if downspouts discharge onto the roof. A downspout extension into thegutter below is recommended.




Page 6 of 37




EXTERIOR

Implication(s): Chance of water damage to contents, finishes and/or structureLocation: FrontTask: ImproveTime: Discretionary

5. Downspouts discharging onto roofs 6. Downspouts discharging onto roofs

WALLS \ Vinyl siding5. Condition: GFCI receptacle at rear deck would benefit from caulking around it to avoid water intrusionImplication(s): Potential water intrusionLocation: Rear Exterior DeckTask: RepairTime: In the short term




Page 7 of 37



EXTERIOR

7. Buckled or wavy

6. Condition: Buckled or wavySlight buckling of vinyl sidingImplication(s): Chance of water damage to contents, finishes and/or structureLocation: Front ExteriorTask: Monitor/repair if neededTime: Ongoing

8. Buckled or wavy

DOORS \ Doors and frames7. Condition: StiffScreen door on sliding access door to back deck was very stiff and the door did not latch properly.Implication(s): Chance of damage to finishesLocation: Rear Yard DeckTask: ServiceTime: In the short term




Page 8 of 37





EXTERIOR

9. Stiff

DOORS \ Exterior trim8. Condition: Sill too lowSliding door sill too close to deck floor. Should be appr. 6" step. Be aware of snow accumulation and possible waterintrusion.Implication(s): Chance of damage to finishes and structureLocation: Rear door to deckTask: monitor/improveTime: Ongoing/improve when remodeling

10. Sill too low

PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Columns9. Condition: Wood/soil contactCould create future wood decay problems.Implication(s): Weakened structure | Chance of movement | Rot | Insect damageLocation: Rear Exterior DeckTask: Monitor/ImproveTime: Ongoing/when and if necessary




Page 9 of 37





EXTERIOR

11. Wood/soil contact

PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Floors10. Condition: Paint or stain neededImplication(s): Shortened life expectancy of materialLocation: Rear Yard DeckTask: ImproveTime: Regular maintenance




Page 10 of 37




EXTERIOR

12. Paint or stain needed

PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Skirting11. Condition: Wood/soil contactWood soil contact at front porch resulting in rotten wood. Downspout discharge near wood increases decay potential.Implication(s): Rot | Insect damageLocation: Front Exterior PorchTask: Repair or replaceTime: In due course

13. Wood/soil contact 14. Wood/soil contact




Page 11 of 37




EXTERIOR

15. Wood/soil contact

PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Handrails and guards12. Condition: LooseRailing support on east side is getting loose and separation of railing on east corner could promote future problems.Implication(s): Fall hazardLocation: Rear Yard DeckTask: RepairTime: In the short term

16. Loose 17. Loose

LANDSCAPING \ Lot grading13. Condition: Landscaping should promote positive drainage away from the foundation. The landscaping on the westside and rear of the property is flat.Re-grading or altering the drainage to carry water away from the foundation would be beneficial.Implication(s): Potential foundation water penetrationLocation: West and Rear ExteriorTask: Monitor/ImproveTime: When and if necessary




Page 12 of 37




EXTERIOR

18.

19.

LANDSCAPING \ Driveway14. Condition: Cracked or damaged surfacesSeal cracks to avoid water entry. Moisture entry can deteriorate the concrete because of freeze thaw cycle.Implication(s): Trip or fall hazardLocation: Front driveway and walkwayTask: Monitor/sealTime: Before winter

20. Cracked or damaged surfaces 21. Cracked or damaged surfaces

GARAGE \ General15. Condition: The internal garage was inspected throughout but this was limited by storage. The garage vehicle doorwas tested for reverse and interruption and worked well at the time of the inspection. The following items were noted:Location: GarageTask: Repair/replace




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EXTERIOR

Time: I due course

22. 23.

24.

25.

GARAGE \ Door into garage16. Condition: Does not close fullyGarage man door should close automaticallyImplication(s): Hazardous combustion products entering homeLocation: GarageTask: Repair or replaceTime: In the short term




Page 14 of 37




EXTERIOR

26. Does not close fully




Page 15 of 37



STRUCTURE

Description

Configuration: Basement

Foundation material: Poured concrete

Floor construction:Wood I-joistsConcrete

In basement

Exterior wall construction: Wood frame

Roof and ceiling framing: Trusses

Limitations

Inspection limited/prevented by: Wall, floor and ceiling coverings Insulation

Attic/roof space: Inspected from access hatch




Page 16 of 37









ELECTRICAL

Description

Service entrance cable and location:Underground copper

On west side of property

Service size: 100 Amps (240 Volts)

Main disconnect/service box rating: 125 Amps

Main disconnect/service box type and location:Breakers - basement

West wall

System grounding material and type: Copper

Distribution wire material and type: Copper - non-metallic sheathed Copper - metallic sheathed

Type and number of outlets (receptacles): Grounded - typical

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - bathroom AFCI - bedroom

Smoke detectors: Present

Carbon monoxide (CO) detectors: None noted

Limitations

Inspection limited/prevented by: Restricted access

System ground: Continuity not verified Quality of ground not determined

Recommendations

RECOMMENDATIONS \ Overview17. Condition: The service panel cover was removed and the service panel visually inspected. All GFCI and AFCIbreakers were tested. A representative number of receptacles were tested and all light fixtures were operated.Location: Basement west wall




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ELECTRICAL

27.

SERVICE BOX, GROUNDING AND PANEL \ Service box - fuse, breaker, wire18. Condition: After testing the AFCI (Arc Fault Circuit Interrupter) breaker 11 A & B - it would not easily reset.This breaker covers the basement bedroom/study. We recommend having this breaker replaced by a qualifiedelectrician.Implication(s): No power to circuit and potentially not having the desired electrical protection.Location: BasementTask: ReplaceTime: As soon as possible




Page 18 of 37



ELECTRICAL

28.

DISTRIBUTION SYSTEM \ Smoke detectors19. Condition: Smoke alarms were present on every floor of the home. They were tested and worked. We recommendupgrading these to combination smoke and carbon monoxide alarms and also install a carbon monoxide alarm unit at lowlevel near the gas appliances close to the furnace room.Test all smoke and carbon monoxide alarms regularly.Implication(s): Personal safetyLocation: ThroughoutTask: UpgradeTime: As soon as possible




Page 19 of 37



HEATING

Description

General: Thermostat locationNote: On hallway wall between living area and towards the garage

29. Thermostat location

System type: Furnace

Fuel/energy source: Gas

Furnace manufacturer:Carrier

Model number: 58STA090-14 Serial number: 0503A43058

Heat distribution: Ducts and registers

Approximate capacity: 88000 BTU/HR

Efficiency: Mid-efficiency

Exhaust venting method: Induced draft

Approximate age: 14 years

Main fuel shut off at:Basement

Next to furnace

Fireplace/stove: Gas fireplace

Chimney/vent: Metal

Combustion air source: Interior of building Outside




Page 20 of 37











HEATING

Humidifiers: Duct mounted bypass humidifer

Mechanical ventilation system for home: Kitchen exhaust fan Bathroom exhaust fan

Limitations

Safety devices: Not tested as part of a building inspection

Heat loss calculations: Not done as part of a building inspection

Heat exchanger: Not visible

Recommendations

General20. The furnace cover was removed from the unit and a visual inspection was conducted. The unit fired up correctly anddelivered heat to all the supply registers. The furnace kill switch is located to the right of the furnace near the ceiling. Thefurnace filter size is 16x25x1. The filter should be replaced regularly.There is also an unusual plumbing arrangement in the supply plenum. For clarification on this a plumbing professionalshould be consulted.We recommend to annually service the furnace according to the manufacturer's specifications to maximize efficiency andlife cycle.Location: Basement Furnace Room

30.

31.




Page 21 of 37




HEATING

32.

33.

34.

GAS FURNACE \ Combustion air21. Condition: The outside combustion air intakes require regular cleaning.Implication(s): Not enough combustion air for gas appliances.Location: East Exterior




Page 22 of 37



HEATING

Task: CleanTime: Regularely

35. 36.

22. Condition: Additional outside air is introduced to the home via a Nutech fan unit.Location: Basement Furnace Room

37. 38.

GAS FURNACE \ Humidifier23. Condition: The duct mounted pad humidifier requires regular cleaning, service and replacing of pads.Implication(s): Inefficiency and water leakageLocation: Furnace RoomTask: ServiceTime: Regular maintenance




Page 23 of 37



HEATING

39.

FIREPLACE \ General24. Condition: The gas fireplace was operated and worked. Much dust was noted near the controls. Annual service bya qualified technician is recommended.The glass door can get very hot when in use so a child guard is recommended infront of the glass door.Location: First Floor Living RoomTask: ServiceTime: Annually

40.




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HEATING

41.




Page 25 of 37



INSULATION AND VENTILATION

Description

Attic/roof insulation material: Loose fill insulation

Attic/roof insulation amount/value: R-20

Attic/roof air/vapor barrier: Plastic

Attic/roof ventilation: Roof and soffit vents

Wall insulation material: Glass fiber

Wall insulation amount/value: Not determined

Wall air/vapor barrier: Plastic

Foundation wall insulation material: Glass fiber

Foundation wall insulation amount/value: R-20

Foundation wall air/vapor barrier: Plastic

Limitations

Roof space inspection performed: From access hatch

Roof ventilation system performance: Not evaluated

Air/vapor barrier system: Continuity not verified

Mechanical ventilation effectiveness: Not verified

Recommendations

RECOMMENDATIONS \ Overview25. Condition: The attic was visually inspected from the access hatch and a thermal scan was conducted. The accesshatch is located in the first east facing bedroom. No signs of moisture intrusion were noticed and the loose fill insulationwas relatively even. We recommend better weather stripping for the access hatch to create a better seal for winterconditions.Implication(s): Heat lossLocation: AtticTask: ProvideTime: Before winter




Page 26 of 37









INSULATION AND VENTILATION

42. 43.

44.




Page 27 of 37



PLUMBING

Description

Water supply source: Public

Service piping into building: Plastic

Supply piping in building: PEX ( Cross linked Polyethylene)

Main water shut off valve at the: Furnace roomNote: Oposite furnace on East wall

45. Furnace room

Water heater fuel/energy source: Gas

Water heater exhaust venting method: Natural draft

Water heater manufacturer:John Wood

Model number: B5070 Serial number: S0302 503386

Water heater approximate age: 14 years

Waste and vent piping in building: ABS plastic

Floor drain location: Basement in front of water heater

Main fuel shut off valve at the: To left of water heater




Page 28 of 37






PLUMBING

Limitations

Items excluded from a building inspection: Water quality Isolating/relief valves & main shut-off valve Concealedplumbing Tub/sink overflows

Recommendations

RECOMMENDATIONS \ Overview26. Condition: All visible plumbing piping was visually inspected and plumbing fixtures were tested for functionality andleakage. No leaks were noted during the inspection.Location: Throughout

SUPPLY PLUMBING \ Supply piping in building27. Condition: Poor supportProvide support for supply pipingImplication(s): Chance of water damage to contents, finishes and/or structure | LeakageLocation: Basement Furnace RoomTask: RepairTime: As soon as possible

46. Poor support

WATER HEATER \ Life expectancy28. Condition: Near end of life expectancyThe inspection panel on the water heater was removed and the burner visually inspected. It worked at the time of theinspection and no leaks were noted. The common life expectancy of a water heater is 10-15 years. The unit is 14 yearsold and we recommend budgeting for a replacement unit in the near future.Implication(s): No hot water




Page 29 of 37





PLUMBING

Location: Basement Furnace RoomTask: Repair or replaceTime: When necessary

47. Near end of life expectancy

FIXTURES AND FAUCETS \ Shower stall29. Condition: Shower head in en-suite bathroom needs cleaning.Implication(s): Inefficient water flow and drippingLocation: First Floor Ensuite BathroomTask: CleanTime: In due course

48.

FIXTURES AND FAUCETS \ Whirlpool bath (Hydro-Massage Therapy Equipment)30. Condition: Dirty water from the jetsThe jetted tub was tested, worked well and no leaks were noted. The access to the pump is from inside the sink cabinet




Page 30 of 37




PLUMBING

and is GFCI protected.The operating jets brought out dirt particles from the pipes. Jetted tub pipes should be cleaned/sanitized frequently withspecific products designed for this purpose. It was also noted that the tub drained very slowly so the drain also requirescleaning.Implication(s): Hygiene issueLocation: First Floor Ensuite BathroomTask: Clean/sanitizeTime: Before next use

49. Dirty water from the jets




FIXTURES AND FAUCETS \ Toilet31. Condition: The toilet seats in the half bathroom and en-suite bathroom were loose and need fixing.Location: Ground floor and first floorTask: RepairTime: I the short term




Page 31 of 37



PLUMBING

53.

54.




Page 32 of 37



INTERIOR

Description

Major floor finishes: Resilient Laminate Concrete

Major wall finishes: Plaster/drywall

Major ceiling finishes: Plaster/drywall

Windows: Fixed Sliders Casement Awning Vinyl Metal

Glazing:Single

Basement windowsDouble

Exterior doors - type/material: Hinged Sliding glass Metal Garage door - metal

Doors: Inspected

Oven type: Convection

Range fuel: Electricity

Appliances: RangeNote: Frigidaire - the unit was working at the time of the inspection

Appliances:Refrigerator

And freezer - Whirlpool brand - the unit was working at the time of the inspectionDishwasher

Was tested an worked at the time of the inspection - no leaks notedMicrowave oven

KenmoreDoor bell

Laundry facilities:Washer

Frigidaire Gallery washer was tested and worked. No leaks were noted at the time of the inspection.Dryer

The Frigidaire Gallery dryer was tested, worked and vented out to the exterior through the wall during the time of theinspection.

Kitchen ventilation: Microwave fan

Bathroom ventilation: Exhaust fan

Laundry room ventilation: Clothes dryer vented to exterior

Counters and cabinets: Inspected

Stairs and railings: Inspected




Page 33 of 37
















INTERIOR

Limitations

Inspection limited/prevented by:Carpet

And other flooring materialsStorage/furnishingsNew finishes/paint

Recommendations

WINDOWS \ General32. Condition: The windows are of average quality and it was noted that the double glazing filler strips of the front,south facing units, are beginning to deteriorate. This can lead to potential leakage of the filler gas and can cause futurevapor entry and clouding of the window.Location: ThroughoutTask: Repair/replaceTime: When necessary

55.

WINDOWS \ Hardware33. Condition: BrokenThis casement window opened but would not close because of worn-out hardware.Implication(s): System inoperative or difficult to operateLocation: First Floor Family RoomTask: Repair or replaceTime: In the short term




Page 34 of 37




INTERIOR

56. Broken

57. Broken

WINDOWS \ Means of egress/escape34. Condition: Too smallImplication(s): Restricted emergency exitsLocation: BasementTask: Enlarge if used for bedroomTime: When re-modeling

58. Too small

WINDOWS \ Interior trim35. Condition: Missing




Page 35 of 37





INTERIOR

Security stop missing on upstairs back bedroom window.Thorough and regular cleaning of the window frame and tracks is also generally recommended.Location: First Floor BedroomTask: ProvideTime: Discretionary

59. Missing




Page 36 of 37



SITE INFO

Description

Weather: Sunny Ground was dry It was not raining at the time of the inspection. Light winds

Approximate temperature: 24 C Plus

Attendees: Buyer Buyer's Agent

Access to home provided by: Buyer's agent

Approximate age of home: 13 year

Approximate size of home: 1700 ft.²

Building type: Detached home

Number of stories: 2

Number of bedrooms: Three

Number of bathrooms: 2 1/2

Number of kitchens: 1

Below grade area: Basement

END OF REPORT




Page 37 of 37



armin schlegel 41 sample avenue ne calgary, ab t3p 1x3...

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