braun home inspections › sample-home-inspection-report.pdfexterior door conditions serv repair n/i...

Thank you for giving me the opportunity to inspect your new home. In this report, you will find all the itemswhich have been visually inspected in your new home. Feel free to ask me any questions regarding yourinspection. Also any questions you may have in the future please don't hesitate to e-mail me or call. I willbe more than happy to help you with every aspect or concern he may have. Mario Braun Braun homeinspections

Braun Home InspectionsHome Inspection Report

Cover Page

, Edmonton, Alberta

Inspection prepared for: Mario Braun Date of Inspection: 3/11/2013

Age of Home: 45

Inspector: Mario BraunBraun Home Inspections Licence #335903

Edmonton, Alberta T5P0E9Phone: 780-9080606

Email: [email protected]

Braun Home Inspections , Edmonton, Alberta

Page 1 of 43

Report SummaryReport Summary

ExteriorPage 5 Item: 17 Patio Conditions • Patio is pitched towards the structure, which may result in

basement seepage.Page 6 Item: 21 Stair Condition • Possible trip hazard.the first step is more than 8 inches. This

is a safety concern. Suggest repair/replacement as needed toensure safety.


Page 2 of 43

General Information 1. Inspector

Mario Braun CI Inspection License Number 335904

2. Persons in AttendanceBuyers

3. OccupancyThe Property is occupied

4. Property InformationThis is a single family home

5. LevelsBungalow

6. Estimated AgeThis home is approximately 45 years old

7. Weather conditionsClear


Page 3 of 43

Exterior 1. Driveway Condition

Serv Repair N/I N/A None

XMaterials: ConcreteObservations:• Common cracks and patching noted.

2. Walkway ConditionsServ Repair N/I N/A None

XMaterials: Patio blocks

3. Exterior Wall Cladding ConditionServ Repair N/I N/A None

XMaterials: Vinyl Siding

4. Soffits MaterialServ Repair N/I N/A None

XMaterials: Aluminum

5. Trim ConditionsServ Repair N/I N/A None

XMaterials: Vinyl

6. Window/Frame ConditionsServ Repair N/I N/A None

XMaterials: Triple PaneObservations:• Thermopane windows observed in the home. The inspector is unable todetermine if all double glazed insulated windows in this property arecompletely intact and without compromised seals. Conditions indicating abroken seal are not always visible or present and may not be apparent orvisible at the time of inspection. Changing conditions such as temperature,humidity, and lighting limit the ability of the inspector to visually review thesewindows for broken seals. For more complete information on the condition ofall double glazed windows, consult the seller prior to closing.

7. Exterior Door ConditionsServ Repair N/I N/A None

XMaterials: Metal Clad


Page 4 of 43

Front door air leak Inside Back Door Open

Front door8. Gutter Condition


XMaterials: Aluminum

9. Fence ConditionServ Repair N/I N/A None

XMaterials: Wood

10. Electric Meter ConditionServ Repair N/I N/A None

XLocation: Right Side

11. Gas Meter ConditionServ Repair N/I N/A None

XLocation: Rear


Page 5 of 43

12. Exterior Faucet ConditionsServ Repair N/I N/A None

XLocation: Rear

13. Door Bell ConditionServ Repair N/I N/A None

XLocation: Front • Rear

14. Lot Grade and Drainage ConditionsServ Repair N/I N/A None

XObservations:• While performance of lot drainage and water handling systems may appearserviceable at the time of inspection, the inspector CANNOT alwaysaccurately predict this performance as conditions constantly change.Furthermore, items such as leakage in downspout/gutter systems are verydifficult to detect during dry weather. Inspection of foundation performanceand water handling systems, therefore, is limited to visible conditions andevidence of past problems.Buyer is advised to refer to Disclosure Statement for further informationabout drainage failure.

15. Foundation ConditionsServ Repair N/I N/A None

XType: BasementObservations:• Concrete.• Cement parging is flaking/deteriorated. Recommend review for repair asnecessary.

16. Retaining Wall ConditionsServ Repair N/I N/A None

X

17. Patio ConditionsServ Repair N/I N/A None

Materials: ConcreteObservations:• Evidence of ponding observed.• Patio is pitched towards the structure, which may result in basementseepage.


Page 6 of 43

18. Deck ConditionServ Repair N/I N/A None

X

19. Porch ConditionServ Repair N/I N/A None

X

20. Balcony ConditionServ Repair N/I N/A None

X

21. Stair ConditionServ Repair N/I N/A None

XObservations:• Whenever three or more stairs are present a handrail is usually required.• Possible trip hazard.the first step is more than 8 inches. This is a safetyconcern. Suggest repair/replacement as needed to ensure safety.

22. General Exterior CommentsServ Repair N/I N/A None

X


Page 7 of 43

Roof 1. Methods Used to Inspect Roof

How Inspected: Accessible • Roof mounted.

2. Roof ConditionServ Repair N/I N/A None

XMaterials:

Asphalt Composition ShinglesObservations:• Approximate Remaining Service Life, 60%

3. ConditionServ Repair N/I N/A None

XMaterials: Roof Vents • Plumbing Vents • Exhaust VentsObservations:• Appears Serviceable

4. ChimneyServ Repair N/I N/A None

XMaterials: Multi-walled Metal

5. Skylight ConditionServ Repair N/I N/A None

X

6. Roof Surface ConditionsServ Repair N/I N/A None

XObservations:• Roof shows normal wear for its age and type. No damaged, deteriorated, ormissing roofing materials were observed; it appears to be in serviceablecondition.

7. Roof CommentsServ Repair N/I N/A None

XObservations:• Roof appeared serviceable at time of inspection. No prediction of futureperformance or warranties can be offered.


Page 8 of 43

Garage 1. Garage Type

Type: Detached

2. Garage Roof ConditionServ Repair N/I N/A None

XMaterials: Asphalt Composition ShinglesObservations:• Same as house

3. Garage Exterior ConditionsServ Repair N/I N/A None

XMaterials: Vinyl Siding

4. Gutter/ Downspout ConditionsServ Repair N/I N/A None

XObservations:• Same as house

5. Garage Floor ConditionServ Repair N/I N/A None

XMaterials: ConcreteObservations:• Common cracks noted.• Settling Noted

6. HeatingServ Repair N/I N/A None

X

7. Garage Door ConditionServ Repair N/I N/A None

XMaterials: Roll-up PanelObservations:• Damage noted, but runs smooth

8. Garage Door Hardware ConditionServ Repair N/I N/A None

X


Page 9 of 43

9. Garage Door Opener ConditionServ Repair N/I N/A None

XObservations:• Safety reverse in place and operational

10. Garage Window ConditionsServ Repair N/I N/A None

XMaterials: Vinyl FrameObservations:• Thermopane windows observed in the home. The inspector is unable todetermine if all double glazed insulated windows in this property arecompletely intact and without compromised seals. Conditions indicating abroken seal are not always visible or present and may not be apparent orvisible at the time of inspection. Changing conditions such as temperature,humidity, and lighting limit the ability of the inspector to visually review thesewindows for broken seals. For more complete information on the condition ofall double glazed windows, consult the seller prior to closing.

11. Exterior Door ConditionServ Repair N/I N/A None

XMaterials: WoodObservations:• Door sticks

12. Fire Door ConditionsServ Repair N/I N/A None

X

13. Fire Wall ConditionServ Repair N/I N/A None

X

14. Garage Wall ConditionServ Repair N/I N/A None

XMaterials: Unfinished • Wood

15. Garage Ceiling ConditionServ Repair N/I N/A None

XMaterials: Unfinished


Page 10 of 43

16. Garage Electrical ConditionServ Repair N/I N/A None

X

17. Garage CommentsServ Repair N/I N/A None

X


Page 11 of 43

Basement 1. Basement Access

Basement stairway.

2. Foundation CommentsServ Repair N/I N/A None

XType: BasementObservations:• Finished basement: finished areas in basement were observed. Access tothe original basement walls, floors, and ceilings was not available due to theadditional construction that is present such as framed out walls, coveredceilings, and added floor coverings. As these areas are not visible oraccessible to the inspector they are excluded from this inspection.

3. Basement Stairs ConditionServ Repair N/I N/A None

X

4. Basement Floor ConditionServ Repair N/I N/A None

XMaterials: Carpet • Linoleum

5. Basement Walls ConditionServ Repair N/I N/A None

XMaterials: Drywall

6. Basement Ceilings ConditionServ Repair N/I N/A None

XMaterials: Drywall • Unfinished

7. Exterior Doors ConditionServ Repair N/I N/A None

XMaterials: Metal Clad

8. Joist ConditionServ Repair N/I N/A None

XMaterials: Conventional 2X 8 Framing

9. Beams ConditionServ Repair N/I N/A None

XMaterials: Wood

10. Support Post CommentsServ Repair N/I N/A None

XMaterials: Screw Jacks

11. Subfloor ConditionServ Repair N/I N/A None

X


Page 12 of 43

12. Window ConditionServ Repair N/I N/A None

XStyle: Aluminum Frame • Single PaneObservations:• Metal frame windows are subject to frost and condensation and requireregular maintenance for proper operation.• Some windows in this home do not meet modern standards. Upgradewould greatly enhance overall comfort and efficiency.

13. Electrical ConditionsServ Repair N/I N/A None

X

14. Visible Plumbing ConditionServ Repair N/I N/A None

XMaterials: ABS • Copper

15. Insulation ConditionServ Repair N/I N/A None

XMaterials: FiberglassObservations:• Visible at unfinished area only• Visible at rim joist only.

16. Distribution/DuctsServ Repair N/I N/A None

XDucts/Registers

17. Basement CommentsServ Repair N/I N/A None

X


Page 13 of 43

Plumbing 1. Main Shutoff Location


XMaterials: Copper • Public supplyObservations:• Laundry area.

2. Supply Line ConditionServ Repair N/I N/A None

XMaterials: CopperObservations:• No leaks observed at the time of the inspection.

3. Waste/ Vent LinesServ Repair N/I N/A None

XMaterials: ABS

4. Sump Pump ConditionsServ Repair N/I N/A None

X

5. Sump Pump PlumbingServ Repair N/I N/A None

X

6. Venting ConditionsServ Repair N/I N/A None

X

7. Plumbing CommentsServ Repair N/I N/A None

XComments:• All plumbing components tested well at time of inspection unless otherwisenoted.


Page 14 of 43

Electrical 1. Main Service Drop Condition


XType: Main Service Drop is underground

2. Main Service DisconnectMaterials: 100 amps / 220 VMaterials: Panel Is Poorly Located • Electrical service panels are not to bemounted in a closet

3. ObservationsServ Repair N/I N/A None

XObservations:• Appears Serviceable

Service panel ground

Permits for a renovation


Page 15 of 43

Garage sub panel No hot spots

No hot spots4. Service Panel Comments

Serv Repair N/I N/A NoneObservations:• The sub-panel was located in a closet.Because of the combustible nature of clothing and improper access, servicepanels are not allowed to be installed in closets. The Inspector recommendsconsulting with a qualified electrical contractor to gain an idea of options andcosts for moving the sub-panel to a proper location.

5. Subpanel Service DisconnectMaterials: 40 amps / 220 VMaterials: Appears Serviceable

6. Subpanel 2 Service Disconnect

7. Sub Panel CommentsServ Repair N/I N/A None

XObservations:• Located at garage


Page 16 of 43

8. Smoke detector commentsServ Repair N/I N/A None

XLocation: Basement • Main Floor

9. Electrical CommentsServ Repair N/I N/A None

XObservations:• GFCI protected receptacles may not have been required when the housewas built. We suggest buyer consider upgrading with GFCI's at allreceptacles near water sources.


Page 17 of 43

Heating 1. Furnace


XMaterials: Forced Air Furnace • Natural Gas

Furnace,Distribution ducting, and Exhaust venting2. Burner Chamber Comments


X

Furnace Furnace


Page 18 of 43

Furnace3. Exhaust Venting Conditions


XMaterials: Metal

Furnace and hot water tank Furnace and hot water tank4. Humidifier Comments

Observations: A humidifying system is present on the furnace. As per theInspection Agreement, humidifiers are beyond the scope of this inspection.

5. Air Filter ConditionServ Repair N/I N/A None

X


Page 19 of 43

6. Thermostat ConditionServ Repair N/I N/A None

XLocated in the hallway

7. Distribution Ducting ConditionServ Repair N/I N/A None

XType: Ducts and Registers

Heating Duct To Rear Stairs Ceiling duct


Page 20 of 43

Ceiling duct Heating Duct to Rear Stairs

Heat Duct to Rear Stairs Normal

Normal Normal


Page 21 of 43

8. Heating CommentsServ Repair N/I N/A None

XObservations:• This was a very limited inspection as inspector is neither qualified norauthorized to carry out a technically exhaustive inspection of heating system.Buyer is advised to have this system serviced annually to ensure safe andefficient operation.Carbon monoxide detectors are mandatory in most municipalities and shouldbe installed in furnace area and bedroom area at minimum.


Page 22 of 43

Water Heater 1. Water Heater

The water heater is located in the furnace room, has a 50 gallon capacity,and is about 8 years old. Average life expectancy is about 12 to 15years

2. Supply lines ConditionServ Repair N/I N/A None

XMaterials: Copper

3. Temperature Pressure Release Valve ConditionsServ Repair N/I N/A None

X

TPR Valve4. Combustion Chamber Conditions


X

5. Flue Venting ConditionsServ Repair N/I N/A None

XMaterials: Metal


Page 23 of 43

Hot water tank6. Water Heater Comments


XObservations:• Serviceable at time of inspection. No warranties can be offered on this orany other appliance.

Water heater control Water heater control


Page 24 of 43


Page 25 of 43

Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include astove, dishwasher, sink and other appliances.

1. Kitchen Floor ConditionServ Repair N/I N/A None

XMaterials: Laminate

2. Kitchen Walls ConditionServ Repair N/I N/A None

XMaterials: Drywall

3. Ceiling ConditionsServ Repair N/I N/A None

XMaterials: Drywall

4. Kitchen Doors ConditionServ Repair N/I N/A None

XMaterials: Hollow Core • Wood

5. Kitchen Windows ConditionServ Repair N/I N/A None

XStyle: Casement • triple pane windowsObservations:• Thermopane windows observed in the home. The inspector is unable todetermine if all glazed insulated windows in this property are completelyintact and without compromised seals. Conditions indicating a broken sealare not always visible or present and may not be apparent or visible at thetime of inspection. Changing conditions such as temperature, humidity, andlighting limit the ability of the inspector to visually review these windows forbroken seals. For more complete information on the condition of all glazedwindows, consult the seller prior to closing.

6. Kitchen Electrical ConditionServ Repair N/I N/A None

XObservations:• GFCI protected receptacles may not have been required when the housewas built. We suggest buyer consider upgrading with GFCI's at allreceptacles near water sources.

7. Kitchen Cabinet ConditionServ Repair N/I N/A None

X

8. Kitchen Counter Top ConditionServ Repair N/I N/A None

X

9. Kitchen Sink ConditionServ Repair N/I N/A None

XMaterials: New resin type sink


Page 26 of 43

10. Kitchen FaucetsServ Repair N/I N/A None

X

11. Traps/Drains/Supply ConditionServ Repair N/I N/A None

X

12. Stove Cooktop ConditionsServ Repair N/I N/A None

XStyle: ElectricObservations:• The electrical stove/range elements were tested at the time of inspectionand appeared to function properly. These can fail at anytime without warning.No warranty, guarantee, or certification is given as to future failure.

13. Oven ConditionsServ Repair N/I N/A None

XStyle: ElectricObservations:• The upper and lower electric oven elements were tested at the time ofinspection and appeared to function properly. These can fail at anytimewithout warning. No warranty, guarantee, or certification is given as to futurefailures.

14. Garbage DisposalServ Repair N/I N/A None

X

15. Dishwasher ConditionServ Repair N/I N/A None

X

16. Hood Fan ConditionServ Repair N/I N/A None

XExterior Vented

17. MicrowaveServ Repair N/I N/A None

X

18. Kitchen CommentsServ Repair N/I N/A None

X


Page 27 of 43

Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.Because of all the plumbing involved it is an important area of the house to look over. Moisture in theair and leaks can cause mildew, wallpaper and paint to peel, and other problems. The homeinspector will identify as many issues as possible but some problems may be undetectable due toproblems within the walls or under the flooring..

1. Bathroom LocationLocation: Main Floor

2. Bath Floor ConditionsServ Repair N/I N/A None

XMaterials: Linoleum

3. Bathroom Wall ConditionServ Repair N/I N/A None

XMaterials: Drywall

4. Bathroom Ceiling ConditionServ Repair N/I N/A None

XMaterials: Drywall

5. Bathroom Doors ConditionServ Repair N/I N/A None

XMaterials: Hollow Core

6. Bathroom Windows ConditionServ Repair N/I N/A None

XStyle: Casement • Triple pane

7. Electrical ConditionServ Repair N/I N/A None

X

8. Heat Source ConditionServ Repair N/I N/A None

XType: Central Heating

9. Bathroom Exhaust Fan ConditionServ Repair N/I N/A None

X

10. Tub/Whirlpool ConditionServ Repair N/I N/A None

XStyle: Tub


Page 28 of 43

11. Tub Surround ConditionServ Repair N/I N/A None

XMaterials: Ceramic TileObservations:• Minor moisture detected behind tiles. Recommend cleaning andapplication of grout seal to reduce further water intrusion.

12. Tub Enclosure ConditionServ Repair N/I N/A None

XMaterials: Glass

13. Tub Faucet ConditionServ Repair N/I N/A None

X

14. Shower Base ConditionServ Repair N/I N/A None

X

15. Shower Surround ConditionServ Repair N/I N/A None

X

16. Shower Door ConditionServ Repair N/I N/A None

X

17. Shower Faucet ConditionServ Repair N/I N/A None

X

18. Sink ConditionServ Repair N/I N/A None

XMaterials: Fiberglass

19. Sink Faucet ConditionServ Repair N/I N/A None

X


X

21. Toilet ConditionServ Repair N/I N/A None

X

22. Bidet ConditionServ Repair N/I N/A None

X


Page 29 of 43

23. Counters/Cabinets ConditionServ Repair N/I N/A None

X

24. Bathroom CommentsServ Repair N/I N/A None

X


Page 30 of 43

Bathroom 2 1. Bathroom Location

Materials: Basement

2. Bath Floor ConditionsServ Repair N/I N/A None

XMaterials: Tile

3. Bathroom Wall ConditionServ Repair N/I N/A None

XMaterials: Drywall

4. Bathroom Ceiling ConditionServ Repair N/I N/A None

XMaterials: Drywall

5. Bathroom Doors ConditionServ Repair N/I N/A None


6. Bathroom Windows ConditionServ Repair N/I N/A None

X

7. Electrical ConditionServ Repair N/I N/A None

X

8. Heat Source ConditionServ Repair N/I N/A None

XMaterials: Central Heating

9. Bathroom Exhaust Fan ConditionServ Repair N/I N/A None

XObservations:• Ventilation is present.

10. Tub/Whirlpool ConditionServ Repair N/I N/A None

XMaterials: TubObservations:• Tub is chipped, no leaks observed.

11. Tub Surround ConditionServ Repair N/I N/A None

XMaterials: Ceramic TileObservations:• Minor moisture detected behind tiles. Recommend cleaning andapplication of grout seal to reduce further water intrusion.


Page 31 of 43

12. Tub Enclosure ConditionServ Repair N/I N/A None

XMaterials: GlassObservations:• Bottom track is loose, suggest securing and resealing to prevent leakage.

13. Tub Faucet ConditionServ Repair N/I N/A None

X

14. Shower Base ConditionServ Repair N/I N/A None

X

15. Shower Surround ConditionServ Repair N/I N/A None

X

16. Shower Door ConditionServ Repair N/I N/A None

X

17. Shower Faucet ConditionServ Repair N/I N/A None

X

18. Sink ConditionServ Repair N/I N/A None

XMaterials: Metal

19. Sink Faucet ConditionServ Repair N/I N/A None

X


X

21. Toilet ConditionServ Repair N/I N/A None

X

22. Bidet ConditionServ Repair N/I N/A None

X

23. Counters/Cabinets ConditionServ Repair N/I N/A None

X


Page 32 of 43

24. Bathroom CommentsServ Repair N/I N/A None

X


Page 33 of 43

Laundry Area 1. Laundry Area Location

Location: Basement

2. FloorsServ Repair N/I N/A None


3. Walls ConditionServ Repair N/I N/A None

XMaterials: Drywall

4. Ceiling ConditionServ Repair N/I N/A None


5. Door ConditionServ Repair N/I N/A None



X

7. Cabinet ConditionServ Repair N/I N/A None

X

8. Laundry Tub/Sink ConditionServ Repair N/I N/A None

XMaterials: Plastic

9. Laundry FaucetsServ Repair N/I N/A None

X


X

11. Washer Hook-upsServ Repair N/I N/A None

X


Page 34 of 43

12. Dryer Hook-upsServ Repair N/I N/A None

XObservations:• Electric

13. Exhaust Fan ConditionServ Repair N/I N/A None

X

14. Laundry CommentsServ Repair N/I N/A None

X


Page 35 of 43

Attic 1. Methods Used to Inspect

How Inspected: Accessible

2. Framing ConditionServ Repair N/I N/A None

XStyle: Truss

3. Sheathing ConditionServ Repair N/I N/A None

XMaterials: Plywood

4. Evidence of leakingServ Repair N/I N/A None

XObservations:• Dry at the time of the inspection.

5. Insulation ConditionServ Repair N/I N/A None

XMaterials: Blown in insulationObservations:• 6-10" of insulation present.

6. Ventilation ConditionsServ Repair N/I N/A None

XStyle: Gable Vents • Soffit Vents • Turbine Vents

7. Window ConditionsServ Repair N/I N/A None

X


X

9. Distribution/Ducting ConditionsServ Repair N/I N/A None

X


Page 36 of 43

10. Attic CommentsServ Repair N/I N/A None

X


Page 37 of 43

Fireplace 1. Fireplace Location

Location: The fireplace is located in the Basement Family Room.

2. Fireplace StyleStyle: Fireplace not being used.

3. Fireplace CommentsServ Repair N/I N/A None

XObservations:• Fireplace is stuffed full of insulation. Advise not using fireplace at this time.


Page 38 of 43

Master bedroom 1. Floor Condition


X

2. Wall ConditionServ Repair N/I N/A None

X


X

4. Door ConditionsServ Repair N/I N/A None

X


X

Normal6. Electrical Conditions


X

7. Other Interior Area CommentsServ Repair N/I N/A None

X


Page 39 of 43

Livingroom 1. Floor Condition


XObservations:• Laminate Flooring


X


X


X


XObservations:• Thermopane windows observed in the home. The inspector is unable todetermine if all glazed insulated windows in this property are completelyintact and without compromised seals. Conditions indicating a broken sealare not always visible or present and may not be apparent or visible at thetime of inspection. Changing conditions such as temperature, humidity, andlighting limit the ability of the inspector to visually review these windows forbroken seals. For more complete information on the condition of all glazedwindows, consult the seller prior to closing.

Normal Normal6. Electrical Conditions


X


Page 40 of 43


X


Page 41 of 43

Diningroom 1. Floor Condition


XObservations:• Laminate Flooring


X


X


X


XObservations:• Thermopane windows observed in the home. The inspector is unable todetermine if all glazed insulated windows in this property are completelyintact and without compromised seals. Conditions indicating a broken sealare not always visible or present and may not be apparent or visible at thetime of inspection. Changing conditions such as temperature, humidity, andlighting limit the ability of the inspector to visually review these windows forbroken seals. For more complete information on the condition of all glazedwindows, consult the seller prior to closing.


X



Page 42 of 43

Bedroom 2 1. Floor Condition


X


X


X


X


X


X


X


Page 43 of 43

Bedroom 3 1. Floor Condition


X


X


X


X


X


X


X

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