Home Inspection Report

Prepared by APG Home Inspections

Adrian Guertin, PMP, CMI, CCHI www.apghomeinspections.ca

272 Scarboro Crescent

2019-03-06

Furnace Make: ADP SystemsAC Make: American Standard

Amperage: 100 Amp

Inspection Component Summary:

Insulation: Cellulose, Spray Foam and Fiberglass Bats

Age: 6 YrsUnit Age: 5 Yrs

Tons 3 Tons

Water Meter Location: Basement

Approximate Age of Home: 50+ Report # INS030601

Panel: Stab Lock FPE

Age of Hot Water Tank 6 Yrs

Insulation R Value: R50+

Foundation Type Poured Concrete/Stone and Mortar

Refrigerator Stove Dishwasher

Dryer HW Tank

Washer

Furnace AC

Circuit Type: Breakers

Branch Wiring: Copper

Location: Basement - North Wall

Inspection Address 272 Scarboro Crescent

Backwater Valve Exists Storm Crocks Still Connected

Copper Distribution★ Synthetic Distribution (100%)★ SyntheticAluminum Core (Kitec - PE-AL-PE) Galvanized Plumbing

Synthetic Drainage★ Copper Drainage Cast Iron Drainage Galvanized Drainage

Estimated Age Newer

Estimated Age of Plumbing Newer

Roof Covering Type Architectural Shingles Estimated Age < 5 Yrs

Executive/Narrative Summary

Major ConcernsMinor ConcernsGood Overall Condition★

Cellulose / Spray Foam and Some Fiberglass Bats Estimated R Value of Insulation 50+ Good Overall Condition

Attic and Insulation Observations

High Velocity Hot Water System Good Overall Condition

HVAC System Observations

100 Amp Service Copper Wiring 60 Amp Sub Panel for Addition 15A in Shed at Rear Observed to be in Good Condition

Electrical Observations

Newer Architectural Shingles Good Overall Condition

Roofing Observations

Potential Hazards ExistSubstantial Concerns

N/A

Masonry/Chimney Observations

Plumbing Observed to be in Good Condition No Deficiencies Observed

Plumbing/Washroom Observations

Panel Stab Lock FPE Amperage 100 Amp Circuit Breakers

Age 5 Yrs Size 3 TonsAC Make American Standard

Furnace Make: ADP Systems Age: 6 Yrs Type: Forced Air High Velocity Hot Water

Insulation: Cellulose, Spray Foam and Fiberglass Bats Estimated R Value: R50+

Copper Distribution★ Synthetic Distribution (100%)★ Synthetic Aluminum Core (Kitec - PE-AL-PE) Galvanized Plumbing

Synthetic Drainage★ Copper Drainage Cast Iron Drainage Galvanized Drainage

Restricted View of Grade - Ice and Snow Restrictions House Was Observed to be in Good Condition No Major Defects, Deficiencies or Hazards Observed

Miscellaneous Recommendations

Good Condition Thermal LO E Windows

Window Observations

Good Condition

Siding Observations

Executive/Narrative Summary

Basement Dry All Interior Walls are Spray Foamed Good Overall Condiiton

Observed Condition of Basement

No Damages Observed

Observed Condition of Exterior Foundation

None Observed Restricted View Due to Ice and Snow

Observed Condition of Landscape and Grade

No Visible Due to Ice and Snow

Observed Condition of Drainage, Gutters, Downspouts

Restricted View Due to Ice and Snow Good Overall Condition

Exterior Deck

No Deficiencies or Hazards Observed

Miscellaneous Safety Recommendations

N/A

Exposed Delta Wrap

Window Well Re-Grading Required

Step or Vertical Cracks Visible

Tree Root Obstructions Possible due to Size/Proximity

Walkout/Basement Access with Drain s/b Clear of Obstructions

Neighbouring Grading may Drain onto Property

Parging Damages

Foundation Type: Poured Concrete/Stone and Mortar

Grading Requires Adjustment/Repairs

Extension Cord Wiring of Opener (recommend outlet install)Garage Door Damages Exist

** It is Code to Have a Fire Rated Door to Garage with an Auto-Closure Mechanism to Prevent Fire Spread and CO Penetration

Fire-Rated/Auto-Closure Door Improper or Non-Functional Fire DoorMissing/Non-Functional Auto-Closure

Drywall Damages Exist - S/B Repaired

Good Condition

Observed Condition of Chimney(s)

Exterior

Garage

1- Gas Line to House - 1" Feed 2- Exterior Taps - Frost Free/Self Winterizing 3- Overhead Service - Secured

Grade Infringes on Weeper Holes at Sill Plate

Basement Windows Should Have Wells Installed

Gas Line to House < 1"

Gas Line to House 1" +★

Exterior

Roof Accessed in Compliance with 2015 Working at Heights Legislation (< 3 Meters Access)

Multi-layer Shingles: Not Recommended

Evidence of Critter Penetration

Vent Stacks Too Short - S/B Extended

Ice Damming

Tree Overhang S/B Monitored

Newer Architectural Shingles Good Overall Condition

Re-engineer Roof Drainage

Improper Mixture of Roof Venting Exists

High Failure RiskModerate Failure RiskLow Failure Risk★ Further Evaluation/Inspection/Repairs Required

Covering Type Architectural Shingles

Inspected by Visual

Possible Leak Points Identified

Observed Condition of Roof/Shingles

Cross Venting Exists

Roof vents★ Soffit vents★ Ridge Vent Turbine vent Gable vents

Metal valleys Asphalt valleys★

Good condition★ Poor condition Unable to inspectFlashings

Valleys

Vents

N/A

Visible/Proper★ Improper None ObservedExhaust Vents

Maxxum Vents

Fascia/Soffit Damages Visible

Exterior

Siding Damages/Deficiencies Exist - Further Inspection Recommended

Good Condition

Potentially Unsafe Decking (Missing Handrails, Rotting Deck, Unstable) - REPAIRS REQUIRED *see below*

Hot Tub < 4 Feet From Foundation; Recommend Verifying Local (Municipal Code) Regulations

Hornets/Wasp/Insect Infestation etc... Visible Around House - Recommend Removal (Pest Control)

Restricted View Due to Ice and Snow Good Overall Condition

Missing or Damaged Elbow/Splash Blocks

Repairs Required to Gutters and Downspouts (Slope and Secure)

Possible Weeping System Damages/Failure Due to Age/Root Obstructions

Downspout Elbows Require Repointing to Drain away from Foundation

Grade, Slope or Concrete Repairs Required on Front Porch (Uneven Treads and Risers etc...)

No Visible Due to Ice and Snow

Exterior Deck

None Observed Restricted View Due to Ice and Snow

Grading Deficiencies

Combined Sewer/Storm

Separate Sewer/Storm

Storm Crocks Still Connected

Septic

Siding: Strapped Board-Batten

General Drainage, Gutters and Downspouts

Neighbouring Grading may Drain onto Property

Extend Downspouts Away From House

Damages Observed to Gutters/Downspouts-Repairs Recommended

Gutters are Clogged - Require Cleaning

Ensure all gutters and downspouts drain minimum 2 feet from house. Maintain a positive grade away from house. Ensure minimum 5 degree slope away from foundations. Maintain and inspect grading and drainage often. Storm crocks should capped and sealed and all downspouts empty well away from house.

Improper Build/Fastening

Further Inspection Required

Rotting/Unstable - Damaged

Trip Hazards Exist

Sub-Panels Exist★

Ungrounded Outlets Observed

Breakers other than Panel Manufacturer Exist

Reversed Polarity on Existing Outlets Detected

Double Tapping Exists at Panel

Location Basement - North Wall

Service Upgrade Recommended (Panel or Amperage)

Knockouts/Grommets Missing -At Panel

Overfusing at Panel Exists

Further Evaluation/Inspection Required (ESA Inspection)

Fuse to Breaker Upgrade Recommended

Electrical Deficiencies Observed: Recommend Electrical Inspection/Repairs by Licensed Electrician

100 Amp Service Copper Wiring 60 Amp Sub Panel for Addition 15A in Shed at Rear Observed to be in Good Condition

High Failure RiskModerate Failure RiskLow Failure Risk★ Further Evaluation/Inspection/Repairs Required

Amperage 60 Amps Location Addition

Obsolete Panel Type (Pushmatic, Federal Pacific, Sylvania etc...)

Branch Wiring: Copper

Observed Electrical/Wiring Details

Interior Components

Panel Stab Lock FPE

Amperage 100 Amp

Circuit Breakers

Washroom Ventilation HRV SomeAll★

GFCI★Electrical Faulty Recommend GFCI

Recommend Installation of Ventilation Fans

Suspect Possible Improper Shower Installation

Grandfathered (Window Vented Washrooms) - Pre-1994

Caulked Toilet Base (not recommended)

Exhaust or Light Installed in Shower or Above Bath (Verify Model Specs)

Older Plumbing Should be Assessed by Plumber and Should be Scoped if Necessary (Where Cast Iron/Clay Pipes Exist-High Recommendation)

Slow Draining/Clogs Exist

Backwater Valve Exists

Further Evaluation/Inspection/Repairs Required

Recommend Septic Inspection

Sanitary Supply

City★ Septic

Lead Feed Line

CisternCity★ Well Potability Tests Required Well Inspection Recommended

Cross Connections:

Plumbing Observed to be in Good Condition No Deficiencies Observed

Observed Plumbing Conditions Electrical is Grounded

Observed Drain Pipe Material (If Visible) Unknown - Not Visible

Video Inspection of Sewage/Waste Drains Recommended (Sewage Drains are Considered Hidden Components and not in Scope of Inspection)

In Older Homes, A Sewer Drain Scope Can Assess the Condition of Older Street Drains and Can Detect Potential Problems that May Occur Most Regions Offer Excellent Rebates for Installation of Flood Prevention Devices: Contact Your Region for Details

Good Condition

Loose Toilets - Soft Floors Observed - FURTHERNSPECTION RECOMMENDED

Unsafe Washroom Electrical - SB Inspected by Electrician

Meter Location: Basement

GFCI Reset: All Washrooms GFCI Protected

Pressure: Good

Drainage: Good

Copper Distribution★ Synthetic Distribution (100%)★ Synthetic Aluminum Core (Kitec - PE-AL-PE) Galvanized Plumbing

Synthetic Drainage★ Copper Drainage Cast Iron Drainage Galvanized Drainage

Interior

Operates★ FaultySump Pump Does Not Drain Above Grade/EXT. Check Valve (Backwater Valve) Present

Sump Pump Discharge Pipe Not Properly Braced Check Valve Leaks

It is recommended to contact your insurance carrier to inform them of galvanized, lead, cast iron or aluminum core plumbing as rates and coverage may vary from carrier to carrier...

Local Flood Prevention Program

:https://www.toronto.ca/services-payments/water-environment/managing-rain-melted-snow/basement-flooding/basement-flooding-protection-subsidy-program/

None

Mould/Mildew in Cold Cellar

Wood Framing S/B Removed From Cold Room

Missing or Blocked Venting in Cold Room

Interior

High Moisture/Water Penetration Visible

N/A

Living Space

Some Doors Require Adjustment/Repairs

Damages or Possible Concealed Damages Consistent with Fire or Smoke Damages

Damages or Possible Concealed Damages Consistent with Potential "Grow House" Operation

No Major Defects, Deficiencies or Hazards Observed

Interior Observed Deficiencies

1- Main Water Shut Off / Softener System 2- Sump Pump Storm Water Management System 3- Battery Backup System for Sump Pump

Water Staining Visible: None Observed

Structural Concerns: None Observed

Waterproofing System: Exterior Delta Membrane and Sump Pump System

All Stairwells with More than 3 Treads/Risers Should Have Handrails Meeting Building Code (Code May Vary Based on Age)

Recommend Upgrading Insulation

Insulation: Cellulose, Spray Foam and Fiberglass Bats

Sheathing: Planks

Suspected Black Mould

Interior

Damaged/Displaced Insulation/Critter Penetration Possible

Further Evaluation/Inspection Required

Estimated R Value: R50+

Cellulose / Spray Foam and Some Fiberglass Bats Estimated R Value of Insulation 50+ Good Overall Condition

Improperly Vented Exhaust Fan Tubes in Attic

Restricted View of Attic★

Depth: 14"+/-

Observed Attic Conditions:

Insp. Method: From Attic Hatch

Unable to Determine VentingAttic Venting Good★ Poor Attic Venting

Attic Hatch Missing Insulation/Weather Stripping

Insulation Level Below Recommended Amount

Storms

Representative # Opened★

Windows

Cracks/Broken Panes Found

Some Sanding/Painting Required Suspected Black MouldSome Thermal Seals Breached

Rotting Visible on Frames or Brick Mold

Window Desc.: Thermals - LO E

Upgrading of Windows Due to Failure, Amount of Repairs Repairs or Energy Efficiency is Highly Recommended

Good Condition Thermal LO E Windows

Interior

Horizontal

Step

Vertical

Cracks Exist

Cracks Exist

Cracks Exist

Monitor

Monitor

Monitor

Moisture Visible Not Visible★

Floor Drains

Efflorescence

Visible★

Visible

Not Visible

Not Visible★

Clear★ Obstructed

Physical Obstructions Restricting View: Unable to Inspect

Evidence of Previous Water Damage Present

Normal★

Moisture Levels

High

Over 30%0-15%★ 15%-30%

Normal Levels Levels 0-15% - Over 30% May Indicate Current/Previous Water Penetration Problems

West★Walls Covered North ★ South★ East★

MonitorV Cracks Exist

Previous Damages/Leaks Disclosed

Thermal Imaging/Infra-Red Camera Used on Exterior Walls★ Manual Moisture Readings Taken on Exterior Walls

Basement Dry All Interior Walls are Spray Foamed Good Overall Condiiton

Due to Weather, House Size, Accessibility; Not All Windows Can Be Opened

Stripped Gears / Damaged Locks

Further Evaluation/Inspection/Repairs Required

** Basements, especially finished, may not display water problems unless conditions are present or happened recently. A home inspection is limited to a visible non-instrusive inspection and finished areas are considered out of scope. The inspector disclaims any responsibility for future damages

which may occur due to finished walls/physical obstructions...**

Window Sills Have Deteriorating Caulking/Mortar/Bricks - Joints Should Be Caulked - Brick Sills Should be Waterproofed

Missing or Damaged Screens

Observed Condition of Basement

Interior

Kitchen

GFCI Visible in Kitchen★

Adequate Smoke Detection★ Additional / Newer Smoke Detectors Required Recommend Carbon Monoxide Detectors

*Regulations on external exhaust for any range (gas/electric) are governed by the manufacturers recommendations

Hazardous Materials

Laundry Room

Replace Dryer Vent Transition Hose to Metal - Flex or Rigid

Secondary Lint Trap Should be Installed

Dryer Vent Should be Professionally Cleaned

Recommend Metal-Braided Water Lines

Operated VIA Switch★ Pilot Not Lit - Recommend HVAC InspectionFireplace - Main

Operated VIA Switch Pilot Not Lit - Recommend HVAC InspectionFireplace - 2nd

Fireplace - 3rd Operated VIA Switch Pilot Not Lit - Recommend HVAC Inspection

** Installation and Fitness for Use of Fireplaces are Out of Scope of the Home Inspection - Pilots not Lit Cannot be lit by Inspector **

*It is highly recommended, when possible, to properly exhaust overhead vents to exterior

Microwave/Exhaust < 24" of Clearance; Consult Manufacturer Specs to Determine Proper Recommended Clearance

Dryer 40 Amp Fused - Recommend 30 Amp Max

Service on Fireplace (s) Recommended (Annually)★

Good Condition

Internal Kitchen Exhaust (filter) External Kitchen Exhaust★ No Kitchen Exhaust or N/A

Rot Under Faucet (Leaks)

Description of Abatement Required Quantity Unit Price Amount

** Gas Fireplaces Should Have Screens to Prevent Accidental Contact

As of October 15th, 2014, Carbon Monoxide Detectors are Mandatory in Ontario

W/B Fireplace - S/B WETT Inspected

W/B Fireplace - S/B WETT Inspected

W/B Fireplace - S/B WETT Inspected

Flexible Dryer Vents Can Not be Installed in a Finished Area - Non Accessible

Plumbing Good condition

Electrical Good condition

Cabinetry Good condition

Counter-Tops Good condition

Material Location/Type:

Good Condition

Good Condition

Visual Condition of Appliances in Kitchen

Visual Condition of Appliances (Washer and Dryer)

Filter Requires Cleaning/Replacing

Hot Water

Approx. Age 6 Yrs

Make: ADP Systems Age: 6 Yrs

Additional Combustion Ventilation Required in Furnace Room

Duct Work Requires Cleaning

Filter 20x25x5

Capacity Tankless

Duct Repairs Recommended

HVAC Service Recommended

Oil Tank SN

HRV

Unit Failure Possible

Upgrade/Replacement of Water Tank Recommended

Approx. Age

HVAC Inspection Recommended (Due to Age)

Unit Age 5 Yrs

Size 3 Tons

A/C Condensor

Make American Standard

Unable to Test AC Due to Weather★

High Velocity Hot Water System Good Overall Condition

High Failure RiskModerate Failure RiskLow Failure Risk Further Evaluation/Inspection/Service/Repairs Required

Finished Basements or Enclosed Areas Should Have External Combustion Air

Pressure Relief Valve/Sleeve Missing Temperature Regulator

Type: Forced Air High Velocity Hot Water

There are absolutely no warranties expressed, written or assumed on any HVAC components. Inspection is "AS IS" at inspection time

Interior - HVAC

Humidification System Exists

Operable By: