home inspection report · • the interior portion of the roof showed no signs of moisture,...

Inspector: Graham Temke, Galaxy Inspection Services

Cover Page

Home Inspection Report

Galaxy Inspection Services

Address, BC

Inspection prepared for: Your Name Date of Inspection: 3/23/2018 Time: 12:00pm

Weather: OvercastPer BC Assessment this is a 3 bedroom, 2 bathroom home

built in 2012 and is approximately 2000 sq ft in size.

License #76679116 Clifford Heights Road, Saltspring Island, BC V8K 2J7

Phone: 250-221-0280Email: [email protected]

Inspector: Graham Temke

Galaxy Inspection Services Address, BC

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General Information 1. InspectorGraham Temke

2. Persons in AttendanceOwners

3. OccupancyThe property is occupied by the owner

4. Property InformationThis is a Ranch style single family home, garage attached

5. Levels1 Level Ranch

6. Estimated AgeThis home was built in 2011

7. Weather conditionsOvercast


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Exterior 1. Driveway ConditionMaterials: GravelObservations:• Slight pitch toward the house noted• No potholes noted at time of inspection.

Home exterior2. Exterior Wall Cladding ConditionMaterials: Wood Shake SidingObservations:• Home exterior was visually inspected from ground level.• Typical cracking and warping noted, but no signs of deterioration or damage at time of inspection.

Exterior Wall Cladding Conditions3. Trim ConditionsMaterials: WoodObservations:• There are some gaps between trim and house. Suggest caulking around doors and windows asnecessary when doing routine home maintenance to mitigate moisture migration.


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Exterior Trim Conditions4. Window/Frame ConditionsMaterials: Double Glazed, argon gas filled, sealed units in metal framesObservations:• Windows are metal frame with double glazed, argon gas filled sealed inserts. Most are sliders,but a few are fixed.• Sealing foam between window and frame is retracting on a few windows. Recommend followingup with the manufacturer on how to mitigate and prevent possible seal loss and moisture seepageinto the frame/window.

Exterior Window/Frame Conditions5. Exterior Door ConditionsMaterials: Solid Wood • Solid Wood with double glazed, argon gas filled, sealed insertsObservations:• The front door has a low threshold and should be kept clear of snow to mitigate moisture seepageand possible damage.• East side french door and north back entrance door show signs of minor warping. Recommendupgrading weather stripping and monitor regularly as part of home maintenance to mitigatepossible moisture damage and household heat loss.


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Exterior Door Conditions Warped Exterior Door6. Gutter ConditionMaterials: AluminumObservations:• Noticed the gutter on the north side above the back deck had foam filter inserts to help blockdebris from entering the gutter. These appeared to be working well at time of inspection and maybe helpful in all gutters on the home.• Suggest all gutters be cleared of debris regularly as part of routine home maintenance to ensureproper drainage.• Down spouts are connected to an underground connection system that runs the perimeter of thehouse.

Exterior Gutter Condition7. Fence ConditionMaterials: CedarObservations:• Split rail fence runs along the east side of the property line and has a slight lean to it, which iscommon with this type of fencing. A shake test showed the fence to be quite secure. The fenceheight is about 2.5ft and appears to be in place only for curb appeal.


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8. Electric Meter ConditionLocation: Outer West Wall of GarageObservations:• Power meter appeared in good condition with seal in tact at time of inspection.

Exterior Electric Meter Condition9. Fuel Meter ConditionLocation: West end of HomeObservations:• Propane fuel source is located on a gravel pad about 15ft west of the home, in a free standing 80gal tank. The tank is leaning slightly, the gravel pad is sinking and could be replaced with a cementpad/flagstones for more robust support.• Connections running to the home appeared in good condition at time of inspection.• Connection on north back deck, for BBQ hook up, appeared in good condition at time ofinspection.

Propane Tank Location 80 gal Propane Tank on gravel pad10. Electrical ConditionsObservations:• Exterior GFCI receptacles are in place, were tested and found functioning properly at time ofinspection.

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


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11. Exterior Faucet ConditionsLocation: Front South • Rear NorthObservations:• Exterior faucets were tested (turned on/off) and functioned properly at time of inspection.• Static water pressure registered at 75psi.

12. Door Bell ConditionLocation: Front • Right Side of DoorObservations:• Doorbell was in good condition and when tested function properly, at time of inspection.

13. Lot Grade and Drainage ConditionsObservations:• The home is located on a relatively flat lot with steep slopes on the north and west sides. Thedriveway has a moderate negative slope towards the house. There is a stacked boulder retainingwall running along the south side of the driveway which borders on the neighbors property.Vegetation growing on top of the boulders did not show any signs of erosion or displacement thatwould indicate movement of the wall at the time of inspection.• The home is built on a steep sloped lot and it is recommended that a geotechnical survey beperformed on all lots of this nature.

Exterior Lot Grade and Drainage Conditions14. Foundation ConditionsType: CrawlspaceObservations:• Inspection of the foundation was limited due to interior/exterior finishes and grading.• Visible portions of the foundation were inspected and appeared in good condition with no visiblesigns of cracks/damage/deterioration at time of inspection, however this does not guarantee thatcracks below grade are not present. For a more extensive review a foundation specialist should beconsulted.


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15. Retaining Wall ConditionsMaterials: Stone/BoulderObservations:• The stone/boulder retaining wall structure runs along the south edge of the property, supportingthe neighbouring property to mitigate soil erosion.• Gaps between the boulders are visible from the front, but viewing inside the gaps there appears tobe more large boulders for further support. The structure appeared structurally sound at time ofinspection.

Exterior Retaining Wall Conditions16. Patio ConditionsMaterials: Paver Stone/TileObservations:• Paver stones on the northwest corner of the paver stone patio have settled and shifted, causing acrack with the potential for moisture penetration, erosion and a tripping hazard. Recommend thatthe stones be lifted, levelled and repacked to mitigate all potential hazards.

Exterior Patio Conditions


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17. Deck ConditionMaterials: Wood • CompositeObservations:• North facing (Back) deck is a wood structure with a 4' metal and glass rail attached on the northand east edges.• Wooden back deck is structured with 2"x6" joists attached to 2"x8" beams, resting on and securedto 6"x6" posts, embedded to 2'x2' cement footings.• Glass railing on the wooden back deck is secured to the top of the deck via railing post bases thatare 6"x3", every 4 feet.• Wood back deck appeared in good condition at time of inspection. Suggest the deck be stained,painted or sealed as necessary to preserve the remaining life of the deck.• Gravel appears to be spread evenly under the composite deck.• South facing (Front) and east side deck are composite decking material with a 4"x 4" wood,decorative foot rail around the outer perimeter, 8" in height.• Composite front and side deck boards appear to be attached to joists on 12" centres, secured withhidden decking clips/spacers. The ground level beam under the joists are attached to the footingswith 3/4" stainless bolts and top surface is protected with blueskin moisture barrier.

North Back Deck Condition South Front & East Side Deck Conditions

Back Wood Deck Structure Conditions Composite Front/Side Deck Structure Conditions


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18. General Exterior CommentsObservations:• An effective water management program is required for all homes. This includes maintenance ofall wooden components, caulking of all openings and ongoing vigilance of water handling systems,roof and flashing. While there may not be evidence of water intrusion into structure at time ofinspection, NO STATEMENT referring to future performance can be made due to changing weatherand structure conditions.• It was noted that the composite deck was built after the house was purchased. The deck permitwas final inspected and approved by the CRD in September 2017.


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Roof 1. Methods Used to Inspect RoofHow Inspected: Visually inspected from accessible points at the exterior and/or interior. • Roof wasnot mounted due to its steep slope and recent rain leaving it wet and likely unsafe for walking upon.• The client is advised that this is a limited review and if a more detailed report is desired a licensedroofer should be contacted.

2. Roof ConditionMaterials: Asphalt Composition Shingles • SlopedObservations:• Shingles appear in good condition at time of inspection.• Debris was noticed on roof and in gutters. Recommend that gutters and metal flashing be clearedof debris as part of regular home maintenance.• Minor moss/fungi growth noticed on the north facing section. Recommend spraying roof semi-annually with a moss inhibitor to prevent overgrowth of moss on roof.

Roof Conditions Gutter Conditions3. Roof Flashing ConditionMaterials: MetalObservations:• Noticed debris on the roof flashing and in the gutters. Recommend clearing the roof and guttersof debris semi-annually as part of regular home maintenance. This will prevent clogged gutters andrisk of moisture overflow and/or seepage into structure.• Recommend re-sealing all flashing and through the roof vents as part of routine homemaintenance.


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Roof Flashing Conditions4. Venting/Penetrations TypeMaterials: MetalObservations:• Low rise metal ridge vents, ABS cylindrical plumbing stack vent and the galvanized bathroomexhaust vents all appeared in good condition with no signs of deterioration at time of inspection.• Metal fireplace stack vent appeared in good condition with no signs of deterioration at time ofinspection.• Interior of roof had rafter vent baffles installed that were in good condition at time of inspection.

Ridge, Plumbing, and Exhaust Vents Fireplace Pipe Stack Condition

Definition

Acronym for acrylonitrile butadiene styrene; rigid black plastic pipe used only for drain lines.


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Rafter Vents5. Roof Surface ConditionsObservations:• Shingles, vents, flashing, gutters all showed in good condition with no areas of concern at time ofinspection.• Appears to be the original installed roof.

Roof Surface Conditions6. Roof CommentsObservations:• Exterior roof showed good condition with no visible signs of damage, deterioration or missingroofing materials at time of inspection.• Roof penetrations appeared to be sealed properly and seals in good condition at time ofinspection.• The interior portion of the roof showed no signs of moisture, deterioration or damage. Appearingin good condition at time of inspection.• The attic space of this house was accessed for the internal (sheathing underside) inspection,however the inspection was limited due to tight conditions and lack of walking area. A large portionof the house has a sealed cathedral ceiling which does not have an attic and prohibits inspection atall.


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Garage 1. Garage TypeType: Attached

2. Garage Roof ConditionMaterials: Asphalt Composition ShinglesObservations:• Same as house (See 'Roof' section of this report)

3. Garage Exterior ConditionsMaterials: Wood Shake Shingle SidingObservations:• Same as House (See 'Exterior' section of this inspection report)

4. Gutter/ Downspout ConditionsMaterials: MetalObservations:• Same as house (See 'Exterior' section of this report)

5. Garage Floor ConditionMaterials: ConcreteObservations:• Dry with no visible signs of cracking, water seepage or damage where visible at the time of theinspection.• Floor inspection was limited due to cabinets, tool boxes and personal items stored in the garage.

6. Garage Door ConditionMaterials: Roll-up Panel • Wood and glassObservations:• Roll-up 3 panel door where the upper panel is wood framing with glass inserts and lower 2 panelsare solid wood. All appeared in good condition with no signs of damage/deterioration and functionproperly at time of inspection.

Door Condition7. Garage Door Hardware ConditionObservations:• Door hardware was in good condition and fully operational at time of inspection.


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8. Garage Door Opener ConditionObservations:• Door opener is in good condition and fully operational at time of inspection.• This Garage door is equipped with SRS (Safety Reversing Sensors) and when tested functionedproperly at time of inspection.

Door Opener Condition9. Garage Window ConditionsMaterials: Double Glazed, argon gas filled, sealed units in metal framesObservations:• Same as house (See 'Exterior' section of this inspection)

10. Entry Door ConditionMaterials: Metal Clad • WoodObservations:• Solid Wood door and hardware are in good condition and operating properly at time of inspection.

11. Fire Door ConditionsMaterials: WoodObservations:• No self closer. Recommend installation of self closer to protect against fume entry.

12. Fire Wall ConditionObservations:• No visible signs of damage to firewall connecting house and garage, at time of inspection.

13. Garage Wall ConditionMaterials: DrywallObservations:• Dry with no visible signs of moisture seepage or damage at time of inspection.• Walls appeared to be well sealed and painted where visible, at time of inspection.


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14. Garage Ceiling ConditionMaterials: DrywallObservations:• Dry with no visible signs of moisture seepage or damage at the time of the inspection.• The entrance to the attic is located toward the north wall in the ceiling and showed in goodcondition at time of inspection.

15. Garage Electrical ConditionObservations:• TR (Tamper Resistant) receptacles are in good condition and functioning properly at time ofinspection.• Smoke Detector present and functioning properly when tested at time of inspection.

16. Garage CommentsObservations:• Garage inspection was limited due to cabinets, tool boxes and personal items stored in thegarage.

Garage Comments

Definition

Tamper Resistant (TR) receptacles have spring-loaded shutters that close off the contact openings, or slots, of the receptacles. When a plug is inserted into the receptacle, both springs are compressed and the shutters then open, allowing for the metal prongs to make contact to create an electrical circuit.


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Plumbing 1. Main Shutoff LocationMaterials: MetalObservations:• Crawlspace, just inside the entry door at the northwest end of the home.

Plumbing Main Shutoff Location2. Supply Line ConditionMaterials: PEX (crosslinked polyethylene)Observations:• Supply lines run under the house in the crawlspace.• No leaks observed at the time of the inspection. Recommend monitoring lines for leaks/corrosionregularly as part of home maintenance.

3. Waste System ConditionsMaterials: ABS Plastic (Public Waste System)Observations:• Municipal waste, with an ejector (lift) system to the main line.

4. Waste Line ConditionMaterials: ABSObservations:• Waste lines run under the house, through the crawlspace then underground to the ejector systemoutside on the west end of the property.• No leaks observed at the time of the inspection.

Definition

Cross-linked polyethylene, commonly abbreviated PEX, XPE or XLPE, is a form of polyethylene with cross-links. PEX is an alternative to polyvinyl chloride (PVC), chlorinated polyvinyl chloride (CPVC) or copper tubing for use as residential water pipes.


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Main Drain & Waste Line exit5. Ejector Pump ConditionsObservations:• Sewage ejector system (lift station) appeared to function properly, at time of inspection.Recommend it be checked annually by a plumbing professional to mitigate any possiblemalfunctions.• Ejector pump controls are located on the exterior west wall of the garage and appeared in goodcondition at time of inspection.

6. Ejector Pit ConditionsObservations:• Sealed sewage ejector pit (lift station) located at the west end of property near the propane tank.• Pit cover is bolted in position. Cover and bolts appeared secure and in good condition at time ofinspection.

7. Venting ConditionsObservations:• The pit cover has a 3" ABS vent in place as a breather for air displacement.

8. Plumbing CommentsComments:• All plumbing components tested well at time of inspection.


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Water Heater 1. Water HeaterElectric tank, 184L capacity, strapped to the wall in the northwest corner of the garage.

2. Supply Lines ConditionMaterials: Copper • PEXObservations:• Supply lines appeared in good condition and no leaks were observed at the time of the inspection.

Water Heater Supply lines Condition3. Temperature Pressure Release Valve ConditionsObservations:• TPR valve is in good condition but discharge piping extends too close to the floor. Recommendhaving it cut back to 6" above floor level, to mitigate hot water discharge safety concerns.

Water heater discharge pipe

Definition

The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200° F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves


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4. Water Heater CommentsObservations:• At the top of the hot water tank is an expansion tank/accumulator, that appeared in good conditionwith no visible signs of defect or leaks.• Hot water tank was built in 2012 and has CSA Certification.• Cut TPR discharge line to 6" above floor level to prevent discharge burn hazard.

Water Heater Accumulator w/shutoff valve Hot Water Tank Manufacturers Label

Definition

An expansion tank or expansion vessel is a small tank used to protect closed (not open to atmospheric pressure) water heating systems and domestic hot water systems from excessive pressure. The tank is partially filled with air, whose compressibility cushions shock caused by water hammer and absorbs excess water pressure caused by thermal expansion.


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Electrical 1. Main Service Drop ConditionObservations:• Electrical Meter is located on the west side of the garage.• No visible signs of deterioration or damage at time of inspection.

Main Service Power Meter2. Electrical Panel ConditionType / Materials: Breakers - Federal Pioneer STAB-LOKObservations:• The main service is approximately 200amps, 240 volts.• Main disconnect is present at the bottom of the panel.• Open positions observed for future expansion.• Panel is rated for 225 amps.

Electrical Panel Condition 200 Amp Electrical Panel Main Disconnect3. Main Panel CommentsObservations:• AFCI protection was in place in bedroom branch circuits but was not tested as this can causedamage to consumer electronics.• Panel appeared in good condition at time of inspection.

Definition

Arc-fault circuit interrupter: A device intended to provide protection from the effects of arc faults by recognizing characteristics unique to arcing and by functioning to de-energize the circuit when an arc fault is detected.


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Federal Pioneer Stab-Lok 200 Amp Service 225 Amp rating4. Sub Panel CommentsObservations:• No subpanel observed at time of inspection.

5. Smoke Detector commentsLocation: Main Floor • Crawlspace • GarageObservations:• Smoke detectors were present at time of inspection. Recommend verification upon possessionand periodic testing to ensure proper working order.• Plug in type carbon monoxide detector was present in hallway. Recommend verification uponpossession.

6. Electrical CommentsObservations:• GFCI breakers were evident in the panel. Were tested and functioned properly at time ofinspection.


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Heating 1. HeatingType: Electric Forced Air • Electric Radiant Baseboard • In-floor Heating

2. Thermostat ConditionControls at each baseboard heater in the crawlspace • Controls located in each roomObservations:• Thermostats were tested and functioned properly at time of inspection.• In-floor heating in the master ensuite has its own GFI protected thermostat, which was tested andfunctioned properly.

Heating Thermostat Condition In-floor Heating Thermostat Condition3. Heating CommentsObservations:• Each room has its own thermostat that controls one or more heaters. All heaters and thermostatsseemed to function properly at time of inspection.


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Fireplace 1. Fireplace LocationLocation: Located in the Main Living Area

2. Fireplace StyleStyle: Propane Direct Vent.

3. Fireplace CommentsObservations:• Fireplace is turned on using a thermostat on the west wall of the living area.• Fireplace appeared to function properly when tested at time of inspection.• As with any gas appliance, a regular annual inspection by a qualified gas fitter is recommended.There is no evidence of a recent inspection completed on this appliance.

Propane Fireplace Thermostat Propane Fireplace Tested


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Kitchen 1. Kitchen Floor ConditionMaterials: WoodObservations:• No visible signs of warpage, cracks, moisture penetration or other damage at time of inspection.

2. Kitchen Walls ConditionMaterials: Drywall/PlasterObservations:• Dry with no visible signs of damage at the time of the inspection.

3. Ceiling ConditionsMaterials: WoodObservations:• Vaulted wood ceiling showed no visible signs of damage at time of inspection.

Kitchen Ceiling Conditions4. Kitchen Windows ConditionStyle: Sliding FrameObservations:• Double Glazed, argon gas filled, sealed units in metal frames with no visible signs ofdamage/leakage at time of inspection.


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Kitchen Windows Condition5. Kitchen Electrical ConditionObservations:• GFCI in place and functioned properly when tested.• Receptacles are 20amp, split circuit, TR (Tamper Resistant) in good condition and functionedproperly at time of inspection.

6. Kitchen Cabinets ConditionObservations:• Cabinets are in newer condition, secure on the wall with no visible signs of damage.• Cabinet Doors and hardware are in good condition and functioned properly at time of inspection.

Kitchen Cabinet Condition7. Kitchen Counter Top ConditionObservations:• Counter tops are black stone, with no visible signs of damage at time of inspection.


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Kitchen Counter Top Condition8. Kitchen Sink ConditionMaterials: Stainless SteelObservations:• Under mount double sink, with sink and seal in good condition at time of inspection.

9. Kitchen FaucetsObservations:• Brushed stainless steel, single lever pull down, single hole mounted faucet, which functionedproperly with no signs of leakage at time of inspection.

10. Traps/Drains/Supply ConditionObservations:• Trap, drain and supply lines all appeared to be installed correctly with no visible signs of leakageat time of inspection.• The cold water line has a water filter tied into it, which appeared to be installed correctly, at time ofinspection. Recommend changing the filter cartridge regularly as part of routine maintenance.

Kitchen under sink w/water filter


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11. Hood Fan ConditionExterior VentedObservations:• Stainless steel hood (exhaust) fan is loud on both low and high setting, but appeared to befunctioning properly when tested at time of inspection.

Kitchen Hood Fan Condition12. Kitchen CommentsObservations:• Kitchen is part of the main concept area of the home, which consists of the kitchen, dining andliving area.• This kitchen has a fridge, dishwasher and propane fueled stove/oven for appliances, whichappeared in good condition at time of inspection. Recommend contacting an applianceprofessional if more detailed information is required on these items.

Open Concept


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Living Area 1. Floor ConditionObservations:• Wood with no visible signs of damage at time of inspection.• Recommend a professional assess the french door for water intrusion. Recent wind driven rainmay be an issue now and in the future.

Living Area Floor Condition2. Wall ConditionObservations:• Dry with no visible signs of damage/deterioration at the time of the inspection.

3. Ceiling ConditionsObservations:• Wood, vaulted ceiling showed no visible signs of damage at time of inspection.

Living Area Ceiling Conditions


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4. Door ConditionsObservations:• French Doors leading to east deck and patio are wood frame with double glazed, argon gas filled,sealed glass inserts.• Door with handset and dead bolt has slight warpage. Weatherstripping and a floor latch havebeen installed to keep door snug and prevent further warpage.

Living Area Door Conditions5. Window ConditionObservations:• Double Glazed, argon gas filled, sealed units in sliding metal frames, with no visible signs ofleakage/damage at time of inspection.• Double Glazed, argon gas filled, sealed unit, porthole window in the peak of the east vaulted wall,showed no visible signs of leakage/damage at time of inspection.

Living Area Window Condition Living Area Window Condition6. Electrical ConditionsObservations:• Receptacles are TR (Tamper Resistant) in good condition and functioned properly at time ofinspection.


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7. Living Area CommentsObservations:• Living area of the home is open concept and consists of the kitchen, dining & living area.


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Laundry Area 1. Laundry Area LocationLocation: Main Floor

2. Floor ConditionsMaterials: TileObservations:• Tile and grout were dry and appeared in good condition with no visible signs ofdamage/deterioration at time of inspection.

Laundry Area Floors3. Walls ConditionsMaterials: Drywall/PlasterObservations:• Dry with no visible signs of damage at the time of the inspection.

4. Ceiling ConditionsMaterials: Drywall/PlasterObservations:• Dry with no visible signs of damage at the time of the inspection.

5. Door ConditionsMaterials: WoodObservations:• Solid wood entry door and hardware appeared in good condition with no visible signs of damageand functioned properly at time of inspection.

6. Cabinet ConditionsObservations:• Cabinets, cabinet doors and hardware appeared in good condition with no visible signs of damageand functioned properly at time of inspection.• Laminate counter top appeared in good condition including back splash seal, with no visible signsof damage at time of inspection.


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Laundry Area Cabinet Condition7. Laundry Sink ConditionsMaterials: Stainless SteelObservations:• Oversize flush mount sink appeared in good condition with no visible signs of damage ordeterioration at time of inspeciton.

8. Laundry Faucet ConditionsObservations:• Stainless Steel single hole mount, push up lever faucet was in good condition with no signs ofdamage/deterioration/corrosion/leaks and functioned properly at time of inspection.

9. Electrical ConditionsObservations:• The electrical receptacles for the washer and dryer appeared to be in as new condition.

10. Washer Hook-ups ConditionsObservations:• Hookups and rubber hoses appeared in good condition with no signs ofdamage/deterioration/leaks at time of inspection. However, recommend hoses be replaced withstainless steel braided hoses.• Washer drain hose is not secure to prevent hose from coming out of drain pipe. Suggest securinghose to mitigate potential water mishap.


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Laundry Area Washer Hook-ups11. Dryer Hook-ups ConditionsObservations:• Electric• Venting is hard piped through the floor into the crawlspace and then outside.

12. Laundry CommentsObservations:• Laundry Room is located in the centre of the home, down the hall, just west of the main livingarea.


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Master Bedroom 1. Floor ConditionsObservations:• Wood, with no visible signs of damage at time of inspection.

2. Wall ConditionsObservations:• Dry with no visible signs of damage at the time of the inspection.

3. Ceiling ConditionsObservations:• Drywall Vaulted ceiling with no visible signs of damage at the time of the inspection.

4. Door ConditionsObservations:• French Doors leading to back deck are wood frame with double glazed, argon gas filled, sealedglass inserts. Doors and hardware in good condition with no visible signs of damage andfunctioned properly at time of inspection.• Solid wood, entry door from hallway, no visible signs of damage. Hardware functioned properly attime of inspection.• Solid wood, sliding pocket doors on each of the 2 walk-in closets and the master ensuitebathroom. All 3 doors are in good condition and functioned well at time of inspection.

5. Window ConditionsObservations:• Double Glazed, argon gas filled, sealed units in sliding metal frames, with no visible signs ofleakage/damage at time of inspection.• Double Glazed, argon gas filled, sealed unit, porthole window in the peak of the east vaulted wall,showed no visible signs of leakage/damage at time of inspection.

Master Bedroom Window Condition Master Bedroom Window Condition6. Electrical ConditionsObservations:• Receptacles are TR (Tamper Resistant) AFCI, in good condition and functioned properly at timeof inspection.• Electric baseboard heater and thermostat tested and functioned properly at time of inspection.


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7. Master Bedroom CommentsObservations:• The Master Suite consists of, bedroom area, two walk-in closets and a four piece bathroomensuite. All areas showed in good condition with no visible signs of damage or deterioration, attime of inspection.


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Bedroom 2 - Guest 1. Floor ConditionsObservations:• Wood with no visible signs of damage at time of inspection.


Bedroom 2 - Guest Wall Condition3. Ceiling ConditionsObservations:• Dry with no visible signs of damage at the time of the inspection.

4. Door ConditionsObservations:• Solid wood entry door from hallway. Door and hardware had no visible signs of damage andfunctioned properly at time of inspection.• Solid wood, sliding pocket door to/from main bathroom, in good condition and functioned properlyat time of inspection.• Solid wood double bi-fold doors on bedroom closet. Doors and hardware in good condition with novisible signs of damage, functioned properly at time of inspection.


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Bedroom 2 - Guest Door Conditions Bedroom 2 - Guest Door Conditions5. Window ConditionsObservations:• Double Glazed, argon gas filled, sealed units in sliding metal frames, in condition with no signs ofdamage at time of inspection.

6. Electrical ConditionsObservations:• Receptacles are TR (Tamper Resistant) AFCI, in good condition and functioned properly at timeof inspection.• Electric baseboard heater and thermostat were tested and functioned properly at time ofinspection.

7. Bedroom 2 CommentsObservations:• Bedroom 2 - Guest room, is located west of the main living area and can be accessed by walkingthrough the main bathroom or through its entry door down the hallway. Overall condition of theroom is good with no visible signs of damage/deterioration at time of inspection.


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Bedroom 3 - Office 1. Floor ConditionsObservations:• Solid wood with no visible signs of damage at time of inspection.• Electric baseboard heaters (2) and thermostat were tested and functioned properly at time ofinspection.


3. Ceiling ConditionsObservations:• Dry with no visible signs of damage at the time of the inspection.

4. Door ConditionsObservations:• Solid wood entry door from hallway. Door and hardware had no visible signs of damage andfunctioned properly at time of inspection.• Solid wood double bi-fold doors on bedroom closet. Doors and hardware in good condition with novisible signs of damage, functioned properly at time of inspection.• French Doors leading to front deck are wood frame with double glazed, argon gas filled, sealedglass inserts. Doors and hardware in good condition with no visible signs of damage andfunctioned properly at time of inspection.

Bedroom 3 - Office Door Conditions Bedroom 3 - Office Door Conditions5. Electrical ConditionsObservations:• Receptacles are TR (Tamper Resistant) AFCI, in good condition and functioned properly at timeof inspection


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6. Bedroom 3 CommentsObservations:• Bedroom 3 - Office, is located at the east end of the house, sharing the firewall to the attachedgarage and is accessible through the main entry door in the hallway.• The glass inserts in the french doors are the only source of natural light as there are no windowsin this room, nor are any required as there are two exit points in the event of an emergency, the halldoor and the french doors.


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Bathroom - Main 1. Bathroom LocationLocation: Main Floor

2. Bath Floor ConditionsMaterials: TileObservations:• No Visible signs of damage at time of inspection.

3. Bathroom Wall ConditionsMaterials: Drywall/PlasterObservations:• Dry with no visible signs of damage at time of inspection.

4. Bathroom Ceiling ConditionsMaterials: Drywall/PlasterObservations:• Dry with no visible signs of damage at the time of the inspection.

5. Bathroom Doors ConditionsMaterials: Solid Wood Pocket • Solid WoodObservations:• Door from main living area is solid wood. Door and hardware in good condition with no visiblesigns of damage and functioned properly at time of inspection.• Door to/from Bedroom 2 - Guest room is a solid wood pocket door. Door and hardware in goodcondition and functioned properly at time of inspection.

Bathroom - Main, Doors Condition Bathroom - Main, Doors Condition6. Bathroom Windows ConditionsStyle: NoneObservations:• No windows in the main bathroom and they are not required as there are 2 exits out of the room.

7. Electrical ConditionsObservations:• GFCI in place and functioned properly when tested at time of inspection.


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8. Heat Source ConditionsType: Electric Baseboard HeaterObservations:• Baseboard heater had no visible signs of damage and functioned properly when tested at time ofinspection.

9. Exhaust Fan ConditionsObservations:• Fan appeared in good condition and functioned properly when tested at time of inspection.• Recommend cleaning fan cover regularly as part of home maintenance.

10. Tub ConditionsStyle: Tub/Shower ComboObservations:• Fiberglass soaker tub is in like new condition with no visible signs of damage at time of inspection.

11. Tub Faucet ConditionsObservations:• Chrome, single hand operation, tub/shower combo with a hand held shower mounted on the wallabove the faucet. All appeared in like new condition and functioned properly with no visible leaks,when tested at time of inspection.

12. Shower Base ConditionsMaterials: TubObservations:• Shower is part of tub/shower combo and is in good condition at time of inspection.

13. Shower Surround ConditionsMaterials: TileObservations:• Tile and grout appeared in good condition with no visible signs of damage/deterioration at time ofinspection.

14. Shower Door ConditionsMaterials: NoneObservations:• No Door. Curtain rod is in place and in good condition at time of inspection.

15. Shower Faucet ConditionsObservations:• Chrome, single hand operation, tub/shower combo with a hand held shower mounted on the wallabove the faucet. All appeared in like new condition and functioned properly with no visible leaks,when tested at time of inspection.

16. Sink ConditionsMaterials: PorcelainObservations:• Under mount sink appears in good condition with no visible signs of damage or leaks at time ofinspection.


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17. Sink Faucet ConditionsObservations:• Chrome 3 hole mount faucet is in newer condition with no visible signs ofdamage/corrosion/deterioration/leaks and functioned properly at time of inspection.

18. Traps/Drains/Supply ConditionsObservations:• Traps, drains and supply lines appeared to be installed correctly and functioned properly with novisible signs of damage or leakage at time of inspection.

Main bathroom under sink19. Toilet ConditionsObservations:• Porcelain toilet, appeared in like new condition with no visible signs ofdamage/deterioration/leakage and functioned properly at time of inspection.

20. Counters/Cabinets ConditionsObservations:• Cabinets, cabinet doors and hardware appeared in good condition with no visible signs of damageand functioned properly at time of inspection.• Black stone counter tops appeared in good condition including back splash seal, with no visiblesigns of damage at time of inspection.

21. Bathroom - Main CommentsObservations:• Overall bathroom showed well with no areas of concern at time of inspection.


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Bathroom - Master Ensuite 1. Bathroom LocationLocation: Main Floor • Ensuite to Master bedroom

2. Bath Floor ConditionsMaterials: TileObservations:• Tile and grout appeared in good condition with no visible signs of damage/deterioration at time ofinspection.• Floor in this room is equipped with in-floor heating, which appeared to function properly at time ofinspection.

3. Bathroom Wall ConditionsMaterials: Drywall/PlasterObservations:• Dry with no visible signs of damage at time of inspection.

4. Bathroom Ceiling ConditionsMaterials: Drywall/PlasterObservations:• Dry with no visible signs of damage at the time of the inspection.

5. Bathroom Door ConditionsMaterials: Solid Wood Pocket • Solid WoodObservations:• Door to/from Master Bedroom is a solid wood pocket door. Door and hardware in good conditionand functioned properly at time of inspection.• Door from main ensuite to the water closet (toilet) is solid wood. Door and hardware in goodcondition with no visible signs of damage and functioned properly at time of inspection.

6. Bathroom Windows ConditionsStyle: Double Glazed, argon gas filled, sealed units in sliding metal framesObservations:• Windows showed no visible signs of leakage/damage at time of inspection.

Bathroom - Master Ensuite, Windows Condition


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7. Electrical ConditionsObservations:• GFCI in place and functioned properly when tested at time of inspection.• GFCI in place on in-floor heated thermostat, functioned properly when tested at time of inspection.

8. Heat Source ConditionsType: Electric Forced Air Kickboard Mount Heater • In-floor HeatingObservations:• Electric Forced Air heater appeared in good condition and functioned properly at time ofinspection.• In-floor heating appeared to be in good working order when tested at time of inspection.• GFCI on In-floor heating system functioned properly when tested at time of inspection.

9. Exhaust Fan ConditionsObservations:• Fan appeared in good condition and functioned properly when tested at time of inspection.

10. Tub ConditionsStyle: Corner Fit Soaker TubObservations:• Fiberglass soaker tub is in like new condition with no visible signs of damage or leaks at time ofinspection.

Bathroom - Master Ensuite Tub/Whirlpool Condition11. Tub Faucet ConditionsObservations:• Chrome 3 hole mount faucet and single hole mount hand held shower, appeared in like newcondition with no visible signs of damage/leaks/deterioration and functioned properly at time ofinspection.

12. Tub Enclosure ConditionsMaterials: TileObservations:• Tile and grout tube enclosure appeared in good condition with no visible signs ofdamage/deterioration at time of inspection.


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13. Shower Base ConditionsMaterials: PebbleObservations:• Pebbled base and grout appeared in good condition with no signs of damage/deterioration at timeof inspection.• Unable to determine if a proper shower pan has been installed as shower is completed with asolid pebble and grout floor.

Bathroom - Master Ensuite Shower Base Condition14. Shower Surround ConditionsMaterials: Tile • Tempered Safety GlassObservations:• Tile and grout, north and east walls of shower appeared in good condition with no visible signs ofdamage/deterioration at time of inspection.• Tempered glass, south and west walls of shower appeared in good condition with no signs ofdamage or seal deterioration at time of inspection.

15. Shower Door ConditionsMaterials: Tempered Safety GlassObservations:• Door and stainless steel hardware appeared in good condition with no signs ofdamage/deterioration at time of inspection.

16. Shower Faucet ConditionsObservations:• Chrome single hole mount, turn leaver faucet appeared in good condition with no visible signs ofdamage/corrosion/deterioration at time of inspection.• Chrome hand held shower mounted on a slide bar appeared in good condition with no sign ofdamage/deterioration/corrosion/leaks at time of inspection.

17. Sink ConditionsMaterials: PorcelainObservations:• Single under mount sink appeared in good condition with no visible signs ofdamage/deterioration/leaks at time of inspection.


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18. Sink Faucet ConditionObservations:• Chrome, 3 hole mount faucet appeared in newer condition with no visible signs ofdamage/deterioration/leaks at time of inspection.

19. Traps/Drains/Supply ConditionsObservations:• Traps, drains and supply lines appeared to be installed correctly, in good condition and functionedproperly without any signs of leakage, at time of inspection.

Ensuite bathroom under sink20. Toilet ConditionsObservations:• Porcelain toilet appeared in good condition and functioned properly with no visible signs ofdamage/deterioration/leaks at time of inspection.

21. Counters/Cabinets ConditionsObservations:• Cabinets, cabinet doors and hardware appeared in good condition with no visible signs of damageand functioned properly at time of inspection.• Black stone counter tops appeared in good condition including back splash seal, with no visiblesigns of damage at time of inspection.

22. Bathroom Ensuite CommentsObservations:• Overall the ensuite showed well with no areas of concern at time of inspection.


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Other Interior Areas Other Interior Areas section covers areas of the house that are not considered part of theBathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Other Interior Areasusually consist of hallways, foyer, and other open areas. Within these areas the inspector isperforming a visual inspection and will report visible damage, wear and tear, and moisture problemsif seen. Personal items in the structure may prevent the inspector from viewing all areas on theinterior.

1. Floor ConditionsObservations:• Wood floors throughout the home appeared in good condition with no significant signs ofdeterioration/damage at time of inspection.


3. Ceiling ConditionsObservations:• Dry with no visible signs of damage at the time of the inspection.

4. Door ConditionsObservations:• South front entry door is solid wood with a full length sidelight on either side. Door, hardwareappeared in good condition with no visible signs of damage and functioned properly at time ofinspection.• North back entry door is solid wood frame with double glazed argon gas filled glass sealed unitinsert. Door and hardware appeared in good condition with no signs of damage at time ofinspection.• Solid wood bi-fold double doors are on both hallway closets. Doors and hardware appeared ingood condition with no signs of damage and functioned properly at time of inspection.

5. Windows ConditionsObservations:• Sidelights at south front entry door are double glazed, argon gas filled, glass sealed units thatappeared in good condition with no visible signs of damage/leaks at time of inspection.

6. Electrical ConditionsObservations:• TR (Tamper Resistant) Receptacles are all in good condition with no signs of damage andfunctioned properly at time of inspection.

7. Other Interior Area CommentsObservations:• Other interior areas consists of: South front entry way, Open concept hallway to north back entrydoor and Hallway that runs east/west through the centre of the home to the garage fire door.


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Crawlspace 1. Crawlspace AccessMaterials: Entrance to crawlspace is located at the west end of the home behind the garage.

2. Foundation CommentsMaterials: CrawlspaceObservations:• Crawlspace runs the full length and width of the home and ranges in height from 4ft to about 2ft inthe south east end.

Crawlspace Foundation Comments3. Crawlspace Floor ConditionsMaterials: ConcreteObservations:• Floor is in good condition with no signs of damage/deterioration/moisture penetration, at time ofinspection.

Crawlspace Floor Condition


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4. Crawlspace Walls ConditionsMaterials: Unfinished • Wood • ConcreteObservations:• Walls have been insulated and show no signs of damage/deterioration/moisture penetration, attime of inspection.

Crawlspace Walls Condition5. Crawlspace Ceiling ConditionsMaterials: Open Beam • Wood • JoistsObservations:• Ceiling is wood open beam/joists that showed in good condition with no visible signs ofdamage/deterioration/moisture at time of inspection.

Crawlspace Ceiling Condition6. Exterior Door ConditionsMaterials: WoodObservations:• Solid wood entry door is in good condition with no signs of damage and functioned properly attime of inspection.• Door has a keyed lockset which showed in good condition and functioned properly at time ofinspection.


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Crawlspace Exterior Doors Condition7. Joist ConditionsMaterials: Conventional 2 x 10 Framing • Wood beamObservations:• Joists are uninsulated with conventional cross bracing. All appeared in good condition with nosigns of damage/deterioration/moisture penetration, at time of inspection.

Crawlspace Joist Condition8. Beam ConditionsMaterials: Wood • Laminated Veneer Lumber / Conventional LumberObservations:• Beams on 8"x8" solid wood posts. All appeared in good condition with no signs ofdamage/warpage/deterioration/moisture penetration, at time of inspection.


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Crawlspace Beams Condition9. Support Posts ConditionsMaterials: WoodObservations:• Posts are a solid 8"x8" on a 24"x24" concrete pad footing. Posts showed some typical checkingcracks, otherwise appeared in good condition with no signs of damage/deterioration at time ofinspection.

Crawlspace Support Posts w/checking cracks10. Ventilation ConditionsMaterials: Screened openingsObservations:• Screens appeared in good condition with no visible signs of damage/deterioration at time ofinspection.

11. Electrical ConditionsObservations:• Electrical receptacle and light switch are located just inside the entry door on the ceiling joists.Both appeared in good condition and functioned properly at time of inspection.


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Crawlspace Electrical Conditions12. Plumbing ConditionsMaterials: ABS • PEXObservations:• Water supply and waste lines are secured to the ceiling joists and appeared in good condition withno visible signs of damage/leaks at time of inspection.• Waste line and discharge appear to be at correct drainage angles and showed no visible signs ofdamage/leaks at time of inspection.• All water supply and waste lines appeared to be functioning properly at time of inspection.

Crawlspace Visible Plumbing Condition Crawlspace Visible Plumbing Condition13. Insulation ConditionsMaterials: Vinyl Clad Fiberglass BattingObservations:• Perimeter foundation walls are all insulated. All appeared in good condition with no visible signsof damage/deterioration/rodent droppings, at time of inspection.


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Crawlspace Insulation Condition14. Vapour Barrier ConditionsObservations:• Vinyl Clad Fiberglass batt barrier is installed and appeared in good condition with no visible signsof damage/deterioration at time of inspection.

15. Fuel Piping ConditionsMaterials: Black Iron • Copper FlexObservations:• Iron piping is secured to the ceiling joists and supplies propane to the stove/oven, fireplace andoutdoor BBQ. All piping appeared secure, in good condition with no visible signs of damage or gasleak detected, at time of inspection.• Flexible copper pipe is linked into propane line and connects to fireplace and BBQ hookups.Piping appeared in good condition with no signs of damage or leak detection at time of inspection.

Crawlspace Fuel Piping Type Crawlspace Fuel Piping Type


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16. Crawlspace CommentsObservations:• Noticed mouse traps laid out on the crawlspace floor but did not find and visible signs of rodentsor rodent droppings at time of inspection. Recommend that crawlspace be checked for signs ofrodents and destroying insects on a regular basis as part of home maintenance to mitigate risk ofpossible damage to property.


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Attic 1. Methods Used to InspectHow Inspected: Accessible by ladder, through the garage ceiling. • Not Accessible

2. Framing ConditionsStyle: TrussObservations:• 2" x 4" Truss structure appeared in good condition with no visible signs of damage at time ofinspection.

Attic Framing Condition3. Sheathing ConditionsMaterials: OSB (Oriented Strand Board)Observations:• Sheathing appeared in good condition with no visible signs of fungalgrowth/deterioration/damage/leaks at time of inspection.

Attic Sheathing Condition

Definition

Oriented Strand Board (OSB), also known as flakeboard, sterling board and aspenite, is a type of engineered lumber similar to particle board, formed by adding adhesives and then compressing layers of wood strands (flakes) in specific orientations.


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4. Evidence of LeakingObservations:• Dry with no visible signs of leaks or moisture penetration at time of inspection.

5. Insulation ConditionsMaterials: FiberglassObservations:• Appeared to have 6-10" of blown in insulation present, with no visible signs ofdamage/deterioration/moisture/rodents/insects at time of inspection.

Attic Insulation Condition6. Ventilation ConditionsStyle: Hooded Roof Vents • Soffit Vents • Rafter VentsObservations:• Interior side of vents and vent screens appears in good condition with no signs of damage/leaksat time of inspection.• Rafter vents are installed keeping the insulation from blocking the soffit vents. Vents appeared ingood condition with no signs of damage/leaks at time of inspection.

Attic Ventilation Conditions


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7. Distribution/Ducting ConditionsStyle: Vent DuctsObservations:• Bathroom exhaust vent ducts are insulated to mitigate moisture accumulation.

8. Attic CommentsObservations:• Attic appeared in good condition overall with no visible evidence ofcreatures/droppings/leaks/moisture or any other concerns at time of inspection.• Attic should be reviewed at least twice per year to ensure ventilation openings are clear and toensure development of mold is kept in check. While there may be very little or no evidence ofmould buildup in the attic at time of inspection, it can reproduce and spread rapidly shouldconditions allow it to. Mold can be potentially hazardous and will spread when moisture enters theattic cavity and is not vented to the exterior. Any area of suspected mold should be reviewed by aqualified contractor for analysis and removal.• Attic inspection was limited due to limited access and walking areas. Blown in insulation mayconceal defects, as a result the attic inspection only reveals a general condition of the space. Alarge portion of the house has a cathedral ceiling that cannot be inspected. If a further detailedinspection is required a specialized contractor should be consulted.


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GlossaryGlossary

Term DefinitionABS Acronym for acrylonitrile butadiene styrene; rigid black plastic

pipe used only for drain lines.AFCI Arc-fault circuit interrupter: A device intended to provide

protection from the effects of arc faults by recognizingcharacteristics unique to arcing and by functioning to de-energizethe circuit when an arc fault is detected.

Expansion Tank An expansion tank or expansion vessel is a small tank used toprotect closed (not open to atmospheric pressure) water heatingsystems and domestic hot water systems from excessivepressure. The tank is partially filled with air, whosecompressibility cushions shock caused by water hammer andabsorbs excess water pressure caused by thermal expansion.

GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

OSB Oriented Strand Board (OSB), also known as flakeboard, sterlingboard and aspenite, is a type of engineered lumber similar toparticle board, formed by adding adhesives and thencompressing layers of wood strands (flakes) in specificorientations.

PEX Cross-linked polyethylene, commonly abbreviated PEX, XPE orXLPE, is a form of polyethylene with cross-links. PEX is analternative to polyvinyl chloride (PVC), chlorinated polyvinylchloride (CPVC) or copper tubing for use as residential waterpipes.

TPR Valve The thermostat in a water heater shuts off the heating sourcewhen the set temperature is reached. If the thermostat fails, thewater heater could have a continuous rise in temperature andpressure (from expansion of the water). The temperature andpressure could continue to rise until the pressure exceeds thepressure capacity of the tank (300 psi). If this should happen, thesuper-heated water would boil and expand with explosive force,and the tank would burst. The super-heated water turns to steamand turns the water heater into an unguided missile. To preventthese catastrophic failures, water heaters are required to beprotected for both excess temperature and pressure. Usually, themeans of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Mostof these devices are set to operate at a water temperature above200° F and/or a pressure above 150 psi. Do not attempt to testthe TPR valve yourself! Most water heating systems should beserviced once a year as a part of an annual preventivemaintenance inspection by a professional heating and coolingcontractor. From Plumbing: Water Heater TPR Valves


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TR Tamper Resistant (TR) receptacles have spring-loaded shuttersthat close off the contact openings, or slots, of the receptacles.When a plug is inserted into the receptacle, both springs arecompressed and the shutters then open, allowing for the metalprongs to make contact to create an electrical circuit.

!METASTART!<template>Side by side::<identities>6D1E9531F4E14ACEB80726DF32206BD6##!METAEND!

Report created by FLIR Tools for Mac

FLIR0078.JPG 2017/11/14 21:08:30

1

19.1

12.1

FLIR0078.JPG 2017/11/14 21:08:30

MEASUREMENTS °CSpot 1 14.5

PARAMETERSEmissivity 0.90Refl. temp. 20.00 °CDistance 1.00 mRelative humidity 50 %Atmospheric temperature 20.00 °CTransmission 0.94

home inspection report · • the interior portion of the roof showed no signs of moisture,...

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