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HomePro Inspection Services PO Box 2574, Yellowknife, NT, X1A 2P9

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Home Inspection Report

Inspection prepared for: Jane Smith

Address: 123 Main St, Yellowknife, NT

Date: August 1, 2009

NOTICE: This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a qualified inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property.

Daniel Gillis, Building Inspector

Jane Smith 123 Main St, Yellowknife, NT

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This inspection report is provided for the exclusive use of the client named above.

No use of the information by any other party is intended.

HomePro

Summary

Two-storey framed single family dwelling on slab-on-grade foundation. The quality of construction is

average. The interior of the house has been maintained well, and the overall condition is consistent

with the age of the house, with the exception of cracking due to differential settlement. The low-sloped

portion of the roof has been re-surfaced recently, and a new water heater has been installed within the

past year.

Table of Contents

Summary ....................................................................................................................................................... 2

General Information ..................................................................................................................................... 3

Exterior .......................................................................................................................................................... 4

Structural ...................................................................................................................................................... 7

Roofing .......................................................................................................................................................... 8

Electrical ...................................................................................................................................................... 10

Plumbing ..................................................................................................................................................... 11

Heating & Cooling ....................................................................................................................................... 13

Interior ........................................................................................................................................................ 15

Insulation & Ventilation .............................................................................................................................. 17


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HomePro

General Information

The Home Inspector’s Report is based on a visual examination of the readily accessible features of the

building.

The inspection is performed in accordance with the Standards of Practice of the Canadian Association of

Home and Property Inspectors (CAHPI).

This report is an opinion of the present condition of the property. It is not a guarantee, warranty or an

insurance policy with regards to the property.

Inspection Address 123 Main St, Yellowknife, NT

Inspection Date Aug 1, 2009

Weather Overcast and warm

Inspector Daniel Gillis

Client Jane Smith

Buyer Agent

Inspection Fee Waived

Structure Type Wood Frame

Furnished Furnished

Number of Stories 2

Structure Style Single family

Structure Orientation South-West

Approximate Date of Construction 1975

People Present for Inspection

This report is an opinion of the present condition of the property. It is not a guarantee, warranty or an

insurance policy with regards to the property. Property conditions can and do change with time and

use. Appliances and mechanical devices can fail at any time, plumbing gaskets and seals may crack and

leak if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of

the apparent condition of the roof, and the performance of the structure and the systems may change

due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the

structure after the inspection may render information contained herein obsolete or invalid.


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HomePro

Exterior

Description and Materials

Grading and Drainage Moderate slope away from house

Driveway Gravel

Walkways Gravel

Wall Covering Wood (Lapped)

Fascia & Soffits Metal

Eaves & Downspouts None

Doors Insulated metal

Windows Casement Vinyl frame

Garage Door None N/A

Skirting N/A

Deck Wood

Patio None

Exterior Stairs None

Limitations

Limited or no access: Limited access under deck

Deficiencies & Comments

Exterior wooden cladding in excellent condition. To maintain this, please respect the recommended

clearances as noted below.

While performance of lot drainage and water handling systems may appear serviceable at the time of

inspection, the inspector CANNOT always accurately predict this performance as conditions constantly

change. Furthermore, items such as leakage in downspout/gutter systems are very difficult to detect

during dry weather. Inspection of foundation performance and water handling systems, therefore, is

limited to visible conditions and evidence of past problems.

Suggest installing gutters and downspouts for effective water management.

An effective water management program is required for all homes. This includes maintenance of all

wooden components, caulking of all openings and ongoing vigilance of water handling systems, roof and

flashings. Buyer is advised that while there may not be evidence of water intrusion into structure at

time of inspection, NO STATEMENT referring to future performance can be made due to changing

weather and structure conditions.


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HomePro

Missing door & window trim. These are necessary not only for cosmetic reasons, but to protect against

water damage. As a minimum, I recommend you seal all door- and window-frames from the exterior

with silicone sealant. Better still; install proper flashing over the windows to promote better drainage.

Insufficient wood / grade and wood / roof clearances. A minimum of 6” clearance is recommended to

avoid water seepage and damage to wooden siding. Also, stacking wood next to a wooden siding wall

will promote rot.

Small patio outside rear door is not level. Recommend this be temporarily removed so that the concrete

pad underneath can be adjusted or re-poured to slope correctly away from the building, then replace

the patio on an even level. The current arrangement tends to force water to flow under the foundation,

as well as highlight the differential settlement that has taken place.

Insufficient clearance between wood siding & grade, roofing and stacked wood

Windows & doors need to be better weather-proofed


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HomePro

The overflow line on the water tank is broken. This will cause water damage to the wooden siding over

time. Recommend replacement.


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Structural


Foundation Structure Concrete pad

Foundation Configuration Slab on grade

Wall Structure 2x6 stud wall

Floor Structure 4” Concrete pad

Roof Structure Prefabricated wood truss

Access Method

Crawlspace / Foundation N/A

Attic Exterior door in gable end

Limitations

Restricted / No Access: No access to slab foundation for inspection or levelling


Significant evidence of differential settlement: cracks in drywall, buckling trim and windows not sitting

level in their openings.

Evidence of differential settlement


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HomePro

Roofing


Roof Covering Asphalt shingles

Roof Condition Varying conditions; see below

Roof Slope 4/12 slope 2nd

Roof: 12/12 slope

Flashing Galvanized and rubber

Chimney / Flue Metal chimney in satisfactory condition – ensure that flue is

professionally cleaned at least once a year

Attic Vents Air vents properly installed and maintained

Plumbing Stack ABS vents - satisfactory

Skylights N/A

Access Method

Roof inspection method Inspected by walking over entire roof

Limitations

Limited or no access:


Recommend resealing all flashings and through the roof vents as a part of routine maintenance.

Steep roof shingles appear to be in the middle of their life; expect approximately 10 more years of

service. The low-slope shingles appear to be quite new and in excellent shape. Expect another 15 years

of service (wear is faster for low-slope shingles, as water can gain access easier)


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HomePro

Galvanized flashing Rubber flashing

High-slope roof Low-slope roof


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Electrical


Main service drop Overhead Copper

Main service current 100 amp

Main service voltage 120 / 240 volt

Distribution panel location Main floor family room

Distribution panel rating 100 amp

Distribution panel type Breakers

Distribution panel condition Good

Distribution panel grounding The main electrical panel appears to be properly grounded.

Main service ground wire Not visible

Distribution wiring Vinyl-wrapped copper

GFI outlets None

GFCI outlets None

Lights and Switches All tested interior and exterior lights were functional

Receptacle Outlets All tested interior and exterior outlets were functional, with

exceptions noted below.

Smoke detectors Installed but not tested - recommend you test monthly

Carbon monoxide detectors Not visible

Doorbell Not operational

Limitations

Limited or no access: Distribution wires not visible, as they are hidden in the wall. Type

and size was determined by looking at the wiring exiting the

distribution panel.

Main ground wire connection not visible.


Masthead and drip loop installed correctly at Service Drop.

Exterior outlet near front door is not wired correctly – it shows an open neutral.


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HomePro

Plumbing


Domestic Water Heater (DWH) 1-year old, 50 gallon, located in main floor utility room

DWH Make / Model Bradford White / Serial # YC1047939

DWH Fuel Electric

DWH Drain Valve / Drip Pan Appear to be functional

DWH Combustion / Venting N/A

Main shut-off location Located in utility room, main floor

Sump pump None visible

Water supply Truck delivery

Supply service piping N/A

Interior supply piping Not visible

Waste system Public waste

Waste, drain & vent ABS

Freeze protection None visible

Water flow in highest bath Satisfactory

Bathroom sink Appeared functional

Bathroom tub / shower Appeared functional

Shower surround Plastic

Shower base (Tub)

Bathroom toilet Appeared functional

Kitchen sink Appeared functional

Laundry pump Electric - not tested

Limitations

Limited or no access: N/A

Water Quality Not evaluated

Shut-off Valves Not tested. Since main shutoff valves are operated infrequently, it is not unusual for them to become inoperable over time. They often leak or break when operated after a period of inactivity. For this reason main shutoff valves are not tested during a home inspection. We suggest caution when operating shutoffs that have not been turned for a long period of time. All shutoff valves and angle stops should be turned regularly to ensure free movement in case of emergency.

Shower Stall Surrounds Not tested for water-tightness

Tub & Sink Overflows Not tested


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HomePro

Well & Septic Systems N/A


All plumbing fixtures, drains and vents appear in good working condition. Recommend that caulking be

applied around bathroom sink.

Bath tub surround in good condition, well-sealed.

Shut-off valves have been provided for all bath and kitchen plumbing fixtures. These were not tested.


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HomePro

Heating & Cooling


Heating System Forced Air Furnace

Make / Model Rheem

Heating Fuel Oil

Age of Furnace / Boiler Approx. 6 years

Location Main floor utility room

Main fuel shut-off location Main floor utility room

Power / Efficiency 75,000 BTUs 83%

Exhaust Venting Metal

Heat Exchanger Visually inspected with mirror: normal soot deposits in heat

exchange chamber – service annually

Combustible Clearances Unsatisfactory - personal effects are stacked too close to the

heating vents - this is a safety consideration

Distribution System Metal supply ducts Satisfactory condition

Return Air System Metal supply ducts Satisfactory condition

Service Condition Well Lit Insufficient clearances Tidy

Air Filter Filter is new – this should be changed at least every 3 months

during the heating season

Fuel Tank Location Outside

Tank Condition Tanks shows some rust - please monitor and replace when

necessary.

Tank Certification Oil tank is NOT certified, no data plate was found. Insurance

companies may not provide coverage for uncertified tanks,

regardless of their apparent condition.

Thermostat Located in the family room

Air Conditioning N/A

Limitations

Heat Exchanger Not fully inspected – this is not possible without

disassembling the furnace, so only a small portion of the heat

exchanger was inspected. Cracks in the heat exchanger can

cause inefficient combustion, and can allow combustion

products to enter the furnace room. Furnace should be

service by a qualified technician on a yearly basis to ensure

proper and safe operation.


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HomePro


Furnace operated correctly when tested.

Air Filter should be changed every 3 months during the heating season.

Air ducts were last cleaned on Nov 6 2007, as noted on an information tag. Recommend a full duct

cleaning every 3 to 3 years.

Fuel tank is not certified – recommend replacement as soon as possible, as it is showing signs of

deterioration and rust.

Recommend that new fuel tank be placed further from the exterior wall, to prevent water damage

to both the tank and the wall, and also to prevent possible oil leakage from damaging the wall.


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HomePro

Interior


Floor finishes High-quality linoleum and some click-flooring

Wall finishes Gypsum

Ceiling finishes Gypsum

Window Trim Wood

Interior doors 6-Panel wood, hollow core

Bathrooms Full bath on main floor

Bathroom floor / wall Linoleum Gypsum

Kitchen cabinets Wood veneer

Kitchen counters Formica

Kitchen appliances Electric range, fridge and dishwasher

Fireplaces / woodstoves None

Interior stairs Stairs are in serviceable condition, but are too steep. This is a

safety concern

Limitations



The floors inside this dwelling are very much out of level, giving direct evidence of differential

settlement.

Cracking noted in some drywall. This is an indication of differential settlement, as noted in the

Structural section.

Recently painted walls and ceilings can conceal previous and current water issues. No moisture readings

noted at time of inspection.

Kitchen cabinet doors need slight adjustments.

The interior stairs are not built according to code, and are too steep. This is to accommodate the limited

space on the main floor. This could be a safety concern, although the stairs have been well-built, with

proper guardrails.


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HomePro

Some interior trim has not been completed, or has been knocked off by foot traffic.

Typically, code and safety requirements are that

stair Rise/Run is 7/10. These stairs are 8.5/8.


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HomePro

Insulation & Ventilation


Attic / roof space 2x10 stud framing

Attic insulation Fibreglass batt

Attic R-value R30 (9" batt)

Main Wall R-value R20 (6" batt) No exterior rigid board added

Insulated floor R-value None

Basement Wall R-value R12 (4" batt)

Crawlspace skirting R-value N/A

Slab on grade R-value N/A

Attic ventilation Turbine vents Apparently sufficient

Crawl space ventilation N/A

House ventilation Furnace make-up air

Access Method

Attic inspection method N/A - cathedral roof

Limitations


Some insulation values are estimates only, as inspector

cannot view inside walls and below floors. Values given are

best estimates, based on wall thickness, age and condition of

home.


Bath exhaust vent not

properly installed.

Supply vent near stairs not

properly installed.

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