sample townhouse inspection · 2017-11-17 · inspection process. i. the general home inspection is...

Property Inspection Report

Prepared by: Cabin to Castle Property Inspections

Table of Contents

Company Information 3

Thank you for choosing Cabin to Castle! 3

Definitions 3

Scope of Inspection 4

Work Order & Property Information 6

Inspection Team 6

Garages 6

Kitchens 7

Bathrooms 9

Bedrooms 11

Living Rooms 11

Hallways 11

Foyers 12

Attics 12

Smoke Detectors 13

Lots & Grounds 14

Electrical Panels 14

Heating Systems 15

Plumbing 15

Hot Water Heaters 16

Structure 17

Laundry Room 18

Basement Area(s) 18

Cabin to Castle Property Inspections11:20 November 09, 2017

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Palm-Tech Inspector, Copyright © 1998-2017, PDmB, Inc.

Table of Contents (continued)

Summary 19


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Company InformationThis software is licensed to: Inspector Name John Davis Company Name Cabin to Castle Property Inspections See 'Work Order' for information on who completed your inspection.

Cabin to Castle Property Inspections Inc. Head Office #201 - 10493 184 Street Edmonton, Alberta Edmonton & Area Phone#: (780) 487-7177 Red Deer & Area Phone#: (403) 347-7191 Email: [email protected] Website: www.cabintocastle.ca Facebook Page: www.facebook.com/Cabin2Castle/

Thank you for choosing Cabin to Castle!

Dear , Thank you for choosing Cabin to Castle to inspect your prospective property today! Below you will find your detailed report which goes room by room and through the various components of the property. Should you have any questions regarding this inspection report or additional services feel free to contact us at the information provided in the company information. At the end of the report, you will find a broken down summary of General Maintenance, Requires Attention, and items requiring Immediate Attention/Action. At Cabin to Castle, we take pride in providing you with a professional inspection; however, in some cases due to various electronic devices we use to generate your report, auto spelling correction and/or auto predictive text can generate unwanted spelling mistakes. We try our best to correct these mistakes, but due to the detail provided in your report, this may still occur.

Definitions

Additional pages may be attached to this report. Read them very carefully. This report may not be complete without the attachments. Comments may be provided by the inspector whether or not an item is deemed in need of repair. Inspectors can only perform non-invasive inspections and as such they are limited to only those components or systems to which they can readily have access, examine, and to which non-invasive equipment may be applied.

Inspected Component appears to be acceptable/operational with no obvious significant defects at time of inspection.

General Maintenance Typical maintenance and upkeep common on all homes and required regularly for proper care of home

Defective / Inoperable Components noted to be defective / in-operable normal at time of inspection due to defects, lack of power/water, etc. and may require repair/replacement (refer to notes)

Recommend Attention Requires/Recommend attention as it may cause future deficiencies and/or damage; recommend further evaluation / monitoring and/or repairs as soon as practicable or convenient. Refer to notes at the listed component.

Immediate Concern Component(s) noted to be in deficiency, inoperative or with safety concerns/hazards that should be addressed immediately. Refer to notes provided at listed component(s).


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Scope of InspectionDefinitions and Scope 1.1. A general home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. The scope of work may be modified by the Client and Inspector prior to the inspection process. I.The general home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions. II.The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection. 1.2. A material defect is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at or beyond the end of its normal useful life is not, in itself, a material defect. 1.3. A general home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. Inspection reports may include additional comments and recommendations.

Limitations, Exceptions & Exclusions 2.1. Limitations: I.An inspection is not technically exhaustive. II.An inspection will not identify concealed or latent defects. III.An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic defects, etc. IV.An inspection will not determine the suitability of the property for any use. V.An inspection does not determine the market value of the property or its marketability. VI.An inspection does not determine the insurability of the property. VII.An inspection does not determine the advisability or inadvisability of the purchase of the inspected property. VIII.An inspection does not determine the life expectancy of the property or any components or systems therein. IX.An inspection does not include items not permanently installed. X.These Standards of Practice apply only to properties with four or fewer residential units. 2.2. Exclusions: I. The inspector is not required to determine: A.property boundary lines or encroachments. B.the condition of any component or system that is not readily accessible. C.the service life expectancy of any component or system. D.the size, capacity, BTU, performance or efficiency of any component or system. E.the cause or reason of any condition. F.the cause for the need of correction, repair or replacement of any system or component. G.future conditions. H.compliance with codes or regulations. I.the presence of evidence of rodents, birds, animals, insects, or other pests. J.the presence of mold, mildew or fungus. K.the presence of airborne hazards, including radon. L.the air quality. M.the existence of environmental hazards, including lead paint, asbestos or toxic drywall. N.the existence of electromagnetic fields. O.any hazardous waste conditions. P.any manufacturers' recalls or conformance with manufacturer installation, or any information included for consumer protection purposes. Q.acoustical properties. R.correction, replacement or repair cost estimates.


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Scope of Inspection (Continued)S.estimates of the cost to operate any given system. II. The inspector is not required to operate: A.any system that is shut down. B.any system that does not function properly. C.or evaluate low-voltage electrical systems such as, but not limited to: 1. phone lines; 2. cable lines; 3. satellite dishes; 4. antennae; 5. lights; or 6. remote controls. D.any system that does not turn on with the use of normal operating controls. E.any shut-off valves or manual stop valves. F.any electrical disconnect or over-current protection devices. G.any alarm systems. H.moisture meters, gas detectors or similar equipment. III. The inspector is not required to: A.move any personal items or other obstructions, such as, but not limited to: throw rugs, carpeting, wall coverings, furniture, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, pets, or anything else that might restrict the visual inspection. B.dismantle, open or uncover any system or component. C.enter or access any area that may, in the opinion of the inspector, be unsafe. D.enter crawlspaces or other areas that may be unsafe or not readily accessible. E.inspect underground items, such as, but not limited to: lawn-irrigation systems, underground storage tanks or other indications of their presence, whether abandoned or actively used. F.do anything which may, in the inspector's opinion, be unsafe or dangerous to the inspector or others, or damage property, such as, but not limited to: walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets. G.inspect decorative items. H.inspect common elements or areas in multi-unit housing. I.inspect intercoms, speaker systems or security systems. J.offer guarantees or warranties. K.offer or perform any engineering services. L.offer or perform any trade or professional service other than general home inspection. M.research the history of the property, or report on its potential for alteration, modification, extendibility or suitability for a specific or proposed use for occupancy. N.determine the age of construction or installation of any system, structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements. O.determine the insurability of a property. P.perform or offer Phase 1 or environmental audits. Q.inspect any system or component that is not included in these Standards. For the full version of Standards of Pratice please follow this link for the PDF File: https://docs.google.com/file/d/0B35VYl5fbTvSbVFOakJUejRoZms/edit?usp=sharing


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Work Order & Property InformationInspection Information Date of inspection: October 20, 2017 Inspection Time: Property Address: Property Information Approximate Sq Footage: Approximate Age: 1988 Property Occupancy: Present @ Inspection: Client & Realtor Information Client Name: Client Phone#: Client / Realtor E-Mail: Realtor Name: Inspection Fee & Payment Method Inspection Fee: Method of payment:

Inspection TeamInspector/Lic. (#1): Inspector/Lic. (#2):

Garages Front Garage Car Spaces: Double Structure Type: Attached Garage Limitations: Clutter/storage, Storage/Boxes

Garage Structure Inspected Foundation: Concrete Grade Beams - Minor shrinkage/stress

cracks present, Efflorescence present

General Maintenance Floor Slab: Concrete - Cracks present, Heaving, Recommend caulking gap between floor slab & grade beams with masonry caulking to prevent moisture penetration beneath the slab. Recommend sealing/filling cracks to prevent the potential of water penetration and expanding of cracks


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Garages (Continued)Floor Slab: (continued)

Inspected Walls: Finished drywall - Typical wear & tear Inspected Wall Insulation: Fiberglass - Unable to obtain accurate reading Inspected Ceiling: Finished drywall - Typical wear & tear Doors, Windows & Electrical Recommend Attention Garage to House Door: Metal-clad - Closure hinges missing & required for automatic

closing of door (fire/CO safety seal), Typical wear & tear Inspected Overhead Door(s): Insulated aluminum - Automatic opener: operational, Safety sensors:

operational General Maintenance Electrical: 120V (15A) Receptacles & Lighting - Recommend GFCI protecting garage

receptacles, it is common for tools/equipment to be used near moisture/outdoors connected to garage receptacles.

General Maintenance Stairs: Wood/unfinished stairs - Handrails: over-spaced spindles (max 4") Garage Attic See "Attic" Section Inspected Roof Framing: Truss/Engineered truss construction, 2x4" - No visual indications of

significant / detrimental lumber stress and/or fatigue. Inspected Sheathing: OSB sheathing - No visual indications of significant or current water staining Inspected Attic Insulation: Blown-in cellulose Inspected Attic Access Door: Not Insulated, Missing weatherstripping Inspected Ventilation: Roof&Soffit Vents Present, Gable Vents Present

KitchensDue to the unpredictable and latent nature of appliance problems, no warranty can be provided that appliances will not develop problems after the inspection. Due to the unpredictable nature of plumbing leaks, it is important to stress that unforeseen leaks can occur at any time, especially if the home is vacant for a period of time, and no warranty can be provided that leaks will not develop after the inspection. Appliances are tested for basic operation and their condition is noted at time of inspection.

Main floor kitchen & dining nook Kitchen Limitations: None/Not Applicable Appliances Inspected Dishwasher: Kenmore - Dishwasher operational at time of inspection, Typical wear & tear,

Shut-off valve under sink present


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Kitchens (Continued)Dishwasher: (continued)

Inspected Refrigerator: Maytag - Refrigerator operational at time of inspection, Typical wear & tear

Inspected Cooking Appliances: GE - Typical wear & tear, Over/range operational at time of inspection

Inspected Rangehood: Exterior vented rangehood - Operational at time of inspection. Exterior venting present, Older Appliance - Expect repairs, plan for replacement.

Kitchen Area Inspected Door: Bi-fold door(s) Pantry - Typical wear & tear General Maintenance Windows: Vinyl Thermal, Operational & Fixed-pane unit(s) - Recommend re-caulk

windows frames/casings Inspected HVAC Source: Floor register(s) - Recommend cleaning ducts. Inspected Floor: Linoleum/Lino Tile - Typical wear & tear and/or stains, Gaps present in flooring

joints Inspected Walls: Plaster/drywall - Typical wear & tear and/or minor finish cracks Inspected Ceiling: Stipple/Textured drywall - No moisture stains at time of inspection, Typical wear &

tear General Maintenance Electrical: 120 VAC Lighting & Receptacles - Non-GFCI protected receptacle: Recommend

GFCI protection within 1.5m (59") of all water/moisture sources (sinks, plumbing, exterior, etc.).

General Maintenance Sink&Faucets: Stainless steel sink, Standard faucets - Surface wear/scratches, Faucets are worn/old and no longer effortlessly/effectively working -replacement when practical is recommended.

Inspected Plumbing&Drainage: Supply: Poly-B & Braided Line, Drainage: ABS/PVC - No active leaks observed from visible supply/drainage lines at time of inspection.


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Kitchens (Continued)General Maintenance Counter Tops: Laminate - Recommend caulking / re-caulking along counter, back-splash

and/or side-splash & maintain, Typical wear & tear General Maintenance Cabinets: Wood/plywood - Typical wear & tear, Recommend caulk/re-caulk along toekicks

of cabinets and floor (and island base if applicable), Water damage and/or stains present under the counter

BathroomsDue to the unpredictable nature of plumbing leaks, it is important to stress that unforeseen leaks can occur at any time, especially if the home is vacant for a period of time, and no warranty can be provided that leaks will not develop after the inspection. Following a regular maintenance routine can be beneficial in reducing chances of moisture penetration & damage.

Main Floor: Main-Bath Bathroom Inspected Door: Hinged door(s) - Typical wear & tear, Missing door-stopper Inspected HVAC Source: Floor register(s) - Recommend cleaning ducts. Inspected Floor: Linoleum/Lino tile - Typical wear and tear/ staining, Gaps in flooring joints/along

walls/trim/baseboards Inspected Walls: Plaster/drywall - Typical wear & tear and/or minor finish cracks Inspected Ceiling: Stipple/Textured drywall - No moisture stains at time of inspection, Typical wear &

tear Recommend Attention Electrical: 120V Lighting Circuits, GFCI Receptacle(s) - Faulty GFCI receptacle -

replacement required General Maintenance Ventilation: Exhaust fan - Recommend cleaning exhaust fan and/or cover Cabinets, Plumbing & Fixtures General Maintenance Counters&Cabinets: Laminate Counter, Laminate/wood/plywood cabinets - Typical

surface wear/damage, Recommend re-caulk counter and/or backsplash/sidesplash, Recommend caulking/recaulking along base/toe-kicks of cabinets

General Maintenance Sink&Faucets: Standard faucets, Enameled sink - Recommend caulk along wall(s), Recommend caulk/re-caulk sink lip

Inspected Plumbing&Drainage: Supply: Poly-B & Braided Line, Drainage: ABS/PVC - No active leaks observed from visible supply/drainage lines at time of inspection.

Recommend Attention Toilets: Operational, Loose base - ***No leaks from toilet or high moisture readings around base of toilet "at time of inspection". Recommend caulking base of toilet, leave back open for water to escape in event of seal failure. Loose and/or unsecured toilet base - recommend resecuring

General Maintenance Shower Surround: Acrylic/fibreglass surround, Acrylic/fibreglass base - ***No leaks from tub/shower or high moisture readings detected at time of inspection around tub/shower, Typical surface wear present, Recommend caulking perimeter of tub/shower & base along floor.

Inspected Tub/Shower Faucets: Standard faucets - ***No active leaks observed at time of


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Bathrooms (Continued)Tub/Shower Faucets: (continued)

inspection. Main Floor: En-Suite Half-Bath Limitations: None Inspected Door: Hinged door(s) missing Inspected HVAC Source: Floor register(s) - Recommend cleaning ducts. General Maintenance Floor: Tile, Linoleum/Lino tile - Gaps in flooring joints

recommend repairs

Inspected Walls: Plaster/drywall - Typical wear & tear and/or minor finish cracks Inspected Ceiling: Stipple/Textured drywall - No moisture stains at time of inspection, Typical wear &

tear Inspected Electrical: 120V Lighting Circuits, GFCI Circuit - Operational GFCI Receptacles/Outlets reset

is in main bathroom GFCI receptacle General Maintenance Ventilation: Exhaust fan - Recommend cleaning exhaust fan and/or cover Cabinets, Plumbing & Fixtures General Maintenance Counters&Cabinets: Laminate Counter, Laminate/wood/plywood cabinets - Typical

surface wear/damage, Recommend re-caulk counter and/or backsplash/sidesplash, Recommend caulking/recaulking along base/toe-kicks of cabinets

General Maintenance Sink&Faucets: Standard faucets, Enameled sink - Recommend caulk along wall(s), Recommend caulk/re-caulk sink lip

General Maintenance Plumbing&Drainage: Supply: Poly-B & Braided Line, Drainage: ABS/PVC - No active leaks observed from visible supply/drainage lines at time of inspection. Sealant, Efflorescence, corrosion and/or mineral deposits on supply piping/fittings may be indicative of previous leaks/sweat leaks/condensation - Recommend monitoring.

Recommend Attention Toilets: Inoperative - Active leak(s) at toilet tank seals - recommend repair/replace affected seals. Recommend caulking base of toilet, leave back open for water to escape in event of seal failure.


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Bedrooms Main Floor: All Bedrooms Bedroom Limitations: None Inspected Doors: Hinged door(s) - Typical wear & tear, Missing door-stopper Inspected Closets: Bifold door(s), Open closet with no door(s) - Typical wear & tear General Maintenance Windows: Vinyl Thermal, Operational & Fixed-pane unit(s) - Recommend re-caulk

windows frames/casings Inspected HVAC Source: Floor register(s) - Recommend cleaning ducts. Inspected Floor: Carpet - Typical wear, Surface wear Inspected Walls: Plaster/drywall - Typical wear & tear and/or minor finish cracks Inspected Ceiling: Stipple/Textured drywall - No moisture stains at time of inspection, Typical wear &

tear Inspected Electrical: 120 VAC Lighting & Receptacles

Living Rooms Main floor:, Living room, Dining room Living Area Limitations: None General Maintenance Exterior/Patio Door: Vinyl slider(s) - Typical wear & tear, Deadbolt/lockset operational,

Recommend caulking/re-caulking along flooring & threshold (interior) General Maintenance Windows: Vinyl Thermal, Operational & Fixed-pane unit(s) - Recommend re-caulk

windows frames/casings Inspected HVAC Source: Floor register(s) - Recommend cleaning ducts. Inspected Floor: Carpet, Linoleum/Lino tile - Surface wear, Typical wear Inspected Walls: Plaster/drywall - Typical wear & tear and/or minor finish cracks Inspected Ceiling: Stipple/Textured drywall - No moisture stains at time of inspection, Typical wear &

tear Inspected Electrical: 120 VAC Lighting & Receptacles, Switched Receptacle(s)

Hallways Main Floor Hallway Limitations: None Inspected HVAC Source: Cold-air return(s) - Recommend cleaning ducts. Inspected Floor: Linoleum/Lino tile - Surface wear Inspected Walls: Plaster/drywall - Typical wear & tear and/or minor finish cracks Inspected Ceiling: Stipple/Textured drywall - No moisture stains at time of inspection, Typical wear &

tear Inspected Electrical: 120 VAC Lighting & Receptacles


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Foyers Front Entry & Main Flr. Hallway Foyer Limitations: None Inspected Door Bell: Operational General Maintenance Front Entry Door: Metal-clad, Non-thermal door-lite/side-lite - Typical wear & tear,

Deadbolt/lockset operational, Recommend caulking/re-caulking along flooring & threshold (interior), Recommend caulking/re-caulking door-lite/side-lites

Inspected Closet: Bifold door(s) - Typical wear & tear Inspected HVAC Source: Floor register(s) - Recommend cleaning ducts. Inspected Floor: Linoleum/Lino tile - Typical wear, Surface wear , Gaps in

flooring joints recommend repairs

Inspected Walls: Plaster/drywall - Typical wear & tear and/or minor finish cracks Inspected Ceiling: Stipple/Textured drywall - No moisture stains at time of

inspection, Typical wear & tear, Finish/settlement crack(s)

Inspected Electrical: 120 VAC Lighting & Receptacles Inspected Stairs&Handrails: Wood railings - Typical wear & tear

AtticsOnly readily / accessible attic components can be inspected / reported on. Exterior weather conditions can inhibit the ability to determine the presence of active/past moisture intrusion.

Garage Attic Method of Inspection: Inspected from the attic access Limitations: None Roof structure Inspected Roof Framing: Truss/Engineered truss construction, 2x4" - No visual indications of

significant / detrimental lumber stress and/or fatigue. Inspected Roof Sheathing: OSB sheathing - No visual indications of significant or current water

staining Inspected Moisture Penetration: No active leaks observed at time of inspection Attic Ventilation, Terminations & Exhaust Venting Inspected Attic Ventilation: Roof & soffit vents, Gable-end vents


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Attics (Continued)Recommend Attention Exhaust Runs: Bathroom exhaust(s), Kitchen exhaust(s),

Chimney/flue piping, Insulated runs - Exhaust runs are not-insulated - Recommend insulating to prevent warm air leakage into attic spaces. Recommend re-wrap insulation around exhaust run, Long, straight runs present, should moisture staining beome present around exhaust fan - recommend making P-trap or U shape in run to act as moisture trap, All exhaust runs to terminate to exterior and be properly insulated/thermal wrapped

Inspected Plumbing Vents: ABS Insulation General Maintenance Attic Insulation: Blown in cellulose - Fairly even distribution, Recommend inspecting

insulation annually as soffit winds may disturb insulation, causing uneven distribution if insulation.

Inspected Attic Insulation R-Value: Approx. R-30, 8-10" Depth Inspected Vapor Barrier: Poly vapour barrier General Maintenance Attic Access Door: Missing weather-stripping, Missing insulation - Inadequate

weather-striping - recommend replace with closed cell weatherstripping, Missing insulation - Recommend adding, Recommend build/purchase access door, weatherstrip & insulate hatch.

Inspected Wall Insulation: Fiberglass - Unconfirmed

Noted Weather Conditions At Time Of Inspection Temperature: 7 Weather Conditions: Cloudy/overcast Past Weather Conditions: Mixed Conditions, Precipitation

Smoke DetectorsReplace smoke/carbon monoxide detectors according to the replace by date. Recommend testing devices monthly to ensure units are operational. Smoke/Carbon Monoxide Detectors linked to central security systems will not be tested to avoid triggering false alarms.

Main flr. Foyer/Hallway Smoke Detector General Maintenance Type: Hard wired - Unit(s) expire in 2019, Recommend install combination hard-wired

smoke & carbon monoxide detector with battery backup.


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Lots & GroundsEnsuring positive drainage around the perimeter of the building and foundation greatly reduces chances of moisture penetration into basements/foundations.

House/Inclusive Lots & Grounds For the purpose of inspection - Front of property faces: South Temperature & Weather At Inspection Temperature: 7 Celsius Weather: Cloudy/overcast Soil Conditions: Dry Weather Conditions Past 30 Days: Mixed Conditions, Precipitation Building Type Community: Residential Building Type: Multi-family Residential Home Style: Bungalow, 1/2 Duplex Garage: Attached Space Below Grade: Basement Lots & Grounds Inspected Inspector Comments: Condo Association - The condo association is responsible for the

exterior of the property and therefore it was not inspected or reported; refer to condo documents, board members, and/or management company for further details.

Electrical PanelsDue to safety concerns for both inspectors and clients, the service conductor cover may not be removed for inspection.

Basement Electrical Panel Service Entrance: Underground Fuse type: Breaker Inspected Distribution Panel: Room for expansion: 9 slot(s) Inspected Service Rating: 100 amps Inspected Wiring/Conductors: Copper conductors Inspected Grounding: Water main - Bonded to gas line. Inspected GFCI/AFCI Breakers: None Inspected Breaker/Wire: 2 Pole 40 amp breaker - Breaker amperage and wire gauge acceptable and

no double-taps (double lugging) present. Inspected Breaker/Wire: 2 Pole 30 amp breaker - Breaker amperage and wire gauge acceptable and

no double-taps (double lugging) present. Inspected Breaker/Wire: 15 amp breakers - Breaker amperage and wire gauge acceptable and no

double-taps (double lugging) present.


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Heating Systems***Some areas of the heat exchanger are not visible without invasive dismantling of components, which is not allowed by government regulation; if this is a concern, a qualified heating specialist should be contacted. There is no warranty in any way on any inspected component including furnace heat exchangers, which can crack at any time without warning. ***Electronic components of heating systems, especially computer mother-boards, can fail at any time and without warning; regular maintenance of the furnace and cleaning of the heating ducts is highly recommended and will help reduce the risk but can not prevent failure. Inspection of distribution ducts and register is limited to visible and accessible registers/ducting at time of inspection.

Furnace/Utility Room Furnace Area Served: Inclusive Manufacturer: Lennox Type: Forced air, single-stage Fuel Type: Natural gas Furnace Type: High Efficient (approx. 93% efficiency) Capacity: 66,000 BTUHR Inspected Approximate Age&Expectancy: 2016 - High-efficiency furnaces have an average

approximate design life expectancy of 20 to 25 years, depending upon usage, maintenance, service routine & cleaning, and irrespective of electronic or manufacturers flaws. Recommend the servicing and cleaning of furnace every 2 years.

Inspected Air Requirements: External make-up & combustion air supplied Inspected Heat Exchanger: Enclosed heat exchanger (no access) Inspected Venting: PVC - ***Periodically inspect the exterior venting for high efficiency

furnaces/water heaters in winter for ice build-up and remove as necessary. Icicle build-up on exterior vents can block exhausts and result in furnace shut-down/failure to start.

Inspected Distribution&Components: Direct drive blower & metal-ducting - ***Recommend having furnace & ducts cleaned every 2 years to help maintain optimum airflow, efficiency, and to primarily help decrease wear to motors.

Inspected Filter Size: Reusable filter - ***Filter should be checked monthly during the heating season and replace as necessary (or cleaned if a reusable filter) to maintain optimum airflow and efficiency, to mitigate particles in breathable air, and to especially help decrease the wear to the motors and various components of the furnace. If air conditioning is installed, recommend checking filter during summer months as well.

Inspected Humidifier: None Inspected Furnace Shut-off Switch: Standard switch, accessible Inspected Carbon Monoxide Output: 0 PPM carbon monoxide and no gas leaks

PlumbingThis inspection does not analyze water quality or quantity. If this is a concern the client should seek a qualified well testing company and/or consult with their realtor. Due to the unpredictable nature of plumbing leaks, it is important to stress that unforeseen leaks can occur at any time, especially if the home is vacant for a period of time, and no warranty can be provided that leaks will not develop after inspection. Only visible plumbing components can be inspected & reported on. Backwater Valve (if present) is only identified, not inspected for operation.


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Plumbing (Continued) House/Inclusive Plumbing Service Type: Public/Metered Supply Inspected Water Service Line: Copper Inspected Main Water Shutoff: Basement, at water meter - ***Open and close all shut-off valves

within the home, but especially the main shut-off valve, annually to help prevent valves from seizing and/or leaking. No leaks at time of inspection.

General Maintenance Distribution Piping: Polybutelene - Polybutelene is a plastic pipe used from 1978 until 1995. Homeowners began to find that the piping was failing, forming micro-fissures resulting in massive leaks. As a result, the use of polybutelene stopped, and many mortgage lenders and/or insurance companies would not deal with homes containing this product. It is important to remember that millions of homes have polybutylene piping and have no issues; but equally it is important to remember that this product could fail at some point. No leaks from plumbing directly at time of inspection (msin floor half-bath toilet is leaking).

Inspected Waste Drainage: PVC - No leaks at time of inspection. Inspected Clean-out: Furnace/Utility Room - No leaks at time of inspection. Inspected Floor Drain(s): Furnace/Utility Room - ***Periodically flush-out floor drain to help prevent

sub-slab P-trap from drying out and allowing sewer gas to enter home. Inspected Gas Service Lines&Main Valve: Black steel/Galvanized - No gas leaks at time of inspection. Inspected Hose Bib Shut-off Valves: Frost free (no shut-offs required) Inspected Backwater Valve: None Inspected Sump Pump: None

Hot Water HeatersDue to the unpredictable nature of plumbing leaks, it is important to stress that unforeseen leaks can occur at any time, especially if the home is vacant for a period of time, and no warranty can be provided that leaks will not develop after inspection. Regular service of hot water heating systems can help increase the life-span.

Furnace/Utility Room Gas Water Heater Area Served: Domestic hot-water Manufacturer: John Wood Fuel type: Natural gas Capacity: 40 US gallons/151 L BTU per hour: 38,000 Recovery per hour: 34.5 US gallons/130 L Inspected Approximate Age&Failure Probability: 2009, 8 yrs - Average life expectancy for a hot

water heater is unpredictable due to a number of variables including: water composition, use, brand/make, maintenance routine, and occasionally due to manufacturers flaws. Typically 10-15 years. Recommend regular servicing and maintenance.

Inspected Venting: Metal Inspected Discharge Tube: PVC


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Hot Water Heaters (Continued)Inspected Inspector Comments: Operation - Operational; no flame destortion, and no water, gas, or

carbon monoxide leaks at time of inspection.

StructureOnly visible/accessible structural components are inspected & reported on. Recent basement renovations / developments in cases can inhibit the inspector's ability to determine signs of past moisture intrusion / problems.

House/Inclusive Structure Limitations: Partially finished basement Inspected Interior Foundation: Concrete, concealed (not visible for inspection) Inspected Beams: 4-ply, 2x10" wood beam(s) - Visible portions of beam(s) appear in serviceable

condition with no indications of structural stress or detrimental lumber fatigue or at time of inspection.

Inspected Joists/Trusses: 2x10" wood joists, with bridging/blocking - The joists appear to be in good, serviceable condition with no indications of structural stress or detrimental lumber fatigue at time of inspection.

Inspected Posts: Metal posts - Visible post(s) appear to be in good, serviceable condition with no indications of structural stress or detrimental fatigue at time of inspection.

Inspected Floor/Slab: Concrete - Common thin to moderate settlement cracks- no indications of water penetration or significant heaving.

Immediate Concern Moisture Intrusion: See notes - In half-bath, leak from toilet at supply fitting connecting to tank has caused master bedroom carpet to become soaked, and water is leaking down into the basement as well. The shut-off valve may also potentially be leaking. By the staining and moisture from below, it is clear that the water is running along the joists towards master. The leak will need to be fixed immediately, but equally as critical is drying out the affected flooring and wood to help prevent potential mould growth and/or rot. Aside from leak(s) or moisture issues that may be detailed above and elsewhere in this report, there were no high moisture readings at time of inspection. No musty or damp odours commonly associated with moisture and/or mould. Results from thermal camera scan were well within norm and without any anomalous readings. ***Correct or positive grading around the home, which helps drain moisture away from the foundation and basement slab, as well as ensuring that the eavetroughs are clean, not leaking, and properly draining (always extending leaders away from the foundation) are primary defenses in helping in the prevention of moisture penetration into the basement.

Noted Weather Conditions At Time Of Inspection Temperature: 7 Weather Conditions: Cloudy/overcast Past Weather Conditions: Mixed Conditions, Precipitation Soil Conditions: Dry


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Laundry RoomDue to the unpredictable and latent nature of appliance problems, no warranty can be provided that appliances will not develop problems after the inspection. Due to the unpredictable nature of plumbing leaks, it is important to stress that unforeseen leaks can occur at any time, especially if the home is vacant for a period of time, and no warranty can be provided that leaks will not develop after the inspection. Appliances are tested for basic operation and condition noted as is at time of inspection.

Main Floor Laundry Room Limitations: Appliances (closet Laundry) Appliances Inspected Dryer: GE - Dryer operational at time of inspection. Recommend Attention Dryer Vent: Vinyl - Replace dryer vent connection with metal-flex or rigid metal piping for

fire safety- vinyl duct is not rated for heat, is flammable, and material dries significanctly with time and heat exposure, further increasing it's flammability.

Inspected Washer: GE - Washer operational at time of inspection. Inspected Laundry Drainage & Hook-ups: Standard- electric - No leaks at time of inspection. Inspected Floor Drain: None Laundry Room

Basement Area(s) Inclusive Basement Area Limitations: None Style: Full basement, Partly finished Inspected Door: Hinged door(s) Inspected Windows: Metal non-thermal unit(s) - No leaks or high moisture readings at time of

inspection. General Note: non thermal-pane windows offer no insulation value and are be prone to condensation and frost (winter months) accumulations. They are also prone to leaks or moisture penetration.

Inspected HVAC Source: Ceiling vents, Cold-air return(s) Inspected Floor: Bare/Painted concrete Inspected Walls: Plaster/drywall General Maintenance Ceiling: Unfinished/Exposed Framing, Suspended ceiling - Moisture staining & damage to

tiles from recent bathroom leak. General Maintenance Electrical: 120 VAC lighting & receptacles - Damaged plastic light fixture covers. Inspected Wet Bar/Sink: Roughed in bathroom Inspected Stairs&Handrails: Carpeted stairs, Wood railings Recommend Attention Smoke Detector: None - Install smoke detector & recommend carbon monoxide detector. Inspected Insulation: Fiberglass batt, poly vapour barrier, approx. R-12


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General Maintenance SummaryTypical maintenance and upkeep common on all homes and required regularly for proper care of home. Regular property maintenance is crucial in reducing the chances of damage and future problems.

Garages

Front Garage Floor Slab: Concrete - Cracks present, Heaving, Recommend caulking gap between floor slab & grade beams with masonry caulking to prevent moisture penetration beneath the slab. Recommend sealing/filling cracks to prevent the potential of water penetration and expanding of cracks

Front Garage Electrical: 120V (15A) Receptacles & Lighting - Recommend GFCI protecting garage receptacles, it is common for tools/equipment to be used near moisture/outdoors connected to garage receptacles.

Front Garage Stairs: Wood/unfinished stairs - Handrails: over-spaced spindles (max 4")

Kitchens

Main floor kitchen & dining nook Kitchen Windows: Vinyl Thermal, Operational & Fixed-pane unit(s) - Recommend re-caulk windows frames/casings

Main floor kitchen & dining nook Kitchen Electrical: 120 VAC Lighting & Receptacles - Non-GFCI protected receptacle: Recommend GFCI protection within 1.5m (59") of all water/moisture sources (sinks, plumbing, exterior, etc.).

Main floor kitchen & dining nook Kitchen Sink&Faucets: Stainless steel sink, Standard faucets - Surface wear/scratches, Faucets are worn/old and no longer effortlessly/effectively working -replacement when practical is recommended.

Main floor kitchen & dining nook Kitchen Counter Tops: Laminate - Recommend caulking / re-caulking along counter, back-splash and/or side-splash & maintain, Typical wear & tear

Main floor kitchen & dining nook Kitchen Cabinets: Wood/plywood - Typical wear & tear, Recommend caulk/re-caulk along toekicks of cabinets and floor (and island base if applicable), Water damage and/or stains present under the counter

Bathrooms

Main Floor: Main-Bath Bathroom Ventilation: Exhaust fan - Recommend cleaning exhaust fan and/or cover Main Floor: Main-Bath Bathroom Counters&Cabinets: Laminate Counter, Laminate/wood/plywood cabinets -

Typical surface wear/damage, Recommend re-caulk counter and/or backsplash/sidesplash, Recommend caulking/recaulking along base/toe-kicks of cabinets

Main Floor: Main-Bath Bathroom Sink&Faucets: Standard faucets, Enameled sink - Recommend caulk along wall(s), Recommend caulk/re-caulk sink lip

Main Floor: Main-Bath Bathroom Shower Surround: Acrylic/fibreglass surround, Acrylic/fibreglass base - ***No leaks from tub/shower or high moisture readings detected at time of inspection around tub/shower, Typical surface wear present, Recommend caulking perimeter of tub/shower & base along floor.


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General Maintenance Summary (Continued)Main Floor: En-Suite Half-Bath Floor: Tile, Linoleum/Lino tile - Gaps in flooring joints

recommend repairs

Main Floor: En-Suite Half-Bath Ventilation: Exhaust fan - Recommend cleaning exhaust fan and/or cover Main Floor: En-Suite Half-Bath Counters&Cabinets: Laminate Counter, Laminate/wood/plywood cabinets -

Typical surface wear/damage, Recommend re-caulk counter and/or backsplash/sidesplash, Recommend caulking/recaulking along base/toe-kicks of cabinets

Main Floor: En-Suite Half-Bath Sink&Faucets: Standard faucets, Enameled sink - Recommend caulk along wall(s), Recommend caulk/re-caulk sink lip

Main Floor: En-Suite Half-Bath Plumbing&Drainage: Supply: Poly-B & Braided Line, Drainage: ABS/PVC - No active leaks observed from visible supply/drainage lines at time of inspection. Sealant, Efflorescence, corrosion and/or mineral deposits on supply piping/fittings may be indicative of previous leaks/sweat leaks/condensation - Recommend monitoring.

Bedrooms

Main Floor: All Bedrooms Bedroom Windows: Vinyl Thermal, Operational & Fixed-pane unit(s) - Recommend re-caulk windows frames/casings

Living Rooms

Main floor:, Living room, Dining room Living Area Exterior/Patio Door: Vinyl slider(s) - Typical wear & tear, Deadbolt/lockset operational, Recommend caulking/re-caulking along flooring & threshold (interior)

Main floor:, Living room, Dining room Living Area Windows: Vinyl Thermal, Operational & Fixed-pane unit(s) - Recommend re-caulk windows frames/casings

Foyers

Front Entry & Main Flr. Hallway Foyer Front Entry Door: Metal-clad, Non-thermal door-lite/side-lite - Typical wear & tear, Deadbolt/lockset operational, Recommend caulking/re-caulking along flooring & threshold (interior), Recommend caulking/re-caulking door-lite/side-lites

Attics

Garage Attic Attic Insulation: Blown in cellulose - Fairly even distribution, Recommend inspecting insulation annually as soffit winds may disturb insulation, causing uneven distribution if insulation.

Garage Attic Attic Access Door: Missing weather-stripping, Missing insulation - Inadequate weather-striping - recommend replace with closed cell weatherstripping, Missing insulation - Recommend adding, Recommend build/purchase access door, weatherstrip & insulate hatch.

Smoke Detectors

Main flr. Foyer/Hallway Smoke Detector Type: Hard wired - Unit(s) expire in 2019, Recommend install combination hard-wired smoke & carbon monoxide detector with battery backup.


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General Maintenance Summary (Continued)

Plumbing

House/Inclusive Plumbing Distribution Piping: Polybutelene - Polybutelene is a plastic pipe used from 1978 until 1995. Homeowners began to find that the piping was failing, forming micro-fissures resulting in massive leaks. As a result, the use of polybutelene stopped, and many mortgage lenders and/or insurance companies would not deal with homes containing this product. It is important to remember that millions of homes have polybutylene piping and have no issues; but equally it is important to remember that this product could fail at some point. No leaks from plumbing directly at time of inspection (msin floor half-bath toilet is leaking).

Basement Area(s)

Inclusive Basement Area Ceiling: Unfinished/Exposed Framing, Suspended ceiling - Moisture staining & damage to tiles from recent bathroom leak.

Inclusive Basement Area Electrical: 120 VAC lighting & receptacles - Damaged plastic light fixture covers.


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Recommend Attention SummaryRequires/Recommend attention as it may cause future deficiencies and/or damage; recommend further evaluation / monitoring and/or repairs as soon as practicable or convenient. Refer to notes at the listed component.

Garages

Front Garage Garage to House Door: Metal-clad - Closure hinges missing & required for automatic closing of door (fire/CO safety seal), Typical wear & tear

Bathrooms

Main Floor: Main-Bath Bathroom Electrical: 120V Lighting Circuits, GFCI Receptacle(s) - Faulty GFCI receptacle - replacement required

Main Floor: Main-Bath Bathroom Toilets: Operational, Loose base - ***No leaks from toilet or high moisture readings around base of toilet "at time of inspection". Recommend caulking base of toilet, leave back open for water to escape in event of seal failure. Loose and/or unsecured toilet base - recommend resecuring

Main Floor: En-Suite Half-Bath Toilets: Inoperative - Active leak(s) at toilet tank seals - recommend repair/replace affected seals. Recommend caulking base of toilet, leave back open for water to escape in event of seal failure.

Attics

Garage Attic Exhaust Runs: Bathroom exhaust(s), Kitchen exhaust(s), Chimney/flue piping, Insulated runs - Exhaust runs are not-insulated - Recommend insulating to prevent warm air leakage into attic spaces. Recommend re-wrap insulation around exhaust run, Long, straight runs present, should moisture staining beome present around exhaust fan - recommend making P-trap or U shape in run to act as moisture trap, All exhaust runs to terminate to exterior and be properly insulated/thermal wrapped

Laundry Room

Main Floor Laundry Room Dryer Vent: Vinyl - Replace dryer vent connection with metal-flex or rigid metal piping for fire safety- vinyl duct is not rated for heat, is flammable, and material dries significanctly with time and heat exposure, further increasing it's flammability.

Basement Area(s)

Inclusive Basement Area Smoke Detector: None - Install smoke detector & recommend carbon monoxide detector.


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Immediate Concern SummaryComponent(s) noted to be in deficiency, inoperative or with safety concerns/hazards that should be addressed immediately. Refer to notes provided at listed component(s).

Structure

House/Inclusive Structure Moisture Intrusion: See notes - In half-bath, leak from toilet at supply fitting connecting to tank has caused master bedroom carpet to become soaked, and water is leaking down into the basement as well. The shut-off valve may also potentially be leaking. By the staining and moisture from below, it is clear that the water is running along the joists towards master. The leak will need to be fixed immediately, but equally as critical is drying out the affected flooring and wood to help prevent potential mould growth and/or rot. Aside from leak(s) or moisture issues that may be detailed above and elsewhere in this report, there were no high moisture readings at time of inspection. No musty or damp odours commonly associated with moisture and/or mould. Results from thermal camera scan were well within norm and without any anomalous readings. ***Correct or positive grading around the home, which helps drain moisture away from the foundation and basement slab, as well as ensuring that the eavetroughs are clean, not leaking, and properly draining (always extending leaders away from the foundation) are primary defenses in helping in the prevention of moisture penetration into the basement.


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sample townhouse inspection · 2017-11-17 · inspection process. i. the general home inspection is...

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