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1234 Main St.
Smithers, British Columbia V0J 2N7
06/17/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
107
Items Inspected
14
Maintenance / low priority item
24
Recommendation / medium priority
2
Urgent / high priority

Thank you for choosing Informed Home Inspections. The home inspection and this report comply with the requirements of the Scope of Work of the Home Inspectors Association of BC (HIABC). People sometimes think that a home inspection will include many things that are not included in this scope of work. We encourage you to read the Scope of Work so that you clearly understand what things are included in the home inspection and report.


The report is broken down into individual home systems. (ie: Plumbing, Electrical) Under each system you will see a list of components present in your home, and any recommendations for required improvement if noted. We will let you know if there were any limitations that prevented us from inspecting a component as well as we would have liked.


This report is exclusively for use by you, our client, and no use by third parties is intended. Informed Home Inspections is not responsible to any third party for the contents of the report, as per our Contract with the Client.


The report is a based on the conditions noted on the date of the home inspection only. Changes may occur after the inspection, that we can not predict. If conditions change, we can revisit the property and update our report.


Again, thank you for choosing us to perform your home inspection. Should you have any questions or concerns in the future we hope that you will give us a call.

Sincerely,
Dallas Sturzenegger

1 - Inspection Details

In Attendance
Client, Client's Agent
Style
Bungalow
Type of Building
Detached, Single Family
House Faces Roughly
East
Temperature (approximate)
18 Celsius (C) Celsius (C)
Weather Conditions
Cloudy
Occupancy
Furnished, Occupied
Legend

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home.
Inspected (IN) = The inspector visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI) = The item, component or unit is present but inspection was limited. This limitation will be defined.
Deficient (DE) = The item, component or unit is not functioning as intended in the opinion of the inspector, or is not present. Repair, replacement, install, or further evaluation by a qualified contractor is recommended. Please note: Items, components or units that can be repaired to satisfactory condition may not need replacement.
Not Applicable (NA) = The item, component or unit is not present. 


DEFECT CATEGORIES

Priority Item = The item, component or unit is not functioning as intended. Service or Evaluation is recommended as soon as possible as the item component or unit is an immediate life safety concern, or the anticipated cost of repair may reasonably affect the Clients decision to purchase the property.

Recommendations = The item, component or unit is not functioning as intended. Service or Evaluation is recommended within 1 year, unless otherwise noted. Please note: that this is a suggested time frame only, and is not a reflection or guarantee that problems or failure will not occur before that time. As with all recommendations in this report, they should be completed in a timely manner.
Maintenance / Suggested Improvement = The item, component or unit is not functioning as intended. Service or Evaluation is recommended within a minimum of 5 years, or if this is a standard maintenance item should be completed as required, unless otherwise noted. Please note: that this is a suggested time frame only, and is not a reflection or guarantee that problems or failure will not occur before that time. As with all recommendations in this report, they should be completed in a timely manner.

2 - Roof

IN NI D NA
2.1 Coverings X
2.2 Flashings X
2.3 Chimneys, Roof Penetrations and Skylights (if applicable) X X
Inspection Method
Roof was partially walked
Roof Type/Style
Gable
Flashings: Material
Metal
Coverings: Material
Asphalt / Fiberglass
Coverings: Moss

Moss starting to form on roof. Moss removal in this area is a standard maintenance item. Professional removal is recommended on a regular basis as moss build up can hold moisture against the shingles, lead to premature disintegration of the roof covering and result in moisture entry into the home.

The inspector shall inspect: readily accessible roof coverings, readily accessible roof drainage systems, readily accessible flashings, readily accessible skylights, chimneys, and roof penetrations.


The inspector is NOT required to inspect: antennae and satellite dishes, interiors of flues or chimneys which are not readily accessible, other installed accessories or items attached to but not related to the roof system(s) as applicable.

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
Credit
Comment
2.3.1 - Chimneys, Roof Penetrations and Skylights (if applicable)

Plumb flash incorrect install

The Plumb flashing on the 4" stack is installed incorrectly, recommend repair as needed. Chance of moisture damage, chance of sewer gases entering the home.

Pipes Plumbing Contractor

3 - Exterior

IN NI D NA
3.1 Roof Drainage Systems X X
3.2 Soffits & Fascia X
3.3 Siding and Associated Trim / Flashings X X
3.4 Exterior Doors and Associated Trim / Flashings X X
3.5 Windows and Associated Trim / Flashings X
3.6 Decks, Balconies, Steps and Associated Handrails X X
3.7 GFCI & AFCI X X
3.8 Hose Bibb X
3.9 Walkways & Patios X
3.10 Driveway X
3.11 Grading & Drainage X X
3.12 Vegetation X
Inspection Method
From Ground
Roof Drainage Systems: Eavestrough (Gutter), and Downspout Material
Seamless Aluminum
Roof Drainage Systems: Downspout Discharge
Above Grade
Soffits & Fascia: Material
Vented Soffit, Vinyl
Siding and Associated Trim / Flashings: Siding Material
Vinyl
Siding and Associated Trim / Flashings: Trim Material
Vinyl
Siding and Associated Trim / Flashings: Flashing Material
Vinyl
Exterior Doors and Associated Trim / Flashings: Door Type
Hinged
Exterior Doors and Associated Trim / Flashings: Door Material
Wood
Exterior Doors and Associated Trim / Flashings: Trim Material
Wood
Exterior Doors and Associated Trim / Flashings: Flashing Material
Metal
Windows and Associated Trim / Flashings: Type
Vinyl
Windows and Associated Trim / Flashings: Trim Material
Wood
Windows and Associated Trim / Flashings: Flashing Material
Vinyl
Decks, Balconies, Steps and Associated Handrails: Appurtenance
Steps
Decks, Balconies, Steps and Associated Handrails: Material
Concrete
Walkways & Patios : Walkway Material

Concrete

Driveway: Driveway Material
Asphalt
Roof Drainage Systems: Eavestrough Maintenance

Eavestrough and downspout required frequent cleaning and repairs on a regular basis. This maintenance frequency is determined by surrounding vegetation, and winter conditions. Here is an online resource for DIY cleaning.

The inspector shall inspect: exterior wall covering(s), flashing and trim, all exterior doors, attached or adjacent decks, balconies, steps, porches, and their associated railings, the eaves, soffits, and fascias where accessible from the ground level, vegetation, grading, surface drainage on the property when any of these are likely to adversely affect the building, walkways, patios, and driveways leading to dwelling entrances, landscaping structure attached or adjacent to the building when likely to adversely affect the building.


The inspector is NOT required to inspect: screening, shutters, awnings, and similar seasonal accessories, fences, geological, geotechnical or hydrological conditions, recreational facilities, outbuildings, seawalls, break-walls, dykes and docks, erosion control and earth stabilization measures.

Cosmetic items are not commented on.


Environmental issues are outside the scope of inspection. This includes potential issues such as buried oil tanks. It is strongly recommended that testing / further investigation for these individual items be conducted separately by a qualified professional prior to purchase.

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
Credit
Comment
3.1.1 - Roof Drainage Systems

Eavestrough Missing

There are no gutters present on the structure.  Gutters are recommended because they collect rain water from the roof and direct it away form the building. This helps prevent water entry and moisture from building up in the soil potentially causing foundation movement. 

Credit
Comment
3.3.1 - Siding and Associated Trim / Flashings

Ground Clearance

Inadequate clearance between siding and ground.   Recommend a minimum ground clearance between bottom of siding and ground of 4-6" to help prevent moisture damage. Further evaluation is recommended. 

Hammer Carpentry Contractor
Credit
Comment
3.4.1 - Exterior Doors and Associated Trim / Flashings

Door Frame Damaged

The door frame is damaged. This is a potential security issue. 

Hammer Carpentry Contractor
Credit
Comment
3.4.2 - Exterior Doors and Associated Trim / Flashings

Wood door minor cracking.

Cracking noted. Typically due to poor maintenance. Sand, fill and seal cracks as needed to prevent further deterioration. 

Tools Handyman/DIY
Credit
Comment
3.7.1 - GFCI & AFCI

No GFCI Protection Installed

No GFCI protection present in all locations. Recommend licensed electrician upgrade by installing ground fault receptacles in all locations.

Electric Electrical Contractor
Credit
Comment
3.11.1 - Grading & Drainage

Negative Grading

Grading has a slight slope towards the home in some areas. Recommend qualified landscaper or foundation contractor regrade so water flows away from home.

4 - Structure

IN NI D NA
4.1 Foundation X
4.2 Columns X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 Roof Structure & Attic X X
Inspection Method
Visual
Foundation: Material
Poured Concrete
Columns: Material
Steel Columns
Floor Structure: Basement/Crawlspace Floor
Concrete
Floor Structure: Sub-floor
Plywood
Roof Structure & Attic: Attic Inspection Method
From Attic Hatch
Roof Structure & Attic: Material
Plywood, Trusses
Roof Structure & Attic: Type
Gable
Floor Structure: Material
Wood Joists, 2x8, Built Up Wood Beam
Structure Inspection Limit

Inspection of the structure was limited by insulation and finishing materials.

Foundation: Approximately 70% of the foundation was not visible.
Wall Structure: Insulation

Insulation / Finishing material prevented inspection of the wall structure. 

The inspector shall inspect: structural components including visible foundation and framing by probing a sample of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is NOT required when probing would damage any finished surface or where no deterioration is visible.


The inspector is NOT required to: provide any engineering service or architectural service, offer an opinion as to the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
Credit
Comment
4.1.1 - Foundation

Minor Cracking

Minor cracks observed on site. These are typical as concrete ages and are not a structural concern. In some instances they can lead to water entry so it is recommended that you monitor for this, or be proactive and seal the crack. 

Credit
Comment
4.5.1 - Roof Structure & Attic

Potential Mould

Some roof sheathing discolouration noted; mould or indoor air quality/remediation specialist recommended to provide the scope of work to remediate. Please also see further notations in the Insulation & Ventilation section to help prevent mould growth. 

Mold Mold Remediation Contractor

5 - Electrical

IN NI D NA
5.1 Service Drop / Service Entrance X
5.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
5.3 Panel Wiring and Overcurrent Devices X X
5.4 Branch Wiring Circuits (where visible) X
5.5 GFCI & AFCI at Panel X
Service Drop / Service Entrance: Electrical Service Conductors
Overhead
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Overcurrent Device Rating
100 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
125 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Ground Location
Grounding Rod
Panel Wiring and Overcurrent Devices: Overcurrent Device Type
Circuit Breaker
Panel Wiring and Overcurrent Devices: Wiring Material
Copper
Branch Wiring Circuits (where visible): Wiring Method
Non-mettalic Sheathed, Mettalic Sheathed
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Main Floor

The inspector shall inspect: service drop, service entrance conductors, cables, and raceways, service equipment and main disconnects, service grounding, interior components of service panels and sub panels, distribution conductors, overcurrent protection devices, a representative number of installed lighting fixtures, switches, and receptacles, the ground fault circuit interrupters (GFCI) (if appropriate), arc fault circuit interrupters (AFCI) (if appropriate).
The inspector is NOT required to inspect remote control devices unless the device is the only control device, alarm systems and components, low voltage wiring, systems and components, ancillary wiring, systems and components not a part of the primary, electrical power distribution system, telecommunication equipment.
The inspector is NOT required to measure: amperage, voltage, or impedance.

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
Credit
Comment
5.3.1 - Panel Wiring and Overcurrent Devices

Breaker Incorrectly Wired

Circuit breaker was incorrectly wired / installed.  This indicates that work was probably not performed by a licensed electrician and poses a safety hazard. 

Electric Electrical Contractor
Credit
Comment
5.5.1 - GFCI & AFCI at Panel

No AFCI Protection Installed

No AFCI protection present in bedrooms. Missing in most older houses as AFCI's are a recent requirement. Upgrade is recommended. 

Electric Electrical Contractor

6 - Heating

IN NI D NA
6.1 Equipment X
6.2 Normal Operating Controls X
6.3 Distribution Systems X X
6.4 Chimneys, Flues and Vents X
6.5 Presence of Installed Heat Source in Each Room X
Equipment: Brand
Lennox
Equipment: Energy Source
Natural Gas
Distribution Systems: Ductwork
Non-insulated
Chimneys, Flues and Vents: Material
Masonry
Equipment: Heat Type
Forced Air
Normal Operating Controls: Present - Not Tested due to No Gas Connection.

The inspector shall inspect: readily accessible components of installed heating, central and through wall cooling equipment, vent systems, flues, and chimneys.  


The inspector is NOT required to inspect: interiors of flues or chimneys which are not readily accessible, heat exchanger, humidifier or dehumidifier auxiliary equipment, electronic air filters, solar heating systems.


The inspector is NOT required to determine system adequacy or distribution balance.

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
Credit
Comment
6.1.1 - Equipment

Rust

Rust was noted at the heat exchanger. Typical life expectancy of this type of furnace is 25 years. As the furnace is 30 years old, and given the apparent rust, you should consider having the unit reviewed as it relates to the conditions of sale, to ensure that it will continue to meet the heating needs you require. 

Fire HVAC Professional
Credit
Comment
6.3.1 - Distribution Systems

Ducts Not Sealed

Air supply ducts were not properly sealed. Recommend a qualified HVAC contractor seal supply and return ducts for maximum efficiency.

7 - Insulation & Ventilation

IN NI D NA
7.1 Attic Insulation X X
7.2 Attic Vapour Barrier X
7.3 Attic Hatch X X
7.4 Attic Ventilation X X
7.5 Wall Insulation X X
7.6 Mechanical Ventilation X
Attic Insulation: Insulation Type
Batt, Blown, Fiberglass
Attic Insulation: Approximate R-value
21
Attic Vapour Barrier: Type
Plastic
Attic Ventilation: Ventilation Type
Gable Vents
Mechanical Ventilation: Heat Recovery Ventilator
Present
Mechanical Ventilation: Exhaust Fans
Kitchen
Overview
Mechanical Ventilation: Ventilation for Healthy Indoor Air and Home

Over the last few years homes that are built and / or renovated are increasingly air tight. While this helps to conserve heating costs it can also lead to poor indoor air quality, mould accumulation and damage to your home. Ensure that you follow the recommendations as listed in this section if additional ventilation has been called for. Or if your ventilation systems are adequate that you use them as required. Strive to maintain a maximum 35% humidity rating inside your home.

Attic Vapour Barrier: Continuity Not Verified
Wall Insulation: Finishing Material Prevented Inspection

Finishing materials prevented inspection, findings are based on basement only.

The inspector shall inspect: insulation and vapor retarders in unfinished spaces, ventilation of attics and foundation areas, mechanical ventilation systems, ventilation systems in areas such as kitchens, bathrooms and laundry areas where moisture is generated.


The inspector is NOT required to: disturb insulation or vapor retarders, determine indoor air quality, determine system adequacy or distribution balance.

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
Credit
Comment
7.1.1 - Attic Insulation

Insufficient Insulation

Insulation depth was less than current standard. (Current Standard is approximately R60) This can lead to additional heat loss. Recommend a qualified attic insulation contractor install additional insulation.

Credit
Comment
7.3.1 - Attic Hatch

Weatherstripping Missing

No weatherstripping found around attic hatch. Weatherstripping helps prevent additional moisture from entering your attic. Install is recommended.

Tools Handyman/DIY
Credit
Comment
7.4.1 - Attic Ventilation

Attic Ventilation Insufficient

Attic venting was insufficient at time of inspection. Modern standards recommend 1.5 square feet of venting area for every 300 square feet of attic floor space. 

Contractor Qualified Professional
Credit
Comment
7.4.2 - Attic Ventilation

Soffits Blocked

Soffit venting has been blocked by insulation in some area's. Recommend install of appropriate baffles to ensure adequate soffit ventilation to prevent continued moisture damage to attic structure. 

House construction Insulation Contractor
Credit
Comment
7.5.1 - Wall Insulation

Missing

No insulation on foundation walls. Consider install to help prevent heat loss.

Credit
Comment
7.6.1 - Mechanical Ventilation

Air Intake Plugged on Exterior

Clean your air intake to help promote a healthy air exchange in the home, and keep your heat recovery ventilator running smoothly. 

Tools Handyman/DIY

8 - Plumbing

IN NI D NA
8.1 Main Water Supply and Shut-off Device X
8.2 Water Distribution System X
8.3 Hot Water Systems, Controls, Flues & Vents X X
8.4 Drain, Waste, & Vent Systems X
8.5 Fuel Storage & Distribution Systems X
Water Source
Public
Main Water Supply and Shut-off Device: Water Supply Material
Polyethylene
Water Distribution System: Distribution Material
Pex
Hot Water Systems, Controls, Flues & Vents: Capacity
175 litres
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Drain, Waste, & Vent Systems: Material
ABS
Main Water Supply and Shut-off Device: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Bradford & White

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

Drain, Waste, & Vent Systems: Back Water Prevention Valve

The inspector was unable to confirm the presence of a back water prevention valve. These valves are often missing in our area. It is recommended that you consult with a plumber on installation of a back water valve to help prevent sewer back ups into the home.

The inspector shall inspect: interior water supply and distribution systems including all fixtures and faucets, drain, waste and vent systems including all fixture water heating equipment and associated venting systems, flues & chimneys, fuel storage and fuel distribution systems, drainage sumps, sump pumps, and related piping.
The inspector is NOT required to inspect: clothes washing machine connections, the interiors of flues or chimneys which are not readily accessible, wells, well pumps, or water storage related equipment, water conditioning systems, solar water heating systems, fire and lawn sprinkler systems, private waste disposal systems.


The inspector is NOT required to determine: whether water supply and waste disposal systems are public or private, or the quantity or quality of the water supply.


The Inspector is NOT required to operate the safety valves or shut-off valves.

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
Credit
Comment
8.3.1 - Hot Water Systems, Controls, Flues & Vents

Life expectancy

The hot water tank is near or past its typical life expectancy while it is operative you should anticipate replacement in the near future and increased maintenance costs. Please note: your Insurance Provider may require replacement dependent on coverage.

Pipes Plumbing Contractor
Credit
Comment
8.5.1 - Fuel Storage & Distribution Systems

Electrical Bond Missing / Not Confirmed

The electrical bond for the gas line was either missing or not found. This bond would protect the line in the event of an electric charge. Further evaluation is recommended this is a potential safety hazard. 

Electric Electrical Contractor

9 - Kitchen / Dining

IN NI D NA
9.1 General X
9.2 Floors X
9.3 Walls X
9.4 Ceilings X
9.5 Windows (Representative Number) X
9.6 Sink and Associated Taps and Visible Plumbing X
9.7 Countertops & Cabinets (Representative Number) X
9.8 Ground Fault Interrupter (GFI) X X
9.9 Lighting Fixtures, Switches & Receptacles X
9.10 Exhaust Fan X
Floors: Floor Coverings
Laminate
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Windows (Representative Number): Window Type
Sliders
Windows (Representative Number): Material
Vinyl
Windows (Representative Number): Glazing
Double
Countertops & Cabinets (Representative Number): Cabinetry
Wood
Countertops & Cabinets (Representative Number): Countertop Material
Laminate
General: Overview
Windows (Representative Number): Preventing Mould / Mildew

Mildew / mould build up on windows is a common occurrence in today's homes. In order to prevent this, ensure that you maintain your windows. Open up the window coverings on a daily basis to allow for air flow. Clean your windows (including inside the track) regularly. Once a year, check that the weatherstripping is in good condition and replace it if needed. (This article from Lowe's will help.)

Finally, make sure your Humidistat is set to a maximum 35% or lower dependent on the outside temperature. If you don't have a Humidistat be sure you are running you exhaust fan when cooking, and during baths/showers and for at least 20 minutes after a bath or shower. 

The Inspector shall take pictures of all serial numbers per Client request. The Inspector is not required to operate the appliance or estimate it's remaining life.

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
Credit
Comment
9.3.1 - Walls

Minor Corner Cracks

Minor cracks at the corners of doors and windows in walls. Appeared to be the result of long-term settling. Some settling is not unusual in a home of this age and these cracks are not a structural concern.

Credit
Comment
9.8.1 - Ground Fault Interrupter (GFI)

Ground Fault Interrupter (GFI) Missing

No GFCI protection present in all locations. Recommend licensed electrician upgrade by installing ground fault receptacles in all locations.

Here is a link to read about how GFCI receptacles keep you safe. 

Electric Electrical Contractor

10 - Living Room

IN NI D NA
10.1 General X
10.2 Floors X
10.3 Walls X
10.4 Ceilings X
10.5 Windows (Representative Number) X
10.6 Lighting Fixtures, Switches & Receptacles X
Floors: Floor Coverings
Laminate
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Windows (Representative Number): Window Type
Sliders
Windows (Representative Number): Material
Vinyl
Windows (Representative Number): Glazing
Double
General: Overview
Windows (Representative Number): Preventing Mould / Mildew

Mildew / mould build up on windows is a common occurrence in today's homes. In order to prevent this, ensure that you maintain your windows. Open up the window coverings on a daily basis to allow for air flow. Clean your windows (including inside the track) regularly. Once a year, check that the weatherstripping is in good condition and replace it if needed. (This article from Lowe's will help.)

Finally, make sure your Humidistat is set to a maximum 35% or lower dependent on the outside temperature. If you don't have a Humidistat be sure you are running you exhaust fan when cooking, and during baths/showers and for at least 20 minutes after a bath or shower. 

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
Credit
Comment
10.5.1 - Windows (Representative Number)

Missing trim

11 - Master Bedroom

IN NI D NA
11.1 General X
11.2 Floors X
11.3 Walls X
11.4 Ceilings X
11.5 Doors X
11.6 Windows (Representative Number) X X
11.7 Lighting Fixtures, Switches & Receptacles X
General: Overview
Floors: Floor Coverings
Laminate
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Windows (Representative Number): Window Type
Sliders
Windows (Representative Number): Material
Vinyl
Windows (Representative Number): Glazing
Double
Windows (Representative Number): Preventing Mould / Mildew

Mildew / mould build up on windows is a common occurrence in today's homes. In order to prevent this, ensure that you maintain your windows. Open up the window coverings on a daily basis to allow for air flow. Clean your windows (including inside the track) regularly. Once a year, check that the weatherstripping is in good condition and replace it if needed. (This article from Lowe's will help.)

Finally, make sure your Humidistat is set to a maximum 35% or lower dependent on the outside temperature. If you don't have a Humidistat be sure you are running you exhaust fan when cooking, and during baths/showers and for at least 20 minutes after a bath or shower. 

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
Credit
Comment
11.6.1 - Windows (Representative Number)

Emergency Egress

Windows do not meet the current standards for egress. The window opening must be 0.35M2 (3.76') with no dimension less than 380mm(15"). The window opening must be maintained without additional support and the opening can not be blocked by operating hardware. Recommend replacement of windows to meet egress requirements. Failure to do so may prevent escape and result in loss of life in the event of an emergency.

Window Window Repair and Installation Contractor

12 - Bedroom 2

IN NI D NA
12.1 General X
12.2 Floors X
12.3 Walls X
12.4 Ceilings X
12.5 Doors X X
12.6 Windows (Representative Number) X
12.7 Lighting Fixtures, Switches & Receptacles X
General: Overview
Floors: Floor Coverings
Laminate
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Windows (Representative Number): Window Type
Sliders
Windows (Representative Number): Material
Vinyl
Windows (Representative Number): Glazing
Double
Windows (Representative Number): Preventing Mould / Mildew

Mildew / mould build up on windows is a common occurrence in today's homes. In order to prevent this, ensure that you maintain your windows. Open up the window coverings on a daily basis to allow for air flow. Clean your windows (including inside the track) regularly. Once a year, check that the weatherstripping is in good condition and replace it if needed. (This article from Lowe's will help.)

Finally, make sure your Humidistat is set to a maximum 35% or lower dependent on the outside temperature. If you don't have a Humidistat be sure you are running you exhaust fan when cooking, and during baths/showers and for at least 20 minutes after a bath or shower. 

General: Resident Belongings

Resident belongings prevented desired level of inspection.

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
Credit
Comment
12.5.1 - Doors

Door Sticks

Door sticks and is tough to open. Recommend sanding down offending sides.

Here is a helpful DIY article on how to fix a sticking door. 

Wrenches Handyman

13 - Bedroom 3

IN NI D NA
13.1 General X
13.2 Floors X
13.3 Walls X
13.4 Ceilings X
13.5 Doors X
13.6 Windows (Representative Number) X X
13.7 Lighting Fixtures, Switches & Receptacles X
13.8 Smoke Detectors X
Floors: Floor Coverings
Laminate
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Windows (Representative Number): Window Type
Sliders
Windows (Representative Number): Material
Aluminum
Windows (Representative Number): Glazing
Single
General: Overview
Windows (Representative Number): Preventing Mould / Mildew

Mildew / mould build up on windows is a common occurrence in today's homes. In order to prevent this, ensure that you maintain your windows. Open up the window coverings on a daily basis to allow for air flow. Clean your windows (including inside the track) regularly. Once a year, check that the weatherstripping is in good condition and replace it if needed. (This article from Lowe's will help.)

Finally, make sure your Humidistat is set to a maximum 35% or lower dependent on the outside temperature. If you don't have a Humidistat be sure you are running you exhaust fan when cooking, and during baths/showers and for at least 20 minutes after a bath or shower. 

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
Credit
Comment
13.5.1 - Doors

Closet Doors Missing

Tools Handyman/DIY
Credit
Comment
13.6.1 - Windows (Representative Number)

Missing Screen

Window missing screen. Recommend replacement / install. Chance of pests entering the building.

Window Window Repair and Installation Contractor

14 - Bathroom 1

IN NI D NA
14.1 General X
14.2 Floors X X
14.3 Walls X
14.4 Ceilings X
14.5 Sink and Associated Taps and Visible Plumbing X X
14.6 Toilet and Associated Visible Plumbing X
14.7 Bathtub / Shower and Associated Taps and Visible Plumbing X X
14.8 Countertops & Cabinets (Representative Number) X X
14.9 Windows (Representative Number) X X
14.10 Doors X
14.11 GFCI X
14.12 Lighting Fixtures, Switches X
14.13 Exhaust Fan X X
General: Overview
Floors: Floor Coverings
Vinyl
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Countertops & Cabinets (Representative Number): Cabinetry
Laminate
Windows (Representative Number): Window Type
Sliders
Windows (Representative Number): Material
Aluminum
Windows (Representative Number): Glazing
Single
GFCI: Note: light must be on for plug in to have powet
General: Caulking Requirements

Caulking should be placed in the bathroom at all taps, around all tub and shower surrounds, and at all tub/shower/wall/floor intersections. Caulking should also be installed at the base of the toilet. You can expect to replace caulking every 5 years. This helps prevent moisture damage and increase hygiene. 

Windows (Representative Number): Preventing Mould / Mildew

Mildew / mould build up on windows is a common occurrence in today's homes. In order to prevent this, ensure that you maintain your windows. Open up the window coverings on a daily basis to allow for air flow. Clean your windows (including inside the track) regularly. Once a year, check that the weatherstripping is in good condition and replace it if needed. (This article from Lowe's will help.)

Finally, make sure your Humidistat is set to a maximum 35% or lower dependent on the outside temperature. If you don't have a Humidistat be sure you are running you exhaust fan when cooking, and during baths/showers and for at least 20 minutes after a bath or shower. 

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
Credit
Comment
14.2.1 - Floors

Missing Transition

Tools Handyman/DIY
Credit
Comment
14.5.1 - Sink and Associated Taps and Visible Plumbing

Suspect Material

Drain line is not of standard material. Appears to be a temporary fix. Replacement is recommended. Potential of water damage. 

Pipes Plumbing Contractor
Credit
Comment
14.7.1 - Bathtub / Shower and Associated Taps and Visible Plumbing

Trim

Pipes Plumbing Contractor
Credit
Comment
14.8.1 - Countertops & Cabinets (Representative Number)

Counter is Loose

Correct

House building Cabinet Contractor
Credit
Comment
14.9.1 - Windows (Representative Number)

Located in Tub Surround / Shower

Window is located within the tub surround / shower. Windows in this location are not recommended as they are prone to moisture damage, and can lead to extensive damage of the wall cavity. Recommend removal of the window, and investigation of the wall cavity below. Correct as needed and ensure install of building envelope components as required when replaced. While it is recommended you complete these repairs in a timely manner, in the interim we recommend you install a shower curtain completely over the window to help avoid any additional moisture damage.  

Contractor Qualified Professional
Credit
Comment
14.13.1 - Exhaust Fan

Missing

No exhaust fan noted. This can lead to excess moisture and damage to the interior components and structure. Install in a timely manner is recommended.

Contractor Qualified Professional

15 - Misc. Interior - Not Previously Listed

IN NI D NA
15.1 Walls X X
15.2 Floors X
15.3 Ceilings X
15.4 Steps, Stairways & Railings X X
15.5 Attic X X
15.6 Smoke Detectors X X
15.7 Carbon Monoxide Detectors X X
Walls: Wall Material
Drywall, Unfinished, Wood
Floors: Floor Coverings
Concrete, Laminate
Ceilings: Ceiling Material
Unfinished, Drywall
Overview

The inspector shall inspect: walls, ceilings, and floors, steps, stairways, and railings, countertops and a representative number of installed cabinets, a representative number of doors and windows, walls,doors and ceiling separating the habitable spaces and the garage.


The inspector is NOT required to inspect: paint, wallpaper, and other finish treatments, carpeting, window treatments, central vacuum systems, household appliances (stove, fridge, dishwasher, washing machine, and dryer), and recreational facilities. Cosmetic items are not listed or commented on.

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
Credit
Comment
15.1.1 - Walls

Moisture Damage
Basement

Some moisture staining on the base of the wood wall. There is also potential that mould may be present. Recommend further testing. Please note, the wall may have to be removed as part of the foundation repairs. 

Credit
Comment
15.4.1 - Steps, Stairways & Railings

No Guardrail

Staircase had no handrails. This is a safety hazard. Recommend a qualified handyman install a handrail. 

Credit
Comment
15.4.2 - Steps, Stairways & Railings

Rise / run tread width

Contractor Qualified Professional
Credit
Comment
15.5.1 - Attic

Pests

While an evaluation of pests is beyond the scope of a home inspection there was evidence of wasps / bees in the attic space. Recommend consultation and removal. 

Pest control Pest Control Pro
Credit
Comment
15.6.1 - Smoke Detectors

Missing

There were no smoke detectors noted in the home. Install is recommended upon possession, this is a potential life safety item. 

Contractor Qualified Professional
Credit
Comment
15.7.1 - Carbon Monoxide Detectors

Missing

Wood burning appliance used at this location. Install asap recommended. This is a life safety issue.

Contractor Qualified Professional