Loading
Document Name
Sort Generated Document By
Total Credit Requested
CAD$ 0.00
Preview
Create
Header Text
Total Credit Requested
CAD$ 0.00
Preview
Create
Viewing:

1234 Main St.
Smithers, British Columbia V0J 2N7
03/30/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
122
Items Inspected
23
Maintenance / upgrade
20
Defect
1
Priority item

Thank you for choosing Informed Home Inspections. The home inspection, and this report comply with the requirements of the attached 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 - Introduction

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

Defect categories listed are a guide only, all recommendations given in this report should be considered carefully. 

Priority Item = The item, component or unit is not functioning as intended, or is not in acceptable condition (allowing for normal wear and tear.) Service or further evaluation is recommended as soon as possible. 

In the opinion of the inspector the item:

  • Is an immediate life safety concern 
  • May cause significant damage to the home if not corrected immediately
  • May hinder your ability to finance, legally occupy, or insure the home if not rectified  
  • Potential repair/replacement cost may reasonably effect the Clients budget or conditions of purchase, as applicable.

Defect = The item, component or unit is not functioning as intended, or is not in acceptable condition (allowing for normal wear and tear). Service or further evaluation is recommended to correct the issue within the time frame listed. Listed time frames are a guide only and do not constitute a warranty or guarantee. As with all recommendations in this report, they should be completed in a timely manner.

Upgrade / Maintenance = The item or component install, or install method should be upgraded to meet modern standards. In some cases, such as electrical items, or egress requirements these upgrades are potential life safety items. 

The item or component requires maintenance which is overdue. Failure to complete maintenance in a timely manner can result in extensive damage to the home.

Listed time frames for completion are a guide only and do not constitute a warranty of guarantee. As with all recommendations in this report, they should be completed in a timely manner.

2 - Inspection Details

In Attendance
Client, Client's Agent, Walk-Through Only
Type of Building
Detached, Single Family
House Faces Roughly
South
Temperature (approximate)
-2 Celsius (C)
Weather Conditions
Cloudy
Occupancy
Furnished
Resident Belongings
Throughout

Resident furnishings and storage on both the interior and exterior limited inspection.

3 - Roof

IN NI D NA
3.1 General X X
3.2 Coverings X X
3.3 Flashings X X
3.4 Chimneys, Roof Penetrations and Skylights (if applicable) X
General: Inspection Method
Roof was partially walked
General: Roof Type/Style
Gable, Hip, Combination
Coverings: Material
Asphalt / Fiberglass
Flashings: Material
Metal
Chimneys, Roof Penetrations and Skylights (if applicable): Overview
General: Prevent Roof Leaks

Please remember that roofs are designed to be water-resistant, not waterproof. To help protect your roof from developing a leak review it annually as part of your home maintenance plan. Look for signs of damage or loose pieces, and ensure that debris is not clogging the valleys and gutters.

If it becomes necessary to shovel snow off of your roof due to excessive accumulation be sure to not shovel down all the way to the covering. Picks and shovels can easily damage the roof surface and cause leakage. 



  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
CAD$
Credit
Comment
3.1.1 - General

Configuration Prone to Leakage

Roof configuration in the pictured area directs moisture towards the home interior, causing high potential for leakage and water damage to components / structure. While no damage was observed during the inspection you should continually monitor for moisture build up / intrusion and take appropriate corrective actions when re-roofing to prevent occurrence. 

Completion time frame: When re-roofing, or sooner if moisture intrusion becomes apparent. 


CAD$
Credit
Comment
3.2.1 - Coverings

Past Life Expectancy

The roof covering is nearing its anticipated life expectancy. Evidence of disintegration noted on site, including cupping, curling, widening slots and general granular loss. Further evaluation and patching if needed is recommended to ensure the roof covering will remain water tight until replacement can be completed. 

Time Frame: Complete evaluation as soon as possible and conduct work as directed by your chosen roofing professional. 

Roof Roofing Professional
CAD$
Credit
Comment
3.3.1 - Flashings

Missing

Recommended flashings missing at time of inspection. Flashings provide protection against moisture intrusion. Recommend a qualified roofing contractor evaluate and remedy. 

Completion time frame: with roof evaluation / replacement previously mentioned. 

4 - Exterior

IN NI D NA
4.1 Roof Drainage Systems X X
4.2 Soffits & Fascia X
4.3 Siding and Associated Trim / Flashings X
4.4 Exterior Doors and Associated Trim / Flashings X X
4.5 Windows and Associated Trim / Flashings X X
4.6 Decks, Balconies, Steps and Associated Handrails X X
4.7 Electrical Service Drop / Entrance X
4.8 Ground Fault Interrupter (GFI) X X
4.9 Exterior Lighting X
4.10 Hose Bibb X
4.11 Dryer Vent X
4.12 Walkways & Patios X X
4.13 Driveway X X
4.14 Grading & Drainage X X
4.15 Vegetation X
Inspection Method
From Ground
Roof Drainage Systems: Eavestrough (Gutter), and Downspout Material
Aluminum
Roof Drainage Systems: Downspout Discharge
Below Grade
Soffits & Fascia: Material
Vented Soffit, Aluminum
Siding and Associated Trim / Flashings: Siding Material
Vinyl
Siding and Associated Trim / Flashings: Trim Material
Vinyl
Exterior Doors and Associated Trim / Flashings: Door Type
Hinged
Exterior Doors and Associated Trim / Flashings: Door Material
Metal
Exterior Doors and Associated Trim / Flashings: Trim Material
Composite
Windows and Associated Trim / Flashings: Type
Vinyl
Windows and Associated Trim / Flashings: Trim Material
Vinyl
Windows and Associated Trim / Flashings: Flashing Material
Vinyl
Decks, Balconies, Steps and Associated Handrails: Appurtenance
Steps
Decks, Balconies, Steps and Associated Handrails: Material
Concrete
Ground Fault Interrupter (GFI): Present
Dryer Vent: Dryer vent
Walkways & Patios : Walkway Material

Concrete 

Driveway: Driveway Material
Concrete
Roof Drainage Systems: Eavestrough Maintenance

Eavestrough and downspout required frequent cleaning and repairs. Failure to do so can lead to moisture entry and damage of your home. The maintenance frequency is determined by surrounding vegetation, and winter conditions. Here is an online resource for DIY cleaning.

Roof Drainage Systems: Downspouts Discharge Below Grade

Downspouts discharge below grade. This has become common practice in the last few years. However, there are some additional risks with this install. As your inspector, we are unable to determine if the downspout correctly connects to a weeping tile system. Also, if not properly maintained the piping below the ground can become clogged with debris. In some cases the weeping tile is damaged or caves in over time. All of these circumstances can lead to moisture entry into your home. For this reason, while below grade discharge is common we recommend capping it off and extending your downspout out past your foundation for 6 feet. (1.8 meters)

Electrical Service Drop / Entrance: Electrical Service Conductors
Overhead, 220 Volts
Snow

Snow cover limited the inspection.

Decks, Balconies, Steps and Associated Handrails: No Access

No access under deck / steps. This prevented aspects of the inspection that normally would have been conducted per the Scope of Work (attached)

Hose Bibb: Not Tested

Freezing temperatures at time of inspection

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

Downspout does not extend to below grade discharge

Downspout at the front left hand side does not extend all the way down into the weeping tile chance of moisture damage. Repair as needed. 

Completion time frame: within 1 year. 

CAD$
Credit
Comment
4.4.1 - Exterior Doors and Associated Trim / Flashings

Trim - Paint/Refinish Needed
Back Door

Door trim paint recommended to maximize service life.

Completion Time Frame: Within 1 Year, this is a Standard Maintenance Item

Tools Handyman/DIY
CAD$
Credit
Comment
4.5.1 - Windows and Associated Trim / Flashings

Flashing - Reverse Slope
Various Throughout

Reverse slope noted on upper drip flashing. This can lead to moisture damage in the wall cavity, recommend correction. Please note: you should anticipate that moisture damage may already be present. Consider replacement with aluminum type, as when correctly installed this material is less prone to reverse action.

Completion Time Frame: Within 1 Year

Window Window Repair and Installation Contractor
CAD$
Credit
Comment
4.5.2 - Windows and Associated Trim / Flashings

Missing caulking

Current standards call for caulking to be applied at the vinyl / window intersection to prevent moisture entry. Chance of moisture damage to interior wall cavity, install caulking as needed. 

Completion time frame: when weather conditions allow. 

CAD$
Credit
Comment
4.6.1 - Decks, Balconies, Steps and Associated Handrails

Spindles Missing / Incorrect Spacing

Spindles are missing or the spacing between them exceeds 4 inches (100 mm). Potential fall hazard / physical injury. Correct

Completion Time Frame: As accidents can occur at any time, install should be completed as soon as possible.

CAD$
Credit
Comment
4.8.1 - Ground Fault Interrupter (GFI)

No GFI Protection Installed
Outlet at Back of House x2

Ground Fault Interrupter (GFI) protection not installed per current standards. GFI's decrease the chance of electric shock. Recommend licensed electrician upgrade by installing ground fault receptacles in all locations.

Completion Time Frame: As accidents can occur at any time, upgrade as soon as possible is recommended. 

Electric Electrical Contractor
CAD$
Credit
Comment
4.10.1 - Hose Bibb

Extends Beyond Wall

Hose bibb at the back of the house extends beyond the exterior wall. This negates the frost free function and may lead to freezing pipes / water damage. There is an interior shut off, however correction is recommended. 

Completion time frame: Within 1 Year

 

Pipes Plumbing Contractor
CAD$
Credit
Comment
4.13.1 - Driveway

Driveway Cracking - Minor

Minor cosmetic cracks observed, which may indicate movement in the soil. Recommend monitor and/or have concrete contractor patch/seal.

CAD$
Credit
Comment
4.14.1 - Grading & Drainage

Negative Grading

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from home.

Completion Time Frame: Within 1 Year

Yard scissors Landscaping Contractor

5 - Structure

IN NI D NA
5.1 General X
5.2 Foundation X
5.3 Columns X
5.4 Floor Structure X
5.5 Wall Structure X
5.6 Roof Structure & Attic X X
General: Inspection Method
Visual
General: Attic Inspection
From Attic Hatch
Foundation: Material
Poured Concrete
Floor Structure: Material
Not Visible
Floor Structure: Sub-floor
Not Visible
Roof Structure & Attic: Attic Inspection Method
From Attic Hatch
Roof Structure & Attic: Material
Plywood, Trusses, Rafters
Roof Structure & Attic: Type
Gable, Hip
General: Structure Inspection Limit

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

Foundation: Approximately 99% of the foundation was not visible.
Foundation: Foundation cladded

Foundation around exterior of home is coated with a rubber membrane and finished on the interior preventing adequate inspection. 

Columns: Finishing Material

Finishing material prevented inspection of the columns and / or bearing wall.

Floor Structure: Finishing Material

Finishing material prevented inspection of the floor structure.

Wall Structure: Insulation

Insulation / Finishing material prevented inspection of the wall structure. 

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
CAD$
Credit
Comment
5.6.1 - Roof Structure & Attic

Sheathing Discolouration
Addition

Roof sheathing discolouration noted; mould or indoor air quality/remediation specialist recommended to determine cause and to provide the scope of work to remediate.

Completion Time Frame: We are unable to comment on the potential health effects and therefore can not recommend a time frame for testing, this should be conducted as you see fit. Make corrections to prevent further growth within 3 months.

Mold Mold Remediation Contractor

6 - Electrical

IN NI D NA
6.1 Main Panel, Grounding, Overcurrent Devices & Wiring X
6.2 GFCI & AFCI at Panel X X
6.3 Branch Wiring Circuits (where visible) X X
Main Panel, Grounding, Overcurrent Devices & Wiring: Overcurrent Device Type
Circuit Breaker
Main Panel, Grounding, Overcurrent Devices & Wiring: Main Overcurrent Device Rating
200 AMP
Main Panel, Grounding, Overcurrent Devices & Wiring: Panel Capacity
200 AMP
Main Panel, Grounding, Overcurrent Devices & Wiring: Wiring Material
Copper, Stranded Aluminum, Aluminum (Sub-panel feed and Stove only)
Main Panel, Grounding, Overcurrent Devices & Wiring: Panel Manufacturer
Cutler Hammer
Main Panel, Grounding, Overcurrent Devices & Wiring: Ground Location
At Foundation - Unable to Verify
Main Panel, Grounding, Overcurrent Devices & Wiring: Sub pannel

Basement furnace room


Panel Overview
Main Panel, Grounding, Overcurrent Devices & Wiring: Main Panel Location
Front, Garage
Branch Wiring Circuits (where visible): Wiring Method
Non-mettalic Sheathed, Mettalic Sheathed
Branch Wiring Circuits (where visible): Finishing Material

Please remember that not all branch wiring is exposed, readily accessible, and observed. Most wiring is hidden within the walls and/or floors. There may be issues within these hidden areas which were not observed during the inspection.

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
CAD$
Credit
Comment
6.1.1 - Main Panel, Grounding, Overcurrent Devices & Wiring

Double-Tap
Subpanel

Double tapping noted on one or more breakers. In addition the wire size is too small for the breaker. This is not permitted by current standards and is a potential fire hazard. Correct as needed.

Completion Time Frame: As soon as possible. 

Electric Electrical Contractor
CAD$
Credit
Comment
6.1.2 - Main Panel, Grounding, Overcurrent Devices & Wiring

Linked Breakers not Equal
For dryer, at Subpanel

Amperage rating of linked breakers are not the same. This is a potential fire hazard, potential for nuissance tripping. In addition, the link bar was missing. Correct as needed.

Completion time frame: as soon as possible. 

Electric Electrical Contractor
CAD$
Credit
Comment
6.1.3 - Main Panel, Grounding, Overcurrent Devices & Wiring

Missing Anti-Oxidant
Stove and Subpanel Feed

Current standards call for the application of anti-oxidant grease. None noted on site. Have corrected as needed. Chance of aluminum oxides forming leading to loose connection. 

Completion time frame: Within 1 Year

Electric Electrical Contractor
CAD$
Credit
Comment
6.2.1 - GFCI & AFCI at Panel

No AFCI Protection Installed

Modern standards call for an AFCI protection present in bedrooms. Missing in most houses as AFCI's have just recently become standard. Upgrade is recommended.

Electric Electrical Contractor
CAD$
Credit
Comment
6.3.1 - Branch Wiring Circuits (where visible)

Unknown Device

Device found in laundry room appears to be a transformer. The Inspector is not familiar with this device. Recommend that an electrician evaluate for operability / use along with other electrical recommendations as listed in this report. 

Electric Electrical Contractor
CAD$
Credit
Comment
6.3.2 - Branch Wiring Circuits (where visible)

Insufficient Circuits

Typical to older construction the amount of circuits / available outlets was not per current standards. Dependent on your lifestyle / power usage, this may lead to nuissance tripping of breakers. Consider having an electrician evaluate for installation of additional circuits / outlets as needed.

Electric Electrical Contractor

7 - Heating

IN NI D NA
7.1 Heating Appliance X X
7.2 Normal Operating Controls X
7.3 Distribution Systems X X
7.4 Chimneys, Flues and Vents X X
7.5 Presence of Installed Heat Source in Each Room X X
Heating Appliance(s)
Gas Furnace, Wood Fireplace
Normal Operating Controls: Location
Main Floor, Hallway
Distribution Systems: Distribution Type
Ductwork
Chimneys, Flues and Vents: Chimney Material
Masonry
Fuel Storage

Wood and/or Pellets should be kept in a dry place. Often people like to store their fuel inside. For wood, this is not recommended as it can increase the humidity in the home, and may lead to moisture damage, and pest entry. 

If you do choose to store your wood indoors, always make sure to keep your supply a minimum of 5 feet away from the appliance, regardless of what the manufacturers listed combustible clearances are.

Service Your Heating Appliances

Your heating appliance should be cleaned and serviced on an annual basis. This helps ensure your appliance remains operational during the winter months and for years to come. To avoid the rush we suggest booking your annual service in the spring or summer months.

Electric Baseboard Heaters

Please see specific rooms for information and recommendations regarding the electric baseboard heaters.

WETT Inspection

Please note that comments in this section only apply to the Inspectors opinion in regards to the condition of the appliance, and any required maintenance items. For issues related to code compliance please refer to the attached WETT Inspection (if applicable). 

Most Insurance providers require that wood burning appliances have an inspection prior to granting coverage. 

Please be aware that if we have not performed the WETT Inspection service for you as part of our Contract there may be unsafe or non compliant issues that are present but were not readily observable based on our review during the home inspection. 

Heating Appliance: Brand
Lennox, Masonry Fireplace - No Brand
Heating Appliance: Furnace Filter Size
16 x 24

The air filter should be inspected and replaced when dirty as required. Replacement requirements vary greatly depending on the quality of the filter and on resident lifestyle. Please monitor closely during the heating season and establish a regular maintenance routine for replacement. Failure to do so may result in reduced equipment life expectancy, increased heating costs, and increased fire hazard risk.

Distribution Systems: Ductwork Cleaning

Ducting should be inspected and cleaned when dirty as required. Cleaning requirements vary greatly depending resident lifestyle and preferences. Please monitor and establish a regular maintenance routine for cleaning. Failure to do so may result in poor indoor air quality, and reduced system efficiency and comfort.

Chimneys, Flues and Vents: Chimney Flue

Inspecting the chimney interior and flue is beyond the scope of a home inspection.  An inspector is not required to inspect the flue or vent system, and is not required to inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.  Out of courtesy only, the inspector may take a look at readily accessible and visible parts of the chimney flue.  

Heating Appliance: Fireplace Wall Thickness not Verified
Heating Appliance: Combustible Clearance

Finishing materials prevented confirmation of adequate combustible clearance from masonry fireplace / chimney to framing. 

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
CAD$
Credit
Comment
7.1.1 - Heating Appliance

Painted

The fire chamber of the fireplace has been painted. If inappropriate paint was used this can release harmful fumes when a fire is lit. Conduct evaluation of paint type / remove as necessary, prior to use of fireplace. 

CAD$
Credit
Comment
7.3.1 - Distribution Systems

No Fresh Air Intake

No fresh air intake installed per current standards. Install is recommended to help improve indoor air quality and ventilation.

Completion Time Frame: Within 1 Year

Fire HVAC Professional
CAD$
Credit
Comment
7.4.1 - Chimneys, Flues and Vents

Chimney Rain Cap Missing

No chimney rain cap for fireplace. Typically not installed, but recommended to help prevent water entry. Some evidence of water entry noted at fireplace.. Chimney caps protect from moisture intrusion and protect the chimney. Recommend a qualified roofer or chimney expert install / re-secure as applicable. 

Completion Time Frame: Within 3 Months

Fire HVAC Professional
CAD$
Credit
Comment
7.4.2 - Chimneys, Flues and Vents

Hairline Cracks

Minor cracking observed on chimney exterior. Not cause for concern at this time. Monitor to ensure no further movement occurs, if cracks widen, have evaluated by a qualified mason for repair. 

Mag glass Monitor
CAD$
Credit
Comment
7.5.1 - Presence of Installed Heat Source in Each Room

Missing
Laundry Area, Garage

There was no heat source noted in some rooms. This can lead to uneven heating of the space, and occupant discomfort. Recommend install.

Completion Time Frame: As desired

Contractor Qualified Professional

8 - Insulation & Ventilation

IN NI D NA
8.1 Attic Insulation X X
8.2 Attic Vapour Barrier X
8.3 Attic Hatch X X
8.4 Attic Ventilation X X
8.5 Above Ground Wall Insulation & Vapour Barrier X X
8.6 Foundation Wall Insulation & Vapour Barrier X X
8.7 Mechanical Ventilation X
Inspection Method
Infrared, Visual
Attic Inspection
From Attic Hatch
Attic Insulation: Insulation Type
Batt, Blown, Cellulose, Fiberglass
Attic Insulation: Approximate R-value
20 - 30
Attic Vapour Barrier: Type
Plastic, Paper
Attic Ventilation: Ventilation Type
Gable Vents, Soffit Vents
Above Ground Wall Insulation & Vapour Barrier: Insulation Type
Not Visible
Foundation Wall Insulation & Vapour Barrier: Insulation Type
Not Visible
Mechanical Ventilation: Heat Recovery Ventilator
None
Above Ground Wall Insulation & Vapour Barrier: Thermal Imaging Scan

A thermal imaging scan was performed. Thermal images indicate that insulation is present in the exterior wall cavity. 

Mechanical Ventilation: Exhaust Fans
Kitchen, Bathroom

See the Kitchen and Bathroom sections of this report for information and findings on the fans in those areas. 

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.

Insulation Inspection Limit

Inspection of the insulation was limited by finishing materials.

Attic Vapour Barrier: Continuity Not Verified
Above Ground Wall Insulation & Vapour Barrier: Finishing Material

Finishing material prevented inspection of the wall insulation and vapour barrier. 

Foundation Wall Insulation & Vapour Barrier: Finishing Material

Finishing material prevented inspection of wall insulation. 

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
CAD$
Credit
Comment
8.1.1 - Attic Insulation

Insufficient Insulation

Insulation depth was less than current standard. Additional installation is recommended to help prevent heat loss. Currently, BC Hydro has a rebate program for Insulation upgrades. You can read more about this here

Please note: vapour barrier for the original home is paper only. You should install plastic vapour barrier prior to adding insulation in this area as a precaution. 

CAD$
Credit
Comment
8.3.1 - 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
CAD$
Credit
Comment
8.3.2 - Attic Hatch

Vapour Barrier Missing

There was no vapour barrier on the attic hatch. Vapour barriers prevent additional moisture from entering your attic and causing damage. Install is recommended.

House construction Insulation Contractor
CAD$
Credit
Comment
8.4.1 - 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. Recommend an attic contractor evaluate and remedy.

Completion Time Frame: Within 1 Year

CAD$
Credit
Comment
8.5.1 - Above Ground Wall Insulation & Vapour Barrier

Missing
Basement Bedroom

Thermal imaging indicated that insulation was missing or minimal on both the foundation wall and in a couple areas on the above grade area. This can lead to increased heat loss, and reduced occupant comfort.  Install as desired.

House construction Insulation Contractor
CAD$
Credit
Comment
8.6.1 - Foundation Wall Insulation & Vapour Barrier

Missing - Foundation Walls

No insulation was found on the foundation walls under stairs and thermal imaging indicated missing in back bedroom. Install of insulation is recommended to help prevent heat loss.  

Completion Time Frame: As desired

Contractor Qualified Professional

9 - Plumbing

IN NI D NA
9.1 Main Water Supply and Shut-off Device X
9.2 Water Distribution System X
9.3 Hot Water Systems, Controls, Flues & Vents X
9.4 Drain, Waste, & Vent Systems X
9.5 Fuel Storage & Distribution Systems X
Water Source
Public
Waste Disposal System
Public
Main Water Supply and Shut-off Device: Main Shut-Off Location
Basement
Water Distribution System: Distribution Material
Copper, Pex
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Capacity
40 litres
Drain, Waste, & Vent Systems: Material
ABS, Iron
Drain, Waste, & Vent Systems: Floor Drain Location
None Found
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Fuel Storage & Distribution Systems: Distribution Material
Black Steel
Main Water Supply and Shut-off Device: Water Supply Material
Pex
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Hot Water Systems, Controls, Flues & Vents: Date

2014

Hot Water Systems, Controls, Flues & Vents: Manufacturer
Rheem

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.

Hidden Piping

Please remember that not all pipes are exposed, readily accessible, and observed.  Most piping is hidden within the walls and/or floors. There may be leaks from piping in these hidden areas which were not observed during the inspection.

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

No Discharge Tube

Install is recommended, chance of scalding if people / pets are present in the area when safety discharge occurs. 

Pipes Plumbing Contractor

10 - Interior

Home Interior

The remainder of the report has been broken down on a per room basis in an effort to provide you with the most thorough evaluation possible. If there are any conditions that effect multiple rooms in the home they will be found in this section. Otherwise conditions will be found in the individual room, please read through each section carefully. 

Cosmetic Items

Please remember that cosmetic items are not included as part of the home inspection. It is your responsibility to address these as you desire. 

Prevent Mildew and Mould on Windows

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. 

Asbestos in Pre-1992 Construction

Please remember that testing for asbestos is beyond the scope of a home inspection. Given the age of the home it is likely that some finishing materials will contain asbestos. You should conduct testing of any suspect materials including but not limited too: ceiling tiles, drywall, and flooring prior to conducting renovations. Asbestos is a potential health hazard when friable (when materials are broken up / disturbed). Worksafe BC outlines the requirements for removal of asbestos containing materials and abatement is costly.

11 - Kitchen / Dining

IN NI D NA
11.1 Floors X
11.2 Walls X
11.3 Ceilings X
11.4 Windows (Representative Number) X
11.5 Countertops & Cabinets (Representative Number) X
11.6 Sink, Associated Taps and Visible Plumbing X
11.7 Ground Fault Interrupter (GFI) X
11.8 Lighting Fixtures, Switches & Receptacles X X
11.9 Exhaust Fan X
Floors: Floor Coverings
Tile
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Ceiling Tiles
Windows (Representative Number): Window Type
Sliders
Windows (Representative Number): Material
Vinyl
Windows (Representative Number): Glazing
Double
Countertops & Cabinets (Representative Number): Cabinetry
Laminate, Wood
Countertops & Cabinets (Representative Number): Countertop Material
Laminate
Exhaust Fan: Present
  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
CAD$
Credit
Comment
11.8.1 - Lighting Fixtures, Switches & Receptacles

Light Inoperable

One or more lights are not operating. Typically this means the lightbulb needs replacing. However, in this instance there was a hole in the ceiling beside with a small section of wiring visible, in addition there was an open junction box in the attic in the approximate area. It is recommended that an electrician evaluate these conditions and repair as/if needed.

Electric Electrical Contractor

12 - Living Room

IN NI D NA
12.1 Floors X
12.2 Walls X
12.3 Ceilings X
12.4 Windows (Representative Number) X X
12.5 Lighting Fixtures, Switches & Receptacles X
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Ceiling Tiles
Windows (Representative Number): Window Type
Fixed
Windows (Representative Number): Material
Vinyl
Windows (Representative Number): Glazing
Double
  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
CAD$
Credit
Comment
12.4.1 - Windows (Representative Number)

Failed Seal

Observed condensation between the window panes, which indicates a failed seal. This is mainly a cosmetic concern, but may also result in some additional heat loss. Recommend qualified window contractor evaluate & replace. 

Window Window Repair and Installation Contractor
CAD$
Credit
Comment
12.4.2 - Windows (Representative Number)

Evidence of Water Intrusion

Tape has bubbled and come loose at corner of window. This is potential evidence of water intrusion. Recommend further evaluation to determine source and extent of damage (if any) to the interior wall cavity. Moisture readings as pictured were acceptable at time of inspection. 

Completion Time Frame: Within 3 months

Contractor Qualified Professional

13 - Master Bedroom

IN NI D NA
13.1 Floors X
13.2 Doors X
13.3 Walls X
13.4 Ceilings X
13.5 Windows (Representative Number) X
13.6 Lighting Fixtures, Switches & Receptacles X
13.7 Electric Baseboard Heater X
Floors: Floor Coverings
Carpet
Doors: Material
Hollow Core
Doors: Door Type
Hinged
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Windows (Representative Number): Window Type
Sliders
Windows (Representative Number): Material
Vinyl
Windows (Representative Number): Glazing
Double
  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable

14 - Bedroom 2

IN NI D NA
14.1 Floors X
14.2 Walls X
14.3 Ceilings X
14.4 Doors X
14.5 Windows (Representative Number) X
14.6 Lighting Fixtures, Switches & Receptacles X
14.7 Electric Baseboard Heater X
Floors: Floor Coverings
Carpet
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Doors: Material
Hollow Core
Doors: Door Type
Hinged
Windows (Representative Number): Window Type
Sliders
Windows (Representative Number): Material
Vinyl
Windows (Representative Number): Glazing
Double
  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable

15 - Bedroom 3

IN NI D NA
15.1 Floors X
15.2 Walls X X
15.3 Ceilings X
15.4 Doors X
15.5 Windows (Representative Number) X
15.6 Lighting Fixtures, Switches & Receptacles X
Floors: Floor Coverings
Carpet
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Ceiling Tiles
Doors: Material
Wood
Doors: Door Type
Hinged
Windows (Representative Number): Window Type
Sliders
Windows (Representative Number): Material
Vinyl
Windows (Representative Number): Glazing
Double
  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
CAD$
Credit
Comment
15.2.1 - Walls

Minor Cracks
Under window, approximate center

Minor cracks noted. Have repaired and painted. Monitor for further movement. If further movement should occur, conduct further evaluation and make required corrections.

Putty knife Drywall Contractor

16 - Bedroom 4

IN NI D NA
16.1 Floors X
16.2 Walls X
16.3 Ceilings X
16.4 Doors X
16.5 Windows (Representative Number) X
16.6 Lighting Fixtures, Switches & Receptacles X
Floors: Floor Coverings
Carpet
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Ceiling Tiles
Doors: Material
Wood
Doors: Door Type
Hinged
Windows (Representative Number): Window Type
Casement
Windows (Representative Number): Material
Vinyl
Windows (Representative Number): Glazing
Double
  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable

17 - Bathroom 1

IN NI D NA
17.1 Floors X
17.2 Doors X
17.3 Walls X
17.4 Ceilings X
17.5 Windows (Representative Number) X
17.6 Sink, Associated Taps and Visible Plumbing X
17.7 Toilet and Associated Visible Plumbing X
17.8 Bathtub / Shower and Associated Taps and Visible Plumbing X
17.9 Countertops & Cabinets (Representative Number) X
17.10 Ground Fault Interrupter (GFI) X
17.11 Lighting Fixtures, Switches X X
17.12 Exhaust Fan X X
17.13 Electric Baseboard Heater X
Floors: Floor Coverings
Vinyl
Doors: Material
Hollow Core
Doors: Door Type
Hinged
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Windows (Representative Number): Window Type
Awning
Windows (Representative Number): Material
Vinyl
Windows (Representative Number): Glazing
Double
Countertops & Cabinets (Representative Number): Cabinetry
Laminate
Countertops & Cabinets (Representative Number): Countertop Material
Laminate
  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
CAD$
Credit
Comment
17.11.1 - Lighting Fixtures, Switches

Light Inoperable

One or more lights are not operating. New light bulb possibly needed. If a new light does not correct the issue, have an electrician review. 

Electric Electrical Contractor
CAD$
Credit
Comment
17.12.1 - Exhaust Fan

Exterior discharge to soffit

Bathroom fan exhaust has been directed towards the soffit. While somewhat typical practice this is not recommended as it allows moisture to vent back into the attic. Given the amount of staining found on the attic sheathing it is presumed that this is part of the issue. Recommend installing proper roof vent to prevent further damage.

Completion time frame: Within 3 months. 

Contractor Qualified Professional

18 - Misc. Interior - Not Previously Listed

IN NI D NA
18.1 Floors X X
18.2 Doors X
18.3 Walls X
18.4 Ceilings X
18.5 Windows (Representative Number) X
18.6 Lighting Fixtures, Switches & Receptacles X
18.7 Steps, Stairways, Railings and Guards X X
18.8 Smoke Detectors X X
18.9 Carbon Monoxide Detectors X
18.10 Dryer Vent X
18.11 Electric Baseboard Heater X X
Floors: Floor Coverings
Concrete, Laminate
Doors: Material
Hollow Core
Doors: Door Type
Hinged
Walls: Wall Material
Paneling
Ceilings: Ceiling Material
Ceiling Tiles
Windows (Representative Number): Window Type
Sliders
Windows (Representative Number): Material
Vinyl
Windows (Representative Number): Glazing
Double
Dryer Vent: Dryer Vent Material
Metal
Carbon Monoxide Detectors: Removable

Note carbon monoxide detector is plug-in type ensure that this detector remains once you take possession or replace if necessary failure to do so is a potential life safety issue

Dryer Vent: Dryer Vent Cleaning

Your dryer vent should be cleaned on a minimum annual basis, or more as needed. This helps to prevent lint build up within the dryer vent which not only decreases dryer efficiency but also is a potential fire hazard. 

Make sure your venting is free of kinks when you re-install it, if you have an accordian style. 

  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
CAD$
Credit
Comment
18.1.1 - Floors

Uneven

Uneven floors / transition between various rooms. This may cause a tripping hazard, recommend leveling as needed. 

Completion Time frame: as accidents can occur at any time this should be done in a timely manner.

CAD$
Credit
Comment
18.7.1 - Steps, Stairways, Railings and Guards

Missing or Loose Handrail
Throughout

Missing or loose handrail. This is a potential fall hazard. Install / secure as needed. 

Completion Time Frame: As accidents can occur at any time corrections should be made as soon as possible. 

Tools Handyman/DIY
CAD$
Credit
Comment
18.8.1 - Smoke Detectors

Old

Smoke Detector is old. Smoke detectors should be replaced per the manufacturer instructions or at minimum every 10 years to ensure they operate as required. Replacement needed.

Completion Time Frame: Within 3 months.

CAD$
Credit
Comment
18.11.1 - Electric Baseboard Heater

Missing Knobs

Knobs missing for dial thermostat control. Diffiult to adjust / turn on/off. Recommend replacement of knobs as needed. 

19 - Attached Garage

IN NI D NA
19.1 Ceiling X X
19.2 Floor X
19.3 Walls & Firewalls X X
19.4 Garage Door X
19.5 Garage Door Opener X
Ceiling: Ceiling Material
Drywall
Garage Door: Material
Insulated
Garage Door: Type
Automatic, Sectional
Garage Door Opener: Garage Door Test Method
Wall Mount Operator
  • IN = Inspected
  • NI = Not Inspected
  • D = Deficiency
  • NA = Not Applicable
CAD$
Credit
Comment
19.1.1 - Ceiling

Incomplete

Current standards call for all drywall to be sealed and fireblocking installed around protrusions of the ceiling / wall in garages attached to the home in order to maintain the correct fire rating and ensure no harmful gases enter the home. This has not been completed. This is a potential life safety issue. Correct.

Completion Time Frame: prior to use of garage.

As previously mentioned it is recommended that you consult with the seller on whether or not a permit was obtained for the work. 

Putty knife Drywall Contractor
CAD$
Credit
Comment
19.3.1 - Walls & Firewalls

Moisture Intrusion

Stains on the walls visible at the time of the inspection appeared to be the result of moisture intrusion. The source of moisture may have been corrected. Recommend further examination by a qualified contractor to provide confirmation.

Completion Time Frame: As soon as possible. 


Window Window Repair and Installation Contractor
CAD$
Credit
Comment
19.3.2 - Walls & Firewalls

Windows and Opening

Current standards do not allow for windows or openings in the firewall between the home and the garage in order to maintain the correct fire rating and ensure no harmful gases enter the home. Remove windows, replace with fire rated windows if desired, seal all openings. This is a potential life safety issue. 

Complete as needed prior to use of garage.

As previously mentioned it is recommended that you consult with the seller on whether or not a permit was obtained for the work.

Contractor Qualified Professional