1234 Main St.
Edmonton AB T5T3E9
06/23/2018 9:00AM

Sample agent

Agent Name

Agency Name
Maintenance item
Immediate/safety items

General Information: Overview
A home inspection is a non-invasive, visual examination of the accessible areas of the property, designed to identify areas of concern within specific systems or components defined by the City Of Edmonton Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist an evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.

1 - Inspection Details

In Attendance
Client, Client's Agent
Furnished, Occupied, Stored Item
Temperature (approximate)
20 Celsius (C)
Type of Building
Detached, Single Family
Weather Conditions

InspecUs, Partner of InspectR always recommends that after you have reviewed this report and disclosure documentation from all the parties: that you consider additional follow up by other Certified Professionals Such as Carpenters, electricians, Plumbers, Roofers, HVAC installers, WETT installers,  WETT installers Chimney sweeps, Sewer line inspectors, Well and or Septic system inspectors or even an engineer if necessary. You may also want to contact your lender and your insurance provider to inquire about any specific inspections or documentation they require. The more information you have up front the better equipped you are to make a sound decision going forward.

All your Inspection Photo attached here.

2 - Roof

2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Ladder, Roof
Roof Type/Style
Coverings: Material
Roof Drainage Systems: Gutter Material
Flashings: Material
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
2.1.1 - Coverings

Signs of Curling/Popping

Observed signs of curling on roof shingles, appeared functional though near the end of its service life and will likely need replacing within 3 to 5 years. Recommend further evaluation and Repair/replace by qualified professional.

Roof Roofing Professional
2.2.1 - Roof Drainage Systems


Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow.

Significant amounts of debris have accumulated in one or more gutters. Gutters can overflow and cause water to come in contact with the building exterior. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.

Here is a DIY resource for cleaning your gutters. 

Roof Roofing Professional
2.2.2 - Roof Drainage Systems

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation. 

Here is a helpful DIY link and video on draining water flow away from your house. 

Roof Roofing Professional
2.2.3 - Roof Drainage Systems

Gutter Improperly Sloped

Gutter are improperly sloped in areas, which could result in runoff drainage around the foundation and possible structural shifting. Recommend qualified roofing or gutters contractor repair.

Roof Roofing Professional
2.2.4 - Roof Drainage Systems

Overflow Stain

Stains were found at the front of the gutters and indicate that the gutters have overflowed. If they have overflowed, it's usually due to debris clogging gutters or downspouts. The inspector was unable to verify that the gutters and downspouts drained adequately due to lack of recent, significant rainfall. Monitor the roof drainage system in the future while it's raining to determine if problems exist. Then if necessary, recommend that a qualified person clean, repair or replace gutters, downspouts and/or extensions.

2.2.5 - Roof Drainage Systems

Underground Roof Drainage

Underground roof drainage observed- recommend discharging rain water 6ft away from the foundation as underground drainage tend to damage or clogged overtime & undetermined of its effectiveness/operation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement.

3 - Exterior

3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors X
3.3 Walkways, Patios & Driveways X X
3.4 Decks, Balconies, Porches & Steps X X
3.5 Eaves, Soffits & Fascia X
3.6 Vegetation, Grading, Drainage & Retaining Walls X X
Inspection Method
Siding, Flashing & Trim: Siding Material
Metal, Stucco
Siding, Flashing & Trim: Siding Style
Exterior Doors: Exterior backyard Door

Appears functional,

Walkways, Patios & Driveways: Driveway Material
Decks, Balconies, Porches & Steps: Appurtenance
Deck with Steps
Decks, Balconies, Porches & Steps: Material
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
3.1.1 - Siding, Flashing & Trim

Cracking - Minor
North, South, West, East and Grarage

Siding showed minor cracking in one or more places. This is a result of temperature changes, and typical as homes with age. Recommend Repair and monitoring.

Wrench DIY
3.1.2 - Siding, Flashing & Trim

Exterior penetration

Observed missing exterior sealant , recommend sealing all opening to void moisture intrusion.

Wrench DIY
3.1.3 - Siding, Flashing & Trim

Vent Cap

Observed Dryer Vent cap is damage & Clogged, recommend replacing and cleaning to avoid moisture and fire hazards.

Contractor Qualified Professional
3.3.1 - Walkways, Patios & Driveways

Driveway Crack - Moderate

Moderate cracks observed. Recommend concrete contractor evaluate and repair.

Gardening shovel tool shape Concrete Contractor
3.3.2 - Walkways, Patios & Driveways

Uneven Walkways

Observed uneven concrete block on walkways, its a trip hazards recommend correction.

Contractor Qualified Professional
3.4.1 - Decks, Balconies, Porches & Steps


Observed loose, recommend monitoring if worsen seek repair to avoid fall hazards.

3.6.1 - Vegetation, Grading, Drainage & Retaining Walls

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.

Here is a helpful article discussing negative grading. 

Yard scissors Landscaping Contractor

4 - Basement, Foundation, & Structure

4.1 Foundation X X
4.2 Basements X
4.3 Floor Structure X X
4.4 Wall Structure X
4.5 Ceiling Structure X
Inspection Method
Stored Item- Limited Inspection

Limitation: Stored Item & Finish basement

Foundation: Material
Floor Structure: Material
Steel Joists, Wood Beams
Floor Structure: Sub-floor
Floor Structure: Basement/Crawlspace Floor
Foundation: 5% foundation visibility
Wall Structure: Finished Basement/not visible
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
4.1.1 - Foundation

Foundation Cracks - Minor

Minor cracking was noted at the foundation. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement. 

Here is an informational article on foundation cracks.

House construction Structural Engineer
4.3.1 - Floor Structure

Minor Crack
utility room

Minor crack observed in the basement concrete floor near sum pump, these cracks are common when the pumps are install near edge of the slab, recommend monitoring.

Mag glass Monitor

5 - Heating

5.1 Equipment X X
5.2 Normal Operating Controls X
5.3 Distribution Systems X X
5.4 Vents, Flues & Chimneys X X
5.5 Presence of Installed Heat Source in Each Room X
Equipment: Brand
Equipment: Energy Source
Equipment: Heat Type
Forced Air
Distribution Systems: Ductwork
Insulated, Non-insulated
AFUE Rating

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

Normal Operating Controls: Shut off
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
5.1.1 - Equipment

Blower - Excessive Noise

Furnace blower was excessively noisy during operation. Recommend a qualified HVAC technician evaluate and repair.

Fire HVAC Professional
5.1.2 - Equipment

Near/beyond End of Furnace life

Observed 39 years old Airco furnace functional at the of inspection. Recommend upgrading in near future for better efficiency and Air quality. 

Fire HVAC Professional
5.1.3 - Equipment

Manifold Dirty

Manifold was dirty. Cleaning manifolds will result in better air quality.

Fire HVAC Professional
5.1.4 - Equipment

Needs Servicing/Cleaning

No cleaning label found- Recommend a qualified HVAC contractor clean, service and certify furnace.

Here is a resource on the importance of furnace maintenance.

Fire HVAC Professional
5.3.1 - Distribution Systems

Return Air System Missing/Insufficient

Return air registers were missing or insufficient. This can result in poor heating efficiency. Recommend a qualified HVAC contractor evaluate and remedy.

Fire HVAC Professional

6 - Plumbing

6.1 Main Water Shut-off Device X
6.2 Drain, Waste, & Vent Systems X X
6.3 Water Supply, Distribution Systems & Fixtures X
6.4 Hot Water Systems, Controls, Flues & Vents X
6.5 Fuel Storage & Distribution Systems X
Water Source
Main Water Shut-off Device: Location

Drain, Waste, & Vent Systems: Drain Size
Drain, Waste, & Vent Systems: Material
Water Supply, Distribution Systems & Fixtures: Distribution Material
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Location
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.

Hot Water Systems, Controls, Flues & Vents: Manufacture date

 2010, Typical life span of HotWater tank is 10 to 12 years. Recommend service like maintenance.. 

Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
6.2.1 - Drain, Waste, & Vent Systems

Bath tub
Basement and Main floor

Bath tub and shower had some poor caulking/sealant, Bath Faucet in main floor were loose. this can lead to water damage, recommend replacing or repair. 

Contractor Qualified Professional
6.2.2 - Drain, Waste, & Vent Systems

Shut off velve
Basement Full Bathroom

Observed no shut off valve near toilet, recommend upgrading. 

Pipes Plumbing Contractor

7 - Electrical

7.1 Service Entrance Conductors X
7.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
7.3 Branch Wiring Circuits, Breakers & Fuses X
7.4 Lighting Fixtures, Switches & Receptacles X X
7.6 Smoke Detectors X X
7.7 Carbon Monoxide Detectors X X
Service Entrance Conductors: Electrical Service Conductors
Below Ground, 200
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
125 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
7.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Breaker Incorrectly Wired

Circuit breaker was incorrectly wired / installed, observed double tapping and overheated wiring that poses a safety hazard. Recommend that a licensed electrician check the entire panel and repair and replace as need.

Electric Electrical Contractor
7.4.1 - Lighting Fixtures, Switches & Receptacles

Reverse Polarity

 receptacle had been wired with reverse polarity. This can create a shock hazard. Recommend licensed electrician evaluate & repair.

Electric Electrical Contractor
7.5.1 - GFCI & AFCI

No GFCI Protection Installed
Basement Full Bathroom

No GFCI protection present. Recommend licensed electrician upgrade by installing ground fault receptacles in all locations, except 2nd floor washroom.

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

Electric Electrical Contractor
7.6.1 - Smoke Detectors

Recommend Installation

Recommend Installation of  smoke detector near Fireplace and utilities rooms.

7.7.1 - Carbon Monoxide Detectors


Recommend installing CO detector near furnace.

8 - Attic, Insulation & Ventilation

8.1 Attic Insulation X X
8.2 Vapor Retarders (Crawlspace or Basement) X
8.3 Ventilation X X
8.4 Exhaust Systems X
Dryer Power Source
220 Electric
Dryer Vent
Metal (Flex)
Flooring Insulation
Attic Insulation: R-value
Attic Insulation: Insulation Type
Ventilation: Ventilation Type
Soffit Vents, Turbines, Roof Vents
Exhaust Systems: Exhaust Fans
Fan Only
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
8.1.1 - Attic Insulation

Insufficient Insulation

Insulation depth was inadequate. Recommend a qualified attic insulation contractor install additional or replacing the insulation.

House construction Insulation Contractor
8.3.1 - Ventilation

Plumbing Vents loose

observed damage/loose Plumbing Vent into attic and signs of previous moisture intrusion near the vent. recommend correction to avoid moisture intrusion or possibly mold. 

Contractor Qualified Professional

9 - Doors, Windows & Interior

9.1 Doors X X
9.2 Windows X X
9.3 Floors X X
9.4 Walls X X
9.5 Ceilings X X
9.6 Steps, Stairways & Railings X X
9.7 Countertops & Cabinets X X
Windows: Window Type
Windows: Window Manufacturer
Floors: Floor Coverings
Carpet, Engineered Wood
Walls: Wall Material
Ceilings: Ceiling Material
Countertops & Cabinets: Countertop Material
Countertops & Cabinets: Cabinetry
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
9.1.1 - Doors

Noticeable Gap

 gaps could result in energy loss. Recommend handyman or door contractor evaluate.

Door Door Repair and Installation Contractor
9.1.2 - Doors

Water Staining

Doors and windows near garage shows noticeable water staining, which could lead to further deterioration. Monitor for future repair or replacement.

Wrenches Handyman
9.2.1 - Windows

Beyond lifespan

Observed signs of deterioration but functional, recommend maintenance like repair and/or upgrading in future .

Window Window Repair and Installation Contractor
9.4.1 - Walls

Cold Spot
Main Floor

Observed Cold spot one or more area, no active leak or moisture detected at the time of inspection. could be missing insulation.

Contractor Qualified Professional
9.5.1 - Ceilings

Previously Repaired
Main Floor

Observed previously repaired ceiling cracks, Recommend knowing more about these areas from seller and monitor in future.

Mag glass Monitor
9.6.1 - Steps, Stairways & Railings

No Handrail

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

Wrenches Handyman
9.7.1 - Countertops & Cabinets

Countertop Not Secured
Main Floor Full Bathroom

Main Floor Full Bathroom countertop appeared insecure/loose. Recommend qualified countertop contractor evaluate and secure countertop properly. 

House building Countertop Contractor
9.7.2 - Countertops & Cabinets

Grout Deteriorating

Grout lines were cracked or severely deteriorated. Recommend a qualified contractor repair or replace grout. 

House building Countertop Contractor

10 - Garage

10.1 Ceiling X
10.2 Floor X X
10.3 Walls & Firewalls X
10.4 Garage Door X
10.5 Garage Door Opener X
10.6 Occupant Door (From garage to inside of home) X X
Garage Door: Material
Insulated, Fiberglass
Garage Door: Type
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
10.2.1 - Floor

Minor Crack/damage

Observed minor crack and some damage, recommend repair and monitoring.

Wrench DIY

11 - Built-in Appliances

11.1 Dishwasher X X
11.2 Refrigerator X
11.3 Range/Oven/Cooktop X
11.4 Garbage Disposal X X
Dishwasher: Brand
Refrigerator: Brand
Range/Oven/Cooktop: Range/Oven Brand
Range/Oven/Cooktop: Exhaust Hood Type
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
11.1.1 - Dishwasher

Dishwasher Door

Observed the latch is damage, recommend correction.

12 - Chimney/Fireplace

Limited inspection

Limited inspection on fireplace due to stuffed insulation.

Recommend Chimney professional(WETT)  to inspect throughly.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations