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1234 Main St.
Lake Country, BC V4V2G9
04/08/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
18
Maintenance/fyi/minor
5
Moderate/noteworthy

INTRODUCTION:
We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process.
Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non- cosmetic concerns that the inspector feels may need further investigation or repair.
For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide.
A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process.
A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection and notthe prediction of future conditions. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection.A material defect is a condition with a residential real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.An Inspection report shall describe and identify in written format the inspected systems, structures, and components of the dwelling and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required..Inspections do not cover the possible presence of hazardous materials. Due to the age of some homes it is possible that a hazardous substance may be present in the building materials. It is recommended that prior to any renovations, that a test for hazardous materials be conducted.



Understanding the Report


USE OF PHOTOS AND VIDEO:
Your report includes many photographs which help to clarify where the inspector went, what was looked at, and the condition of a system or component at the time of the inspection. Some of the pictures may be of deficiencies or problem areas, these are to help you better understand what is documented in this report and may allow you see areas or items that you normally would not see. A pictured issue does not necessarily mean that the issue was limited to that area only, but may be a representation of a condition that is in multiple places. Not all areas of deficiencies or conditions will be supported with photos.
SCOPE OF THE INSPECTION: The home inspection is conducting following the InterNACHI Standards of Practice which define the scope of the home inspection and what is required to be inspected. All items in the standards are inspected but may be reported in a section of the report under a different heading. It is recommended that you read the following link to fully understand the scope of the home inspection.
InterNACHI Standards of Practice Link



We are proud of the service we provide, and trust that you will be happy with the quality of our report. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, we may not have tested every outlet, and opened every window and door, or identified every problem. Also because our inspection is essentially visual, latent defects could exist. We cannot see behind walls. Therefore, you should not regard our inspection as a guarantee or warranty. It is simply a report on the general condition of a property at a given point in time. As a homeowner, you should expect problems to occur. Roofs will leak, basements may have water problems, and systems may fail without warning. We cannot predict future events. For these reasons, you should keep a comprehensive insurance policy current. This report was written exclusively for my client. It is not transferable to other people. The report is only supplemental to a sellers disclosure. Thank you for taking the time to read this report, and call us if you have any questions. We are always attempting to improve the quality of our service and our report.

 PRE-CLOSING WALK THROUGH:
The walk-through prior to closing is the time for Client to inspect the property. Conditions may change between the time of a home inspection and the time of closing. Restrictions that existed during the inspection may have been removed for the walk-through. Defects or problems that were not found during the home inspection may be discovered during the walk-through. Client should be thorough during the walk-through. Any defect or problem discovered during the walk-through should be negotiated with the owner/seller of the property prior to closing. Purchasing the property with a known defect or problem releases Lake View Inspections of all responsibility. Client assumes responsibility for all known defects after settlement.


APPLIANCES:
Appliances were tested as a courtesy and were in working at the time of the inspection (unless otherwise noted). It cannot be guaranteed that the appliances will be functional at time of possession. It is recommended that the appliances be re-tested prior to possession.
NOTE:
If you’re reading this report but did not hire us (Lake View Inspections) to perform the original inspection, please note that it is likely that conditions related to the home have probably changed, even if the report is fairly recent. Just as you cannot rely on an outdated weather report, you should not rely on an outdated inspection report. Minor problems noted may have become worse, recent events may have created new issues, and items may even have been corrected and improved. Don’t rely on old information about one of the biggest purchases you'll ever make. Remember that the cost of a home inspection is insignificant compared to the value of the home. Protect your family and your investment, and please call us directly at (250)212-9021 to discuss the report you’re reading for this property so that we can arrange for a re-inspection. Thank you!
Sincerely,
Shane McLean - Owner / Certified Master Inspector
B.C. Inspector License Number: 67604
Phone: 250-212-9021

12850 Ponderosa Drive, Lake Country, BC
shane@lakeviewinspections.ca
www.lakeviewinspections.ca
Serving the Central Okanagan

1 - Inspection Details

General: Attendance
Client present
General: Inspection Method
Visual, Non-invasive
General: Inspection Type
Residential Condo Inspection
General: Occupancy
Vacant
General: Residence Type/Style
Lo-rise Condo
General: Exposure
West
General: Electric Status
On
General: Gas/Oil Status
On
General: Water Status
Off, Turned on for inspection
General: Weather Conditions
Sunny
General: Outside Temperature
-2 Celsius (C)
General: Soil Conditions
Frozen, Snow covered
General: Water Source
Municipal
General: Sewage Disposal
Municipal
General: Garage
Parkade
General: File #
1159
General: Your Inspector
Shane McLean BC License # 67604 Phone: 250-212-9021 shane@lakeviewinspections.ca

1. Definitions and Scope
1.1. A home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. The scope of work may be modified by the Client and Inspector prior to the inspection process.
I.The home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.
II.The home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.
1.2. A material defect is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.
1.3. A home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. Inspection reports may include additional comments and recommendations.
2. Limitations, Exceptions & Exclusions
2.1. Limitations:
I.An inspection is not technically exhaustive.
II.An inspection will not identify concealed or latent defects.
III.An inspection will not deal with aesthetic concerns, or what could be deemed matters of taste, cosmetic defects, etc.
IV.An inspection will not determine the suitability of the property for any use.
V.An inspection does not determine the market value of the property or its marketability.
VI.An inspection does not determine the insurability of the property.
VII.An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
VIII.An inspection does not determine the life expectancy of the property or any components or systems therein.
IX.An inspection does not include items not permanently installed.
X.This Standards of Practice applies to properties with four or fewer residential units and their attached garages and carports.
2.2. Exclusions:
I. The inspector is not required to determine:
A.property boundary lines or encroachments.
B.the condition of any component or system that is not readily accessible.
C.the service life expectancy of any component or system.
D.the size, capacity, BTU, performance or efficiency of any component or system.
E.the cause or reason of any condition.
F.the cause for the need of correction, repair or replacement of any system or component.
G.future conditions.
H.compliance with codes or regulations.
I.the presence of evidence of rodents, birds, bats, animals, insects, or other pests.
J.the presence of mold, mildew or fungus.
K.the presence of airborne hazards, including radon.
L.the air quality.
M.the existence of environmental hazards, including lead paint, asbestos or toxic drywall.
N.the existence of electromagnetic fields.
O.any hazardous waste conditions.
P.any manufacturers' recalls or conformance with manufacturer installation, or any information included for consumer protection purposes.
Q.acoustical properties.
R.correction, replacement or repair cost estimates.
S.estimates of the cost to operate any given system.
II. The inspector is not required to operate:
A.any system that is shut down.
B.any system that does not function properly.
C.or evaluate low-voltage electrical systems, such as, but not limited to: 1. phone lines; 2. cable lines; 3. satellite dishes; 4. antennae; 5. lights; or 6. remote controls.
D.any system that does not turn on with the use of normal operating controls.
E.any shut-off valves or manual stop valves.
F.any electrical disconnect or over-current protection devices.
G.any alarm systems.
H.moisture meters, gas detectors or similar equipment.
III. The inspector is not required to:
A.move any personal items or other obstructions, such as, but not limited to: throw rugs, carpeting, wall coverings, furniture, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, pets, or anything else that might restrict the visual inspection.
B.dismantle, open or uncover any system or component.
C.enter or access any area that may, in the inspector's opinion, be unsafe.
D.enter crawlspaces or other areas that may be unsafe or not readily accessible.
E.inspect underground items, such as, but not limited to: lawn-irrigation systems, or underground storage tanks (or indications of their presence), whether abandoned or actively used.
F.do anything that may, in the inspector's opinion, be unsafe or dangerous to him/herself or others, or damage property, such as, but not limited to: walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets.
G.inspect decorative items.
H.inspect common elements or areas in multi-unit housing.
I.inspect intercoms, speaker systems or security systems.
J.offer guarantees or warranties.
K.offer or perform any engineering services.
L.offer or perform any trade or professional service other than a home inspection.
M.research the history of the property, or report on its potential for alteration, modification, extendibility or suitability for a specific or proposed use for occupancy.
N.determine the age of construction or installation of any system, structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements.
O.determine the insurability of a property.
P.perform or offer Phase 1 or environmental audits.
Q.inspect any system or component that is not included in these Standards.

The complete InterNachi Standards of Practice (SOP) can be found here: InterNachi SOP 

2 - Insurance Summary

General: Typical Insurance Information
Roofing Material: Roofing Material
Asphalt / Fiberglass
Roofing Material: Type
Architectural
Exterior Surface: Exterior Material
Vinyl Siding
Water Service Line: Service Line Material
Not visible
Water Distribution Lines: Water Line Material
Copper
Drain, Waste, and Vent Pipes (DWV): DWV Material
ABS
Sewer Clean-out: Sewer Clean-out Location
Parkade
Heating System: Approximate Age (Year of Manufacture)
1989
Heating System: Type
Direct-Vent Furnace
Water Heater: Building Supplied Hot Water
Panel Service: Panel Service Amperage
100 Amp
Main Breaker (Service Disconnect): The main electrical disconnect was rated at:
In Electrical Room
Panel Max Capacity: The main electrical service panel label listed the panel rating at:
125 Amp
Aluminum Wiring: Solid Aluminum Wiring
Not present
Distance to Nearest Fire Hydrant: Distance to Nearest Fire Hydrant
Less than 100 feet

3 - Shutoffs / Maintenance Information

General: Shut-Off Information

Important shut-off information and locations.

Main Gas Valve: Main Gas Valve Location
Main gas shut off located at outside meter.
Furnace Gas Shut Off: Gas Shut Off Location
Above furnace
Furnace Electrical Shut-off: Furnace Electrical Shut-off Location
Next to Door
Furnace Filter: Filter Type / Size
Reusable Filter, Front of Furnace
Humidifier Water Shutoff: Humidifier Water Shutoff
Left of furnace
Main Water Shutoff: Main Water Shutoff Location
Not Visible

4 - Common Spaces - Condo

Ceiling: Ceiling Information

The ceilings throughout the building were inspected looking for moisture intrusion/staining due to roof leaks or leaking plumbing pipes. Settlement cracks, and significant defects were also inspected for. 

Walls: Walls Information

Visible portions of the interior walls were inspected looking for signs of moisture infiltration, settlement cracking, significant damage, or other significant deficiencies. 

Floor: Floors Information

Visible portions of the floors throughout the building were inspected looking for significant floor deficiencies. 

Doors: Interior Doors Information

A representative number of interior doors were inspected by operating them ensuring that they opened and closed properly, as well as latched properly without binding on jambs or the floor. 

Stairs / Railings: Stairs / Railings Information

The stairs were inspected by evaluating the risers and treads, applicable railings, etc. 

Door Bell / Intercom System: Door Bell / Intercom Type
Hardwired
Emergency Lighting: Emergency Lighting Type
Exit Lights, Battery Backup Lighting
Fire Extinguishers : Fire Extinguisher Type
ABC Dry Chemical
Fire or Smoke Detectors: Fire or Smoke Detectors Info
Hard Wired
Sprinkler System: Sprinkler System Info
Present in Parkade
General: Condo Inspection Limitations

Many areas of the condo will be inaccessible such as the roof, mechanical room, etc. Common areas from the entrance to the unit will be evaluated for non-cosmetic deficiencies but other common areas may not be viewed during the inspection.

5 - Covered By Condo Association

General: Lots and Grounds
Covered
General: Exterior
Covered

 

General: Roof
Covered

 

General: Heating System
Items Within the Unit Inspected

Any deficiencies can be found in the Heating System section of this report

General: Plumbing System
Items Within the Unit Inspected

Any deficiencies can be found in the Plumbing and Water Heater sections of this report

6 - Roof

Inspection Method
Ground
Architectural Shingles

The roof covering was comprised of architectural composition shingles. Architectural shingles, also called dimensional shingles, are thicker and heavier (often 50% more) than traditional 3-tab shingles. These 'premium' shingles are manufactured by starting with a fiberglass reinforcement mat, multiple layer of asphalt are added over the mat, and lastly ceramic granules are added over the upper layer of asphalt for protection against the elements (wind, rain, UV rays from the sun). Architectural shingles typically have higher wind resistance numbers than their 3-tab counterparts, and resist leaks better. 30 - 50 year warranties are common with these shingles, but the warranty is highly prorated after 25 - 30 years. Typical replacement is usually needed 23 - 28 years after the initial installation.

Due to the many variables which affect the lifespan of roof covering materials, I do not estimate the remaining service life of any roof coverings. This is in accordance with all industry inspection Standards of Practice.The following factors affect the lifespan of roof covering materials:

  • Roofing material quality: Higher quality materials, will of course, last longer.
  • Number of layers: Shingles installed over existing shingles will have a shorter lifespan.
  • Structure orientation: Southern facing roofs will have shorter lifespans.
  • Pitch of the roof: Shingles will age faster on a lower pitched roof in comparison with higher pitches.
  • Climate: Wind, rain, and snow will impact the lifespan of the roof.
  • Color: Shingles that are darker in color will have a shorter lifespan, than lighter colored shingles.
  • Attic Ventilation: Poorly vented attic spaces will decrease shingle life due to heat.
  • Vegetation conditions: Overhanging trees, branches, contacting the roof, or leaf cover drastically shorten lifespan.

Asphalt shingles must be installed to manufacturers' recommendations, for the warranty coverage to be upheld. These installation requirements vary widely from manufacturer to manufacturer, and across the multitude of different shingle styles manufactured. I will inspect the roof to the best of my ability, but confirming proper fastening, use and adequacy of underlayment, and adequacy of flashing is impossible as these items are not visible, Damaging and invasive means would have to be carried out to confirm proper installation. Therefore, the inspection of the roof is limited to visual portions only. 

Unable to Inspect - Percentage
95 %+
Roof Coverings: Roofing Material Information

The roofing material was inspected at visible portions for excessive granule loss, signs of curling or delamination, loss of adhesion between the shingles, and any other signs of damage or excessive age. The roofing material appeared to be in satisfactory condition, allowing for normal wear and tear, at the time of inspection. 

Roof Coverings: Roofing Material
Asphalt / Fiberglass
Roof Coverings: Type
Architectural
Flashing: Flashing Information

Visible portions of the flashing were inspected looking for installation related deficiencies or damage (drip edge, sidewall, headwall, counter, etc - if applicable). Typically most areas of flashing are not visible as they are covered by the roof covering material, and therefore functionality has to be determined by looking for moisture intrusion on the sheathing in the attic, or ceilings where the flashing was presumed to be in place.

Flashing: Material
Metal
Gutters / Eaves: Gutters Information

The gutters were inspected looking for proper attachment, debris in the channel, standing water, damage, etc. Leaking gutters can not be diagnosed if an active rain was not occurring at the time of inspection, and if leaks are noticed after taking ownership of the home, sealing may be needed at seams or endcaps. 

Gutters / Eaves: Material
Aluminum
Downspout: Downspout Information

The downspouts were inspected to ensure they were diverting rainwater away from the foundation walls. 

Leader / Extension: Leader / Extension Information

The leaders / extensions were inspected to ensure they were diverting rainwater away from the foundation walls. All sections should remain fastened securely and kept clean to facilitate proper water flow to the downspouts. Ensure downspout leaders are extended away from the building to reduce the possibility of moisture penetration into the basement.

Leader / Extension: Leader Type
Aluminum
General Information And Limitations

Often roofs are not accessible for safety or other reasons. These may include; the roof is wet, frost or snow covered, or the roof is too steep or too high. Inspections that do not involve walking on the roof surface are not as reliable as those that are performed by other methods and there are limitations to the inspection. Only visible/accessible areas of chimneys, flues, and caps can be inspected and reported on. The approximate design life stated in this report is only an estimation of remaining shingle life and can be affected by many factors such as weather conditions, etc. The inspection of the roof and its covering material is limited to the conditions on the day of the inspection only. The roof covering material, visible portions of the roof structure from within the attic (if applicable), and interior ceilings, were inspected looking for indications of current or past leaks. Future conditions and inclement weather may reveal leaks that were not present at the time of inspection. Any deficiencies noted in this report with the roof covering or indications of past or present leaks should be evaluated and repaired as needed by a licensed roofing contractor. No warranty on the shingle design life can be provided. Clients are advised to consult a roofing expert for a professional opinion if they are concerned about these limitations.

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

CAD$
Credit
Comment
6.3.1 - Gutters / Eaves

Regular Cleaning Recommended

Recommend cleaning at least once per year or as often as required to prevent clogging of gutters and downspout/leaders. Also any joints should be resealed regularly. 

Tools Handyman/DIY

7 - Lots and Grounds

Driveway: Driveway Information

The driveways (if applicable) were inspected to determine their affect on the structure of the home only. We will also report on any visible deficiencies that may be present such as; cracking, displacement, or other damage. 

Driveway: Driveway Material
Exposed Aggregate, Paving Stones
Walkway: Walkway Information

The walkways (if applicable) were inspected to determine their affect on the structure of the home only. We will also report on any visible deficiencies that may be present such as; cracking, displacement, or other damage. 

Walkway: Walkway Material
Paving Stones
Steps: Steps Information

The steps were inspected by looking at their construction, attachment, risers and treads, applicable railings, landings, etc. 

Steps: Steps Material
Concrete
Steps: Handrail Type
Metal
Grading / Drainage: Grading / Drainage Information

The grading around the home was inspected to determine that it was designed to allow rainwater to adequately drain away from the structure. The soil is recommended to slope away from the home, with a 6 inch drop in elevation, in the first 10 feet away from the structure (5% grade). When the 5% grade can not be achieved, swales or drains should be used as needed to properly divert rainwater runoff. Any flat or low areas around the home should be backfilled and sloped away from the foundation, to prevent potential moisture infiltration into areas below grade. 

Vegetation: Vegetation Information

Vegetation was inspected around the home to ensure that it had adequate clearance from the structure, and was not impacting the structure. 

Gas Meter / Main Gas Valve: Gas Meter / Main Gas Valve Information

The gas meter and exterior piping was inspected by looking for mechanical damage, construction related deficiencies, and safety hazards. 

General Information And Limitations

Grading and drainage are probably the most significant aspects of a property, simply because of the direct and indirect damage that moisture can have on structures. More damage has probably resulted from moisture and expansive soils than from most natural disasters. Also, there should be gutters and downspouts with extensions or splash blocks that discharge away from the building. In other inspections, we have discovered evidence of moisture intrusion inside structures when it was raining that would not have been apparent otherwise. In addition, we recommend that downspouts do not terminate over paved areas such as walks or driveways, as they can contribute to icy slip and fall hazards in winter. Vegetation too close to the home can contribute to damage through root damage to the foundation, branches abrading the roof and siding, and leaves providing a pathway for moisture and insects into the home.

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

8 - Exterior

General Information And Limitations

Any siding, especially composition or hardboard siding must be closely monitored. Even modern composition siding and especially trim is particularly vulnerable to moisture damage. All seams be must remain sealed and paint must be applied periodically (especially the lower courses at ground level). It is imperative that continued moisture is kept from it, especially from sprinklers, rain splash back or wet grass. Swelling and deterioration may otherwise result. 

Foundation Exterior: Foundation Material
Concrete
Exterior Surface: Exterior Wall Cladding Information

The walls and wall cladding were inspected looking for significant damage, presence of proper flashings, and potential water entry points, etc. 

Exterior Surface: MAINTENANCE: Seal all exposed areas
Recommend ensuring all exposed areas (holes, cracks, pipe entry points, or at any dissimilar material abutments, etc) are sealed to reduce the risk of water intrusion and subsequent damage.
Exterior Surface: Exterior Material
Vinyl Siding
Trim / Fascia / Soffit: Trim / Fascia / Soffit Information

The trim, soffit and fascia was inspected at visible portions looking for any water damage or other significant defects. 

Intake / Exhaust Vents: Intake / Exhaust Vent Information

The intake / exhaust vents, were inspected by looking at their general condition, checking from debris in the vents, for proper installation, or any significant defects. 

Exterior Doors: Exterior Door Information

All exterior doors were inspected by looking for damage, lack of proper flashing, deficiencies with their operation, etc. 

Exterior Doors: Lockset Information

Locksets (deadbolts & door handles) are not inspected for their functionality with keys, as replacement or re-keying of any deadbolts and handles is recommended due to not knowing who may possess keys to the home. Therefore deadbolts and handles will be reported on with respect to the misalignment of the door only, preventing them from latching or locking properly.

Exterior Doors: Door Type
Metal and Glass
Window Exteriors: Window Exteriors Information

The exterior components of the windows (trim, flashing, etc.) were inspected looking for damage, lack of proper flashing, clearance from grade, etc. 

Window Exteriors: Window Material
Aluminum
Window Screen: Window Screen Information

The window screens were inspected looking for damage, and whether some or all of the screens were present. 

Lighting: Lighting Information

In the exterior lighting inspection we attempt to operate exterior fixtures. Fixtures may appear to be inoperative due to bulbs that need to be replaced, connection to a timer or light-sensitive switch, or a problem may exist with the light fixture, wiring or the switch. 

Electric Outlet: Exterior Outlet Information

All accessible outlets were tested with a polarity tester to confirm proper wiring, GFCI outlets were inspected for presence and functionality. 

Electric Outlet: Type
120 VAC

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

CAD$
Credit
Comment
8.2.1 - Exterior Surface

Seal Exposed Areas

Ensure all exposed areas (holes, cracks, pipe entry points, or at any dissimilar material abutments, etc) are sealed to reduce the risk of water intrusion and subsequent damage. Also regularly painting any wood is recommended. 

Tools Handyman/DIY
CAD$
Credit
Comment
8.7.1 - Window Screen

A Few Not Installed

A few of the window screens were not installed at the time of the inspection. Some screens were stored on the balcony. 

9 - Parkade

General: Garage View
Ceiling: Ceiling Information

The ceilings throughout the garage were inspected looking for moisture intrusion/staining due to roof leaks or leaking plumbing pipes. Settlement cracks, and significant defects were also inspected for. 

Ceiling: Ceiling
Suspended Ceiling
Walls: Wall Information

Visible portions of the interior walls were inspected looking for signs of moisture infiltration, settlement cracking, significant damage, or other significant deficiencies. 

Walls: Walls
Concrete, Block
Floor: Floor Information

Visible portions of the floors throughout the garage were inspected looking for significant floor deficiencies. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Floor: Cracking Is A Common Occurrence On Concrete Surfaces

Cracking is a common occurrence on concrete surfaces. Cracks that not sealed will allow further deterioration as water expands and contracts from freeze and thaw cycles. Recommend sealing the cracks to prolong the life of the concrete would be advised.

Floor: Floor Type
Concrete
Electrical: Electrical Information

All accessible outlets were tested with a polarity tester to confirm proper wiring. 

Lighting: Lighting Information

In the lighting inspection we attempt to operate all light fixtures. Fixtures may appear to be inoperative due to bulbs that need to be replaced, connection to a timer or light-sensitive switch, or a problem may exist with the light fixture, wiring or the switch. 

Overhead Garage Door: Overhead Door Information

The door(s) were examined for significant damage or installation related deficiencies.

Overhead Garage Door: Type
Metal
Door Operation: Door Operation Information

The garage door(s) were tested by operating the wall mounted transmitter and checking for proper operation. 

Service Doors: Service Door Information

The service doors were inspected by operating them ensuring that they opened and closed properly, as well as latched properly without binding on jambs or the floor. Automatic closure devices were tested to ensure that doors attached to the home are fully closed by the devices. 

Service Doors: Type
Metal
General: General Information And Limitations

The inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Doors, windows, and automatic safety features on overhead doors will also be investigated for damage and normal operation. Although excluded from inspection requirements, we will inform you of obvious broken gas seals in windows.  Please realize that they are not always visible, due to temperature, humidity, window coverings, light source, etc. Personal items in the structure may prevent the inspector from viewing all areas on the garage/carport. All exposed walls, ceilings, and floors will be inspected and be commented on accordingly

10 - Electrical

Electrical Mast / Service Entrance Conductors: Conductor Type
Unable to view
Electrical Mast / Service Entrance Conductors: Electrical Service Conductors
Below Ground
Meter Socket: Type
Round, In Electrical Room, Not Visible
Meter Socket: Service Amps
100 Amps
Meter Socket: Service Volts
120 - 240 Volts
Ground: Ground Type
Unable to view
Smoke Detector: Type
Hard wired
Smoke Detector: New Smoke Detectors
All new smoke detectors have an expiry date sticker on them. Replace any expired or any smoke detectors without an expiry date.
Smoke Detector: Smoke Detector Locations

Where should smoke alarms be located?

  • Install at least one smoke alarm on every level of your home, including the basement (but not in unfinished attics).
  • Put smoke alarms in the hallways that lead to each bedroom.
  • On floors without bedrooms, install the smoke alarm in or near each living area such as dens, living and family rooms.
  • Put a smoke alarm on the ceiling at the bottom of any staircase leading to upper floors.
  • Mount the smoke alarm high on walls or ceilings (remember smoke and hot gases rise). Wall-mounted alarms should be placed at least 10 to 30 cm down from the ceiling. Ceiling-mounted alarm should be placed at least 10 cm away from the nearest wall. If ceilings are pitched, install the alarm near the ceilings highest point.
Carbon Monoxide Detector: Type
Not Visible/Present
Carbon Monoxide Detector: New Carbon Monoxide Detectors

All new carbon monoxide detectors have an expiry date sticker on them. Replace any expired or any carbon monoxide detectors without a valid expiry date.

Carbon Monoxide Detector: Carbon Monoxide - CO

Carbon Monoxide (CO) is a lethal gas--invisible,tasteless, odorless--produced in normal amounts whenever you use an appliance which burns a combustible fuel--gas, oil, kerosene, charcoal, and wood. When proper ventilation becomes blocked or inadequate, CO concentrations build up inside your home and become deadly.

Carbon Monoxide Detector: Steps To Prevent Carbon Monoxide Poisoning

Steps to prevent carbon monoxide poisoning include the following:

  • Purchase and install a carbon monoxide detector on each level of your home and near sleeping areas. Use those marked CAN/CSA-6.19-01, which have met the Standards Council of Canada guidelines. Follow the directions carefully for installing and using the detector. Be prepared so that you know what to do if the detector alarm sounds.
  • Have your heating system inspected each year.
  • Monitor appliances, chimneys, and vents for visible soot, rust, stains, blockage, or corrosion. Also have them inspected each year. When in use, make sure they vent properly to allow gas to escape from enclosed areas. 
  • Don't close the fireplace or wood/pellet stove damper before the fire is completely out.
  • Don't use kerosene or propane heaters in an enclosed area. Don't use a gas kitchen oven to heat your home.
  • Don't burn charcoal or use a grill indoors.
  • Don't place power generators or pressure washers near windows or doors of your home.
  • Don't use paint remover that has methylene chloride in it, especially when children are around. (Methylene chloride converts to carbon monoxide in the body.)
  • Don't smoke cigarettes or have your child near someone who is smoking, especially in a poorly ventilated room.
General Information And Limitations

Due to limitations of time and scope, branch circuit load analysis and breaker-outlet tracing is not part of a home inspection. Recommend testing smoke and/or carbon monoxide detectors on a monthly basis to ensure the operation of units. Important to replace smoke detectors by the expiry dates (average smoke detector lifespan is about 10yrs). Smoke and/or Carbon monoxide detectors suspected to be linked to security systems will not be tested to avoid triggering accidental alarms.


Some bathrooms may have what appear to be non-GFCI outlets but are actually protected by a GFCI outlet in a remote area (garage, another bath, etc.).  We will make every attempt to locate these receptacles. 


If your home does not have a carbon monoxide detector, we recommend making that investment. (new homes are required by code to have them tied into the homes electrical system). 

Meter Socket: Visual Inspection

Visual inspection of the exterior of the meter socket only. Only the utility company can open the meter socket.

Smoke Detector: Not Tested

During our inspection, we do not operate smoke alarms. We also do not smoke-test alarms, which is the only definitive test to confirm proper function. We recommend installation in the following areas for smoke detectors: wall or ceiling outside bedrooms (or in each bedroom) in the garage, and basements. If there are no fire extinguishers in the house it is recommend that a fire extinguisher be accessible in the kitchen, garage, and second floor if present.

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the service entrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time controlled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

CAD$
Credit
Comment
10.5.1 - Carbon Monoxide Detector

No Visible CO Detector(s)

There was no visible CO (Carbon Monoxide) detector(s) in the home. It is recommended that every residence with fuel-burning (gas) appliances be equipped with a certified CO alarm. CO is colorless and odorless and thus impossible to detect without a proper electronic detector. At a minimum, put an alarm near the sleeping rooms on each level in your home..
Tools Handyman/DIY

11 - Electrical Panel

General: Electrical Panel / Service Equipment Information

The main electrical panel (called service equipment when it contains the service disconnect) was inspected looking for any wiring deficiencies or damage that may be present in the panel. 

General: Brand / Manufacturer
I-T-E
General: Panel Location
Entry
Panel Max Capacity: The main electrical service panel label listed the panel rating at:
125 Amp
Main Breaker (Service Disconnect): The main electrical disconnect was rated at:
Main Breaker in Electrical Room
Panel Service: Panel Service Amperage
100 Amp
Service Material: Material
Multi-Strand Aluminum
120 VAC Branch Circuits: Material
Copper
240 VAC Branch Circuits: Material
Copper
Aluminum Wiring: Not Present
Breakers: Rating
Rated for Copper and Aluminum
AFCI / CAFCI: AFCI Protection Information

Modern electrical codes require branch circuits at certain locations to be AFCI protected. The electrical code at the time this house was built would not have required AFCI protection at these circuits. 

AFCI / CAFCI: AFCI Protection
Not Present
GFCI: GFCI Protection Information

Modern electrical standards require Ground Fault Circuit Interrupter (GFCI) protection in all wet areas. Although this condition may have been commonly considered safe or acceptable at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Consider having GFCI protection installed as a safety precaution in all wet areas

GFCI: GFCI Protection
Receptacles
Main Breaker (Service Disconnect): Maintained By The Condo

Main breaker maintained by condo maintenance. Unable to inspect.

12 - Heating System

General: Heating System Information

The inspection of the HVAC system is limited to the response of the system at the thermostat in both heating and cooling modes (weather dependent); visual observation of the exterior and interior equipment. If a more thorough inspection is desired, an HVAC contractor should be consulted.

General: Heating System Location
Bedroom
General: Area Served
Whole Suite
General: Unable to Inspect
25%+
General: Heating System Type
Direct Vent Furnace with Cooling Unit
General: Brand / Manufacturer
Magic Chef
General: Approximate Age (Year of Manufacture)
1988
General: Energy Source
Natural Gas
General: Last Cleaned (Year)
Unknown
General: Draft Control
Automatic
General: Controls
Electronic ignitor
General: Data Tag
Heating System Operation: Typical Lifespan

Furnaces have a design life of typically 20 - 30 years with regular maintenance/servicing. We recommend servicing when you move in and annually after that.

Heat Exchanger: Heat Exchanger (Number of Burners)
5
Outside Combustion Air: Outside Combustion Air Material
Direct Wall Supply From Exterior
Blower Fan / Filter: Blower Fan / Filter Type
Direct drive, Reusable filter
Blower Fan / Filter: Filter Type / Size
Reusable Filter
Distribution System: Distribution System Ductwork
Metal Duct
Distribution System: Distribution System Configuration
Central
Flue Pipe: Flue Pipe Material
Direct vent
Humidifier: Regular Maintenance Required
Recommend maintenance on a seasonal basis for proper function of the humidification system.
Humidifier: Humidifier Type
Float / Pan Style
Condensate Removal: Condensate Removal Material
Copper pipe, Rubber hose
Thermostat: Thermostat Types
Digital
Gas Shut Off: Gas Shut Off Location
Above heating system
Electrical Shutoff: Electrical Shutoff
Front of heating system, Next to door
General: General Information And Limitations

The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood.
Certain areas of the heat exchanger are not visible without the invasive dismantling of components, which should only be done by a licensed HVAC contractor; if this is a concern, a qualified heating specialist should be contacted.
There is no warranty in any way on any inspected component including furnace heat exchangers, which can crack at any time without warning.
Electronic components of heating systems, especially computer motherboards, can fail at any time and without warning; regular maintenance of the furnace and cleaning of the heating ducts is highly recommended and will help reduce the risk but cannot prevent failure.
The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC contractor.

Heat Exchanger: Inspection Limited

No visible indication of cracks or holes. However, certain areas of the heat exchanger are inaccessible for inspection without dismantling the unit. If further inspection is desired, contact a heating contractor.

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

CAD$
Credit
Comment
12.2.1 - Heating System Operation

Nearing End Of Life

The furnace is at/or near the end of its design life. This is not to say it should be replaced. The furnace was operating at the time of inspection. Recommend further evaluation by a certified professional and regular maintenance of unit to ensure it runs as efficiently as possible and to help prolong the life of the unit.

Fire HVAC Professional
CAD$
Credit
Comment
12.3.1 - Heat Exchanger

Corrosion Rust Visible

Suggest having the unit looked at by a qualified HVAC tech. 

Contractor Qualified Professional
CAD$
Credit
Comment
12.5.1 - Blower Fan / Filter

Filter is Dirty

Filter is dirty, recommend cleaning or replacement.

Tools Handyman/DIY
CAD$
Credit
Comment
12.8.1 - Humidifier

Servicing Recommended

The humidifier should be serviced regularly. 

Th Heating and Cooling Contractor
CAD$
Credit
Comment
12.10.1 - Thermostat

Recommend installation of a programmable thermostat

Programmable thermostats have been proven to decrease heating costs.
Contractor Qualified Professional

13 - Air Conditioning

General: A/C Information

The inspection of the HVAC system is limited to the response of the system at the thermostat in both heating and cooling modes (weather dependent); visual observation of the exterior and interior equipment, and the removal of any access panels made for removal by a homeowner (not requiring ANY tools). If a more thorough inspection is desired, an HVAC contractor should be consulted.

General: Location
Combined with Furnace
General: Approximate Age (Year of Manufacture)
1989
General: A/C System Type
Central A/C
General: Fuel Type
208 / 230 VAC
General: See Heating System

Refer to heating system for further information. 

A/C System Operation: Not Tested Due to Temperature

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

14 - Plumbing

General: Water Source
Municipal - Public
Service Line: Service Line Information

Visible portions of the water service line was inspected looking for leaks or other deficiencies. 

Service Line: Service Line Material
Copper
Main Water Shutoff: Main Shutoff Information

The shut off valve appeared to be in satisfactory condition at the time of inspection. 

Main Water Shutoff: Main Water Shutoff Location
Not Visible
Main Water Shutoff: Condo

In many older condo/apartment buildings, there is no shut-off valve inside the unit. In some cases there is a valve in the corridor that may shut down the water to the unit or it may shut down the water to multiple units. We suggest confirming the best way to shut down the water in an emergency with the building manager. 

Water Distribution Lines: Water Distribution Lines Information

Visible portions of the water distribution lines were inspected looking for leaks or other deficiencies. 

Water Distribution Lines: Water Line Material
Copper
Drain, Waste, and Vent Pipes (DWV): DWV Pipe Information

Visible portions of the (DWV) drain, waste, and vent pipes were inspected looking for leaks or indications of other deficiencies.

Drain, Waste, and Vent Pipes (DWV): Drain Pipe Material
ABS, Cast Iron
Gas Services Lines: Gas Services Line Material
Copper, Steel / Black pipe
General: General Information And Limitations

This inspection does not analyze water quality or quantity. If this is a concern the client should seek a qualified water testing company and/or consult with their realtor.
Due to the unpredictable nature of plumbing leaks, it is important to stress that unforeseen leaks can occur at any time, especially if the home is vacant for a period of time, and no warranty can be provided that leaks will not develop after inspection.
Because of minerals and other contaminants found in the water, the replacement of the sacrificial anode every 3-5 years to help maintain and possibly extend the serviceable life of hot water tank.
Note that if in a rural location, sewer service and/or water service might be provided by private waste disposal system and/or well. Inspection, testing, analysis, or opinion of condition and function of private waste disposal systems and wells are not within the scope of a home inspection. Recommend consulting with seller concerning private systems and inspection, if present, by appropriate licensed professional familiar with such private systems.  If a Septic System is on the property, pumping is generally recommended prior to purchase.

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

CAD$
Credit
Comment
14.1.1 - General

Water Turned Off

The water was off at the time of inspecting. Accessible valves at the fixtures were turned on to test and then turned off again. When the water is off for an extended period of time washers and o-rings can dry out and may need replacing. 

15 - Water Heater

Operation: Building Supplied Hot Water

The hot water for the suite is supplied by a central system for the whole building. The hot water was operational at the time of inspecting. 

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

16 - Interior

General: Rooms
Closet: Closets Information

The closets were inspected by testing the operation of their doors and looking for significant defects. 

Ceiling: Ceiling Information

The ceilings throughout the home were inspected looking for moisture intrusion/staining due to roof leaks or leaking plumbing pipes. Settlement cracks, and significant defects were also inspected for.

Ceiling: Ceiling Type
Texture
Walls: Walls Information

Visible portions of the interior walls were inspected looking for signs of moisture infiltration, settlement cracking, significant damage, or other significant deficiencies. 

Walls: Wall Coverings
Paint
Floor: Floors Information

Visible portions of the floors throughout the home were inspected looking for significant floor deficiencies.

Floor: Flooring Types
Carpet
Doors: Interior Doors Information

All accessible interior doors were inspected by operating them ensuring that they opened and closed properly, as well as latched properly without binding on jambs or the floor. 

Doors: Door Types
Hollow Wood
Windows: Windows Information

The windows were inspected by operating a representative number (We will try and operate every window in the home, but personal belongings may block accessibility to some). Their operation was tested, along with looking for damage, broken glass, failed seals, etc.

Windows: Window Type
Aluminum
Electrical: Outlet / Receptacle Information

All accessible outlets were tested with a polarity tester to confirm proper wiring. 

Electrical: GFCI protected bathrooms
Lighting: Lighting Information

In the interior lighting inspection we attempt to operate all light fixtures. Fixtures may appear to be inoperative due to bulbs that need to be replaced, connection to a timer or light-sensitive switch, or a problem may exist with the light fixture, wiring or the switch. 

HVAC: HVAC Information

The HVAC registers were inspected visually and a representative number of supply register covers were removed to look for significant defects. 

Balcony: Balcony Information

The balcony(s) were inspected looking for water related damage, construction related deficiencies, and safety hazards. 

Balcony: Balcony Material
DuraDek (or similar)
Balcony: Balcony Guardrail Material
Metal and Glass
IR / Thermal Scan: IR / Thermal Scan Location
Electric Baseboard Heat, Heat Registers
General: General Information And Limitations

Stored items and/or clutter can prevent a thorough inspection of some of the walls and closets. Typical wear & tear such as nicks, dents, scratches, touch-ups, etc. may not be indicated in this report. Inspection does not cover damage/deficiencies concealed by area rugs, furniture, fixtures, wall paneling, clutter/storage.    

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

CAD$
Credit
Comment
16.3.1 - Ceiling

Water Staining - No Moisture

Evidence of past water staining.  No moisture detected at the time of the inspection. 

Contractor Qualified Professional
CAD$
Credit
Comment
16.8.1 - Electrical

No GFCI

Electrical outlets had no Ground Fault Circuit Interrupter (GFCI) protection. This is typical for the age of the home. Consider having GFCI protection installed as a safety precaution in all wet areas. 

Electric Electrical Contractor
CAD$
Credit
Comment
16.11.1 - Balcony

Vinyl is Lifting

The vinyl covering is lifting/loose. Suggest confirming that the strata will be making repairs. 

House front 1 Deck Contractor

17 - Bathrooms

Bathrooms
Cabinet / Countertop: Cabinet / Countertop Information

The cabinets and countertops were inspected looking for significant damage and by testing the doors and drawers evaluating their operation. 

Cabinet / Countertop: Cabinet Type
Laminate and Composite Materials
Cabinet / Countertop: Countertop Material
Laminate and Wood
Sinks: Sink Information

The sink(s) were operational at the time of the inspection. 

Sinks: Sink Type
Porcelain
Traps / Faucets: Traps / Faucets Information

The traps/plumbing were functional at the time of the inspection. 

Traps / Faucets: Drain Material
PVC
Shower / Surround: Maintenance

Suggest all tile edges and tub/shower walls be caulked and sealed to prevent moisture penetration. All missing/damaged grouting should be replaced. Failure to keep walls sealed can cause deterioration and moisture damage to the interior walls and surrounding sub-flooring. 

Bathtub / Surround: Bathtub / Surround Information

The tub(s) were functional  at the time of the inspection. 

Bathtub / Surround: Maintenance

Suggest all edges and tub walls be caulked and sealed regularly as part of a maintenance routine to prevent moisture penetration. All missing/damaged grouting should be replaced. Failure to keep walls sealed can cause deterioration and moisture damage to the interior walls and surrounding sub-flooring. 

Toilet: Toilet Information

The toilet(s) were operational at the time of the inspection.  

Exhaust Fan: Exhaust System Information

The ventilation system(s) was operating  at the time of the inspection. 

General Information And Limitations

Bathrooms can consist of many features from jacuzzi tubs and showers, to toilets and bidets. Because of all the plumbing involved, it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring. Due to the unpredictable nature of plumbing leaks, it is important to stress that unforeseen leaks can occur at ANY time. No warranty can be provided that leaks will not develop after the inspection. Replace worn caulking to help prevent moisture penetration and/or damage. 

CAD$
Credit
Comment
17.4.1 - Shower / Surround

Valves Behind Faceplate

FYI: The valves to turn on the shower diverter are behind the faceplate. 

CAD$
Credit
Comment
17.5.1 - Bathtub / Surround

Cracked / Damaged Tiles

Cracked / damaged tile(s) visible at the time of the inspection. Recommend repair/sealing to help prevent water penetration.

Contractor Qualified Professional
CAD$
Credit
Comment
17.6.1 - Toilet

Leak Observed Below Tank
Ensuite

Leak observed at the connection between the tank and the base, requires repair or replacement.

Contractor Qualified Professional
CAD$
Credit
Comment
17.6.2 - Toilet

Tank Lid Cracked / Damaged

The toilet tank lid was noted as being chipped.  Replace as needed. 

18 - Kitchen

General: Kitchen
Cabinet / Countertop: Cabinet / Countertop Information

The cabinets and countertops were inspected looking for significant damage and by testing a representative number of doors and drawers evaluating their operation.

Cabinet / Countertop: Cabinet Material
Laminate and Composite Materials
Cabinet / Countertop: Countertop Material
Laminate and wood
Sinks: Sink Information

The sink(s) were operating normally  at the time of the inspection. 

Sinks: Sink Type
Stainless Steel
Traps / Faucets: Traps / Faucets Information

The traps/plumbing appeared to be in serviceable condition at the time of the inspection.

Traps / Faucets: Drain material
ABS
Appliances: Appliances Present At Inspection
Refrigerator, Dishwasher, Stove
Exhaust Hood / Ventilator: Exhaust System Information

The ventilation system(s) was operational at the time of the inspection. 

Exhaust Hood / Ventilator: Exhaust Fan Type
Exterior Vented Fan
General: General Information And Limitations

Due to the unpredictable and latent nature of appliance problems, no warranty can be provided that appliances will not develop problems after the inspection. An inspection does not include the identification of, or research for, appliances and other items that may have been recalled or have had a consumer safety alert issued about it.
Due to the unpredictable nature of plumbing leaks, it is important to stress that unforeseen leaks can occur at any time, especially if the home is vacant for a period of time, and no warranty can be provided that leaks will not develop after the inspection. Replace worn caulking to help prevent moisture penetration/damage. Typical wear & tear such as nicks, scratches, touch-ups, etc are considered normal and may or may not be indicated in this report. Inspection does not cover damage/defects concealed by furniture, rugs, wall paneling, fixtures and/or stored items/clutter.

CAD$
Credit
Comment
18.2.1 - Cabinet / Countertop

Replace Caulking

Replace caulking along wall / backsplash to help prevent water penetration.

Tools Handyman/DIY
CAD$
Credit
Comment
18.2.2 - Cabinet / Countertop

Typical Wear

There is minor damage and wear typical for the age. 

Contractor Qualified Professional
CAD$
Credit
Comment
18.2.3 - Cabinet / Countertop

Cracked Tile

There is a cracked tile at the backsplash. Recommend repairing/sealing. 

CAD$
Credit
Comment
18.4.1 - Traps / Faucets

Loose Faucet

The faucet is starting to come loose. Also the faucet drips when it is off and the tap continues to run when the sprayer is turned on. Recommend having the faucet repaired. 

Tools Handyman/DIY

19 - Laundry Room/Areas

General: Location
Main Bathroom
Appliances: Appliances Present At Inspection
Washer / Dryer Combo
Washer Hose Bib: Hose Bib Information

Washer hose bib appeared to be in serviceable condition at the time of the inspection. 

Washer Hose Bib: Hosebib Type
Rotary Valves
Washer Drain: Drain Information

Washer drain appeared to be in serviceable condition at the time of the inspection. 

Washer Drain: Drain Type
Wall Mounted Drain
Dryer Vent: Vent Information

The dryer vent/exhaust appeared to be in generally serviceable condition at the time of the inspection. No reportable deficiencies were observed at the time of inspection unless otherwise noted in this report.

Dryer Vent: Dryer Vent Materials
Plastic Flex
Floor Drain: Floor Drain Information

The floor drain appeared to be in generally serviceable condition at the time of the inspection. 

Floor Drain: Floor Drain Type
Not Visible / Not Present
General: General Information And Limitations

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

CAD$
Credit
Comment
19.3.1 - Washer Hose Bib

Rubber Hoses

Recommend replacing any rubber supply hoses with braided metal hose. Existing hoses have been know to fail over time causing water damage.

Wrench DIY
CAD$
Credit
Comment
19.5.1 - Dryer Vent

Plastic Flex / Aluminized Foil Noted

Whenever possible, plastic flex / aluminized foil should be replaced with metal, these type of  ducts are prone to clogging creating the conditions for a lint fire. 

Tools Handyman/DIY