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

Sample agent
agent

Agent Name

Agency Name
45
Maintenance/fyi/minor
27
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 not present
General: Inspection Method
Visual, Non-invasive
General: Inspection Type
Residential Home Inspection
General: Occupancy
Occupied - Furnished, Access to some items such as: electrical outlets/receptacles; windows; wall/floor surfaces; and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report.
General: Residence Type/Style
Single Family Home
General: Electric Status
On
General: Gas/Oil Status
On
General: Water Status
On
General: Weather Conditions
Cloudy
General: Outside Temperature
1 Celsius (C)
General: Soil Conditions
Damp, Snow covered
General: Water Source
Municipal
General: Sewage Disposal
Municipal
General: Garage
Attached Garage
General: File #
1152
General: Your Inspector
Shane McLean BC License # 67604 Phone: 250-212-9021 shane@lakeviewinspections.ca
General Note: Older Home

Older homes were not built with the same standards required today. The structure will not be built the same and may have some settlement. For example most older homes did not have GFCI receptacles installed near the kitchen sink. Also some types of materials were used that have been determined to be hazardous to our health. We will try to let you about any upgrades you may want to make or any materials that could be hazardous. Please see the following link to see some of the possible areas that hazardous materials could be installed.  Worksafe BC

General Note: SNOW AND ICE COVER

Due to snow or ice cover the comments reflect only the visible portions. We are unable to provide information about the condition of any portions of the property which were hidden by snow or ice at the time of the inspection.

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
Stucco, Wood Siding, Vinyl Siding
Water Service Line: Service Line Material
Polyethylene
Water Distribution Lines: Water Line Material
Copper, PEX
Drain, Waste, and Vent Pipes (DWV): DWV Material
ABS
Sewer Clean-out: Sewer Clean-out Location
Basement
Heating System: Approximate Age (Year of Manufacture)
1971
Heating System: Type
Furnace
Water Heater: Approximate Age (Year of Manufacture)
1996
Panel Service: Panel Service Amperage
120 / 240 VAC Single Phase 3-Wire Service, 100 Amp
Main Breaker (Service Disconnect): The main electrical disconnect was rated at:
100 Amp
Panel Max Capacity: The main electrical service panel label listed the panel rating at:
100 Amp
Aluminum Wiring: Solid Aluminum Wiring
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.
Main Breaker (Service Disconnect): Main Breaker (Service Disconnect) Location
Basement
Furnace Gas Shut Off: Gas Shut Off Location
Above furnace
Furnace Electrical Shut-off: Furnace Electrical Shut-off Location
Across from Furnace
Furnace Filter: Filter Type / Size
Not Present
Water Heater Shut Off: Water Heater Gas Shut Off Location
Right of Water Heater
Main Water Shutoff: Main Water Shutoff Location
Basement, Under Stairs

4 - Roof

Inspection Method
On Roof
Unable to Inspect - Percentage
10 %
Roof View
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
Plumbing Vents: Plumbing Vent Information

The plumbing stack vents, their related rain boots, and other roof penetrations were inspected by looking at their clearance, the integrity of their boots, for proper installation, or any significant defects. 

Plumbing Vents: Type
ABS
Combustion Flue: Combustion Flue Information

The combustion flue(s), their related flashing, and other roof penetrations were inspected by looking at their clearance, the integrity of their flashing, for proper installation, or any significant defects. 

Combustion Flue: Type
Metal
Roof Vents: Roof Vent Information

The roof vents  and other roof penetrations were inspected by looking at their clearance, for proper installation, or any significant defects.

Roof Vents: Type
Turbine Style, Plastic
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, Into Underground Drains
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
4.1.1 - Roof Coverings

Caulking Maintenance

MAINTENANCE: The application of caulking may be required on your roof in such areas as vents, exposed nail heads, nail holes, slight imperfections in the granular material, etc. Caulking will shrink with age and must be maintained, to reduce the possibility of moisture intrusion.

CAD$
Credit
Comment
4.1.2 - Roof Coverings

Roof Debris

Debris accumulated on the roof at the time of the inspection may damage roof covering materials by retaining moisture. Clearing the roof of debris should be included in annual maintenance.
Tools Handyman/DIY
CAD$
Credit
Comment
4.2.1 - Flashing

Exposed Nail Heads

IMPROVE: The application of caulking, asphalt cement/tar is recommended on your roof to reduce the possibility of moisture intrusion.

CAD$
Credit
Comment
4.6.1 - 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
CAD$
Credit
Comment
4.8.1 - Leader / Extension

Install Leader Across Roof

IMPROVE: Recommend installing leader from top roof downspout, along lower roof directly into lower gutter to prevent premature wear of the lower roof's shingles.

Contractor Qualified Professional

5 - 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
Gravel
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
Concrete
Steps: Steps Information

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

Steps: Steps Material
Wood
Steps: Handrail Type
Wood
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. 

Patio: Patio Information

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

Patio: Patio Material
Concrete
Patio: Guardrails
N/A
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. 

Vegetation: Maintenance Tip

When landscaping, keep plants, even at full growth, at least a foot (preferably 18 inches) from house siding and windows. Keep trees away from foundation and roof. Plants in contact or proximity to home can provide pathways for pests and moisture, as well as abrade and damage siding, screens and roofs.

Deck: Deck Information

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

Deck: Deck Material
Carpet Covered
Deck: Deck Guardrail Material
Wood
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. 

Fence: Fence Information

The fence was inspected looking for water related damage, construction related deficiencies, and safety hazards. 

Fence: Fence Type
Chain Link, Wood
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.

CAD$
Credit
Comment
5.2.1 - Walkway

Common Cracks

Common cracks were visible at the time of the inspection. Cracks exceeding 1/4 inch (6 mm) should be filled with an appropriate sealant to avoid continued damage to the driveway surface from freezing moisture.

Contractor Qualified Professional
CAD$
Credit
Comment
5.2.2 - Walkway

Moderate Settling

Moderate settling visible at the time of the inspection. Typical for the age of the home. 

Gardening shovel tool shape Concrete Contractor
CAD$
Credit
Comment
5.3.1 - Steps

Space Exceeds 4" (100mm)

Spaces between guardrail/handrail assembly spindles or beneath the guardrail/handrail assembly exceeded 4 inches at the exterior staircase. Modern building practices dictate that a 4" (100 mm) sphere may not pass through the guardrail/handrail at any point. Also the steps are not installed square and the bottom of the steps is in the dirt. Suggest having a qualified contractor review and make any needed repairs. 


House front 1 Deck Contractor
CAD$
Credit
Comment
5.4.1 - Grading / Drainage

Low spots

The home had areas of neutral or negative drainage at grade which will route runoff from precipitation to the foundation. The ground should slope away from the home. 

Contractor Qualified Professional
CAD$
Credit
Comment
5.7.1 - Deck

Carpet Covering

Carpet covering is not an ideal surface cover for an exterior deck as it can hold moisture and rot the framing. 

CAD$
Credit
Comment
5.7.2 - Deck

No footing visible

There is a paving stone under the post. Unable to view a proper footing. Suggest upgrading as needed. 

Contractor Qualified Professional

6 - 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, Parging Covered
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: Exterior Material
Stucco, Wood Siding, Fiber Cement (James Hardie Board or similar)
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. 

Doorbell: Doorbell Information

The doorbell was tested by depressing the button and listening for a chime. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report.

Doorbell: Doorbell Type
Hard wired
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 Entrance, Metal Slider
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
Service Conduit / Wiring: Wiring Information

The exterior conduit/wiring was inspected by looking at its general workmanship and state. 

Service Conduit / Wiring: Service Type
Overhead to the pole
Hose Bib: Hose Bib Information

The hose bib(s) were inspected by testing their operation (if weather permitted), looking for leaks, their attachment to the home, presence of anti-siphon, etc. 

Hose Bib: Hosebib Type
Rotary
Hose Bib: Hosebib Location
Front of home, Side of 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.

CAD$
Credit
Comment
6.2.1 - 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
6.2.2 - Exterior Surface

Peeling or Faded Paint / Stain

Wood exterior had peeling paint and needed maintenance to prevent continued deterioration. Maintaining wood surfaces on an annual basis will extend its lifespan.

Contractor Qualified Professional
CAD$
Credit
Comment
6.3.1 - Trim / Fascia / Soffit

Peeling or Fading Paint / Stain

Wood surfaces had peeling paint and needed maintenance to prevent continued deterioration. Maintaining wood surfaces on an annual basis will extend its lifespan.

Tools Handyman/DIY
CAD$
Credit
Comment
6.3.2 - Trim / Fascia / Soffit

Loose soffit

Loose sections of soffit visible at the time of the inspection should be re-secured. Also make sure all soffit screens are in place to keep out pests, birds etc. 

CAD$
Credit
Comment
6.3.3 - Trim / Fascia / Soffit

Vent

The bathroom exhaust fan is vented to the soffit. 

CAD$
Credit
Comment
6.7.1 - Window Exteriors

Metal Frame Windows Present

Metal frame windows are subject to frost and condensation and require regular maintenance for proper operation.
Contractor Qualified Professional
CAD$
Credit
Comment
6.7.2 - Window Exteriors

Broken / Cracked Glass

One or more windows had a cracked or broken pane. Repair or replace as required.

Window Window Repair and Installation Contractor
CAD$
Credit
Comment
6.8.1 - Window Screen

A Few Damaged Screens Noted

A few of the window screens were damaged at the time of the inspection and you may wish to have them repaired or replaced.
Contractor Qualified Professional
CAD$
Credit
Comment
6.8.2 - 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 in the garage. 

CAD$
Credit
Comment
6.10.1 - Electric Outlet

No GFCI

Exterior plug is not a GFCI protected circuit - recommend GFCI circuit be installed on all exterior plugs. 

Electric Electrical Contractor
CAD$
Credit
Comment
6.10.2 - Electric Outlet

Missing Moisture Cover

Missing cover plates. Recommend replacement. 

CAD$
Credit
Comment
6.12.1 - Hose Bib

Disconnect Hose in Freezing Temperatures

Always ensure that all hoses are disconnected in freezing weather. Even frost free hose bibs can crack if water (ice) from the hoses expands into the valve. The hose was disconnected as a courtesy. 

Wrench DIY
CAD$
Credit
Comment
6.12.2 - Hose Bib

Not Secured to the Home

The hose bib was loose at the wall, recommend repair to prevent accidental damage. 

CAD$
Credit
Comment
6.12.3 - Hose Bib

Recommend Upgrading

Recommend upgrading to a frost proof type hose bib to prevent possible damage due to cracking of water line in below freezing temperatures. 

Pipes Plumbing Contractor

7 - Attached Garage/Carport

General: Garage View
Unable to Inspect: Percentage
25 %+
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
Plywood
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
Exposed Framing, Stucco
Wall Insulation / Vapour Barrier: Type
Fiberglass batts
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
Insulated
Door Operation: Manual Operation

There is no garage door opener installed. 

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 Insulated
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

Unable to Inspect: Unable to Inspect Reason(s)
Storage items, Clutter
Electrical: Unable to access receptacles

The receptacles were behind storage items. Unable to access. 

CAD$
Credit
Comment
7.1.1 - General

Carport Closed In

FYI: The garage was originally a carport that has been closed in.

CAD$
Credit
Comment
7.4.1 - Walls

Seal openings

There is daylight visible at the exterior walls.  Recommend sealing all penetrations and gaps through the walls. 

CAD$
Credit
Comment
7.5.1 - Wall Insulation / Vapour Barrier

Missing/Incomplete

The insulation is not installed at the tops of some of the walls. Suggest completing the installation. 

Contractor Qualified Professional
CAD$
Credit
Comment
7.6.1 - Floor

Moderate Cracks / Settlement

Moderate cracks/settlement visible in the garage floor at the time of the inspection. Common for the age. Suggest repairs as needed. 

Gardening shovel tool shape Concrete Contractor
CAD$
Credit
Comment
7.9.1 - Overhead Garage Door

Hardware Not Connected

The garage door had some of its hardware that is not completed. Also the tracks have been attached to the attic ladder.  We recommend contacting a qualified contractor to complete the door.

Garage Garage Door Contractor
CAD$
Credit
Comment
7.9.2 - Overhead Garage Door

Daylight Visible at Weather Stripping

Weather stripping damaged or missing, recommend repair or replacement.

Tools Handyman/DIY
CAD$
Credit
Comment
7.11.1 - Service Doors

No Self Closing Device

There is no self-closing device on the door from the house leading to the garage. Although it may have been considered acceptable at the time the house was constructed it is recommended that one be installed in order to protect the residence against garage originated fires and gas/exhaust fumes from potentially entering the home in case the door isnt completely closed.

Contractor Qualified Professional

8 - Electrical

Electrical Mast / Service Entrance Conductors: Conductor Type
Unable to view
Electrical Mast / Service Entrance Conductors: Electrical Service Conductors
Overhead
Meter Socket: Type
Round
Meter Socket: Service Amps
100 Amps
Meter Socket: Service Volts
120 - 240 Volts
Ground: Ground Type
Rod or Plate in Ground, Unable to view
Smoke Detector: Type
Battery operated
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 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
8.4.1 - Smoke Detector

Missing/Removed in Some Areas

Missing in some areas, recommend at least one smoke detector be installed on every level of the home especially in common areas such as hallways, stairwells, and in front of or inside bedrooms.

Contractor Qualified Professional
CAD$
Credit
Comment
8.5.1 - 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

9 - Chimney

Type
Block
Chimney Exterior: Chimney Exterior Information

The chimney exteriors were inspected by looking for significant damage, presence of proper flashing / sealing, and potential water entry points, etc. 

Flue: Type
Clay/Concrete
Crown: Crown Information

The chimney crown was inspected by looking for significant damage, presence of proper flashing / sealing, and potential water entry points, etc. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Flashing: Flashing Information

Visible portions of the chimney flashing were inspected looking for installation related deficiencies or damage. Typically much of flashing is not visible as it is 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. 

Rain Cap / Spark Arrestor : Not Present
CAD$
Credit
Comment
9.1.1 - Chimney Exterior

Gaps

Seal gaps around the chimney at the soffit and walls. 

Contractor Qualified Professional
CAD$
Credit
Comment
9.2.1 - Flue

Regular Cleaning Recommended

The chimney flue should be cleaned by a WETT certified chimney sweep. Dirty flues are potential fire hazards.

Fireplace Chimney Sweep
CAD$
Credit
Comment
9.4.1 - Flashing

Add/replace caulking

The caulking around the chimney flashing should be regularly maintained. 

Contractor Qualified Professional
CAD$
Credit
Comment
9.5.1 - Rain Cap / Spark Arrestor

No Rain Cap / Spark Arrestor

IMPROVE: No chimney rain cap observed, suggest installing a chimney rain cap to prevent the entrance of the elements and local wildlife and to preserve the life of the chimney as well as minimize maintenance.

Contractor Qualified Professional

10 - 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
Federal Pacific
General: Panel Location
Basement
Panel Max Capacity: The main electrical service panel label listed the panel rating at:
100 Amp
Main Breaker (Service Disconnect): The main electrical disconnect was rated at:
100 Amp
Panel Service: Panel Service Amperage
120 / 240 VAC Single Phase 3-Wire Service, 100 Amp
Service Material: Material
Not Visible
120 VAC Branch Circuits: Material
Copper and Aluminum
240 VAC Branch Circuits: Material
Copper
Aluminum Wiring: Present

Aluminum wiring present at the electrical panel.

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
CAD$
Credit
Comment
10.1.1 - General

Federal Pacific Panels

Federal Pacific panels have a history of a higher than normal failure rate of the breakers not tripping when circuits are overloaded, this can potentially cause an electrical fire. Recommend an evaluation by a licensed electrical contractor.

Electric Electrical Contractor
CAD$
Credit
Comment
10.8.1 - Aluminum Wiring

Aluminum Wiring Present

Aluminum wiring present in the panel. Suggest having an electrical contractor confirm all aluminum connections have been upgraded.

CAD$
Credit
Comment
10.9.1 - Breakers

Double Tap At Breaker(s)

Double tapping observed. Double tapping (i.e. 2 wires on a single pole breaker) can add to the load of the affected circuit causing a possible overload and tripping breakers, or result in loose connections and overheating of the breaker or connections. Ideally, doubled-up circuits should be independently connected. This should be reviewed by a licensed electrician to determine if repairs are needed.

Electric Electrical Contractor

11 - 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
Basement, Laundry Room
General: Area Served
Whole Building
General: Unable to Inspect
25%+
General: Heating System Type
Furnace
General: Brand / Manufacturer
Bulloch’s
General: Approximate Age (Year of Manufacture)
1971
General: Energy Source
Natural Gas
General: Last Cleaned (Year)
Unknown
General: Draft Control
Automatic
General: Controls
Standing Pilot Light
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)
2
Outside Combustion Air: Outside Combustion Air Material
Not Visible
Blower Fan / Filter: Blower Fan / Filter Type
Belt drive
Blower Fan / Filter: Filter Type / Size
Not Visible
Distribution System: Distribution System Ductwork
Metal Duct
Distribution System: Distribution System Configuration
Central
Flue Pipe: Flue Pipe Material
Metal
Thermostat: Thermostat Types
Programmable
Gas Shut Off: Gas Shut Off Location
Left of heating system
Electrical Shutoff: Electrical Shutoff
Across from the furnace
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
11.2.1 - Heating System Operation

At Or Beyond End Of Life

The furnace is at or beyond the end of its design life. This is not to say it should be replaced. The furnace appeared to be 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
11.5.1 - Blower Fan / Filter

Filter not installed

There was no visible filter installed at the time of inspection. Suggest installing a filter. 

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

Belt is Cracked

The belt for the fan motor is cracked. This should be replaced as it could fail at any time. 

Contractor Qualified Professional
CAD$
Credit
Comment
11.7.1 - Flue Pipe

Open Exhaust

The exhaust pipe connection is open. 

Contractor Qualified Professional
CAD$
Credit
Comment
11.10.1 - Electrical Shutoff

Improper Location

The switch should be closer to the door than the furnace is: Most areas require a separate shut-off switch for furnaces. For oil and gas furnaces, it's good practice to have the switch between the furnace and the furnace room entrance. Someone shouldn't have to walk past a dangerous or malfunctioning furnace to shut it off. Furnaces in unfinished basements should have the furnace switch between the basement stairs and the furnace.
Contractor Qualified Professional

12 - Air Conditioning

General: Area Served
Not in Use

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.

CAD$
Credit
Comment
12.1.1 - General

Older Unit

Recommend having the unit serviced and have the HVAC tech further inspect. 

Contractor Qualified Professional

13 - 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
Polyethylene
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
Basement, Under Stairs
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
Gas Services Lines: Gas Services Line Material
Steel / Black pipe
Sewer Clean-out: Sewer Clean-Out Location
Basement, Laundry Room
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
13.2.1 - Service Line

No PRV Installed

There is no PRV(Pressure Reducing Valve) installed. The water pressure was over 80 PSI, can damage fixtures and may void the warranties. which Suggest having a PRV installed. 

Contractor Qualified Professional
CAD$
Credit
Comment
13.4.1 - Water Distribution Lines

Shark Bite (or similar) Connectors

Multiple Shark-bites visible throughout the home. The use of shark bite connectors is often a sign that the work has not been done by a qualified plumber. Some of the copper has been disconnected and replaced with PEX.  Recommend having a qualified plumbing contractor review the system and make any needed repairs. 

Pipes Plumbing Contractor

14 - Water Heater

General: Water Heater Information

The inspection of the water heater is limited to the response of the system at the temperature control module; 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, a plumbing contractor should be consulted.

General: Water Heater Location
Basement
General: Area Served
Whole Building
General: Brand / Manufacturer
John Wood
General: Approximate Age (Year of Manufacture)
1996
General: Type
Natural Gas
General: Capacity
33 Imp Gal / 40 US Gal / 151 L
General: Data Tag
Flue Pipe: Flue Pipe Material
Metal
TPRV and Drain Tube: TPRV Material
Brass
TPRV and Drain Tube: Drain Tube Material
Copper
TPRV and Drain Tube: No floor drain

FYI: No floor drain visible, regularly monitor for drips or leaks. You may consider adding a pan under the tank as an upgrade.

Gas Shut Off: Gas Shut Off Location
Right of Water Heater
General: General Information And Limitations

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 designed life of the water heater.

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.

15 - Structure

Structure Type: Type Material
Wood frame
Foundation Walls: Foundation Wall Information

Visible portions of the foundation walls were inspected looking for significant cracking, moisture intrusion, or any other indications of damage or significant deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Foundation Walls: Foundation Material
Poured Concrete
Beams: Beam Material
Not visible
Bearing Walls: Bearing Walls Material
Frame
Joists / Trusses: Joists / Trusses Material
2x8
Piers / Posts: Piers / Posts Material
Wood Posts
Floor / Slab: Floor / Slab Material
Poured Concrete
Subfloor: Subfloor Material
Plywood
General: General Information And Limitations

Comments only refer to the visible portions of the structure, structure contained within finished spaces are unable to be visually inspected. This report describes the foundation, floor, wall, ceiling and roof structures and the method used to inspect any accessible under floor crawlspace areas. Inspectors inspect and probe the structural components of the home, including the foundation and framing, where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not done when doing so will damage finished surfaces or when no deterioration is visible or presumed to exist.
Inspectors are not required to offer an opinion as to the structural adequacy of any structural systems or components or provide architectural services or an engineering or structural analysis of any kind. Despite all efforts, it is impossible for a home inspection to provide any guaranty that the foundation, and the overall structure and structural elements of the building is sound. For a more thorough investigation of the structure a licensed structural contractor or engineer should be contacted.

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

CAD$
Credit
Comment
15.3.1 - Foundation Walls

Common Vertical Crack(s) Noted

Vertical/diagonal crack(s) noted. No evidence of current water penetration. Vertical cracks are very common and are generally only an issue if they've been leaking or if there is a large separation in the crack. The observed crack is uniform and was not leaking. 

CAD$
Credit
Comment
15.9.1 - Subfloor

Floor Squeaks

FYI: The floor squeaks in various locations, this is common in older homes. 

16 - Basement

General: Finished?
Mostly Finished
Floor Drain: Type
Not Visible
Electrical: Electrical Type
120 VAC / 240 VAC
Insulation: Insulation Type
Fiberglass Batts
Moisture: Moisture
No moisture detected at time of inspection
General: General Information And Limitations

The basement section refers to the unfinished, below grade sections of the home. Basement leaks are often caused by conditions on the exterior of the home. Basements are not built like boats, and if water is allowed to collect outside of foundation walls, it will leak through into the basement. It is important that lot grading around the house slope down away from the building so that surface water from rain and melting snow are directed away from the building, rather than toward the foundation. It is important that gutters and downspouts collect roof water and carry it away from the house. Maintain proper drainage by ensuring downspouts discharge water well away from the foundation wall. This note is included as a general maintenance reminder to check and correct (if required) the grading on an annual basis.

Insulation: Visible Portions

Refers to visible portions only

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

CAD$
Credit
Comment
16.3.1 - Windows

Sealed Off

Contractor Qualified Professional
CAD$
Credit
Comment
16.5.1 - Vapour Barrier

Re-attach

The vapour barrier is loose/removed in some spots. This can allow air to move through the insulation and allow humidity inside the wall cavity. Staining noted at the sheathing. Suggest repairs   

17 - Attic

General: Location
Bedroom Closet Ceiling
General: Method of Inspection
In the attic
General: Attic View
Attic Hatch / Access: Type
Standard framed box
Framing: Framing Type
Truss
Framing: Factory Built Truss System

The roof framing consists of a factory built truss system, comprised of components called chords, webs, and struts that are connected by wood or metal gussets, which are nailed or glued in place. Each component of the truss is designed for a specific purpose, and cannot be removed or modified without compromising the integrity of the entire truss. The lowest component, which is called the chord and to which the ceiling is attached, can move by thermal expansion and contraction and cause creaking sounds, which are more pronounced in the mornings and evenings along with temperature changes. Such movement has no structural significance, but can result in small cracks or divots in the drywall or plaster.

Sheathing: Sheathing Material
Plywood
Ventilation: Ventilation Type
Roof, Soffit, Gable
Insulation: Insulation Type
Blown in Fiberglass, FIberglass Batts
Insulation: Insulation Depth
Insulation averages about 12-14 inches in depth
Insulation: Insulation Information
A house with poor insulation will have increased heating and cooling costs. During the heating season (winter), homes with poorly insulated attics or roofs will lose heat through the ceiling or roof more quickly than homes which are well insulated. This heat loss can result in increased heating costs. During the cooling season (summer), homes with poorly insulated attics or roofs will experience higher indoor temperatures as heat from the roof covering material radiates downward into the living space. Properly installed insulation helps prevent this heat from entering the living space where it causes cooling systems to operate more often, resulting in increased cooling costs.
Vapour Barrier: Vapour Barrier Material
Plastic / Polyethylene
Exhaust: Exhaust Type
Bathroom, Kitchen
Exhaust: Exhaust Material
Plastic Flex, Metal Pipe
Plumbing : Plumbing Material
ABS
Moisture Penetration: Moisture Penetration Location
Attic dry at time of inspection
Electrical: Electrical Type
120 VAC
General: General Information And Limitations

Attics are navigated as best we can. Levels of high insulation, HVAC ductwork, framing, and other factors can prevent physical and visual accessibility of some areas and items. The amount of the attic that was able to be safely and visually inspected will be listed as an approximate percentage above. Insulation is not moved or disturbed for visual accessibility of items. The inspection of this area is limited to visual portions only. Any areas that were not visible are excluded from this inspection.

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

CAD$
Credit
Comment
17.6.1 - Insulation

Insulation Walked On

Some areas have been walked on and the insulation has been moved or compressed.  Insulation that is settled or compressed does not perform to the R-Value that it once did.

House construction Insulation Contractor
CAD$
Credit
Comment
17.8.1 - Exhaust

Poor Seal at Roof Sheathing

The duct is not fully connected/sealed in the attic. This can create excessive moisture in the attic space which can lead to organic growth, rot, condensation issues, and frost in the winter time. Recommend sealing the duct to the roof vent connector to a  allow for proper ventilation.

Tools Handyman/DIY

18 - 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
Paint, Unfinished Drywall
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
Laminate, Carpet, Linoleum
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
Doors: Doors not installed

FYI:There were some doors that were not installed. 

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, Vinyl
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. 

Stairs / Railings: Stairs / Railings Information

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

IR / Thermal Scan: IR / Thermal Scan Location
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
18.2.1 - Closet

No Closets

FYI: The rear basement bedrooms have no closets. 

CAD$
Credit
Comment
18.5.1 - Floor

Gaps Visible

The flooring had gaps visible at the time of the Inspection. Repair as required
Contractor Qualified Professional
CAD$
Credit
Comment
18.6.1 - Doors

Handle Not Fully Latching

Lockset not fully latching, minor adjustments needed. 

Tools Handyman/DIY
CAD$
Credit
Comment
18.7.1 - Windows

Hung Window on its Side

Contractor Qualified Professional
CAD$
Credit
Comment
18.8.1 - Electrical

Reverse Polarity
Kitchen

Reversed polarity is a common defect which means that the outlet was wired incorrectly and may damage the appliance or electronic device connected to the outlet. Also the same receptacle loses power when the microwave/exhaust fan is turned on. Repairs recommended.

Electric Electrical Contractor
CAD$
Credit
Comment
18.8.2 - 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
18.10.1 - HVAC

Missing Cover

Some register covers were missing and should be replaced. On the upper floor the there are various registers that are not properly installed. Suggest having a qualified HVAC contractor install proper registers. 

19 - 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
One Piece Sink/Countertop
Sinks: Sink Information

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

Sinks: Sink Type
One piece sink/countertop
Traps / Faucets: Traps / Faucets Information

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

Traps / Faucets: Drain Material
ABS
Shower / Surround: Shower / Surround Information

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

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
19.3.1 - Traps / Faucets

Cheater Vent

Contractor Qualified Professional
CAD$
Credit
Comment
19.4.1 - Shower / Surround

Shower Arm Loose

The shower arm is loose at the wall, recommend repair to help prevent accidental damage. 

Pipes Plumbing Contractor
CAD$
Credit
Comment
19.6.1 - Toilet

Toilet Slightly Loose at Floor
Basement Bathroom

The toilet is slightly loose at the floor in the bathroom. Recommend securing and caulking the base of the toilet leaving a small space at the back open for water to escape in case of seal failure. 

CAD$
Credit
Comment
19.6.2 - Toilet

Add caulking at the base

As a maintenance upgrade, recommend caulking around the base of the toilet. Leave 1" gap around back for moisture to escape. See this link for further information

Wrench DIY
CAD$
Credit
Comment
19.7.1 - Exhaust Fan

Recommend Exhaust Fan
Basement Bathroom

Bathroom ventilation improves air quality and helps to maintain proper moisture levels in the home. Excess moisture can migrate into wall and floor cavities and into the attic if the bathroom is not properly vented, and this moisture can damage materials and provide moisture for microbial growth. Ventilation may not have been required when the house was built, but the installation of mechanical ventilation is recommended.

Contractor Qualified Professional
CAD$
Credit
Comment
19.7.2 - Exhaust Fan

Minimal Suction
Main Bathroom

The fan in the bathroom operates but has minimal suction. Suggest cleaning inside the fan and possibly repairing or replacing the motor, if needed. The fan comes on but the suction will not hold a single ply of toilet paper. 

Contractor Qualified Professional

20 - Kitchen

General: Location
Main floor
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
Wood 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, Oven
Exhaust Hood / Ventilator: Exhaust System Information

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

Exhaust Hood / Ventilator: Exhaust Fan Type
Microwave/Exhaust 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.

21 - Laundry Room/Areas

General: Location
Basement
Appliances: Appliances Present At Inspection
Clothes Washer, Clothes Dryer
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
Aluminized Foil
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
Laundry Tub: Laundry Tub Information

The laundry tub appeared to be in serviceable condition at the time of the inspection. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Laundry Tub: Laundry Tub Type
PVC
Laundry Tub Traps / Faucets: Traps / Faucets Information

The traps/faucets appeared to be in serviceable condition at the time of the inspection. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

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.

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21.3.1 - 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
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21.5.1 - 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
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21.7.1 - Laundry Tub

Not secured

Suggest securing the laundry tub to prevent future damage. 

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21.8.1 - Laundry Tub Traps / Faucets

Tap drips

The faucet doesn’t turn off so there is a ball valve installed on the incoming cold water line.