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Charles W. Boyd Home Inspection Services

Website: http://www.ontariohomeinspectionservices.com
Email: charles.boyd@sympatico.ca
Phone: (613) 926-0892 · (613) 341-1061
Charles W. Boyd  
Home Inspection Services 
8251 Klitbo Rd 
North Augusta 
On. Canada 
K0G 1R0
Inspector: Charles Boyd
NACHI # 07070704

 

HOME ANALYSIS REPORT
Client(s): Charles Boyd
Property address: 143 Rainy Rd
Bishops Mills
Ont
Inspection date: 7/7/2010
This report published on Thursday, July 15, 2010 8:06:23 PM EDT

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This report is the exclusive property of Charles W. Boyd Home Inspection Services and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
CommentFor your information 

Click here for a glossary of building construction terms.  Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Windows
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Private Well
Structural Pest Findings
Please read:
 
General Information Return to table of contents
Report number: 14319casselman
Time started: 2:30 pm
Time finished: 6:pm
Present during inspection: Client's brother Peter
Client present for discussion at end of inspection: No
Weather conditions: Clear
Temperature: Hot
Inspection fee: $350.00
Payment method: Check Thank you
Type of building: Single family
Buildings inspected: House and detached garage
Number of residential units inspected: 1
Age of building(s): 1975
Source for building age: Inspector's estimate
Front of building faces: South
Main entrance faces: South
Occupied: Yes, Furniture or stored items were present
Property owner's name:
Additions and modifications:
1) Based on non standard construction observed, additions, modifications to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. The client should consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.
2) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov
3) Some wall and floor surfaces were obscured by furniture, stored items and couldn't be fully evaluated.
4) In random order, I present to you seven different ways in which a home inspection report can be used by parties to a real estate transaction for mutual advantage and benefit.

Buyers can consider the reported conditions of the home's systems to determine their ability to afford and maintain the property.

A home with a 12-year-old water heater, an 18-year-old furnace, and a 25-year-old composite-shingle roof is going to need some costly investments in the near future.


Buyers can sometimes use information regarding undisclosed defects to negotiate the seller's action to repair the defect(s) or adjust the asking price for the home.


Sellers can obtain a home inspection and use the report to disclose known defects to potential buyers.


Sellers can obtain a home inspection and use the report to identify and correct significant defects that could interfere with a buyer's desire to submit a contract to buy the property.


Buyers can use the inspection report as a punch list (or to-do list) for maintaining the property after purchase.


Buyers/Sellers can use the report to communicate to contractors the nature of the defect(s) to obtain estimates for repair or to arrange for repairs or replacements.


Buyers can sometimes use the inspection report as a means to withdraw from the contracted agreement to purchase the home when certain types of undisclosed defects are reported.


Buyers and sellers should consider obtaining inspection reports only from professional, full-time home inspectors. Builders and contractors who generate inspection reports often use them as marketing tools and as a means to generate business for maintenance and repairs. Doing so is a conflict of interest, so their reports do not always represent the actual conditions of the property. Always use home inspectors who abide by a Code of Ethics and Standards of Practice, and who continually upgrade their knowledge and skills with regular Continuing Education courses.
5) Dear Client,
Thank you for choosing Charles Boyd Home Inspection Services to perform your home inspection. The goal of
this inspection and report is to put you in a better position to make an informed real estate decision. This
report is a general guide and provides you with some objective information to help you make your own
evaluation of the overall condition of the home and is not intended to reflect the value of the property, or
to make any representation as to the advisability of purchase. Not all improvements will be identified
during this inspection. Unexpected repairs should still be anticipated. This inspection is not a guarantee or
warranty of any kind.
When you contract me (Charles Boyd)to perform a general inspection in
accordance with the standards of practice established by the National Association of Certified Inspectors
(NACHI), a copy of which is either included with this report or can be downloaded from the Internet at http://www.nachi.org/sop.htm.
General inspections are visual, and distinct from those of specialists, as they do not always include the use of specialized instruments, the dismantling of equipment, or the sampling of air (unless contracted) Consequently, a general inspection and the subsequent report will not be as comprehensive, nor as technically exhaustive, as that generated by specialists, and it is not intended to be. The purpose of a general inspection is to identify significant defects or adverse conditions that would warrant a specialist evaluation. Therefore, you should be aware of the limitations of this type of inspection, which are clearly indicated in the sop (Standards of Practice). However, the inspection is not intended to document cosmetic deficiencies that would be apparent to the average person, and certainly not intended to identify insignificant deficiencies. Similarly, I can only inspect for evidence of vermin infestation, and advise the hiring of a licensed exterminator.
With regards to plumbing and electrical systems that is not visible due to being placed in interior walls, I cannot be responsible for any leaks that may occur before, during or after the course of the inspection.
As I am not destructive during my inspections we cannot and may not be able to give an accurate condition of the piping within the walls.
I highly encourage all clients to complete a FINAL walk through of the property prior to closing.
My inspection may occur many weeks before your closing date, sometimes 3 months or more. Please remember, the home will likely have been lived in during that time and consequently a “moving day” will have occurred. A “lived in” home gets wear and tear and it may not be in exactly the same condition as the day of the inspection. Remember that the seller may be experiencing some stress of selling, finding another home and then moving day. I take many, many pictures throughout the inspection for this reason. Some may not be included in the report but are on file with me if needed.
Please refer to the completed inspection report to ensure all defects noted within the report have been repaired if required.
Visit http://nachi.org/sop.htm to learn more about the scope of a home inspection.
6) In random order, I present to you seven different ways in which a home inspection report can be used by parties to a real estate transaction for mutual advantage and benefit.

Buyers can consider the reported conditions of the home's systems to determine their ability to afford and maintain the property.

A home with a 12-year-old water heater, an 18-year-old furnace, and a 25-year-old composite-shingle roof is going to need some costly investments in the near future.


Buyers can sometimes use information regarding undisclosed defects to negotiate the seller's action to repair the defect(s) or adjust the asking price for the home.


Sellers can obtain a home inspection and use the report to disclose known defects to potential buyers.


Sellers can obtain a home inspection and use the report to identify and correct significant defects that could interfere with a buyer's desire to submit a contract to buy the property.


Buyers can use the inspection report as a punch list (or to-do list) for maintaining the property after purchase.


Buyers/Sellers can use the report to communicate to contractors the nature of the defect(s) to obtain estimates for repair or to arrange for repairs or replacements.


Buyers can sometimes use the inspection report as a means to withdraw from the contracted agreement to purchase the home when certain types of undisclosed defects are reported.


Buyers and sellers should consider obtaining inspection reports only from professional, full-time home inspectors. Builders and contractors who generate inspection reports often use them as marketing tools and as a means to generate business for maintenance and repairs. Doing so is a conflict of interest, so their reports do not always represent the actual conditions of the property. Always use home inspectors who abide by a Code of Ethics and Standards of Practice, and who continually upgrade their knowledge and skills with regular Continuing Education courses.
7) Dear Client,
Thank you for choosing Charles Boyd Home Inspection Services to perform your home inspection. The goal of
this inspection and report is to put you in a better position to make an informed real estate decision. This
report is a general guide and provides you with some objective information to help you make your own
evaluation of the overall condition of the home and is not intended to reflect the value of the property, or
to make any representation as to the advisability of purchase. Not all improvements will be identified
during this inspection. Unexpected repairs should still be anticipated. This inspection is not a guarantee or
warranty of any kind.
When you contract me (Charles Boyd)to perform a general inspection in
accordance with the standards of practice established by the National Association of Certified Inspectors
(NACHI), a copy of which is either included with this report or can be downloaded from the Internet at http://www.nachi.org/sop.htm.
General inspections are visual, and distinct from those of specialists, as they do not always include the use of specialized instruments, the dismantling of equipment, or the sampling of air (unless contracted) Consequently, a general inspection and the subsequent report will not be as comprehensive, nor as technically exhaustive, as that generated by specialists, and it is not intended to be. The purpose of a general inspection is to identify significant defects or adverse conditions that would warrant a specialist evaluation. Therefore, you should be aware of the limitations of this type of inspection, which are clearly indicated in the sop (Standards of Practice). However, the inspection is not intended to document cosmetic deficiencies that would be apparent to the average person, and certainly not intended to identify insignificant deficiencies. Similarly, I can only inspect for evidence of vermin infestation, and advise the hiring of a licensed exterminator.
With regards to plumbing and electrical systems that is not visible due to being placed in interior walls, I cannot be responsible for any leaks that may occur before, during or after the course of the inspection.
As I am not destructive during my inspections we cannot and may not be able to give an accurate condition of the piping within the walls.
I highly encourage all clients to complete a FINAL walk through of the property prior to closing.
My inspection may occur many weeks before your closing date, sometimes 3 months or more. Please remember, the home will likely have been lived in during that time and consequently a “moving day” will have occurred. A “lived in” home gets wear and tear and it may not be in exactly the same condition as the day of the inspection. Remember that the seller may be experiencing some stress of selling, finding another home and then moving day. I take many, many pictures throughout the inspection for this reason. Some may not be included in the report but are on file with me if needed.
Please refer to the completed inspection report to ensure all defects noted within the report have been repaired if required.
Visit http://nachi.org/sop.htm to learn more about the scope of a home inspection.
8)   It is important that you understand that all comments of conditions, observations and recommendations are my opinions.
Comments in the report are based on my interpretation of the various industry standards and practices.
Throughout the report, all comments and notes are to be considered as starting with the phrase in my opinion.
Beware that others may disagree or have a different perspective than mine. Not all home inspectors or tradesmen agree on
defects, installation methods, seriousness or other considerations. The inspection report provides you with information about
the home that I believe to be of concern or interest. You are paying me for my opinion and the report is a reflection of that.
In an attempt to avoid redundancy in the report, any and all recommendations or comments for repair, replacement, additional
evaluation, corrective action or similar should only be performed using recognized methods and materials by a qualified /
licensed professional in their respective field. You should also be aware that in some areas professional licensing of some
trades is not required by municipal or other governmental bodies.
The inspection report is not designed to predict when things will break down or cause problems. The inspection report is not
designed to provide an educational warning on every side effect from a defect or malfunction.
It is important to understand that the observed defect may be a symptom of a greater problem or a solution may involve
troubleshooting a system and not just addressing the item identified in the report. This inspection report cannot always address those
possibilities.
Sincerely,
9)   Photographs
The photographs included in this report primarily serve to illustrate, not magnify, my findings;
moreover, they are not intended to diminish findings not illustrated in the report.
10)   The residence is furnished, and in accordance with industry standards we only inspect those surfaces that are exposed and readily accessible. We do not move furniture, lift carpets or rugs, nor do we remove or rearrange items within closets or cabinets. On your final walk through, or at some point after furniture and personal belongings have been removed, it is important that you inspect the interior portions of the residence that were concealed or otherwise inaccessible and contact us immediately if any adverse conditions are observed that were not reported on in your inspection report.
11)   Charles W. Boyd
Home Inspection Services
8251 Klitbo Rd North Augusta On.
613-926-0892
Home Inspection Agreement
The address of the property is: ________________________________________________________________________.
Fee for the home inspection is $___________. Inspector acknowledges receiving a deposit of $________ from CLIENT.
THIS AGREEMENT made this _________ day of _________________, 200__, by and between Charles W. Boyd Inspection Services(Hereinafter called “”THE INSPECTOR”) and the undersigned (hereinafter called “THE CLIENT”), collectively referred to herein as “the parties”. The Parties Understand and
Voluntarily Agree as follows:
1. This agreement constitutes the entire contract and agreement between the parties and there are no verbal understandings or other agreements of any
nature with respect to the subject matter of this contract except as contained in writing herein. CLIENT understands and agrees that the written report
provided by INSPECTOR pursuant to this Contract constitutes the only representations made by the INSPECTOR with respect to the subject matter
of this contract.
2. INSPECTOR agrees to perform a visual inspection of the home/buildings and provide CLIENT with a written inspection report identifying the
defects that INSPECTOR both observed and deemed material. This is a generalist inspection completed in a limited amount of time. It is not a code compliance
inspection and does not include any research, such as the necessary to establish boundaries, easements, or the issuance of permits and
certificates of occupancy. The inspection report is not a substitute for the Transfer Disclosure Statement, which is required by civil code.
INSPECTOR may offer comments as a courtesy, but these comments will not comprise the bargained-for report.
3. Unless otherwise inconsistent with this Agreement or not possible, INSPECTOR agrees to perform the inspection in accordance to the current
Standards of Practice of the National Association of Certified Home Inspectors a copy of which is posted at http://www.nachi.org/sop.htm. CLIENT
understands that these standards contain certain limitations, exceptions and exclusions.
4. The inspection and report are performed and prepared for the use of CLIENT, who gives INSPECTOR permission to discuss observations with
real estate agents, owners, repairpersons and other interested parties. INSPECTOR accepts no responsibility for use or misinterpretation by third
parties. INSPECTOR'S inspection of the property and the accompanying report are in no way intended to be a guarantee or warranty, express or
implied, regarding the future use, operability, habitability or suitability of the home/building or its components. Any and all warranties, express or
implied, including warranties or merchantability and fitness for a particular purpose, are expressly excluded by this Agreement.
5. INSPECTOR does not perform engineering, architectural, plumbing, or any other job function requiring an occupational license in the jurisdiction
where the inspection is taking place, unless the inspector holds a valid occupational license, in which case he/she may inform the CLIENT that he/she
is so licensed, and is therefore qualified to go beyond this basic home inspection, and for additional fee, perform additional inspections beyond those
within the scope of the basic home inspection. Any agreement for such additional inspections shall be in a separate writing.
6. In the event of a claim against INSPECTOR, CLIENT agrees to: (1) undertake emergency measures only; (2) not alter, repair, replace, correct or
modify any disputed component or condition without first supplying INSPECTOR written notification of adverse conditions within 14 days of
discovery; (3) allow INSPECTOR, or their representative, access to the premises for re-inspection of the disputed item(s). Failure to comply with the
above conditions will release INSPECTOR and its agents from any and all obligations or liability of any kind.
7. The parties agree that any litigation arising out of this Agreement shall be filed only in the Court having jurisdiction in the County in which the
INSPECTOR has its principal place of business. In the event that CLIENT fails to prove any adverse claims against INSPECTOR in a court of law,
CLIENT agrees to pay all legal costs, expenses and fees of INSPECTOR in defending said claims.
8. If any court declares any provision of this Agreement invalid or unenforceable, the remaining provisions will remain in effect. This Agreement
represents the entire agreement between the parties. All prior communications are merged into this Agreement, and there are no terms or conditions
other than those set forth herein. No statement or promise of INSPECTOR or its agents shall be binding unless reduced to writing and signed by
INSPECTOR. No change or modification shall be enforceable against any party unless such change or modification is in writing and signed by the
parties. This Agreement shall be binding upon and enforceable by the parties and their heirs, executors, administrators, successors and assignees.
CLIENT shall have no cause of action against INSPECTOR after one (1) year from the date of the inspection. This time may be shorter than the law
otherwise provides.
9. Payment of the fee to INSPECTOR (less any deposit noted above) is due upon completion of the on-site inspection. The CLIENT agrees to pay
all legal and time expenses incurred in collecting due payments, including attorney's fees, if any. If CLIENT is a corporation, LLC, or similar entity,
the person signing this Agreement on behalf of such entity does personally guaranty payment of the fee by the entity.
Client/Agent
Initials
_______ 10. INSPECTOR assumes no liability for the cost of repair or replacement of unreported defects or
deficiencies either current or arising in the future. CLIENT acknowledges that the liability of INSPECTOR, its
agents, employees, for claims or damages, costs of defence or suit, attorneys fees and expenses and payments
arising out of or related to the INSPECTOR'S negligence or breach of any obligation under this Agreement,
including errors and omissions in the inspection or the report, shall be limited to liquidated damages in an
amount equal to the fee paid to the INSPECTOR, and this liability shall be exclusive. CLIENT waives any
claim for consequential, exemplary, special or incidental damages or the loss of the use of the home/building
even if the CLIENT has been advised of the possibility of such damages. The parties acknowledge that the
liquidated damages are not intended as a penalty but are intended (i) to reflect the fact that actual damages may
be difficult and impractical to ascertain; (ii) to allocate risk among the INSPECTOR and CLIENT; an (iii) to
enable the INSPECTOR to perform the inspection at the stated fee.
AUTHORIZATION
I, ____________________________,_____________________________, have carefully read and understood all the above terms and conditions.
terms, conditions and limitations of this contract and voluntarily agree to be bound thereby and agree to pay the fee listed above.
12)   It is important that you understand that all comments of conditions, observations and recommendations are my opinions.
Comments in the report are based on my interpretation of the various industry standards and practices.
Throughout the report, all comments and notes are to be considered as starting with the phrase in my opinion.
Beware that others may disagree or have a different perspective than mine. Not all home inspectors or tradesmen agree on
defects, installation methods, seriousness or other considerations. The inspection report provides you with information about
the home that I believe to be of concern or interest. You are paying me for my opinion and the report is a reflection of that.
In an attempt to avoid redundancy in the report, any and all recommendations or comments for repair, replacement, additional
evaluation, corrective action or similar should only be performed using recognized methods and materials by a qualified /
licensed professional in their respective field. You should also be aware that in some areas professional licensing of some
trades is not required by municipal or other governmental bodies.
The inspection report is not designed to predict when things will break down or cause problems. The inspection report is not
designed to provide an educational warning on every side effect from a defect or malfunction.
It is important to understand that the observed defect may be a symptom of a greater problem or a solution may involve
troubleshooting a system and not just addressing the item identified in the report. This inspection report cannot always address those
possibilities.
Sincerely,
13)   Photographs
The photographs included in this report primarily serve to illustrate, not magnify, my findings;
moreover, they are not intended to diminish findings not illustrated in the report.
 
Grounds Return to table of contents
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
The following items are excluded from this inspection: Outbuildings, Fences and gates, Shed, Invisible fencing
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceablefront porch area
Deck, patio, porch cover material and type: Open
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of guardrails: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Appeared serviceable
Exterior stair material: Wood
14) deck ledger boards were nailed to the building rather than being attached by adequate fasteners. This poses a significant safety hazard since the ledger board(s) may separate from the building, causing the deck(s) to collapse. A qualified contractor should install lag screws or bolts as per standard building practices to securely attach the ledger board(s) to the building. For more information on installing deck ledger boards visit:
http://www.google.com/search?q=installing+a+ledger+board

And for more information on building safe decks in general, visit: http://www.google.com/search?q=building+a+safe+deck

Photo 21  
Photo 24  
15) The perimeter grading has a minor slope towards the building in some areas. This can result in water accumulating around the building foundation. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.

Photo 28   		 
16)   General Comments and Description
All structures are dependent on the soil beneath them for support, but soils are not uniform. Some that might
appear to be firm and solid can liquefy and become unstable during seismic activity. Also, there are soils that
can expand to twice their volume with the influx of water and move structures with relative ease, raising and
lowering them and fracturing slabs and other hard surfaces. In fact, expansive soils have accounted for more
structural damage than most natural disasters. Water can be equally destructive, and can foster conditions that
are detrimental to health. For this reason, the ideal property will have soils that slope away from the residence
and the interior floors will be several inches higher than the exterior grade. Also, the residence will have roof
gutters and downspouts that discharge 6 to 8 feet from the house. If a property does not meet this ideal, or if
any portion of the interior floor is below the exterior grade, we recommend contacting a qualified contractor for
further evaluation and remedial actions/ adjustment even though there may not be any evidence of moisture
intrusion. We have confirmed moisture intrusion in residences when it was raining that would not have been
apparent otherwise. Also, in conjunction with the cellulose material found in most modern homes, moisture can
facilitate the growth of biological organisms that can compromise wood framing or produce molds that are
detrimental to health.
17)   Deck needs some work below and at stairs leading up to it.

Photo 15  
Stair treads have some decay and damage
Photo 16  
Bottom of clothesline post not secured and can be pulled off if line had a heavy load

Photo 17  
Back of pool below deck, some rust developing on pool aluminum
Photo 20  
Posts used to support deck will need to be replaced eventually due to being in contact with soil and will decay

Photo 22  
Some support post have begun to decay and shold be replaced
Photo 23  
Ledger board of deck not secured to house wih lag bolts

Photo 25  
Photo 26  
Stair stringers at deck not properly secured

Photo 29  
This post which supports the over hanging roof over patio door is not suported properly below, see next picture
Photo 30  
This is below that support post, not directly below just near it. Concrete block have very little strength siiting sideways as this one is. Recommend digging down directly below support post and installing sono tube and concrete to support roof.
 
Windows Return to table of contents
Windows: Tips
18) Follow these easy steps to ensure that your vinyl windows can be enjoyed for years to come.

Sometimes, your windows will have labels or tape on the glass. Alcohol-based cleaners can remove label and tape adhesive that can be left behind from these labels. Be sure to test the cleaner on a small portion of the glass first. After this is removed, thoroughly wet the glass and rinse with plain water.

Glass can be easily cleaned with regular or other ammonia-based glass cleaners. Windex and similar glass cleaning products are ideal.

Vinyl (PVC) products can be cleaned with a solution of mild soap and water. For heavier cleaning tasks, the window manufacturer recommends commercially advertised household cleaners. Use any non-abrasive cleaner for tough jobs, avoiding Soft Scrub and similar abrasive products, which may cause damage. Do not use solvents, paint removers or sharp objects to clean your windows and patio doors.

If mildew is a problem in your home, use an appropriate cleaner or mildew controller found in any local retail store.

The tracks of the sliding and double-hung windows are exposed to the outdoor elements, which can contain abrasive elements such as dirt, leaves, sand, grease, soot, etc. If these elements are not removed, they can be ground into the tracks when the sashes are operated, making operation of these sashes difficult.

To avoid this problem, a minimum semi-annual cleaning is recommended. These tracks can be cleaned with a small, stiff, nylon brush, and then wiped down with a soft cloth. If necessary, an occasional light coat of silicone spray lubricant on the track of the sliding window will help to ease the operation of your window without leaving an oily residue, which can collect more abrasive elements.

Follow the manufacturer's recommendations for safe use of any chemical or cleaner.

Over time, your windows' screens can accumulate dirt and other debris. Screens can be cleaned easily with a soft brush. The type of soft brushes found on some vacuum cleaner accessories are a good example of a suitable brush.
For casement windows, screens should be removed in the winter to promote air flow to the glass and help keep condensation down which generally results in mildew in the corners.
19)   General Comments and Description
It is important to maintain a property, including painting or sealing walkways, decks, and other hard surfaces,
and it is particularly important to keep the house walls sealed, which provide the only barrier against
deterioration. Unsealed cracks around windows, doors, and thresholds can permit moisture intrusion, which is
the principle cause of the deterioration of any surface. Unfortunately, the evidence of such intrusion may only
be obvious when it is raining. We have discovered leaking windows and doors while it was raining that may not
have been apparent otherwise, and too often damage progresses to a point at which a window or door must be
replaced. Such occurrences are not uncommon, and demonstrate why the cost of renovating a neglected home
will always exceed that of having maintained it.
 
Exterior / Foundation Return to table of contents
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Appeared serviceable
Foundation type: Finished basement
Foundation material: Poured in place concrete, Concrete block
Footing material: Not determined
Condition of floor substructure: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of the basement: Appeared serviceable
Parging: Poor condition, needs repair now
20) Some sections of the floor substructure were not fully evaluated due lack of access from ducts or pipes, finished ceiling.
21)   In accordance with the InterNACHI Standards of Practice pertaining to Exteriors, this report describes the
exterior wall coverings and trim. Inspectors are required to inspect the exterior wall coverings, flashing,
trim, all exterior doors, the stoops, steps porches and their associated railings, any attached decks and
balconies and eaves, soffits and fascias accessible from ground level. Inspectors shall also inspect
adjacent or entryway walkways, patios, and driveways; vegetation, grading, surface drainage, and
retaining walls that are likely to adversely affect the building.
22)   General Comments
This residence has a basement foundation. Such foundations permit storage and living space and provide a
convenient area for the distribution of water pipes, drain pipes, vent pipes, electrical conduits, and ducts.
However, although basement foundations are far from uniform, most include concrete footings and walls that
extend above the ground with anchor bolts that hold the house onto the foundation, but the size and spacing of
the bolts vary. Our inspection of these foundations conforms to industry standards, which is that of a generalist
and not a specialist, and we do not use any specialized instruments to establish that the structure is level. I
typically enter all accessible areas, to look for any evidence of structural deformation, moisture or damage, but
we may not comment on minor deficiencies, such as on commonplace settling cracks in the stem walls and
slight deviations from plumb and level in the intermediate floor framing, which would have little structural
significance. Interestingly, there is no absolute standard for evaluating cracks, but those that are less than ¼"
and which do not exhibit any vertical or horizontal displacement are generally not regarded as being structurally
relevant. Nevertheless, all others should be evaluated by a specialist. However, in the absence of any major
defects, I may not recommend that you consult with a foundation contractor, a structural engineer, or a
geologist, but this should not deter you from seeking the opinion of any such expert.
23)   Maintenance Tips: Vinyl and metal siding are extremely popular because they require less periodic maintenance than other types of siding materials. However, it is still necessary for the homeowner to periodically--at least once a year--carefully examine siding panels as well as ensure all J-channels around windows and doors are secure and drain properly. Vinyl and metal siding should be cleaned following the manufacturers instructions
24)   In accordance with the InterNACHI Standards of Practice pertaining to Structural Components, this report
describes the foundation, floor, wall, ceiling and roof structures and the method used to inspect any
accessible under floor crawlspace areas. Inspectors are required to 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. The inspector suggests that if the client is at all
uncomfortable with this condition or our assessment, a structural engineer be consulted to independently
evaluate any specific concern or condition, prior to making a final purchase decision.
25)   No parging on foundation wall
Contractors use a term called parging when applying a thin coat of mortar or concrete to a wall in order to protect and repair its surface from the effects of air voids or to improve the appearance of concrete block. The appearance then becomes that of stucco.

Should you find yourself in need of parging a wall and wish to consider doing it yourself here are a few things worth noting. You will need to have the proper tools for application which may be found in any hardware, home improvement, or lumber supply store. Portland cement, sand and water are the ingredients used to create the parging mixture.

Parging Application Steps:

Mix Portland Cement, sand and water to a consistency you find easy to apply
Dampen the wall surface with water
Using a trowel, apply a very thin layer of your mixture to the wall surface
Apply the mixture by overlapping and use a sweeping curved motion
The steps used above in parging your concrete wall surface will create a surface that can be painted for a finished look.

Read more: http://www.doityourself.com/stry/parging-explanation#ixzz0qDuZgRhR

Photo 8  
Photo 9  

Photo 10   		 
 
Roof / Attic Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable
Age of roof surface(s): Unknown
Source for building age: Inspector's estimateEstimate approx 10 years old
Roof inspection method: Traversed
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Condition of attic: Appeared serviceable
Attic inspection method: Viewed from hatch(es)
Roof structure type: Trusses, Rafters
Ceiling structure: Trusses
Ceiling insulation material: Fiberglass roll or batt, Cellulose loose fill
Vapor retarder: Not determined
Roof ventilation: Substandard
26) Ventilation was substandard in the attic. This may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.
27) No weatherstrip was installed around both attic access hatches. Weatherstrip should be installed around hatches where missing to prevent heated interior air from entering attic. For more information, visit:
http://www.reporthost.com/_docs/atticaccess.pdf

Photo 6  
Photo 7  

Photo 61   		 
28)   The report is not intended to be conclusive regarding the lifespan of the roofing system or how long it will remain watertight
in the future. The inspection and report are based on visible and apparent conditions at the time of the inspection. Conclusions
made by the inspector do not constitute a warranty, guaranty, or policy of insurance. The client is advised to ask the seller
about the presence of any roof leaks. Any repairs needed should be carried out by licensed personnel. All roofs require
periodic maintenance to achieve typical lifespans and should be inspected annually.
29)   In accordance with the InterNACHI Standards of Practice pertaining to Roofing, this report describes the
roof coverings and the method used to inspect the roof. Inspectors are required to inspect the roof
covering, roof drainage systems, flashings, skylights, chimneys and roof penetrations. The following web
sites are an excellent resource of information on roofs:
http://www.home-roofs.com and http://www.roofhelper.com
30)   Noticed from attic hatch that insulation has not been properly installed over interior wall top plates in original part of house which appears to be a premanufactured home. These top plates are exposing an insulation void between atic air and conditioned air.I noticed this during the infra red scan by noting thermal bridging at interior walls.
Repair solution would be to have an insultion contractor blow insulation over these and other areas that can be acessed
 
Garage / Carport Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached, Detached
Condition of detached garage or carport structure: Appeared serviceable
Condition of garage: Appeared serviceable
Type of garage: Glass
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: None visible
31) The self-closing device on the garage-dwelling door is missing. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified person should evaluate and make repairs as necessary.
32) The walls between the attached garage and interior living spaces had missing or substandard surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.

Photo 41  
Photo 42  

Photo 43  
No visible support below mud room area, recommend adding 2 more short jack posts as in the one end.
Photo 44  
No handrail on stairs
33)   It is not uncommon for moisture to penetrate garages, because their slabs are on-grade. Evidence of this
is typically apparent in the form of efflorescence, or salt crystal formations, that result when moisture
penetrates the concrete slab or sidewalls. This is a common with garages that are below grade, and some
sidewalls are even cored to relieve the pressure that can build up behind them, and which actually
promotes drainage through the garage. Also, if there is living space above the garage, that space will be
seismically vulnerable. Ideally, the columns and beams around the garage door will be made of structural
steel, but in many residences these components are made of wood but could include some structural
accessories, such as post-straps and hold-downs, and plywood shear paneling. However, we are not an
authority in such matters, and you may wish to discuss this further with a structural engineer. In
addition, and inasmuch as garage door openings are not standard, you may wish to measure the opening
to ensure that there is sufficient clearance to accommodate your vehicles.
34)   Some concerns about garage to dwelling area, possibly known as a mud room.
This room has no visible heat soure, no electrical outlets.
Window between garage and mud room is safety hazard due to arbon monoxide gasses, door has a window as well, should be a solid door with auto closer.
This area also has limited visible means of support, only one jack post under a corner, no support at oil tank end at all. I cannot determine how it is supported. A simple and effective fix would be a small knee wall or 2 more jack posts to support it.
Wall on garge side is not a firerated wall (drywall) and should have one coat of drywall tape and mud covering the joints
Being a structure and safety concerns there should have been a permit for construction of this area, please check for permits.

Photo 1  
Air infiltration at top of mud room wall, will cause this room to be very cool in winter months
Photo 3  
Missing or substandard insulation in ceiling of mudroom

Photo 38  
Digital pic of mudroom ceiling, see infra red pic above
Photo 40  
Window to garage should be removed, exhaust gasses can be drawn into living area
 
Electric Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Service voltage (volts): 120
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of sub: Appeared serviceable
Location of main service panel #A: Basement
Location of sub-panel #B:
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: Not determined
Condition of smoke detectors: Appeared serviceable
Smoke detector power source: Battery
35) One or more electric receptacles at the kitchen, exterior had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

Photo 12  
This extension cord is partially buried under deck, it is the power supply for pool pump. A new line on it's own circuit with a GFCI recepticle should be run to within 15 ft of the pump. Extension cords are not suitable to run underground
Photo 37  
Recepticle to rt of sink should be GFCI
36) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
http://www.google.com/search?q=old+smoke+alarms
37) This property has a fuel burning appliance, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
38)   There are a wide variety of electrical systems with an even greater variety of components, and any one
particular system may not conform to current standards or provide the same degree of service and
safety. What is most significant about electrical systems however is that the national electrical code
[NEC] is not retroactive, and therefore many residential systems do not comply with the latest safety
standards. Regardless, we are not electricians and in compliance with our standards of practice we only
test a representative number of switches and outlets and do not perform load-calculations to determine if
the supply meets the demand. However, in the interests of safety, we regard every electrical deficiency
and recommended upgrade as a latent hazard that should be serviced as soon as possible, and that the
entire system be evaluated and certified as safe by an electrician. Therefore, it is essential that any
recommendations that we may make for service or upgrades should be completed before the close of
escrow, because an electrician could reveal additional deficiencies or recommend some upgrades for
which we would disclaim any further responsibility. However, we typically recommend upgrading outlets
to have ground fault protection, which is a relatively inexpensive but essential safety feature. These
outlets are often referred to as GFCI's, or ground fault circuit interrupters and, generally speaking, have
been required in specific locations for more than thirty years, beginning with swimming pools and exterior
outlets in 1971, and the list has been added to ever since: bathrooms in 1975, garages in 1978, spas and
hot tubs in 1981, hydro tubs, massage equipment, boat houses, kitchens, and unfinished basements in
1987, crawlspaces in 1990, wet bars in 1993, and all kitchen countertop outlets since 1996. Similarly,
AFCI's or arc fault circuit interrupters, represent the very latest in circuit breaker technology, and have
been required in all bedroom circuits since 2002. Arc faults stops electrical fires saving numerous people
each year. We highly recommend installing them at every circuit as a prudent safety feature.
39)   In accordance with the InterNACHI Standards of Practice pertaining to Electrical Systems, this report
describes the amperage and voltage rating of the service, the location of the main disconnect and any
sub panel(s), the presence of solid conductor aluminum branch circuit wiring, the presence or absence of
smoke detectors and wiring methods. Inspectors are required to inspect the viewable portions of the
service drop from the utility to the house, the service entrance conductors, cables and raceways, the
service equipment and main disconnects, the service grounding, the interior components of the service
panels and sub panels, the conductors, the over-current protection devices (fuses or breakers), ground
fault circuit interrupters and a representative number of installed lighting fixtures, switches and
receptacles. All issues or concerns listed in this Electrical section should be construed as current and a
potential personal safety or fire hazard. Repairs should be a priority, and should be made by a
qualified, licensed electrician.
 
Plumbing / Fuel Systems Return to table of contents
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water shut: Tank
Water service: Private
Service pipe material: Plastic
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Condition of fuel system: Appeared serviceable, Near, at or beyond service lifedated 1998, may require replacement at 15 years old depending on oil supplier
40) Most water supply pipes in the basement were uninsulated. Recommend insulating pipes as per standard building practices for better energy efficiency and to prevent water pipes from freezing.
41) No check valve was visible on the sump pump's discharge pipe. While not every installation requires a check valve, they are recommended where the discharge pipe is long, the vertical discharge is more than seven or eight feet, or the sump pump has a small pit. Check valves prevent water in the discharge pipe from flowing back down into the sump pit after the pump shuts off. Recommend having a qualified contractor install a check valve. For more information on sump pump installations, visit:
http://www.google.com/search?q=installing+a+sump+pump
http://www.google.com/search?q=check+valve+for+sump+pump
42) Because of other findings noted in this report, or evidence of wear on one or more waste line clean out caps, waste lines may have had a history of clogging and need significant repair or replacement. The client should consult with the property owner regarding past repairs. Recommend having a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Note that repairs are often expensive due to the need for excavation.
43)   In accordance with the InterNACHI Standards of Practice pertaining to Plumbing systems, this report
describes the water supply, drain, waste and vent piping materials and the water heating equipment,
energy source and location of the main water and main fuel shut-off valves, when readily viewable or
known. Inspectors are required to inspect the interior water supply and distribution systems, all fixtures
and faucets, the drain waste and vent systems (including all fixtures for conveying waste), the water
heating equipment (vent systems, flues and chimneys of water heaters or boiler equipment), fuel storage
and distributions systems for water heaters and/or boiler equipment and drainage sumps, sump pumps
and associated piping. Some simple plumbing repairs, such as a typical trap replacement, can be
performed by a competent handyman. However, any more complex issues such as incorrect venting or
improperly sloped drains should be repaired by a licensed plumber. All gas related issues should only
be repaired by a licensed contractor —since personal safety is involved.
44)   Septic system info from CMHC


http://www.cmhc.ca/en/co/maho/gemare/gemare_009.cfm
 
Water Heater Return to table of contents
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Oil
Capacity (in gallons): 40
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
45) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Photo 64   		 
46)   There are a wide variety of residential water heaters that range in capacity from fifteen to one hundred gallons. They
can be expected to last at least as long as their warranty, or from 8 to 12 years, but they will generally last longer.
However, few of them last longer than fifteen or twenty years and many eventually leak. So it is always wise to have them installed over a drain pan plumbed to the exterior. Also, it is prudent to flush them annually to remove minerals that include the calcium chloride bi-product of many water softening systems. The water temperature should be set at a
minimum of 110 degrees fahrenheit to kill microbes and a maximum of 140 degrees to prevent scalding. Also, water heaters can be dangerous if they are not seismically secured and equipped with a pressure/temperature relief valve.
47)   Water heater is in working condition, although it appears to be about 10 years old it could fail or begin to leak at any time.
 
Heating Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Basement
Heating type: Forced air
Fuel type: Oil
Manufacturer: Grimsby
Source for last service date: Label on heaterOct 2009
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Condition of controls: Appeared serviceable
Location of air filters: At base of air handler
48) Because of the age of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.
Annual service recommende because of the age.
49) The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

Photo 67  
Photo 68  
50) One or more air filters were dirty. A qualified person should filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.

Photo 69   		 
51)   In accordance with the InterNACHI Standards of Practice pertaining to Heating and Air Conditioning
(HVAC) systems, this report describes the energy source and the distinguishing characteristics of the
heating and cooling system(s). Inspectors are required to open readily openable access panels and
visually inspect the installed heating equipment and associated vent systems, flues and chimneys; and
central air conditioning equipment and distribution systems. The HVAC system inspection is general and
not technically exhaustive. The inspector will test the heating and air conditioner using the thermostat
and/or other normal controls. The inspector highly recommends that a standard, seasonal or
yearly, Service and Maintenance Contract with an HVAC contractor be obtained. This provides a
more thorough investigation of the entire home's heating, air conditioning and filtering system as well as
maintaining it at peak efficiency —thereby increasing service life.
 
Cooling / Heat Pump Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Appeared serviceable
Condition of distribution system: Appeared serviceable
52) Small amounts of debris, dirt and dust were visible in sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit:
http://www.epa.gov/iaq/pubs/airduct.html
53) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
54) One or more air filters were dirty. A qualified person should filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
55)   A/C working on day of inspetion, outside temperatures were in the mid 90 degrees f. In my opinion the ac unit may not be big enough to fully cool this home, the unit ran continually for the 3 hours was there, it had the inside temp at 81 f and would go no lower. Again it was an unusually hot day.
 
Fireplaces / Stoves / Chimneys Return to table of contents
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
Condition of fireplaces, stoves: Appeared serviceable
Location #A: Basement
Stove type: Freestanding
Fuel type: Wood
56)   Recommend WETT certified chimny sweep, clean and fully evaluate stove and chimney
Chimney could use one more 1 foot section at the top, this will help with draft and make for easier lghting as well as help create less creosote.
Please visit the following links

http://www.cmhc-schl.gc.ca/en/co/maho/enefcosa/enefcosa_001.cfm

http://www.cmhc-schl.gc.ca/en/co/maho/em/em_005.cfm

http://www.cmhc-schl.gc.ca/odpub/pdf/66067.pdf?lang=en

Photo 63   		 
 
Kitchen Return to table of contents
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
57) No duct was installed for the cooktop exhaust fan. Ventilation may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a duct so the exhaust fan vents outdoors.
58)   Kitchen is very good and should function well, no issues other GFCI recomened at recepticle to right of the sink
 
Bathrooms / Laundry / Sinks Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: main floor
Location #B: seond bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
59) The clothes dryer was equipped with a foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

Photo 71   		 
60) The shower diverter valve at location #A was defective. A significant amount of water came out of the bathtub spout when the shower was turned on. Water will be wasted as a result. A qualified plumber should evaluate and replace components or make repairs as necessary.

Photo 46  
Photo 47  
61) The clothes washer was configured so as to drain to the grounds at the building exterior. This is considered an unsanitary practice. A qualified plumber should reconfigure the drain to tie into the main waste system as per standard building practices.
62) No exhaust fan was installed in the laundry area. Exhaust fans in wet areas prevent moisture from accumulating, and causing mold growth and/or damage to building components. They are especially important in the relatively airtight houses that have been built recently. A qualified contractor should install an exhaust fan as per standard building practices. Recommend that a switch with a built-in timer be installed to control it.
63) Counters showed minor wear at location #A.

Photo 45   		 
 
Interior Rooms / Areas Return to table of contents
Master Bedroom:
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Exterior door material: Metal
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Vinyl
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Laminate, Tile
64)   In accordance with the InterNACHI Standards of Practice pertaining to Interiors, inspectors are required
to inspect walls, ceilings and floors, steps, stairways and railings, installed countertops and a
representative number of installed cabinets, and representative number of doors and windows. Garage
door(s) and automatic garage door operators are inspected for proper function and the operation of
installed safety features. If the home is occupied, the possessions of the owner necessarily conceal some
areas/items. These are exempt from inspection. All reasonable attempt is made to more closely inspect
behind the owner's possessions if any hint of a problem is found or suspected.
 
Private Well Return to table of contents
Limitations: The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible components are evaluated. The client should have qualified lab test the well water for bacterial contaminants. A qualified well specialist should evaluate the well and perform a yield test.
Condition of private water supply: Appeared serviceable
Type of well: Drilled
Location of well: Front yard
Condition of pump: Appeared serviceable
Type of pump: One
Condition of well equipment: Appeared serviceable
Location of well equipment:
Location of tank shut off valve: basement
Condition of pressure tank: Appeared serviceable
Pressure test results: 55 psi
Flow test results: Good
65) The estimated useful life for most steel pressure tanks is 15 to 25 years. The inspector was unable to determine the age of the tank. The client should be aware that this tank may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the tank's age (ask property owner or service technician), and budgeting for a replacement if necessary.
66) The estimated useful life for most well pumps is 15 to 20 years. The inspector was unable to determine the age of the pump. The client should be aware that this pump may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the pump's age (ask property owner or service technician), and budgeting for a replacement if necessary.

Photo 65   		 
67)   http://www.wellaware.ca/publicFiles/LearningAids/pdf/WellAware_English2006.pdf
 
Structural Pest Findings Return to table of contents
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.
Visible evidence of active wood destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood destroying organisms: No
 
Please read: Return to table of contents
68)   This inspection meets or exceeds the Standards of Practice for the National Association of
Certified Home Inspectors (NACHI). It is intended as a general guide to help you make an evaluation
as to the overall condition of the home. It is not intended to place a value on the home nor make any
representation as to the advisability of purchase. It is not a guarantee or warranty. It is not an insurance
policy.
The report reflects the opinion of the inspector(s), based upon visual impressions of conditions
that existed at the time of inspection. The inspection is not intended to be technically exhaustive or
to imply that every component in the home was inspected. No disassembly of equipment, opening of
walls, moving of furniture or stored items was performed. All components which were
concealed or obscured from observation at the time of inspection (including those concealed
by clutter and stored items) are necessarily excluded from the report. Unless noted otherwise the
house exterior was inspected from the ground. Only a representative sampling of parts and components
(windows, electrical outlets, roof shingles, exterior wall trim and cladding, etc.) were examined and are
within the scope of this inspection. Unless noted otherwise roofs and roofing materials are inspected by
walking on the roof when possible. If the roof is to high or dangerous we will observe by binoculars or
from windows overlooking the roof.
Environmental hazards are not within the scope of the inspection and are excluded from the
report. Any hazards noticed while performing the building inspection will be listed in the
"Possible Environmental Hazards" section for your convenience so you can have them further
investigated by an expert. These hazards include but are not limited to radon gas, carbon monoxide,
lead and lead paint, buried storage tanks, asbestos, vermiculite, urea formaldehyde, and mold. Also
excluded from the report are heating system heat exchangers, pools, hot tubs, spas, fountains, exterior
lighting, water wells, zoning ordinances, intercoms, playground equipment, sports courts, elevators,
outbuildings, septic tanks and sewage systems, water treatment equipment, security systems, sprinkler
systems (both fire and lawn), bridges (over culverts, streams, ponds, etc.), generators, greenhouses, and
central vacuum systems. Condo common areas are excluded. This is not an inspection for insects
(including wood destroying, unless purchased separately), rodents birds, or other infestations.
Reinspections or additional testing is not included and will incur an additional fee if needed. No warranty
or guaranty of the home or components is implied.
This inspection report is not a compliance inspection for any government codes or regulations,
nor as a property or land survey. The types of water supply (public supply or private well) and waste
disposal (public sewer or private septic system) cannot be accurately determined by a home inspection
and were not part of your home examination. I recommend you check with your local Town Hall or other
source of building records / permits to verify your type of system before purchase.

Charles Boyd
 

Photo 2  
Light areas show thermal bridging from attic area at interior walls
A thermal bridge is created when materials that are poor insulators come in contact, allowing heat to flow through the path created. Insulation around a bridge is of little help in preventing heat loss or gain due to thermal bridging; the bridging has to be eliminated, rebuilt with a reduced cross-section or with materials that have better insulating properties, or with an additional insulating component (a thermal break).

Thermal or heat bridges in building constructions are often called by the less scientific name "cold bridge".

Thermal bridges are characterized by multi-dimensional heat flow, and therefore by the fact that they cannot be adequately approximated by the one-dimensional models of calculation typically used in norms and standards for the thermal performance of buildings (U-values). Surface moisture due to condensation (typically occurring in such regions as floor-wall connections, window installations, etc.) as well as mould growth in humid environments can also be effectively prevented by means of multi-dimensional evaluation during planning and detail design.
Photo 4  
Thermal bridging showing the missing insulation above top plates of interior walls

Photo 5  
Photo 11  
Properly done downspout and gutter system

Photo 13  
Area below garage door (back) needs some concrete mix or spray foam applied to prevent insects and rodents from entering garage
Photo 14  
AC unit may be undersized for this home

Photo 18  
Extension cord supplying the pool pump
Photo 19  
Debris below deck

Photo 27  
Downspout may have had a rain barrel here, recommend replace barrel or reconfigure downspout to proper height and extension
Photo 31  
Moss growing behind brick mold of door should be cleaned out before decay begins

Photo 32  
Chimney needs one more short section added to top.
Photo 33  
No flashing over ledger board to prevent decay of ledger board and rim joist.

Photo 34  
Recommend caulking around sum pump discharge or reconfigure to less conspicuos spot and repair hole
Photo 35  
Front view

Photo 39  
Electric heater above floor register indicates that this area is cold in winter.
Photo 48  
Outdoor hot tub installed indoors is not recommended due to high humidity levels. Recommend not putting on deck until proper repairs have been done to deck struture

Photo 49  
Carbon monoxide detector in bedroom area is good, needs more at othe end of home where attached garage and oil furnace are
Photo 50  

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Photo 59  
Part of roof has been recently replaced. Recommend asking owner about circumstances requiring the replacement
Photo 60  
No ice and water shield installed beneath shingles

Photo 62  
No handrail for basement satirs
Photo 66  
Junction box should have cover installed

Photo 70  
Recepticle above baseboard heater can be a fire hazard when cords are draped over heater, recommend moving one or the other
  
 
"Anyone else is just looking around"