View as PDF

View summary

Logo

Website: http://www.mrpeg.ca
Inspector's email: norm@mrpeg.ca
Phone: (204) 930-3737
Inspector: Norman Aceron Garcia, P.Eng.
International Association of Certified Home Inspectors, NACHI15012617
Engineers Geoscientists Manitoba, 34421

 

Inspection Report

Client(s):  Client's Name
Property address:  1234 Main Street, Winnipeg, MB R2R 1A1
Inspection date:  Sunday, November 08, 2015

This report published on Tuesday, November 10, 2015 11:32:21 AM CST

A general 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.

• The general home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.
• The general 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.

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.

A general 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.

Limitations:
• An inspection is not technically exhaustive.
• An inspection will not identify concealed or latent defects.
• An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic defects, etc.
• An inspection will not determine the suitability of the property for any use.
• An inspection does not determine the market value of the property or its marketability.
• An inspection does not determine the insurability of the property.
• An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
• An inspection does not determine the life expectancy of the property or any components or systems therein.
• An inspection does not include items not permanently installed.
• These Standards of Practice apply only to properties with four or fewer residential units.

Exclusions:
I. The inspector is not required to determine:
• property boundary lines or encroachments.
• the condition of any component or system that is not readily accessible.
• the service life expectancy of any component or system.
• the size, capacity, BTU, performance or efficiency of any component or system.
• the cause or reason of any condition.
• the cause for the need of correction, repair or replacement of any system or component.
• future conditions.
• compliance with codes or regulations.
• the presence of evidence of rodents, birds, animals, insects, or other pests.
• the presence of mold, mildew or fungus.
• the presence of airborne hazards, including radon.
• the air quality.
• the existence of environmental hazards, including lead paint, asbestos or toxic drywall.
• the existence of electromagnetic fields.
• any hazardous waste conditions.
• any manufacturers' recalls or conformance with manufacturer installation, or any information included for consumer protection purposes.
• acoustical properties.
• correction, replacement or repair cost estimates.
• estimates of the cost to operate any given system.

The inspector is not required to operate:
• any system that is shut down.
• any system that does not function properly.
• 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.
• any system that does not turn on with the use of normal operating controls.
• any shut-off valves or manual stop valves.
• any electrical disconnect or over-current protection devices.
• any alarm systems.
• moisture meters, gas detectors or similar equipment.

The inspector is not required to:
• 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.
• dismantle, open or uncover any system or component.
• enter or access any area that may, in the opinion of the inspector, be unsafe.
• enter crawlspaces or other areas that may be unsafe or not readily accessible.
• 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.
• do anything which may, in the inspector's opinion, be unsafe or dangerous to the inspector or others, or damage property, such as, but not limited to: walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets.
• inspect decorative items.
• inspect common elements or areas in multi-unit housing.
• inspect intercoms, speaker systems or security systems.
• offer guarantees or warranties.
• offer or perform any engineering services.
• offer or perform any trade or professional service other than general home inspection.
• 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.
• 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.
• determine the insurability of a property.
• perform or offer Phase 1 or environmental audits.
• inspect any system or component that is not included in these Standards.

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 safety hazard
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
MonitorRecommend monitoring in the future
CommentFor your information
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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, Deck and Stairs
Exterior and Foundation
Roof
Attic and Roof Structure
Interior, Doors and Windows
Kitchen
Basement
Plumbing / Fuel Systems
Bathrooms, Laundry and Sinks
Water Heater
Heating, Ventilation and A/C (HVAC)
Electrical
Fireplaces, Stoves, Chimneys and Flues
Garage or Carport


General Information
Return to table of contents

Report number: 150000
Time started: 3:10am
Time finished: 5:30pm
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Liveable area (sq.ft.): 1430
No. of Bedrooms: 3
Weather conditions during inspection: Windy
Temperature during inspection: Cold
Ground condition: Damp
Recent weather: Windy
Overnight temperature: Cold
Inspection fee: $750.00
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 1922
Source for main building age: Municipal records or property listing
Front of building faces: East
Main entrance faces: East
Occupied: No
Source for additions and modifications: Realtor, Client, Property owner

1) Safety, Comment - Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC

Grounds, Deck and Stairs
Return to table of contents

Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood

2) Monitor - The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. At a minimum, monitor these areas, and areas under the structure in the future for accumulated water. If water does accumulate, recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
Photo
Photo 2-1
Photo
Photo 2-2

Exterior and Foundation
Return to table of contents

Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood, Vinyl
Condition of foundation and footings: Required repairs, replacement and/or evaluation (see comments below)
Apparent foundation type: Unfinished basement
Foundation/stem wall material: Stone

3) Repair/Replace - Many sections of siding, trim, and pipe penetrations were deteriorated and/or damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Photo
Photo 3-1
Photo
Photo 3-2
Photo
Photo 3-3
Photo
Photo 3-4
Photo
Photo 3-5
Photo
Photo 3-6
Photo
Photo 3-7
Photo
Photo 3-8
Photo
Photo 3-9
Photo
Photo 3-10
Photo
Photo 3-11
Photo
Photo 3-12
Photo
Photo 3-13
 

4) Repair/Maintain, Evaluate - Moderate cracks (1/8 inch - 3/4 inch) and/or leaning were found in the foundation. This may be a structural concern or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
  • Foundation repair contractors who may prescribe repairs, and will give cost estimates for such repairs
  • Masonry contractors who repair and/or replace brick veneer
  • Geotechnical engineers who attempt to determine if settlement is ongoing, and the cause of the settlement
  • Structural engineers who determine if repairs are necessary, and prescribe those repairs
At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
Photo
Photo 4-1
 

5) Repair/Maintain, Conducive conditions - One or more planters were attached to the building exterior. This can result in high levels of moisture at the building exterior near planters. It is a conducive condition for wood-destroying organisms. Recommend removing planters, or repairing so there is a gap of at least 2 inches between planters and the building exterior for better airflow and to allow building exteriors to dry quickly.
Photo
Photo 5-1
Photo
Photo 5-2

Roof
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; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Viewed from eaves on ladder
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: Multiple
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Metal

6) Repair/Replace, Evaluate, Conducive conditions - Substandard repairs were found at one or more locations on the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair per standard building practices.
Photo
Photo 6-1
 

7) Repair/Replace, Conducive conditions - One or more rubber or neoprene pipe flashings were split or cracked. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor replace flashings where necessary.
Photo
Photo 7-1
 

8) Repair/Maintain, Conducive conditions - One or more downspouts were damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo
Photo 8-1
 

9) Maintain, Monitor - One or more roof surface sections were designed so as to be prone to accumulating debris and/or snow. For example, where two slopes converged, a slope descended to a vertical wall and/or a steeper slope met a shallow slope. Accumulated debris in these areas can result in leaks. At a minimum, monitor such areas for accumulated debris in the future and clean as necessary. Consult with a qualified contractor to determine what repairs or modifications may be possible to prevent leaks.

10) Maintain, Conducive conditions - Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
Photo
Photo 10-1
Photo
Photo 10-2
Photo
Photo 10-3
 

11) Comment - This asphalt or fiberglass composition roof surface appeared to have two or more layers of shingles. Additional layers of composition shingles typically last only 80% of their rated life, and the shingle manufacturer's warranty may be voided. The client should be aware that all layers of roofing will need to be removed when this roof surface needs replacing.
Photo
Photo 11-1
Photo
Photo 11-2
Photo
Photo 11-3
Photo
Photo 11-4
Photo
Photo 11-5
 

Attic and Roof Structure
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. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Viewed from hatch(es)
Location of attic access point #A: Hall closet
Location of attic access point #B: Hall closet
Location of attic access point #C: Hall closet
Attic access points that were opened and viewed, traversed or partially traversed: A, B, C
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): Not determined (inaccessible or obscured)
Vermiculite insulation present: None visible
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks), Open soffit vents

12) Repair/Replace, Evaluate, Conducive conditions - The roof structure in the attic was wet, and/or water was found at one or more locations. There appeared to be one or more active leaks in the roof. Recommend that a qualified contractor evaluate and repair as necessary.

13) Repair/Replace, Evaluate, Conducive conditions - One or more sections of the roof structure appeared to have substandard ventilation, vents were undersized. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.
Photo
Photo 13-1
Photo
Photo 13-2
Photo
Photo 13-3
 

14) Repair/Replace, Evaluate - The roof decking was spongy, soft or springy in one or more areas when the inspector walked on those areas. This may be caused by deteriorated sheathing, damaged rafters or trusses, and/or otherwise substandard construction. Recommend that a qualified contractor evaluate and repair as necessary.

15) Repair/Replace, Evaluate - Tarps, buckets or rags were found in the attic. They appeared to be there in an attempt to catch water from roof leaks. Consult with the property owner, and/or having a qualified contractor evaluate and repair if necessary.
Photo
Photo 15-1
Photo
Photo 15-2
Photo
Photo 15-3
 

16) Repair/Replace - One or more attic access hatches or doors were too small to allow easy access. Such hatches should be at least 22 x 30 inches in size, and in safely accessed areas. Recommend that a qualified person modify attic access points per standard building practices.

17) Repair/Replace - One or more sheating and rafter boards in the roof structure were damaged or split. This may significantly weaken the roof structure. Recommend that a qualified contractor repair as necessary.
Photo
Photo 17-1
Photo
Photo 17-2

18) Repair/Maintain - One or more attic access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency. For more information, visit:
http://www.reporthost.com/?ATTACC

Interior, Doors and Windows
Return to table of contents

Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues 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, drawer, cabinet door or closet door 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 and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood, Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Wood
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Laminate
Condition of stairs, handrails and guardrails: Appeared serviceable

19) Safety, Repair/Replace - One or more bedroom windows had substandard egress by today's standard building practices. Adequate egress is important in the event of a fire or emergency to allow escape or to allow access by emergency personnel. Bedroom windows . This is a potential safety hazard. Standard building practices require that every bedroom have at least one egress window or an exterior entry door. Egress windows must comply with these requirements:
  • Minimum width of opening: 20 inches
  • Minimum height of opening: 24 inches
  • Minimum net clear opening at a grade floor egress windows: 5 square feet
  • Minimum net clear opening of other egress windows: 5.7 square feet
  • Maximum height of base of opening above grade or landing of grade floor egress windows: 44 inches
  • Maximum height of base of opening above interior side floor: 44 inches
  • Windows should open easily without the use of keys or tools
And for window wells below grade:
  • Minimum net clear area of 9 square feet
  • Minimum horizontal projection and width of 36 inches
  • Wells with a vertical depth greater than 44 inches require a permanent ladder or steps usable with the window in the fully open position
Where windows are too high, at a minimum, keep something that serves as a ladder below the window at all times. Recommend that a qualified contractor repair or make modifications per standard building practices. For more information, visit:
http://www.reporthost.com/?EGRESS
Photo
Photo 19-1
 

20) Repair/Replace - Some interior door hardware (locksets) were inoperable. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 20-1
 

21) Repair/Replace - One or more walls and/or ceilings had substandard repairs. Recommend that a qualified person repair as necessary.
Photo
Photo 21-1
 

22) Maintain, Conducive conditions - The glazing compound or caulk that holds glass panes in one or more windows was deteriorated and/or substandard. Air and/or water can leak through windows, and wood window frames are prone to rot. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace glazing compound as necessary. For more information, visit:
http://www.reporthost.com/?PUTTY
Photo
Photo 22-1
 

23) Evaluate - Patches or evidence of prior repairs were found in one or more walls or ceilings. Recommend asking the property owner about the repairs (e.g. why necessary, whether prior leaks have occurred).

Kitchen
Return to table of contents

Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; 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. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Oven, Dishwasher, Refrigerator, Microwave oven
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
Condition of hot water dispenser: N/A (none installed)
Condition of trash compactor: N/A (none installed)

24) Repair/Replace - The kitchen sink drain pipe used an S-trap rather than a P-trap, or no P-trap was visible. Siphons and sudden flows of water in S-Traps can drain all the water out of the trap, leaving it dry. Sewer gases can then enter living areas. Recommend that a qualified plumber repair per standard building practices.
Photo
Photo 24-1
 

Basement
Return to table of contents

Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists

25) Safety, Repair/Replace - Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
Photo
Photo 25-1
 

26) Repair/Replace, Evaluate - One or more adjustable steel columns were found. Based on the inspector's observations, columns in this building have substandard installation and may not be rated for permanent use and may pose a safety risk for collapse. Recommend that a qualified contractor familiar with regulations surrounding use of such columns evaluate and repair if necessary, and per standard building practices.
Photo
Photo 26-1
Photo
Photo 26-2

27) Repair/Replace - Significant cracks, heaving and/or settlement were found in one or more sections of concrete slab floors. Uneven surfaces can pose a trip hazard. Recommend that a qualified contractor repair or replace concrete slab floors where necessary.
Photo
Photo 27-1
Photo
Photo 27-2

28) Repair/Replace - One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.
Photo
Photo 28-1
 

29) Repair/Maintain - One or more joists were spliced with "sistered" lumber, and no support post was installed below. Sistering is a common repair practice where additional pieces of lumber are attached to spliced pieces. Such repairs result in a component that's weaker than the original joist and should be reinforced with a support post below. Recommend that a qualified contractor repair per standard building practices. For example, by installing support posts and footing below.
Photo
Photo 29-1
Photo
Photo 29-2

30) Evaluate - Cracks in basement walls appear to have been patched more than once. This may indicate that water has infiltrated or accumulated in the basement previously, and/or that settlement is ongoing. Consult with the property owner, reviewing disclosure statements, and/or that a qualified contractor evaluate and repair if necessary. Note that the inspector does not guarantee or warrant that water will not accumulate in the basement in the future.

31) Monitor - A water-proofing system was found in the basement (e.g. grooves in floors along walls). This may be an indication that water has accumulated in the basement in the past. Consult with the property owner and/or reviewing disclosure statements. Also monitor the basement for accumulated water in the future. The inspector did not determine if drainage issues have or haven't been resolved and does not guarantee or warrant that water will not accumulate in the basement in the future.

Plumbing / Fuel Systems
Return to table of contents

Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression 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 determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Basement
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Basement
Vent pipe condition: Appeared serviceable
Vent pipe material: Cast iron
Sump pump installed: No
Sewage ejector pump installed: No

32) Repair/Replace, Evaluate - One or more drain pipes or fittings were broken. Recommend that a qualified plumber evaluate and repair as necessary and per standard building practices.
Photo
Photo 32-1
 

33) Repair/Maintain - One or more plastic water supply pipes (e.g. PEX, CPVC, PVC or polybutelyne) were supported by metal hangers such as metal "plumber's tape." Metal hangers can damage the soft plastic piping and result in leaks. Recommend that a qualified person replace metal hangers with hangers approved for this piping.

34) Repair/Maintain - One or more plumbing vent pipes terminated less than 6 inches above the roof surface below. Debris and/or snow can block vent pipe openings with such short pipes. Blocked vent pipes can cause sewer gases to enter living spaces. Recommend that a qualified person repair per standard building practices. For example, by extending pipe(s) to terminate at least 6 inches above the roof surface.
Photo
Photo 34-1
 

35) -
Photo
Photo 35-1
Photo
Photo 35-2
Photo
Photo 35-3
 

Bathrooms, Laundry and Sinks
Return to table of contents

Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; 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: Full bath
Location #B: 3/4 bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: 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 shower(s) and related plumbing: Appeared serviceable
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

36) Safety, Repair/Replace - The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. For more information, visit:
http://www.reporthost.com/?DRYER
Photo
Photo 36-1
 

Water Heater
Return to table of contents

Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. 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 or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Electricity
Temperature-pressure relief valve installed: No
Manufacturer: Giant
Location of water heater: Basement
Hot water temperature tested: No

37) Safety, Repair/Replace - No temperature-pressure relief valve was installed on the water heater tank. This is a potential safety hazard due to the risk of explosion. A qualified plumber should install a temperature-pressure relief valve and drain line per standard building practices.
Photo
Photo 37-1
 

38) Evaluate, Comment - The estimated useful life for most water heaters is 8-12 years. The inspector was unable to determine the age of the water heater due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The client should be aware that this water heater may be near, at or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age.

If found to be near, at or beyond its useful lifespan, recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater does fail. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Photo
Photo 38-1
 

Heating, Ventilation and A/C (HVAC)
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 or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Furnace
General heating distribution type(s): Ducts and registers
Source for last service date of primary heat source: Label
Condition of electric heaters (not forced air): Appeared serviceable
Electric heater type (not forced air): Baseboard
Condition of furnace filters: Required washing or cleaning
Location for forced air filter(s): At top of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Not determined
Condition of controls: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)

39) Safety, Repair/Replace - Significant amounts of debris, dirt and/or dust were visible in one or more sections of supply and/or return air ducts for the heating or cooling system. 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 that a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit:
http://www.reporthost.com/?DUCTCLEAN
Photo
Photo 39-1
 

40) Safety, Repair/Maintain, Evaluate - The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. 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 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP

41) Major Defect, Evaluate, Comment - The estimated useful life for most forced air furnaces is 15-20 years. The inspector was unable to determine the age of the furnace. Be aware that this furnace may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the furnace's age (ask property owner or service technician), and budgeting for a replacement if necessary.

42) Repair/Replace - One or more hangers supporting metal heating or cooling ducts were missing. This can result in loose or disconnected ducts, reduced energy efficiency, or increased moisture in unconditioned spaces. Normally, metal ducts require support every 3-6 feet. Recommend that a qualified person make permanent repairs per standard building practices.
Photo
Photo 42-1
Photo
Photo 42-2
Photo
Photo 42-3
 

43) Repair/Maintain, Evaluate - The last service date of the forced air heating/cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. 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 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

44) Repair/Maintain - The air handler's auxiliary condensate drain line terminated in an inconspicuous location. Condensate water only flows through auxiliary drain lines when the primary drain line or pump malfunctions (e.g. clogging, failed pump). When this occurs, draining condensate water should be plainly visible so the situation becomes apparent. Auxiliary drain lines should terminate:
  • In a conspicuous location that won't result in water damage
  • Not in plumbing vent pipes (to prevent venting problems and sewer gases entering living spaces)
  • In a separate location from where the primary condensate drain line terminates
Recommend that a qualified HVAC contractor repair per standard building practices.
Photo
Photo 44-1
 

45) Repair/Maintain - One or more rooms have no return ducts and registers. The air flow cannot be controlled as a result. Recommend installing ducts and registers where missing.

46) Maintain - Dirt or lint had accumulated on the fins of one or more electric baseboard heaters. This is a potential fire hazard. Recommend that a qualified person clean heaters as necessary. Note that the power to heaters must be turned off at the electric panel before cleaning them.

47) Comment - The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

Electrical
Return to table of contents

Limitations: The following items are not included in this inspection: generator systems, transfer switches, 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, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 100
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Hall
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested

48) Safety, Repair/Replace, Evaluate - Panel(s) #A were manufactured by the Federal Pacific Electric company and used "Stab-Lok" circuit breakers. There is significant evidence that both double and single pole versions of these circuit breakers fail by not tripping when they are supposed to. However, in 2011 the Consumer Products Safety Commission (CPSC) closed an investigation into this product because they did not have enough data to establish that the circuit breakers pose a serious risk of injury to consumers. Regardless, and due to other evidence of safety issues, recommend that a qualified electrician carefully evaluate all Federal Pacific panels and make repairs as necessary. Consider replacing Federal Pacific panels with modern panels that offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls). For more information, visit:
http://www.reporthost.com/?FP1
http://www.reporthost.com/?FP2
http://www.reporthost.com/?FP3
Photo
Photo 48-1
 

49) Safety, Repair/Replace, Evaluate - Substandard wiring was found at the basement. For example, exposed & scorched wiring and/or missing or broken cover plates. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
Photo
Photo 49-1
Photo
Photo 49-2

50) Safety, Repair/Replace, Evaluate - "Knob and tube" wiring or related components such as porcelain insulators were found. This type of wiring was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation can become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

The inspector did not find any energized knob and tube wiring during the inspection. However, this is no indication that all the knob and tube wiring has been abandoned. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob-and-tube type, or to determine what percentage of the knob and tube wiring is energized versus abandoned. Recommend that a qualified electrician evaluate this wiring and make repairs or replace wiring as necessary.

Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Consult with your insurance carrier regarding this. For more information, visit:
http://www.reporthost.com/?KNOBTUBE

51) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the kitchen, bathroom(s), laundry area and/or garage had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI

52) Safety, Repair/Replace - One or more receptacles were installed directly above electric baseboard heaters. This was a common practice in the past, but insulation on appliance cords in contact with the heater(s) can be damaged by heaters. This is a shock and fire hazard. Recommend that a qualified electrician make repairs or modifications as necessary. For example, by converting receptacles to junction boxes, moving receptacles and/or moving baseboard heaters.

53) Safety, Repair/Maintain - One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
Photo
Photo 53-1
 

54) Safety, Repair/Maintain - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. 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.reporthost.com/?SMKALRMLS

55) Repair/Maintain, Evaluate - The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Photo
Photo 55-1
 

56) Minor Defect - One or more screws that attach the cover or dead front to panel(s) #A were missing or not installed. Recommend installing screws where missing so the cover or dead front is secure. Only screws with blunt tips approved for this purpose should be installed, so wiring inside the panel is not damaged. Because energized wires may be located directly behind screw holes, the client should consider having a qualified electrician replace missing screws.
Photo
Photo 56-1
 

57) Evaluate - Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
Photo
Photo 57-1
Photo
Photo 57-2

58) -
Photo
Photo 58-1
 

Fireplaces, Stoves, Chimneys and Flues
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, and also does not 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, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Masonry

Garage or Carport
Return to table of contents

Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof type: Gable
Roof surface material: Asphalt or fiberglass composition shingles

59) Major Defect, Repair/Replace, Evaluate, Conducive conditions - The roof surface was significantly deteriorated and appeared to be at or beyond its service life. It needs replacing now. This is a conducive condition for wood-destroying organisms. Consult with a qualified contractor to determine replacement options. Note that some structural repairs are often needed after old roof surfaces are removed and the structure becomes fully visible. Related roofing components such as flashings and vents should be replaced or installed as needed and per standard building practices.
Photo
Photo 59-1
 

60) Maintain - Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://www.reporthost.com/?MOSS
Photo
Photo 60-1
 

61) Comment - Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Photo
Photo 61-1
Photo
Photo 61-2
Photo
Photo 61-3
 

62) - One or more windows that were damaged. Recommend that a qualified person repair windows as necessary.
Photo
Photo 62-1
 


Photo
Photo X-1
Photo
Photo X-2
Photo
Photo X-3
Photo
Photo X-4
Photo
Photo X-5
Photo
Photo X-6
Photo
Photo X-7
Photo
Photo X-8
Photo
Photo X-9
Photo
Photo X-10
Photo
Photo X-11
Photo
Photo X-12


MR. PEG Property Inspections Inc.
Saving our Planet, One Inspection at a Time!
www.mrpeg.ca