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Premier Inspections

Website: http://premierinspect.ca
Email: tim@premierinspect.ca
Phone: (705) 919-5800
410 Elizabeth St 
Sudbury ON P3E 2X1
Inspector: Timothy Bolton
InterNACHI ID Number: NACHI14062518

 

Property Inspection Report

Client(s):  Kevin Bouffard
Property address:  9 Kensington Place
Sudbury ON
Inspection date:  Friday, May 22, 2015

This report published on Saturday, May 23, 2015 11:11:32 AM EDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
Table of Contents
General Information
Grounds
Exterior and Foundation
Basement
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings


General Information
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Time started: 9:00 am
Time finished: 11:30 am
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: No, had to head out early
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cold, 1 C
Inspection fee: 373.
Payment method: eTransfer
Type of building: Single family
Buildings inspected: One house
Source for main building age: Municipal records or property listing, 1986
Front of building faces: East
Main entrance faces: East
Occupied: Yes
1) Some areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.


Grounds
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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, Moderate slope
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Paving stones
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Paving stones
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open, Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood, Waterproof coating or membrane
Condition of stairs, handrails and guardrails: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood, Metal
2) One or more decks or porches were unstable due to missing or substandard bracing, or lack of attachment to main structure. This is a safety hazard since severe movement may cause the decks or porches to collapse. A qualified contractor should repair as necessary.
Photo
Photo 2-1
Ledger board bolt too close to the end of the board.
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Photo 2-2
Example of good support under deck
Photo
Photo 2-3
Non-ideal support at a few locations under deck
Photo
Photo 2-4
unsupported beams in a couple of locations under deck
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Photo 2-5
Ledger board bolt too close to the bottom of the board
Photo
Photo 2-6
Drain holes in deck are right over gas supply line causing some surface corrosion
Photo
Photo 2-7
Non-ideal support under deck.
Photo
Photo 2-8
Missing support posts under deck.

3) Flashing appeared to be missing from above one or more deck or porch ledger boards, or could not be verified. Missing flashing at this location can cause moisture to accumulate between the ledger boards and the building. Fungal rot may occur in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event. This is a potential safety hazard. Recommend that a qualified contractor install flashing above ledger boards per standard building practices. For more information, visit:
http://www.reporthost.com/?LB
http://www.reporthost.com/?SD
4) One or more sets of stairs were not level, somewhat wobbly and show substantial weathering. A qualified contractor should repair or replace as necessary.
Photo
Photo 4-1
Non-level, weathered stairs leading up to deck
 

5) Handrails at one or more flights of stairs were wobbly and/or deteriorated. This is a safety hazard. Recommend that a qualified person repair as necessary.
6) One or more deck or porch beams were not positively secured to the support posts below. Deck or porch beams are commonly connected to support posts by "toenailing," which is inadequate. Decks and porches are subject to movement under live loads and require a positive connection between their support posts and beams. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber to connect posts and beams.
7) Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
Photo
Photo 7-1
Uneven heaved interlocking driveway
 

8) Inspection of above ground pool is outside of the scope of a standard property inspection. Recommend discussing history and maintenance requirements for the pool and passive solar water heating system. Note there is no railing from main deck leading to pool area. This presents a possible safety issue.
Photo
Photo 8-1
View of pool and deck in backyard. Inspection of the pool is outside of the scope of a standard property inspection.
 

9)   Misc. Deck Photos
Photo
Photo 9-1
Drainage holes on deck
Photo
Photo 9-2
Drainage holes on upper deck.


Exterior and Foundation
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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: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl, Solid brick (not veneer)
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Finished basement
Foundation/stem wall material: Concrete block
10) Some areas around the foundation have a negative slope. This may allow water to pool and run down the foundation wall. This could lead to water infiltration. Recommend regarding to ensure water runs away from the foundation walls.
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Photo 10-1
Minor negative grading at side of garage
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Photo 10-2
Minor negative grading in garden at side of house

11) One or more major cracks (more than 1/8 inch) were found but repaired in the foundation. These could represent a past structural concern and/or location for possible water infiltration. Recommend further investigation by a qualified contractor to ensure repair is appropriate and adequate.
Photo
Photo 11-1
repaired crack under stairs below the upper deck
 

12) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
Photo
Photo 12-1
Minor flaking of parging
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Photo 12-2
Minor crack around basement window
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Photo 12-3
Minor crack around basement window
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Photo 12-4
Photo
Photo 12-5
Photo
Photo 12-6
minor crack below basement window at back of house
Photo
Photo 12-7
minor crack in parging at back of house
 

13) Soil was in contact with or less than 4 inches from brick, stone or faux stone veneer. For most residential installations of this type of veneer, this is a conducive condition for wood-destroying organisms. Weep holes may be covered. Condensed water behind the veneer may not be able to escape, and moisture can accumulate in the wood structure behind. Recommend grading and/or removing soil as necessary to maintain a 4-inch clearance.
Photo
Photo 13-1
Soil/brick direct contact at front garden
 

14) Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
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Photo 14-1
Some branches growing close to roof. Should be trimmed as needed to avoid contact with the roof.
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Photo 14-2
Branches growing near roof. Should be trimmed as needed to avoid contact with the roof.

15)   One or more loose bricks or minor cracks were found in the mortar. These could represent a structural weakness as well a location for possible water infiltration. Recommend further investigation by a qualified contractor to ensure proper repair and repointing if necessary.
Photo
Photo 15-1
Loose brick at upper corner at front of house
 


Basement
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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
Beam material: Built-up wood
Floor structure above: Solid wood joists


Roof
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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. 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 performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of gutters, downspouts and extensions: Appeared serviceable
16) Flashings at the base of one or more chimneys were corroded. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.
Photo
Photo 16-1
Corrosion at flange on gas fireplace chimney
 

17) A few  composition shingles were deteriorated. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
Photo
Photo 17-1
Some pre-mature shingle wear at ridge
Photo
Photo 17-2
Some pre-mature wear of shingles on roof at front of house

18) One or more roofing nails weren't fully seated and shingles were lifting or nail heads were protruding through shingle surfaces. The nails may have loosened, or were not pounded in fully when installed. Shingles are likely to be wind damaged, and leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
Photo
Photo 18-1
Nail popping on roof over garage
Photo
Photo 18-2
Nail popping on roof

19) One or more downspouts were incomplete and/or missing. 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 19-1
Eavestrough should have end cap and downspout to lower eavestrough to avoid excessive run-off along roof surface
Photo
Photo 19-2
Non-ideal flashing/roof intersection. Should be sealed.

20) At various locations on the roof, some fasteners were exposed and not properly sealed. This is possible location for future water infiltration. Recommend exposed fasteners be sealed by a qualified roofing contractor.
Photo
Photo 20-1
Exposed nail heads at vent hood
Photo
Photo 20-2
Exposed nail heads should be sealed at vent hood

21) 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 21-1
Shingle debris in eavestrough at front of house
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Photo 21-2
Shingle debris in eavestrough at front of house
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Photo 21-3
Debris in eavestrough at back of house
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Photo 21-4
Leaf and needle debris in eavestrough at back of house

22)   Misc. Roof Photos
Photo
Photo 22-1
Good valley break flashing to divert water into eavestrough
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Photo 22-2
Ridge vents well installed on each ridge. Some nail heads exposed and should be sealed.
Photo
Photo 22-3
Passive solar hot water system not hooked up at the time of inspection
Photo
Photo 22-4
Signs of good step flashing at roof/siding intersection


Attic and Roof Structure
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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: Not inspected because access was blocked


Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached, Garage
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: None visible
23)   Utility doors both have self-closing hinges or mechanisms. Due to stored items in front of the outside utility door, the door could not be tested for proper operation or sealing.
Photo
Photo 23-1
Self-closing hinge on utility door to garage
Photo
Photo 23-2
Self-closing door leading into garage


Electric
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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: Underground
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Cold water supply pipes
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Yes
Smoke alarms installed: Yes, but not tested
24) One or more electric receptacles (outlets) at the kitchen and/or bathroom(s) 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:For more information, visit:
http://www.reporthost.com/?GFCI
Photo
Photo 24-1
Non-GFCI receptacle near bathroom sink
Photo
Photo 24-2
Non-GFCI receptacle near kitchen sink. Mystery switch beside receptacle
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Photo 24-3
Non-GFCI receptacle near kitchen sink
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Photo 24-4
Non-GFCI receptacle behind washing machine

25) Based on the age of this structure and the appearance of a couple of the 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
Photo
Photo 25-1
 

26) Carbon monoxide alarms were missing from one or more sleeping areas. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed in the vicinity of each sleeping area, on each level and in accordance with the manufacturer's recommendations. Recommend installing additional carbon monoxide alarms per these standards. For more information, visit:
http://www.reporthost.com/?COALRM
27) One or more globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard.
Photo
Photo 27-1
No light cover for exposed light bulb in closet
Photo
Photo 27-2
Exposed bulb outside kitchen door on deck

28)   Misc. Electrical Photos
Photo
Photo 28-1
Electrical service
Photo
Photo 28-2
200 amp electrical service
Photo
Photo 28-3
GFCI at front of house near garage
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Photo 28-4
GFCI under deck
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Photo 28-5
Circulating pump piping empties right above GFCI. Should be moved to avoid electrical hazard.
Photo
Photo 28-6
Interesting electrical configuration around garage door opener
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Photo 28-7
Sticky dimmer switch in dining room. Separate switch to turn light on and off.
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Photo 28-8
Emergency battery operated LED light at electrical panel
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Photo 28-9
200 Amp electrical breaker panel in basement
Photo
Photo 28-10
Original R-2000 home sticker dated 1987. Excellent building standard at the time of construction.
Photo
Photo 28-11
200 Amp main switch above electrical panel.
Photo
Photo 28-12
Nicely installed and updated breakers, including AFCI breakers.

29)   Photos of various smoke detectors
Photo
Photo 29-1
Photo
Photo 29-2


Plumbing / Fuel Systems
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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, Laundry room
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
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: Yes
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
30)   Misc. Photos of plumbing components
Photo
Photo 30-1
Area under sink in basement bathroom
Photo
Photo 30-2
Main waste line with accessible clean-out in laundry room
Photo
Photo 30-3
Water supply line and water meter under shelving in laundry room.
Photo
Photo 30-4
Clear exposed floor drain in laundry room
Photo
Photo 30-5
Sump pump in laundry room (cover removed to show cover)
 


Water Heater
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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: Tankless
Energy source: Natural gas
Temperature-pressure relief valve installed: Yes
Location of water heater: Laundry room, Basement
Hot water temperature tested: No
Water temperature (degrees Fahrenheit): 120 F
31)   Misc. Photos of water heater
Photo
Photo 31-1
Tankless rental water heater
Photo
Photo 31-2
Gas line and plumbing under water heater
Photo
Photo 31-3
Water temperature set to 120 F.
Photo
Photo 31-4
Gas shut off to water heater


Heating, Ventilation and Air Condition (HVAC)
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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): Electric heaters, Radiant, Gas fireplace or stove
General heating distribution type(s): Ducts and registers, Elements in floor or ceiling, None, individual heaters
Condition of electric heaters (not forced air): Appeared serviceable
Electric heater type (not forced air): Baseboard, In-floor, radiant
Condition of forced air ducts and registers: Appeared serviceable
Condition of controls: Appeared serviceable
32) The outside intake air vent for the air exchanger is substantially clogged. This limits the effectiveness and efficiency of the air exchanger. Recommend cleaning and/or replacement of the filter.
Photo
Photo 32-1
Clogged screen leading to air exchanger
 

33)   Photo of air exchanger
Photo
Photo 33-1
Air exchanger unit in laundry
 

34)   Misc. Photos of heating and air handling controls
Photo
Photo 34-1
In-floor heating controls in basement bathroom
Photo
Photo 34-2
In-floor heating controls in family room
Photo
Photo 34-3
Central humidity control in kitchen
Photo
Photo 34-4
In-floor heating control in upper bathroom


Fireplaces, Stoves, Chimneys and Flues
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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 gas-fired fireplaces or stoves: Appeared serviceable
Gas fireplace or stove type: Metal pre-fab fireplace
35) One or more metal B-vent or L-vent flues for gas-fired appliances were corroded or rusted, yet still appeared serviceable. Recommend that a qualified person repair as necessary to prevent further corrosion. For example, by cleaning rust and painting with a high-temperature rated, rust-inhibiting paint.
Photo
Photo 35-1
Corrosion at flange on gas fireplace chimney
 


Kitchen
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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.
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 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
36) An exhaust hood was installed over the cook top or range, but the fan recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles at the front of the hood not being installed, or a problem with the duct. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.
37) The sink sprayer was damaged. Recommend that a qualified person repair or replace as necessary.
38) The clearance between the stove top and the base of the exhaust hood above was too low. While the recommended height varies per the hood manufacturer, standards usually call for a minimum of 24 inches of clearance. A low hood height can restrict visibility of the stove top. Recommend that a qualified contractor repair per standard building practices.
Photo
Photo 38-1
Microwave/range hood too close to range surface. Should be raised to allow more than 24 inches between surface and range hood. Circular venting back into kitchen.
 


Bathrooms, Laundry and Sinks
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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, second floor
Location #B: 3/4 bath, basement
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
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Central exhaust fan
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
39) The clothes dryer exhaust duct was kinked, and not following a straight path. Air flow will be restricted as a result and the clothes dryer may overheat. This is a safety hazard due to the risk of fire. Recommend that a qualified person replace or repair the duct as necessary. For more information, visit:
http://www.reporthost.com/?DRYER
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Photo 39-1
Ideally dryer vent piping should be sheet metal with minimal bends.
 

40) No access to plumbing or shut off value around upper bathroom bathtub. Recommend adding an appropriate access panel to provide access.
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Photo 40-1
No access to plumbing through tub surround in upper bathroom
 

41) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes at location(s) #A. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
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Photo 41-1
No seal between sink and backsplash in bathroom
 


Interior, Doors and Windows
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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: Metal, Glass panel
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Wood, Sliding, Single-hung, Casement
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall, Wallpaper
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Laminate, Tile, Concrete
Condition of stairs, handrails and guardrails: Appeared serviceable
42) Handrails at one or more flights of stairs were wobbly. This is a safety hazard. Recommend that a qualified person repair as necessary.
43) Crank handles at some windows were loose. Recommend that a qualified person replace handles or make repairs as necessary.
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Photo 43-1
Loose window crank in smaller bedroom
 

44) Misc. Photos of interior
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Photo 44-1
No sealing around windows at jambs
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Photo 44-2
Some signs of past water damage around window. Likely from condensation running down window and pooling on wood frame.
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Photo 44-3
Minor repaired crack in ceiling near foyer stairs
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Photo 44-4
Loose central vacuum outlet, missing upper screw.

45) One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors.
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Photo 45-1
Binding door at master bedroom
 


Wood Destroying Organism Findings
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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 5 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, re-infest or become active at any time. No warranty is provided as part of this inspection.

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Photo X-1
Central vacuum in laundry room
 


It has been a pleasure doing business with you. Thank you.


Sincerely,
Signature
Timothy C. Bolton