House Pro Inspections
Phone: (705) 370-3777
Inspector: Clayton Austen
Property Inspection Report
Cover photo is not the example house inspected. Cover photo substituted for privacy.
Look at the IR camera Images. Your inspection will include use of an Infrared Camera(when deemed appropriate), at no extra charge!!
||Please see comments below from clients.
||Tuesday, August 22, 2017
This report published on Sunday, March 25, 2018 7:56:27 PM EDT
Comments from recent clients:
“ I just wanted to shoot a quick message and tell you, your report is wonderful.
I've purchased a few homes over the years and this is the most detailed and easy to follow
report that I've seen. Thank you so much for doing such a wonderful and thorough
With kind regards
From Wayne and Peggy:
“I have to say thank you for your fast report Clayton, Wayne said it
was the best money he has ever spent.”
This report is the exclusive property of House Pro Inspections. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
|Safety||Poses a safety hazard|
|Major Defect||Correction likely involves a significant expense|
|Repair/Replace||Recommend repairing or replacing|
|Repair/Maintain||Recommend repair and/or maintenance|
|Minor Defect||Correction likely involves only a minor expense|
|Maintain||Recommend ongoing maintenance|
|Evaluate||Recommend evaluation by a specialist|
|Monitor||Recommend monitoring in the future|
|Comment||For your information|
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp
Present during inspection: Realtor
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm
Type of building: Single family
Buildings inspected: One house
Front of building faces: East
Occupied: Furniture or stored items were present
Look at the Thermal Images of this property. Your Inspections will include the use of an IR Camera and a moisture meter(where appropriate), ....... Most Inspectors do not have this capability!!
There is no way you can see this detail without an Infrared Camera Image!!
Potential wet spots detected by an IR Camera will also be verified with a moisture meter.
Energy Loss, or a HIDDEN WET area from a roof leak. If a wet spot it will require verification with a moisture meter.
In this case it is a Cold Spot at an Attic Hatch without insulation (shown in dark blue )
Light coloured spot shows an overheated circuit breaker
Blue Spot shows where cold is entering the building at an outlet, and along the floor.
Lighter colour shows most heat loss
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: concrete pavers
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
2) Safety, Repair/Replace
One or more decks or porches were unstable due to missing or substandard post foundation. This is a hazard since severe movement may cause the decks or porches to collapse. A qualified contractor should repair as necessary.
3) Safety, Repair/Maintain
Guardrails at one or more locations with drop-offs higher than 30 inches were wobbly, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.
railing are not solidly attached
Wooden deck or porch surfaces were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:http://www.reporthost.com/?PENOILhttp://www.reporthost.com/?DKMAIN
Neighbor's yard is higher. Although measures are in place to manage water, this will increase the water load to be handled.
Roof inspection method: Traversed
Condition of roof surface material: Near end of life in some areas
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Condition of gutters, downspouts and extensions: Limited evaluation due to little or no rainfall during and prior to the inspection
6) Major Defect, Evaluate
The roof surface appeared to be near the end of service life, and will likely need replacing in the near future(within 5 years), even if repairs are made now. Recommend discussing replacement options with a qualified contractor, and budgeting for a replacement roof in the near future.
Note the curling shingles, and deteriorated valley shingles.
7) Repair/Replace, Evaluate
Water damage and/or evidence of past leaks was found at one or more skylights. Consult with the property owner to determine if leaks have occurred, or if repairs have been made. Recommend that a qualified contractor evaluate and repair as necessary.
8) Repair/Replace, Evaluate
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.
This flashing is also improperly installed, and will be prone to leaking. Recommend sealing with roofing cement as soon as possible(until roof is redone).
9) Repair/Replace, Monitor
Note that the plumbing vent is too short, and can be blocked by snow. It should be a minimum of 1 foot above the roof surface, and also a minimum of 1 foot from a vertical surface, such as an exterior wall. Vent pipes require free air movement. In this case snow can easily accumulate, blocking the vent pipe opening.
Sewer gases can enter the living space as a result.
Recommend that a qualified plumber repair per standard building practices.
One or more downspouts were missaligned and short. 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.
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.
plant growing in debris in gutter.
leaves in gutter
Heat tapes were installed at the lower edges of one or more roof sections. Heat tapes are electrically heated wires that are installed to prevent ice dams, and may be an indication that ice dams have been a problem previously. Ice dams form when snow melting on a warm roof refreezes at the cold, lower-roof edges. Resultant leaks often cause damage to the structure. For example, water-stained ceilings, loosened roof shingles, sagging and ice-filled gutters, peeling paint, and damaged drywall or plaster. Snow melting on the roof is usually caused by a warm attic, which in turn is caused by substandard ceiling insulation, a substandard air seal between living spaces and the attic or roof structure, and/or substandard ventilation in the attic or roof structure. Please note any other comments in this report regarding substandard attic or roof structure insulation or ventilation. Monitor the roof surface after snow falls and during subfreezing temperatures. If ice dams form, then recommend that a qualified contractor repair as necessary. Examples of repairs for air leaks include:
- Improving ventilation and insulation in the attic or roof structure
- Improving the air seal between living spaces and the attic or roof structure
- Installing sheet-metal "ice belts" along the lower edges of the roof
- Installing a metal roof
- Installing a rubberized membrane beneath shingles along the lower edges of the roof
Note that heat tapes often don't work and can also cause damage. They make shingles brittle, can be expensive to install and use (cost of electricity), and can leak water through loose fasteners.
For more information, visit:http://www.reporthost.com/?ICEDAM
Skylight curbs are low per normal building practice for a high snow area.
Suggest keeping snow cleared around, and below skylights in the winter.
Additional pictures from roof level.
Mechanical turbine makes a noise when rotating. Bad bearing.
Attic and Roof Structure
Attic inspection method: Viewed from hatch(es), Partially traversed, back section has no attic access.
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill, Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): Estimated to be R20 +/- Current standard is R50
Vapor retarder: Not determined (inaccessible or obscured)
Condition of roof ventilation: Required repair, replacement and/or evaluation (see comments below)
Roof ventilation type: Gable end vents, Mechanical turbine, Enclosed soffit vents
15) Repair/Replace, Evaluate
One or more sections of the roof structure appeared to have substandard ventilation, ridge vents were missing and/or there were too few vents. 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.
Note: Picture shows plumbing vent stack on left, and bathroom fan vent on right.
The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-50). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
One or more attic access hatches or doors had no weatherstripping, or the weatherstripping was substandard. Weatherstripping should be installed around hatches or doors as necessary to prevent heated interior air from entering the attic. For more information, visit:http://www.reporthost.com/?ATTACC
Exterior and Foundation
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl, Stone or faux stone veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Finished basement
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): not visible, but normal building practice indicates concrete footings.
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.
Condition of floor substructure above crawl space: Appeared serviceable
Pier or support post material: Bearing wall, Concrete block, Steel, Not determined (inaccessible or obscured)
Beam material: Built-up wood
Floor structure: Solid wood joists
19) Repair/Replace, Evaluate, Monitor -
Evidence of prior water intrusion was found in one or more sections of the basement.
This was disclosed by the owner. Significant work has been done to control this.
The sump pump is installed with a battery backup. This is a good installation.
Monitor, and test periodically.
Note seepage in cold room around blocks.
Some ceiling registers missing in basement.
Garage or Carport
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Condition of door between garage and house: Appeared serviceable, Should have an automatic door closer.
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional, Roll
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
The button controlling the automatic front vehicle door opener was difficult to operate. Had to push it "just right", to get it to operate.
Recommend that a qualified person repair or replace the control button.
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: 200
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 200
System ground: Not determined, not readily apparent
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Garage
Location of sub-panel #B: 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
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: Yes, but not tested
24) Safety, Repair/Replace, Evaluate
One or more electric receptacles (outlets) at the laundry sink 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:[list]
- Kitchens, within 1.5 meters of sink
- Wet bar sinks, as above - within 1.5 meters of sink
- Laundry and utility sinks, as above - within 1.5 meters of sink
- Wet areas where standing water may be present.
Not gfci protected. Also wired incorrectly.
25) Safety, Repair/Replace
One or more electric receptacles (outlets) had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit:http://www.reporthost.com/?RPR
over laundry tub
front basement room
front basement room
Upstairs back bedroom
26) Safety, Comment
The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:http://www.reporthost.com/?SMKALRMhttp://www.reporthost.com/?COALRM
Plumbing / Fuel Systems
Water service: Public
Location of main water shut-off: Basement
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic, Brass
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 sump pump: Not determined (inaccessible or obscured)
Sewage ejector pump installed: None visible
Condition of fuel system: Not determined (gas service off or no fuel oil)
Location of main fuel shut-off valve: At gas meter
The inspector was unable to determine the output location for the sump pump's discharge pipe. Consult with the property owner or evaluate further to determine the location of the sump pump discharge pipe. Discharge pipes should terminate well away from foundations to soil sloping down and away so water doesn't accumulate around the foundation or in crawl spaces or basements. If it does terminate close to the foundation, recommend that a qualified person repair per standard building practices.
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
Energy source: Natural gas
Location of water heater: Basement
Hot water temperature tested: No
Appears to be recently installed.
Good quality installation.
Heating, Ventilation and Air Condition (HVAC)
General heating system type(s): Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Basement
Condition of cooling system and/or heat pump: Appeared serviceable
29) Repair/Replace, Evaluate
The heat pump or air conditioning condensing unit did not respond to normal controls (thermostat). It appeared to be inoperable. The inspector was only able to perform a limited evaluation. If possible, consult with the property owner and/or review documentation on this system. Recommend that a qualified HVAC contractor evaluate and perform maintenance or make repairs as necessary.
The A/C seemed to be functioning at 72 degrees. I lowered the setting to 70 degrees for about 1 hr. The temperature did not change in the house(per the thermostat). I reset the temperature to 72 before leaving.
Loose, ...... not well secured to wall.
The gas or oil-fired forced air furnace appeared to have been serviced recently, or is new equipment. If this is true, then routine servicing is not needed at this point. However a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary annually in the future. For more information visit:http://www.reporthost.com/?ANFURINSP
Fireplaces, Stoves, Chimneys and Flues
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: Not determined, Chimney is installed, but does not appear to be in use.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Lighting in kitchen above sink did not function, or I could not find the appropriate switch. Note that one light is missing.
Window sill at kitchen sink requires refinishing.
Bathrooms, Laundry and Sinks
Location #A: Full bath, Top Floor(bedroom area)
Location #B: Powder room, In Garage area
Location #C: 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
240 volt receptacle for laundry equipment present: Yes
Mirror is damaged at bottom in basement bath.
Interior, Doors and Windows
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Wood
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster, Tiles
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Vinyl, linoleum or marmoleum, Wood or wood products, Laminate, carpet
34) 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.
35) Repair/Replace, Evaluate, Monitor
Stains were found in the basement ceiling area. The inspector was unable to determine if an active leak exists (e.g. recent dry weather). Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary.
Perhaps something was spilled upstairs??
36) Repair/Replace, Evaluate
Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams.
Significant repairs have been done in the past, however if the floors are to be releveled completely, it is recommended that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
There does not appear to have been any additional movement in the past few years.
minor hump in floor, on bedroom level
supporting wall below hump on top floor, but above concrete block support wall in basement.
supporting wall in basement below hump
hump at entry way
gap where floor is not level
gap where floor is not level
gap where floor is not level
One or more interior doors were missing. Recommend that a qualified person replace or repair doors as necessary.
Closet door by entry appears to be missing.
One or more windows that were designed to open and close were stuck shut. Recommend that a qualified person repair windows as necessary so they open and close easily.
Appears to be the only window that has not been replaced. At least it is the only old one that is visible.
old basement window(wood)
Inside view of old basement window
39) Minor Defect
Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. In this case a past crack has been painted over, in the dinning room.
For recurring cracks, consider using an elastic crack covering product:http://www.reporthost.com/?ECC
Interior french doors rub on floor when open. Trimming will resolve this.
They also will not stay closed.
Water and debris can get trapped in your window well, allowing moisture to intrude into your basement. To avoid this, the bottom of your window well should contain several inches of gravel to allow water to drain from the well. A drainage pipe, filled with gravel (to prevent it from collapsing, but still allowing water to pass), should extend down the drainage tile around the perimeter of the footing (if one exists). As an alternative, a clear plastic dome can be installed over the window well to keep water and debris out.
The back window well has a drain. I could not locate one in the front window well.
Front window well.
Front window well. No drain found.
Drain in back window well
Light fixture glass missing in upstairs bedroom.
Prepared by 2176763 Ontario Inc., Operating as House Pro Inspections.