Visual Property Inspection
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- Arthur Leonard
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1 Inspection Visual Property Inspection 12 Riverbend Cr rth Battleford, Saskatchewan Prepared for : Bill Helen Schell rth Battleford, Saskatchewan Phone. : (306) Inspected by : Doug Forbes PO Box th Str. W Battleford, Saskatchewan S0M 0E0 Phone: (306) doug.forbes@pillartopost.com Page 1 of
2 12 Riverbend Cr, rth Battleford, Saskatchewan Property and Site Limitations Restricted Debris Snow Vegetation Conditions Clear Cloudy Approx. Temperature 15 Rain Wet Approx. Hydrant Distance 200 yards. Building Condo Semi-Detached Rural Duplex Bungalow Row House Bi-Level Other 2 Story Split Level 3 Story Landscaping Slopes to House Earth to Site Erosion Flower Bed Swale Hedge Tree Ravine Page 2 of
3 12 Riverbend Cr, rth Battleford, Saskatchewan Driveway Slopes to House Paving Stone Gravel Concrete Asphalt Walkway/Path Slopes to House Paving Stone Patio Block Concrete Asphalt Deck/Patio Slopes to House Deterioration Mold Brick Paving Stone Rot Concrete Patio Block Metal Stone Repair sealant /covering to reduce moisture related damages. Railing Metal Incomplete ne Retaining Wall t Stable Deterioration Weep Holes Rot Leans Concrete Stone Page 3 of
4 12 Riverbend Cr, rth Battleford, Saskatchewan Exterior Limitations Clearance Restricted Seasonal Storm Windows Parged Debris Shrub Snow Foundation Wall t Exposed Poured Concrete Exterior Rigid Insulation Frost Heave PWF Block Piling Brick Stone Wall Surface Ground Clearance Stucco Siding Recaulk Aluminum Steel Composite Split Brick Stone Repoint Repaint Windows Inspected with Binoculars Storm Weather-strip Poor Trim Maintain sealant to reduce moisture related damages. Repaint Recaulk Doors Weather-strip Storm Split Repaint Recaulk Lighting ne Receptacle Install GFCI Reverse Polarity Ground Open Ground Page 4 of
5 12 Riverbend Cr, rth Battleford, Saskatchewan Basement Walkout Covered Poor Condition Frost Heave Railing Reparge Drain Page 5 of
6 12 Riverbend Cr, rth Battleford, Saskatchewan Type Attached Attic Access Built-In Detached Single Double Insulated Garage Check on code with local authorities regarding venting from interior. Recommend removing to reduce any associated hazards. Door Adjust Auto Stop Safety Stop Automatic Sectional Corrosion Metal Floor Settlement Asphalt Concrete Gravel Wall Fire Barrier Unfinished Brick Page 6 of
7 12 Riverbend Cr, rth Battleford, Saskatchewan Window Ceiling Fire Barrier Unfinished Lighting ne Receptacle Install GFCI Reverse Polarity Ground Open Ground Circuit Wire Concealed Improper Access Door Auto Door Close Metal Clad Corrosion Install self closing mechanism to reduce any safety hazards. Composite Gas Proof Page 7 of
8 12 Riverbend Cr, rth Battleford, Saskatchewan Roof Structure Inspected By: Binocular Roof Edge Walk On Access Limitations Deck Gravel Height Steep Slope Rain Solar Panel Main Roof Flat Gable Valley Hip Shed Other Gutter/Downspout Aluminum Corrosion Extended Leader Galvanized Plastic Drainage Below Ground Redirect Leader Clean Incomplete Dent Spill Fascia/Soffit t Vented Aluminum Corrosion Other Loose Covering Asphalt Shingle Tar Fungus Concrete Shingle Metal Other Improper Installation Shake Nail Pop Fiberglass Shingle Loose Broken Curl Page 8 of
9 12 Riverbend Cr, rth Battleford, Saskatchewan Life Expectancy Middle Typical Exceeded Accessory Skylight Air Vent Antenna Vent Stack Dish Turbine Electrical Mast Solar Panel Flashing t Checked Roof to Wall Rubber Improper Chimney Dormer Stack Valley Gap Deterioration Replace When Re-roofing Drip Edge Roll Roofing Corrosion Flat Roof Skylight Aluminum Copper Tarred Reseal Seal and maintain flashing to reduce water entry related damages. Remove debris to allow proper water flow. Page 9 of
10 12 Riverbend Cr, rth Battleford, Saskatchewan Chimney/Vent Leaning Metal Loose Fireplace Abandoned Furnace Stucco Wind Cap Gas Insert Other Brick Deterioration Corrosion Metal Liner Required Chimney Cap ne Deterioration Concrete Corrosion Masonry Loose Metal Other Page 10 of
11 12 Riverbend Cr, rth Battleford, Saskatchewan Attic Limitations Access Pull Down Sealed Insulated Stored Items Looked In Entered Hatch Structure Truss Rafter Warped Sag Split Consult a qualified roofing contractor to determine cause of water entry and correct as required to reduce further damages. noted. Dry at time of inspection. Sheathing Condensation Composite Sag Thermal Board Plywood Board R Felt Insulation Radiant Barrier Concealed Mineral Cellulose Batt Blown Estimated Depth 8-10" Finished Shavings Sprayed ne Rigid Plastic Required Vapor Barrier Fibreglass Foam Other Page 11 of
12 12 Riverbend Cr, rth Battleford, Saskatchewan Ventilation ne Roof Soffit Blocked Gable End Required Turbine Mechanical Baffles ridge Cap Ventilation Exhaust Duct Concealed t Insulated Into Attic Plastic Metal Electrical Concealed Abandoned Knob & Tub Open Splice Frayed Page 12 of
13 12 Riverbend Cr, rth Battleford, Saskatchewan Basement/Structure Limitations Finished Clutter Dry Weather Dry Ground Floor Laminate Concrete Carpet Wall Concealed Concrete Brick PWF / repair noted. Ceiling Unfinished Stipple Tile Page 13 of
14 12 Riverbend Cr, rth Battleford, Saskatchewan Door Pocket Hinged Composite Lighting Minimal Receptacle Install GFCI Reverse Polarity Ground Open Ground Circuit Wire Concealed Improper Heat Source ne Thermostat Electric Air Register Convector Radiant Floor Joist Concealed Split Other Sill Plate Concealed Moisture Gasket Anchors Beam Concealed Laminate Metal Sag Three beams noted. Post On Slab Concealed Adjustable Brick Concrete Bearing Wall Concealed Page 14 of
15 12 Riverbend Cr, rth Battleford, Saskatchewan Slab on Grade Concealed Settling On Piling On Brick Floating Frost Heave Page 15 of
16 12 Riverbend Cr, rth Battleford, Saskatchewan Electrical Service Service Entrance Underground Overhead Frayed Conduit Volt 120/240 Volt Entrance Cable Concealed Aluminum Copper Main Disconnect Switch/Cartridge Fuse Breaker Disconnect Rating Have Electrician Evaluate Amps 150 Distribution Panel t Opened n Standard Installation Obsolete Location Storage Rm Obstructed Corrosion Panel Rating Room For Expansion Amps 200 Fuse Breaker Blown Glass Over-Fused Cartridge Time Delay GFCI Breaker AFCI Breaker Page 16 of
17 12 Riverbend Cr, rth Battleford, Saskatchewan Circuit Wire Improper Aluminum n-metallic Sheathed Double Tapping Spliced Copper Armoured Cable Corrosion Copper Clad Scorched Other Knob & Tub Grounding Concealed Ground Rod Water Main Improper Connection Meter By-Pass Bonding Concealed Water Pipe Gas Pipe Improper Connection Corrosion Page 17 of
18 12 Riverbend Cr, rth Battleford, Saskatchewan Heating Data Plate t Legible Model: Armstrong Incomplete BTU Input: 150,000 Estimated Age: 2006 Limitations Cleanout Does t Open System Shut Down Oil Tank t Visible Piping Concealed System Operating In AC Mode Weather Smoke Detectors Basement 1st Floor 2nd Floor 3rd Floor Other Recommend upgrading,average life spand 7-10 years. Check with local authorities regarding smoke/ carbon monoxide detector locations and requirements. Thermostat/Humidistat Programmable Standard Heating Fuel Source Unknown Electric Gas Heat Type Convector Burner Type Conventional Forced Air Mid Efficiency Radiator High Efficiency Heating System Advise Service/Repair Contract Air Requirement Internal External Inadequate Page 18 of
19 12 Riverbend Cr, rth Battleford, Saskatchewan Venting Flue Soot Sidewall Metal Improper Rise Corrosion Life Expectancy Typical Middle Exceeded Gas Burner t Checked Checked for operation only. Ignition Electronic Pilot & Thermocoupl Inspection Door Missing Soot Sealed Central Humidifier t Checked Water Shut Off Corrosion Clean Motor/Blower Direct Drive isy Other Fan Belt Loose Misaligned Other Filter Electronic Disposable Dirty Permanent Missing Inoperable Undersized Duct/Joint/Housing Corrosion Kink Recommend contacting plumber to evaluate heat ducts and cold air return in basement and to correct as required to promote efficient heating and ventilation AC/Heat Pump t Checked Damged Fins Dirty Evaporative Corrosion Central isy Geo-Therm Loose Air Through Wall t Level Testing A/C unit during low outdoor temperatures will cause system failure. Determine function during cooling season. Page 19 of
20 12 Riverbend Cr, rth Battleford, Saskatchewan Condensation Line Improper Drain Corrosion Refrigerant Line t Insulated Page 20 of
21 12 Riverbend Cr, rth Battleford, Saskatchewan Plumbing Components Limitation Finished Basement Public Supply Metered Concealed Lead Galvanized Plastic Copper Shut Off Valve t Tested Location Storage Rm Corrosion Water Pressure Low Typical High Hose Bibb t Checked Corrosion Frost Free Anti-Siphon Shut-Off Valve Recaulk Distribution Piping Concealed Lead Dissimilar Material Galvanized Plastic Corrosion Copper Waste Drainage Concealed Galvanized Corrosion Cast Iron Plastic Copper Odor Advise Septic Tank Checked Floor Drain Mechanical Primer ne Backed Up Water Trap Page 21 of
22 12 Riverbend Cr, rth Battleford, Saskatchewan Vent Stack/Piping Concealed Galvanized Corrosion Cast Iron Plastic Copper Undersized Main Cleanout Concealed Location Storage Rm Improper Plug Hot Water Tank Hybrid Heating Power-Vented Own Corrosion Age 2009 Estimated Capacity I.G. 33 gallon Gas Electric Life Expectancy Typical Middle Exceeded Fuel Shut-Off Concealed Location Above tank Relief Valve Test Lever Corrosion Other Discharge Tube Undersized Discharge Venting Flue Sidewall Improper Rise Corrosion Soot Burn Chamber t Checked Needs Adjustment Page 22 of
23 12 Riverbend Cr, rth Battleford, Saskatchewan Laundry Floor drain Concrete Wall Unfinished Brick Ceiling Unfinished Stipple Tile Window Thermal t Tested Awning Single Hung Aluminum Repaint Casement Sliding Bay Lighting ne Receptacle Install GFCI Reverse Polarity Ground Open Ground Tub/Faucet Plastic Other Slow Drain Tested for 5-10 minutes. leaks at time of inspection. Corrosion Trap/Drain Improper Trap Slow Drain Corrosion Washer Make Maytag Page 23 of
24 Tested on off only. Date: 21-Apr Riverbend Cr, rth Battleford, Saskatchewan Dryer Make Maytag Tested on off only Dryer Vent With Other Exaust To Crawlspace To Attic Plastic Duct Recommend replacing flex line with hard tubing to reduce any safety hazards. Heat Source ne Thermostat Electric Air Register Convector Radiant Page 24 of
25 12 Riverbend Cr, rth Battleford, Saskatchewan Fireplace Type Built-in Free Standing External Air Supply Gas Insert Insert Gas fire places tested for operation only. Operational at time of inspection. Metal Liner Firebrick Fireplace Front Soot Brick Marble Stone Some cracking noted. Page 25 of
26 12 Riverbend Cr, rth Battleford, Saskatchewan Main Bathroom Location Basement 1st Floor 2nd Floor 3rd Floor Other Water Flow rmal Suspect Low Floor Carpet Wall Brick Ceiling Stipple Tile Window Thermal t Tested Aluminum Repaint Single Hung Awning Casement Sliding Bay Door Pocket Hinged Composite Lighting ne Receptacle Install GFCI Reverse Polarity Ground Open Ground Replace duplex receptacle with three prong outlets to accommodate current appliances. Recommend replacing receptacles with GFCI unit to provide intended shock protection. Exhaust Fan Advise Installation Sink Chip Faucet Shut-off Sticks Corrosion Tested for 5-10 minutes, no leaks at time of inspection Trap/Drain Improper Trap Slow Drain Corrosion Page 26 of
27 12 Riverbend Cr, rth Battleford, Saskatchewan Vanity Scratch Laminate Missing Hardware Plywood Metal Counter Solid Surface Scratch Marble Laminate Regrout Toilet Shut-Off Tank Loose Tub/Enclosure Cultured Marble Fiberglass Plastic Regrout Faucet/Shower Head t Tested Sticks Corrosion Tested for 5-10 minutes, no leaks at time of inspection Shower Enclosure Scratch Cultured Marble Fiberglass Plastic Regrout Mixer/Shower Head t Tested Sticks Corrosion Heat Source ne Thermostat Electric Air Register Convector Radiant Page 27 of
28 12 Riverbend Cr, rth Battleford, Saskatchewan Bathroom Location Basement 1st Floor 2nd Floor 3rd Floor Other Water Flow rmal Suspect Low Floor Carpet Wall Brick Ceiling Stipple Tile Door Pocket Hinged Composite Lighting ne Receptacle Install GFCI Reverse Polarity Ground Open Ground Replace duplex receptacle with three prong outlets to accommodate current appliances. Recommend replacing receptacles with GFCI unit to provide intended shock protection. Exhaust Fan Advise Installation Sink Chip Faucet Shut-off Sticks Corrosion Tested for 5-10 minutes, no leaks at time of inspection Trap/Drain Improper Trap Slow Drain Corrosion Vanity Scratch Laminate Missing Hardware Plywood Metal Page 28 of
29 12 Riverbend Cr, rth Battleford, Saskatchewan Counter Solid Surface Scratch Marble Laminate Regrout Toilet Shut-Off Tank Loose Faucet/Shower Head t Tested Sticks Corrosion Tested for 5-10 minutes, no leaks at time of inspection Shower Enclosure Scratch Cultured Marble Fiberglass Plastic Regrout Heat Source ne Thermostat Electric Air Register Convector Radiant Page 29 of
30 12 Riverbend Cr, rth Battleford, Saskatchewan Ensuite Water Flow rmal Suspect Low Floor Carpet Wall Brick Ceiling Stipple Tile Window Thermal t Tested Aluminum Repaint Single Hung Awning Casement Sliding Bay Lighting ne Sink Chip Faucet Shut-off Sticks Corrosion Tested for 5-10 minutes, no leaks at time of inspection Trap/Drain Improper Trap Slow Drain Corrosion Vanity Scratch Laminate Missing Hardware Plywood Metal Counter Solid Surface Scratch Marble Laminate Regrout Toilet Shut-Off Tank Loose Heat Source ne Thermostat Electric Air Register Convector Radiant Page 30 of
31 12 Riverbend Cr, rth Battleford, Saskatchewan Kitchen Floor Carpet Wall Brick Wallpaper Ceiling Stipple Tile Window Thermal t Tested Aluminum Repaint Single Hung Awning Casement Sliding Bay Lighting ne Ceiling Fan ne Receptacle Install GFCI Reverse Polarity Ground Open Ground Sink Chip Single Double less Enamel Faucet Shut-Off Valve Sticks Corrosion Tested for 5-10 minutes, no leaks at time of inspection Trap/Drain Improper Trap Slow Drain Corrosion Counter Scratch Marble Laminate Solid Surface Regrout Cabinet Missing Hardware Laminate Plywood Scratch Metal Other Range Hood Cooktop Exhaust Corrosion Exhaust Light isy Older Unit noted. Budget to update. Determine cause of inoperable light and repair as required. Page 31 of
32 12 Riverbend Cr, rth Battleford, Saskatchewan Exhaust vent Improper Ductless To Exterior Concealed With Other Exhaust To Attic Filter ne Greasy Major Appliances (Built-in) Tested ON/OFF only. Did t Test All Functions Dishwasher Tested ON/OFF Ran through rinse cycle only. Loud during inspection. Older unit noted. Budget to replace. Refrigerator Interior cold to the touch Heat Source ne Thermostat Electric Air Register Convector Radiant Page 32 of
33 12 Riverbend Cr, rth Battleford, Saskatchewan Foyer Floor Carpet Wall Brick Wallpaper Ceiling Stipple Tile Lighting ne Ceiling Fan ne Receptacle Switched Reverse Polarity Ground Open Ground Closet/Door Light Bifold Hinged Sliding Stairway Carpet Trip Hazard Railing Metal Incomplete ne Front Door Weather Seal Split Metal Clad Dead Bolt Replace Sill Damage noted to back patio door. Page 33 of
34 12 Riverbend Cr, rth Battleford, Saskatchewan Back door Page 34 of
35 12 Riverbend Cr, rth Battleford, Saskatchewan Family Room Floor Carpet Wall Brick Wallpaper Ceiling Stipple Tile Window Fixed t Tested Aluminum Repaint Single Hung Awning Casement Sliding Bay Patio Door Sliding Hinged Metal Lighting ne Ceiling Fan ne Receptacle Switched Reverse Polarity Ground Open Ground Heat Source ne Thermostat Electric Air Register Convector Radiant Page 35 of
36 12 Riverbend Cr, rth Battleford, Saskatchewan Front Living Room Floor Carpet Wall Brick Wallpaper Determine cause of cracking and correct as required. Fill and seal drywall cracks to reduce further separation Ceiling Stipple Tile Window Fixed t Tested Aluminum Repaint Single Hung Awning Casement Sliding Bay Patio Door Sliding Hinged Metal Lighting ne Ceiling Fan ne Receptacle Switched Reverse Polarity Ground Open Ground Heat Source ne Thermostat Electric Air Register Convector Radiant Page 36 of
37 12 Riverbend Cr, rth Battleford, Saskatchewan Page 37 of
38 12 Riverbend Cr, rth Battleford, Saskatchewan Living Rm Floor Carpet Wall Brick Wallpaper Ceiling Stipple Tile Window Fixed t Tested Aluminum Repaint Single Hung Awning Casement Sliding Bay Lighting ne Ceiling Fan ne Receptacle Switched Reverse Polarity Ground Open Ground Heat Source ne Thermostat Electric Air Register Convector Radiant Page 38 of
39 12 Riverbend Cr, rth Battleford, Saskatchewan master Bedroom Floor Carpet Wall Uneven Brick Composite Ceiling Stipple Tile Window Fixed t Tested Aluminum Repaint Single Hung Awning Casement Sliding Bay Door Pocket Hinged Composite Closet/Door Light Hinged Bi-Fold Sliding Lighting ne Ceiling Fan ne Receptacle Switched Reverse Polarity Ground Open Ground Heat Source ne Thermostat Electric Air Register Convector Radiant Page 39 of
40 12 Riverbend Cr, rth Battleford, Saskatchewan Front Bedroom Floor Carpet Wall Uneven Brick Composite Ceiling Stipple Tile Window Fixed t Tested Aluminum Repaint Single Hung Awning Casement Sliding Bay Door Pocket Hinged Composite Closet/Door Light Hinged Bi-Fold Sliding Lighting ne Ceiling Fan ne Receptacle Switched Reverse Polarity Ground Open Ground Heat Source ne Thermostat Electric Air Register Convector Radiant Page 40 of
41 12 Riverbend Cr, rth Battleford, Saskatchewan Bsmt Bedroom Floor Carpet Wall Uneven Brick Composite Ceiling Stipple Tile Window Thermal t Tested Aluminum Repaint Single Hung Awning Casement Sliding Bay Door Pocket Hinged Composite Closet/Door Light Hinged Bi-Fold Sliding Lighting ne Ceiling Fan ne Receptacle Switched Reverse Polarity Ground Open Ground Heat Source ne Thermostat Electric Air Register Convector Radiant Page 41 of
42 12 Riverbend Cr, rth Battleford, Saskatchewan Bedroom Floor Carpet Wall Uneven Brick Composite Ceiling Stipple Tile Window Thermal t Tested Aluminum Repaint Single Hung Awning Casement Sliding Bay Door Pocket Hinged Composite Patio/Door Sliding Hinged Metal Closet/Door Light Hinged Bi-Fold Sliding Lighting ne Ceiling Fan ne Receptacle Switched Reverse Polarity Ground Open Ground Heat Source ne Thermostat Electric Air Register Convector Radiant Page 42 of
43 12 Riverbend Cr, rth Battleford, Saskatchewan Bedroom Floor Carpet Wall Uneven Brick Composite Ceiling Stipple Tile Window Thermal t Tested Aluminum Repaint Single Hung Awning Casement Sliding Bay Door Pocket Hinged Composite Patio/Door Sliding Hinged Metal Closet/Door Light Hinged Bi-Fold Sliding Lighting ne Ceiling Fan ne Receptacle Switched Reverse Polarity Ground Open Ground Heat Source ne Thermostat Electric Air Register Convector Radiant Page 43 of
44 12 Riverbend Cr, rth Battleford, Saskatchewan Additional Comments General Comments Condition of the home are relative to the age of the home. Limitations Standard and Mid - Efficiency Furnace - Only a limited section of the heat exchanger could be viewed with a light and mirror. Dismantling the furnace to thoroughly inspect the heat exchanger is beyond the scope of this inspection. You are advised to obtain the services of a qualified gas fitter/technician to perform a complete inspection of your furnace prior to the start of the heating season. Supplementary Comments Recommend installing & testing regularly Carbon Monoxide Detectors (locate in bedroom area + rooms with fireplace) and new Smoke sensors (mandatory every floor). Propane & Natural Gas sensors are also available in stores. ($35-$60)It is very important that water & runoff drain away from foundations to minimize chance of water leakage into the basement, as cracks in foundation walls are common. Make sure the ground, patios and walkways slope away from the house for the first six feet. Page 44 of
45 Report Commentary Date: 21-Apr Riverbend Cr, rth Battleford, Saskatchewan This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the entire report Property and Site Deck/Patio Repair sealant /covering to reduce moisture related damages. Garage Type Check on code with local authorities regarding venting from interior. Recommend removing to reduce any associated hazards Access Door Install self closing mechanism to reduce any safety hazards. Roof Structure Flashing Seal and maintain flashing to reduce water entry related damages. Remove debris to allow proper water flow Attic Structure Consult a qualified roofing contractor to determine cause of water entry and correct as required to reduce further damages Basement/Structure Beam Three beams noted. Heating Smoke Detectors Recommend upgrading,average life spand 7-10 years. Check with local authorities regarding smoke/ carbon monoxide detector locations and requirements. 6.2 Gas Burner Checked for operation only. 6.3 Duct/Joint/Housing Page 45 of
46 Report Commentary Date: 21-Apr Riverbend Cr, rth Battleford, Saskatchewan This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the entire report Heating Recommend contacting plumber to evaluate heat ducts and cold air return in basement and to correct as required to promote efficient heating and ventilation Laundry Dryer Vent Recommend replacing flex line with hard tubing to reduce any safety hazards Fireplace Fireplace Front Some cracking noted Kitchen Dishwasher Ran through rinse cycle only. Loud during inspection. Older unit noted. Budget to replace Foyer Front Door Damage noted to back patio door. Living Room Wall Front Determine cause of cracking and correct as required. Fill and seal drywall cracks to reduce further separation Additional Comments General Comments Condition of the home are relative to the age of the home Limitations Standard and Mid - Efficiency Furnace - Only a limited section of the heat exchanger could be viewed with a light and mirror. Dismantling the furnace to thoroughly inspect the heat exchanger is beyond the scope of this inspection. You are advised to obtain the services of a qualified gas fitter/technician to perform a complete inspection of your furnace prior to the start of the heating season Supplementary Comments Page 46 of
47 Report Commentary Date: 21-Apr Riverbend Cr, rth Battleford, Saskatchewan This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the entire report Additional Comments Recommend installing & testing regularly Carbon Monoxide Detectors (locate in bedroom area + rooms with fireplace) and new Smoke sensors (mandatory every floor). Propane & Natural Gas sensors are also available in stores. ($35-$60)It is very important that water & runoff drain away from foundations to minimize chance of water leakage into the basement, as cracks in foundation walls are common. Make sure the ground, patios and walkways slope away from the house for the first six feet. Page 47 of
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