Maintence/Renewal Report

Transcription

1 Maintence/Renewal Report Property Address: C4U Inspections Lloyd Kenzle CPBC # Webber Rd. West Kelowna, BC V4T 1H

2 Table of Contents Cover Page... 1 Table of Contents...2 I SUMMARY... 3 II STRUCTURAL SYSTEMS...5 III ELECTRICAL SYSTEMS...7 IV HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS8 V PLUMBING SYSTEM...9 Invoice Page 2 of 10

3 I. SUMMARY Inspection Items A. Replace/Repair Immediately (1) WINDOWS Metal slider windows may be drafty - re-caulk and periodically replace worn seal to improve. the other option is replace with new thermal windows. (2) DECK & STEPS Repaint wood at deck, stairs, rails. Unprotected wood posts in contact with ground/concrete are subject to rot and decay. Add concrete pads under to protect. The wood posts under the deck are on earth also. Add hand rails at left side (facing front) and right side (facing front) step to avoid a hazard. Rough rollers/track on sliding door, repair/replace at left side (facing front) (3) ELECTRICAL No CSA Seal or Silver Label viewed, with out these labels the mobile can not be transferred. The smoke detector should be tested at common hallway to bedrooms upon moving in to home. BC Building Code 2012 states that location of smoke alarms with in dwellings units,sufficient smoke alarms shall be installed so that there is at least one smoke alarm installed on each storey, including basements, and on any storey sleeping rooms, a smoke alarm is installed in each sleeping room and in a location between the sleeping rooms and the remainder of the storey, and if the sleeping room is served by a hallway, the smoke alarm shall be located in the hallway. There is no carbon monoxide detector found in home. It is recommended that one be installed according to the manufacturer's instructions. Add GFCI receptacle to reduce risk of shock hazard at kitchen all receptacles with in 3 feet of sinks. Recommend installation of GFCI receptacle with waterproof cover to reduce risk of electrical shock at exterior. Razor receptacle exists - add GFCI receptacle to reduce risk of shock hazard. (4) HEATING & AIRCONDITIONING A licensed HVAC contractor should service or repair unit. Change filter every three months when in use. (5) PLUMBING Page 3 of 10

4 Polybutylene plastic plumbing supply lines (PB) are installed in the subject house. Polybutylene has been used in this area for many years, but has had a higher than normal failure rate, and is no longer being widely used. Copper and Brass fittings used in later years have apparently reduced the failure rate. This subject house has plastic fittings fittings. Monitor for leaks. No drain pan under water tank - add to prevent damage if tank leaks. Note some insures will not insure for Ploy B with plastic fittings. Older tank - anticipate repair/replacement costs. B. 0-5 Years C Years Comments: D. Over 10 Years (1) ROOF The fiberglass asphalt roof shingles should have a life expectancy of years with a proper maintenance program. Bi-yearly roof cleaning of debris and drains is highly recommended to prevent premature deterioration of the shingles. (2) HEATING & AIR CONDITIONING Furnace and air conditioners have an average lifespan of years. An extended life is possible when properly maintained. Page 4 of 10

5 II. STRUCTURAL SYSTEMS Styles & Materials Viewed roof covering from: Ladder Roof Covering: 3-Tab fiberglass Extra Info : ~3-5 Years Old Ceiling Structure: Not visible Foundation: Skirting Floor System Insulation: Fiberglass Inspection Items A. Foundations B. Columns and Piers C. Grading and Drainage Roof-Type: Hip Valley Method used to observe attic: Inaccessible Attic Insulation: Unknown Columns or Piers: Wood piers Masonry block Wall Structure: 2 X 4 Wood Roof Ventilation: Gable vents Soffit Vents Passive Roof Structure: Not visible Method used to observe Crawlspace: Crawled Floor Structure: Not visible D. Roof Covering (If the roof is inaccessible, report the method used to inspect) The fiberglass asphalt roof shingles should have a life expectancy of years with a proper maintenance program. Bi-yearly roof cleaning of debris and drains is highly recommended to prevent premature deterioration of the shingles. E. Roof Structure and Attic (If the attic is inaccessible report the method used to inspect.) Comments: Not Inspected F. Walls (Exterior) G. Ceilings and Floors H. Doors (Interior and Exterior) Rough rollers/track on sliding door, repair/replace at left side (facing front) I. Windows Metal slider windows may be drafty - re-caulk and periodically replace worn seal to improve. K. Porches, Decks and Carport (Attached) (1) Unprotected wood posts in contact with ground/concrete are subject to rot and decay. Add concrete pads under to protect. The wood posts under the deck are on earth also. Page 5 of 10

6 (2) Repaint wood at deck, stairs, rails. (3) Add hand rails at left side (facing front) and right side (facing front) step to avoid a hazard. M. Insulation in Attic Comments: Not Inspected Attic concealed typical of mobile homes Page 6 of 10

7 III. ELECTRICAL SYSTEMS Styles & Materials Electrical Service Conductors: Below ground 220 volts Breakers Electric Panel Manufacturer: CUTLER HAMMER Inspection Items A. Service Entrance and Panels (1) The main panel box is located at the garage. Panel Capacity: 125 AMP Branch wire 15 and 20 AMP: Copper (2) No CSA Seal or Silver Label viewed, with out these labels the mobile can not be transferred Panel Type: Circuit breakers Wiring Methods: Romex B. Branch Circuits - Connected Devices and Fixtures (Report as in need of repair the lack of ground fault circuit protection where required.) (1) Add GFCI receptacle to reduce risk of shock hazard at kitchen all receptacles with in 3 feet of sinks. (2) Recommend installation of GFCI receptacle with waterproof cover to reduce risk of electrical shock at exterior. (3) Razor receptacle exists - add GFCI receptacle to reduce risk of shock hazard. C. Smoke Detector (1) The smoke detector should be tested at common hallway to bedrooms upon moving in to home. (2) BC Building Code 2012 states that location of smoke alarms with in dwellings units,sufficient smoke alarms shall be installed so that there is at least one smoke alarm installed on each storey, including basements, and on any storey sleeping rooms, a smoke alarm is installed in each sleeping room and in a location between the sleeping rooms and the remainder of the storey, and if the sleeping room is served by a hallway, the smoke alarm shall be located in the hallway. D. Carbon Monoxide Detector Comments: Not Present There is no carbon monoxide detector found in home. It is recommended that one be installed according to the manufacturer's instructions. Page 7 of 10

8 IV. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS Styles & Materials Type and Energy Source: Combination unit furnace & air conditioner Number of Heat Systems (excluding wood): One Type and Energy Source: Electricity Inspection Items A. Heating Equipment Heat System Brand: BRYANT Serial # : M# 582ANW030060AAAD, S# 2005G41264,BTU 60,000, 9 Years old Ductwork: Insulated Number of AC Only Units: One (1) A licensed HVAC contractor should service or repair unit Energy Source: Gas Filter Type: Disposable (2) Furnace and air conditioners have an average lifespan of years. An extended life is possible when properly maintained. B. Cooling Equipment C. Ducts and Vents Change filter every three months when in use. Page 8 of 10

9 V. PLUMBING SYSTEM Styles & Materials Water Source: Public Plumbing Water Distribution (inside home): POLY B Water Heater Power Source: Electric Water Heater Location: Bedroom Closet Inspection Items A. Water Supply System and Fixtures Water Filters: None Washer Drain Size: 1 1/2" Diameter (undersized) Water Heater Capacity: 175 Liters Plumbing Water Supply (into home): Copper Plumbing Waste: ASB Water Heater Manufacturer: Old JOHN WOOD Extra Info : M#JW525TSC, S# , 19 Years (1) For non-frost free hose bib, shut off valve from inside prior to winter and leave tap open to drain. Ensure pipe slopes down to outside to drain properly. (2) Polybutylene plastic plumbing supply lines (PB) are installed in the subject house. Polybutylene has been used in this area for many years, but has had a higher than normal failure rate, and is no longer being widely used. Copper and Brass fittings used in later years have apparently reduced the failure rate. This subject house has plastic fittings fittings. Monitor for leaks. Note some insures will not insure for Ploy B with plastic fittings. B. Drains, Waste, Vents C. Water Heating Equipment (Report as in need of repair those conditions specifically listed as recognized hazards by TREC Rules (1) No drain pan under water tank - add to prevent damage if tank leaks. (2) Hot water tank life expectancy averages 12 years. (3) Older tank - anticipate repair/replacement costs. E. Main Water Shut Off (Describe Location) The main shut off is located at crawlspace and at water heater. F. Main Fuel Shut Off (Describe Location The main shut off is at the electric panel. Page 9 of 10

10 INVOICE C4U Inspections 3518 Webber Rd. West Kelowna, BC V4T 1H Inspected By: Lloyd Kenzle Inspection Date: Report ID: Customer Info: Inspection Property: Customer's Real Estate Professional: Inspection Fee: Service Price Amount Sub-Total Payment Method: Payment Status: Note: Tax $0.00 Total Price $0.00 Page 10 of 10