Cover Page Canadian Property Inspections Home Inspection Report L9Z-1K4 Inspection prepared for: K.C. Pitman Date of Inspection: 3/6/2017 Time: 3pm Age of Home: 42 Size: 500-1000 Weather: Cloudy, cool. Inspector: David Wetmore CMI License # "A detailed inspection for an informed decision"
Report Summary Report Summary Air Conditioning Page 20 Item: 5 Comments The air conditioner is 26 years old and is past its average life expectancy of 20 years. Recommend further evaluation in preparation for replacement when necessary. Page 1 of 43
1. Inspector David Wetmore Certified Master Inspector General Information 2. Persons in Attendance Buyers Buyers Agent 3. Occupancy The Property is occupied 4. Property Information Modular Home Flat lot 5. Levels Bungalow 6. Estimated Age This home is approximately 42 years old 7. Weather conditions Cloudy Cool Page 2 of 43
1. Driveway Condition Materials: Asphalt Exterior 2. Walkway Conditions Materials: Patio Stone 3. Exterior Wall Cladding Condition Materials: Vinyl Siding Repair loose skirting. 4. Trim Conditions Materials: Metal Vinyl Repair and seal the gap in the flashing. Repair loose skirting. Repair and seal the gap in the flashing. Repair and seal the gap in the flashing. Page 3 of 43
5. Window/Frame Conditions Materials: Sliding Frame Cracking in the caulking is observed. Recommend replacing the caulking around the window frame. Cracking in the caulking is observed. Recommend replacing the caulking around the window frame. Cracking in the caulking is observed. Recommend replacing the caulking around the window frame. Cracking in the caulking is observed. Recommend replacing the caulking around the window frame. 6. Exterior Door Conditions Materials: Metal Clad Fog/condensation in Thermopane glass door observed. This is an indication of a failed seal. Recommend review for repair as necessary Page 4 of 43
Fog/condensation in Thermopane glass door observed. This is an indication of a failed seal. Recommend review for repair as necessary 7. Gutter Condition Materials: Metal 8. Downspouts Materials: Metal The downspout drains too close to the home and foundation. Recommend extending the downspout to drain further away. Damaged downspout. Recommend further evaluation for repair or replacement. The downspout drains too close to the home and The downspout drains too close to the home and foundation. Recommend extending the downspout foundation. Recommend extending the downspout to drain further away. to drain further away. Page 5 of 43
Damaged downspout. Recommend further evaluation for repair or replacement. 9. Fence Condition The downspout drains too close to the home and foundation. Recommend extending the downspout to drain further away. 10. Electric Meter Condition 11. Gas Meter Condition 12. Electrical Conditions GFCI protected receptacles may not have been required when the house was built. GFCI outlets are a safety device to protect us from electrical shock. Recommend installing GFCI's for all exterior receptacles for safety. Recommend further investigation by a qualified professional for replacement as necessary. Page 6 of 43
GFCI protected receptacles may not have been required when the house was built. GFCI outlets are a safety device to protect us from electrical shock. Recommend installing GFCI's for all exterior receptacles for safety. Recommend further investigation by a qualified professional for replacement as necessary. 13. Exterior Faucet Conditions 14. Lot Grade and Drainage Conditions Flat Lot 15. Foundation Conditions Type: Crawlspace 16. Retaining Wall Conditions 17. Patio Conditions 18. Deck Condition 19. Porch Condition Materials: Plastic 20. Balcony Condition 21. Stair Condition Repair the metal covering at the bottom of the front steps. Page 7 of 43
Repair the metal covering at the bottom of the front steps. 22. Vent Cover Condition Damaged vent cover. Recommend replacement. Clean out the dryer vent and cover before use Repair the metal covering at the bottom of the front steps. Damaged vent cover. Recommend replacement. 23. General Exterior Comments Clean out the dryer vent and cover before use Page 8 of 43
Roof 1. Methods Used to Inspect Roof How Inspected: Accessible Inspected by walking on the roof 2. Roof Condition Materials: Asphalt Composition Shingles 3. Roof Flashing Condition Materials: Metal 4. Gutters 5. Downspouts 6. Skylight Condition 7. Roof Surface Conditions Damaged roof vent. Recommend replacement. 8. Roof Comments Damaged roof vent. Recommend replacement. FYI: Area on the roof has been spray foamed and sealed. Page 9 of 43
FYI: Area on the roof has been spray foamed and sealed. Page 10 of 43
1. Garage Type Type: Detached Garage 2. Garage Roof Condition Materials: Asphalt Composition Shingles 3. Garage Exterior Conditions Materials: Vinyl Siding 4. Gutter/ Downspout Conditions Materials: Metal Loose gutter guard. Repair. The downspout drains too close to the garage and foundation. Recommend extending the downspout to drain further away. Curved end piece of the downspout has fallen off. Repair and extend the downspout to drain further away from the garage. Loose gutter guard. Repair. The downspout drains too close to the garage and foundation. Recommend extending the downspout to drain further away. Page 11 of 43
The downspout drains too close to the garage and foundation. Recommend extending the downspout to drain further away. 5. Garage Floor Condition Materials: Concrete 6. Garage Door Condition Materials: Metal Insulated 7. Garage Door Hardware Condition Curved end piece of the downspout has fallen off. Repair and extend the downspout to drain further away from the garage. 8. Garage Door Opener Condition Auto reverse sensors should be 6" - 8" above floor. Suggest raising these sensors for safety Auto reverse sensors should be 6" - 8" above floor. Suggest raising these sensors for safety 9. Garage Window Conditions Page 12 of 43
10. Exterior Door Condition Materials: Metal Clad 11. Door to home Conditions 12. Fire Wall Condition 13. Garage Wall Condition Materials: Unfinished 14. Garage Ceiling Condition Materials: Unfinished 15. Garage Electrical Condition Ground Fault Circuit Interrupters (GFCI) were not required when the home was built. Suggest client consider upgrading with GFCI's at all receptacles near water sources, such as the kitchen, the bathrooms, the garage, and exterior receptacles to enhance safety. Upgrades should be performed by a licensed electrician. Damaged light at the front. Missing cover. Ground Fault Circuit Interrupters (GFCI) were not required when the home was built. Suggest client consider upgrading with GFCI's at all receptacles near water sources, such as the kitchen, the bathrooms, the garage, and exterior receptacles to enhance safety. Upgrades should be performed by a licensed electrician. 16. Garage Comments Limited inspection due to storage of personal property. Damaged light at the front. Missing cover. Page 13 of 43
Plumbing 1. Main Shutoff Location Materials: Public supply The main pipe into the home is copper. 2. Supply Line Condition Materials: Copper 3. Waste Line Conditions Materials: Public Waste 4. Waste Line Condition Materials: ABS 5. Water Softener 6. Sump Pump Conditions 7. Sump Pump Plumbing 8. Sump Pit Conditions 9. Ejector Pump Conditions 10. Venting Conditions 11. Plumbing Comments Page 14 of 43
1. Main Service Drop Condition Type: Main Service Drop is underground Electrical 2. Electrical panel Condition Type / Materials: Breakers The main service is approximately 100 amps, 240 volts. Located in the bedroom. 3. Distribution Wire Materials: Copper 4. Main Panel Comments Abandoned wire noted. Should be removed from panel to prevent accidental shock hazard. Recommend review by a qualified professional electrician for repair as necessary. Electrical wires are crossing over the bus bars. This is not allowed and should be reviewed by a qualified professional electrician for repair as necessary. Abandoned wire noted. Should be removed from panel to prevent accidental shock hazard. Recommend review by a qualified professional electrician for repair as necessary. 5. Sub Panel Comments Electrical wires are crossing over the bus bars. This is not allowed and should be reviewed by a qualified professional electrician for repair as necessary. 6. Smoke & Co-2 detector comments Location: Main Floor Check expiry dates on all of the smoke detectors (10 yrs max life) and CO2 detectors (5 yrs max life) in the home. Replace if necessary. Check expiry dates on the CO-2 detectors and replace if necessary. Smoke detectors are located on the walls. Recommend to be on the ceilings. Investigate further and correct. Page 15 of 43
Check expiry dates on the CO-2 detectors and replace if necessary. 7. Electrical Comments Smoke detectors are located on the walls. Recommend to be on the ceilings. Investigate further and correct. Page 16 of 43
1. Heating Type: Gas Forced Air Heating 2. Furnace Description Materials: Nordyne Mid-efficiency furnace, 56,000 btu and is 3 years old. 3. Burner Chamber Comments Mid-efficiency furnace, 56,000 btu and is 3 years old. 4. Exhaust Venting Conditions Materials: Metal 5. Air Filter Condition 6. Humidifier 7. Thermostat Condition Located in the main floor hallway 8. Distribution Ducting Condition Type: Ducts and Registers Excess air coming out from an open gap. Recommend repair and taping. Page 17 of 43
Excess air coming out from an open gap. Recommend repair and taping. Excess air coming out from an open gap. Recommend repair and taping. Excess air coming out from an open gap. Recommend repair and taping. 9. Heat Recovery Ventilator (HRV) Conditions 10. Furnace Cabinet 11. Heating Comments Page 18 of 43
Air Conditioning The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Air Conditioning Comments Type: Electric 2. A/C Description Materials: York 1.5 ton unit and is 26 years old. 3. Evaporator End 1.5 ton unit and is 26 years old. 4. Exterior Unit Electrical disconnect is missing, this indicates older installation. Caulking deteriorated around the refrigerant lines where they enter the home. Seal this area to prevent water and insect entry. Page 19 of 43
Caulking deteriorated around the refrigerant lines where they enter the home. Seal this area to prevent water and insect entry. 5. Comments The air conditioner is 26 years old and is past its average life expectancy of 20 years. Recommend further evaluation in preparation for replacement when necessary. Page 20 of 43
1. Water Heater Hot Water Tank Water Heater 2. Tank Description The hot water tank is electric powered, 105 liotre tank and is 3 years old. 3. Supply lines Condition Materials: Copper The hot water tank is electric powered, 105 liotre tank and is 3 years old. 4. Temperature Pressure Release Valve Conditions The Temperature Pressure Relief valve is leaking. Recommend further evaluation for repair. The Temperature Pressure Relief valve is leaking. Recommend further evaluation for repair. 5. Combustion Chamber Conditions The Temperature Pressure Relief valve is leaking. Recommend further evaluation for repair. Page 21 of 43
6. Flue Venting Conditions Materials: None. Electric powered. 7. Water Heater Comments Page 22 of 43
Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Kitchen Floor Condition Materials: Linoleum 2. Kitchen Walls Condition 3. Kitchen Ceiling Conditions 4. Kitchen Doors Condition 5. Kitchen Windows Condition 6. Kitchen Electrical Condition GFCI protected outlets may not have been required when the house was built. GFCI outlets are a safety device to protect us from electrical shock. Recommend installing GFCI's at all receptacles near water sources in the kitchen for safety. Recommend further investigation by a qualified professional for replacement as necessary. GFCI protected outlets may not have been required when the house was built. GFCI outlets are a safety device to protect us from electrical shock. Recommend installing GFCI's at all receptacles near water sources in the kitchen for safety. Recommend further investigation by a qualified professional for replacement as necessary. GFCI protected outlets may not have been required when the house was built. GFCI outlets are a safety device to protect us from electrical shock. Recommend installing GFCI's at all receptacles near water sources in the kitchen for safety. Recommend further investigation by a qualified professional for replacement as necessary. Page 23 of 43
7. Kitchen Cabinet Condition 8. Kitchen Counter Top Condition Caulking is missing where the countertop meets the wall. Recommend sealing this area to prevent water entry and possible damage. Caulking is missing where the countertop meets the wall. Recommend sealing this area to prevent water entry and possible damage. 9. Kitchen Sink Condition 10. Kitchen Faucets 11. Traps/Drains/Supply Condition 12. Stove Conditions 13. Stove Cooktop Conditions 14. Oven Conditions Style: Electric Broken door handle. Page 24 of 43
15. Refrigerator Conditions Broken door handle. 16. Dishwasher Condition The dishwasher is old and still operating. Replace when necessary. HELPFUL TIP: Clean out the dishwasher drain on a regular basis. Remove the bottom dish rack. Inspect the dishwasher drain, removing any gunk or food caught there. This will improve drainage, increase cleaning efficiency and prevent damage to the dishwasher. 17. Hood Fan Condition The dishwasher is old and still operating. Replace when necessary. 18. Microwave Page 25 of 43
19. Kitchen Comments Page 26 of 43
The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items. Page 27 of 43
1. Floor Condition Bedroom 2. Wall Condition 3. Ceiling Conditions 4. Door Conditions The bedroom door does not properly latch and needs adjustment. Recommend further evaluation for repair or replacement. The bedroom door does not properly latch and needs adjustment. Recommend further evaluation for repair or replacement. 5. Window Condition Broken latch on the window. Repair. Page 28 of 43
6. Electrical Conditions Broken latch on the window. Repair. 7. Other Interior Area Comments Page 29 of 43
1. Laundry Area Location Location: Main Floor bathroom Laundry Area 2. Floors Materials: Linoleum 3. Walls Condition Materials: Paneled 4. Ceiling Condition Materials: Paneled 5. Door Condition Materials: Wood 6. Window Condition 7. Cabinet Condition 8. Electrical Conditions 9. Laundry Tub/Sink Condition 10. Laundry Faucets 11. Drain pipe / Trap 12. Washer Conditions Recommend securing the washer drain pipe to the stand pipe drain. Page 30 of 43
13. Dryer Conditions Recommend securing the washer drain pipe to the stand pipe drain. Electric powered The dryer is old but still operating. Replace when necessary. Plastic dryer exhaust hose observed. A dryer vent duct should be made of non-combustible material. Plastic dryer hoses become brittle after years of use. Eventually, they crack and fall apart. They also tend to collect lint. Recommend installing a metal vent hose for the dryer exhaust. The dryer is old but still operating. Replace when necessary. 14. Exhaust Fan Condition Plastic dryer exhaust hose observed. A dryer vent duct should be made of non-combustible material. Plastic dryer hoses become brittle after years of use. Eventually, they crack and fall apart. They also tend to collect lint. Recommend installing a metal vent hose for the dryer exhaust. 15. Laundry Comments Page 31 of 43
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Other Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. 1. Floor Condition 2. Wall Condition 3. Ceiling Conditions 4. Door Conditions 5. Window Condition Unable to open window. Investigate further and repair. Fog/condensation observed in Thermopane windows. This is an indication of a failed seal. Recommend review for repair or replacement as necessary. Unable to open window. Investigate further and repair. Fog/condensation observed in Thermopane windows. This is an indication of a failed seal. Recommend review for repair or replacement as necessary. Page 33 of 43
6. Electrical Conditions Reversed polarity observed on the outlet. Reversed polarity is when the hot and neutral connections at a receptacle are wired backwards. Recommend further evaluation from a licensed electrician for repair as necessary. Reversed polarity observed on the outlet. Reversed polarity is when the hot and neutral connections at a receptacle are wired backwards. Recommend further evaluation from a licensed electrician for repair as necessary. 7. Wet Bar Conditions 8. Stair Conditions 9. Other Interior Area Comments Window coverings are too close to the wall heater. Remove blinds and keep that area clear. Window coverings are too close to the wall heater. Remove blinds and keep that area clear. Page 34 of 43
1. Methods Used to Inspect How Inspected: No attic access observed. Attic 2. Framing Condition 3. Sheathing Condition 4. Evidence of leaking 5. Insulation Condition 6. Ventilation Conditions 7. Window Conditions 8. Electrical Conditions 9. Ducting Conditions 10. Plumbing Stack Conditions 11. Skylight 12. Attic Hatch Conditions 13. Attic Comments Page 35 of 43
1. Fireplace Location Fireplace Location: The fireplace is located in the Main Floor Family Room. 2. Fireplace Style Style: Zero clearance gas fireplace. 3. Fireplace Comments The pilot light is on but the fireplace did not start. Further investigation needed for repair. Replace the deteriorated caulking around the fireplace exhaust on the exterior. Replace the deteriorated caulking around the fireplace exhaust on the exterior. The pilot light is on but the fireplace did not start. Further investigation needed for repair. Page 36 of 43
1. Crawlspace Access Crawlspace Materials: Limited access due to low headroom. The crawlspace was entered but only in a small area. Review of joists, plumbing, structural support, etc. is limited. 2. Foundation Comments Materials: Crawlspace 3. Crawlspace Stairs Condition 4. Crawlspace Floor Condition Materials: Sand and small concrete pad. 5. Crawlspace Walls Condition Materials: Unfinished Wood 6. Crawlspace Ceilings Condition Materials: Insulation held in place with a fibre board. 7. Exterior Doors Condition Materials: Wood 8. Joist Condition Materials: Wood 9. Beams Condition Materials: Metal Wood 10. Support Post Comments Materials: Concrete Block 11. Subfloor Condition 12. Window Condition 13. Ventilation Comments Materials: Screened openings 14. Electrical Conditions All hanging wire should be properly secured. Page 37 of 43
All hanging wire should be properly secured. 15. Visible Plumbing Condition Materials: ABS Copper All hanging wire should be properly secured. 16. Insulation Condition Materials: Fiberglass Styrene 17. Distribution/Ducts Materials: Ducts/Registers not visible 18. Vapor Barrier 19. Crawlspace Comments Copper gas pipe not properly labelled. Copper gas pipe not properly labelled. Page 38 of 43
1. Bathroom Location Location: Main Floor Main Floor Bathroom 2. Bath Floor Conditions Materials: Linoleum 3. Bathroom Wall Condition Materials: Paneled 4. Bathroom Ceiling Condition Materials: Paneled 5. Bathroom Doors Condition Materials: Wood 6. Bathroom Windows Condition Style: Single Hung 7. Electrical Condition GFCI protected receptacles may not have been required when the house was built. GFCI outlets are a safety device to protect us from electrical shock. Recommend installing GFCI's at all receptacles in bathrooms for safety. Recommend further investigation by a qualified professional for replacement as necessary. GFCI protected receptacles may not have been required when the house was built. GFCI outlets are a safety device to protect us from electrical shock. Recommend installing GFCI's at all receptacles in bathrooms for safety. Recommend further investigation by a qualified professional for replacement as necessary. 8. Heat Source Condition Type: Central Heating and Cooling Page 39 of 43
9. Bathroom Exhaust Fan Condition Exhaust fan is noisy. Recommend further investigation by a qualified professional for repair or replacement as necessary. Exhaust fan is noisy. Recommend further investigation by a qualified professional for repair or replacement as necessary. 10. Tub/Whirlpool Condition 11. Tub Surround Condition 12. Tub Enclosure Condition 13. Tub Faucet Condition 14. Shower Base Condition 15. Shower Surround Condition Materials: Ceramic Tile 16. Shower Door Condition 17. Shower Faucet Condition Caulking missing around the faucet. Recommend applying some caulking and sealing this area. Page 40 of 43
Caulking missing around the faucet. Recommend applying some caulking and sealing this area. 18. Sink Condition Caulking missing around the base of the sink. Recommend sealing this area to prevent water damage. Caulking missing around the base of the sink. Recommend sealing this area to prevent water damage. 19. Sink Faucet Condition 20. Traps/Drains/Supply Condition 21. Toilet Condition 22. Bidet Condition Page 41 of 43
23. Counters/Cabinets Condition 24. Steamer Condition 25. Bathroom Comments Page 42 of 43
Glossary Term ABS GFCI Definition Glossary Acronym for acrylonitrile butadiene styrene; rigid black plastic pipe used only for drain lines. A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. Page 43 of 43