159 Morningside Avenue, Toronto

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1 159 Morningside Avenue, Toronto Inspection Report February 6, 2013

2 159 Morningside Avenue, Toronto Inspection Report Overall Condition: This 60±-year-old home was extensively renovated and extended in the late 1990's. The major systems were replaced at that time and the furnace has recently been replaced. The overall condition of the house is considered to be typical to good compared to similar homes. Roofing, Flashings and Chimneys: The sloped roof is surfaced with asphalt shingles. The roof shingles are likely approaching 15 years old at this point. This particular type of shingle is known for not being very long-lived (despite being an upgrade from standard shingles at the time). They are showing more deterioration on the west and south sides due to sun-related degradation. It is felt that the roof shingles will need to be stripped and replaced within the next couple of years. A ballpark figure for this job would be about $9,000 to $10,000, but consult several roofers for actual estimates. -Roof inspected with binoculars. Some portions of the roof were not fully visible due to tree cover. Exterior: The exterior stucco is in generally good overall repair. Some horizontal cracks were noted on the south and west sides. The cause of the cracks is not known, but may be due to differences or gaps in the underlying materials. Consult stucco specialists for further investigation and repair estimates. The aluminum soffits, eavestroughs and downspouts are in good condition. The southeast wood stoop is rotting and needs repair. The full extent of necessary repairs won't be known until some of the surface boards are removed. The west driveway retaining wall shows some cracking due to shifting/bulging of the wall. At this point, the movement is minor, so monitor for a few years to determine if there are any changes. Obviously, there is a fair bit of soil pressure against the west side of the house and the west retaining wall. The west grading should be set up to direct water to flow south and north (diverting away from the house) as much as possible. Nevertheless, some dampness and wall efflorescence is inevitable at the west garage wall. As long as actual water penetration is negligible, this should be acceptable. The east sidewalk is settling away from the house. This appears to be due to movement of the relatively short east retaining wall. It is impossible to determine the rate of settlement from a one-time visit. It is certainly possible that much of this movement happened shortly after the renovations. Monitor for a few years to get a better sense of the rate of movement. The east retaining wall is not high quality and could be replaced with something sturdier if necessary. The south side stone patio is breaking up. Portions were obscured by snow so the exact extent of necessary repairs could not be determined. Consult a landscaping specialist for repair estimates once the weather improves.

3 159 Morningside Avenue, Toronto Page 2 Water stains and active leakage were noted at the garage ceiling below the master ensuite. The owner was notified and is having a plumber repair the source of the leakage. The slightly moldy drywall in the area could be patched/replaced, but considering its location in the garage this is considered to be discretionary. The southeast dining room window frame is rotting. Although it is difficult to find someone to do the work, it is possible to repair the wood with epoxy rather than replace the frame. Keep all window frames well painted to slow the deterioration process down. -The southwest downspout elbow has fallen off and needs repair. All downspouts should discharge water several feet away from the house (including the northeast one). More information is available at -Cut the tree away from the west side roof close to the front of the garage. -One of the east soffit potlight bezels has fallen out and needs to be put back. -Exterior inspection from ground level. -There is no access below the southeast stoop for inspection. -Sheds are not included in the inspection. -An analysis of the side slope stability is beyond the scope of this report. Growing groundcover/shrubs/trees as much as possible is highly recommended to reduce erosion and improve stability. Structure: The concrete block foundations support double-brick and wood frame exterior walls. The house appears to be in good overall structural condition. -The attic was inspected from the access hatch. -Walls were spotchecked only. -99% of the interior foundation wall area is covered by finishes. Electrical: The house has a 200-amp electrical service with a circuit breaker panel. The service size is considered to be more than adequate for a single family home. The distribution wiring is grounded copper and appears to have been totally updated. Although we can t comment on hidden wiring, it would certainly appear that all of the original wiring has been replaced and no active knob-and-tube wiring was visible or found during spotchecks of various outlet and switch boxes. -Replace the faulty east exterior GFCI safety receptacle(s). Parts cost is less than $20 each. -Some potlight bulbs are burnt out. -The main disconnect cover was not opened. -Concealed electrical wiring and components cannot be inspected. Heating: The house is heated by an 80,000 BTU/hr high-efficiency forced air gas furnace that is 2 years old. Typical life expectancy is 15 to 20 years. The furnace was operable at the time of the inspection. Air flow to different parts of the house is somewhat uneven. Balance the air flow as necessary. Electric radiant floor heat in the master ensuite appears to be functional.

4 159 Morningside Avenue, Toronto Page 3 -The heat exchangers are not visible. -Safety devices not tested. -Although we have no reason to suspect that one is present, it should be noted that checking the premises for buried oil tanks is not included in the inspection or the Standards of Practice. -The humidifier has been drained and is not currently in use. Air Conditioning: Cooling is provided by a 15-year-old central A/C system that has a capacity of 30,000 BTU/hr. Typical life expectancy is usually about 15 years. The A/C was not tested as the outside air temperature was much too low. For reference purposes, a replacement A/C unit would likely cost $4,000 to $5,000, but continue to use this unit until it fails. Insulation: The attic is insulated with fibreglass insulation that has an R-value of about 32. Although slightly less than current standards this is considered to be a reasonable amount of insulation for this part of Ontario. Adding more insulation would be unlikely to yield significant energy savings. When the house was first built, the walls were not insulated and only a minimally sized air gap was provided. During renovations, though, it would appear that most (if not all) of the walls were insulated with fibreglass. The basement walls were found to be insulated with fibreglass where spotchecked. The perimeter walls of the crawlspace addition are insulated with R-10 polystyrene (Styrofoam). This is a reasonable amount of insulation. Usually, this combustible insulation is supposed to be covered with a non-combustible material like drywall. Since the crawlspace is not living space, though, improvement is not the highest priority. The attic exhaust fan ducts are uninsulated (contrary to modern standards). This can allow humid air to condense in the ducts and run back down into the exhaust fan. Insulate the ducts or replace with integrated/insulated ductwork. Even more importantly, the dryer seems to vent directly into the attic near the top ridge and does not extend right outside. Over the years, this has caused some localized minor mold darkening of the plywood. Also, the duct is flexible plastic that is not insulated. The dryer duct needs to be replaced with an insulated, smoothwalled, metal duct that discharges properly to the building exterior - likely $500 and up. The front door needs some proper weatherstripping. -The attic was inspected from the access hatch. -Walls were spotchecked only. -Continuity of air/vapour barrier not verified. -Checking for asbestos (which may be present in many products and materials) is not included in the inspection or the Standards of Practice. Plumbing: The incoming City supply pipe is ½" copper where visible. The visible supply piping within the house is also copper. Water pressure is considered to be typical for the area, but does tend to drop somewhat with more than one fixture flowing simultaneously. The visible waste plumbing is primarily ABS plastic. The 189-litre rental direct-vent gas water heater is 2 years old. Water heaters have a typical life expectancy of about 15 years.

5 159 Morningside Avenue, Toronto Page 4 -The low profile main floor powder room does not flush very well. This is typical of these toilets. Monitor and replace the toilet if appropriate. -Due to its size, the ensuite Jacuzzi was tested dry, but the motor was found to be operable. -The main 2 nd floor bathroom shower needs interior caulking - see the "interior" section. -Resecure the loose bathtub overflow cover/drain controller in the main 2 nd floor bathtub (and the loose cold water handle). -Concealed plumbing not inspected. -Tub/sink overflows not tested. -Isolating/relief valves and main shut-off valve not tested. Interior: -Interior finishes are considered to be in good overall condition. A small water stain on the basement ceiling near the bathroom is reportedly from a past dishwasher leak. Water stains on the ceiling between the kitchen and family room are from past issues with the main 2 nd floor shower above. The gap between the inside threshold tiles and the sill was never caulked. This needs to be corrected before using the shower. -The windows were replaced during the renovation and are in generally good condition. -The family room gas fireplace was found to be operable at the time of the inspection. -Evidence of past mouse activity was found near the electrical panel. The owner reports that this has been corrected, but monitor. -The basement stair landing needs a railing on the open side (particularly if child safety is a concern). -For an older basement, the lower level was found to be reasonably dry during the inspection. No evidence of unusual or serious water penetration issues was found. As with all homes, though, it is important to minimize basement dampness as much as possible by keeping eavestroughs and downspouts well maintained and having a good drainage slope next to the foundations (see "exterior"). It is also a good idea to use a dehumidifier in the summer months to reduce ambient humidity in the air. -No comment made on cosmetic aspects of interior finishes. -CO/smoke detectors, alarm systems, central vacuum and appliances not inspected. (Although the furnace room detector was noted to be unplugged). -Drainage tile not visible. - -In all houses, moisture problems may result in visible or concealed mold growth. Environmental Consultants can assist if this is a concern as inspection for mold is not included in the inspection or the Standards of Practice. Notes: This is the inspection report for 159 Morningside Avenue, Toronto performed on February 6, For the purposes of this report, the front of the house is considered to be facing north (although it actually faces northwest). The inspection was performed according to the standards of the Ontario Association of Home Inspectors see Limitations and Conditions at Telephone consultation regarding this report is available free of charge call Walkthroughs with the inspector can also be arranged at a typical cost of $150.