At Home Inspections Inc. Home Inspection Report

Transcription

1 At Home Inspections Inc. Home Inspection Report Inspector's Name Allan Taillefer RHI a member of the Ontario Association of Home Inspectors since Inspection Number H Inspection date May Inspection address 104 Maple Crest Perth Ontario Client Name Gordons Estates Services Nicky Breeze. *** General Notes *** Definition of Terms General Conditions MAJOR SYSTEMS - Our evaluation of major systems is both visual and functional provided power and/or fuel is supplied to the component. Identifying or testing for the presence of asbestos, radon, lead based products or other potentially hazardous materials is not within the scope of this report. Judging the sufficiency of water flow in plumbing or the cooling efficiency of air conditioning is a subjective evaluation, therefore, we only note a poor condition if, in the inspector's opinion, the adequacy seems to be less than normal. We urge you to evaluate these systems prior to closing. DISMANTLING AND/OR EXTENSIVE INSPECTION OF INTERNAL COMPONENTS OF ANY APPLIANCE, INCLUDING HEATERS AND HEAT EXCHANGERS, IS BEYOND THE SCOPE OF THIS REPORT. THE LOCAL UTILITY COMPANY WILL CONDUCT SUCH AN INSPECTION UPON REQUEST. INTERIOR-Our Review of Interior rooms is visual and evaluated with similar aged homes In mind. Cosmetic considerations and minor flaws such as A torn screen or an occasional cracked window can be overlooked, thus we suggest you double check these items if concerned. 2 STRUCTURE TYPE Single family structure. 3 LEVELS 2 story structure. 4 ESTIMATED AGE 8 +years. 5 WEATHER CONDITIONS Clear warm sunny 6 OCCUPANT STATUS Agent was not present, Owner was present, Structure was occupied. Pre listing Inspection. 7 START/STOP TIME Started 4:40pm Completed 6:30pm

2 EXTERIOR Our exterior evaluation is visual in nature and is based on our experience and understanding of common building methods and materials. Our review does not take into consideration the normal wear associated with virtually all properties. Hairline cracks in stucco, concrete, asphalt, plaster and drywall are common and are not a significant defect unless otherwise stated. This inspection is not a code compliance inspection nor are manufacturer's specifications for installation, operation, or repairs a part of this inspection. Code compliance and manufacturers specifications on any product or item should be verified through local building authorities, the company who manufactured the product or item, and through the sellers. 108 Driveway Asphalt. No major deterioration noted. Suggest sealing as part of routine maintenance to prevent future/further deterioration. 109 Walkways Serviceable Wood walk way. Recommend maintaining sealing. 110 Siding Stone brick finish noted. No major defects noted. Vertical vinyl siding noted no major defects noted. Recommend routine maintenance to prevent moisture damage/deterioration to the structure. Recommend caulking/sealing all siding penetrations, i.e.. electrical, heating and plumbing fixtures. This will help prevent moisture/insect penetration and heat loss. Recommend caulking all window sill mortar joints to prevent future water penetration to sub surface components. 111 Trim Serviceable metal soffit venting, ensure vents are kept clean to help the upper level to cool in summer. and cool roofing materials in winter to help prevent ice damning issues. 112 Windows & Frames Vinyl frames. Recommend monitoring caulking/sealing as part of routine maintenance to prevent water/moisture penetration.. Thermopane windows noted. The inspector may not be able to determine if all thermopane windows in this property are completely intact and without broken seals. Conditions such as temperature, humidity and lighting limit the ability of the inspector to review these windows for broken seals. For more information on the condition of these windows, each window will be closely checked room by room for serviceability, see window comment category in each room for more information. Newer style windows noted appears serviceable. 113 Electrical Fixtures Serviceable. Service entry is under ground. Exterior GFI Ground fault receptacles tested and would not trip recommend replacing Exterior receptacle cover lake side of home installed upside down this may allow water entry recommend upgrading. Recommend annual testing to ensure safety. 114 Gutters & Downspouts Serviceable metal gutters. Gutters and downspouts help divert water away from the foundation/slab of a home. Water around a home's foundation/slab can/will cause water entry or settling of foundations/slabs which can/will cause structural damage. Gutters and downspouts should be cleaned and maintained on a regular basis. Recommend extensions or plash troughs to ensure water management away from building. 115 Exterior Doors Metal insulated doors appear to be in good working order. Recommend maintaining a good weather seal around door to help reduce air and water leakage. Recommend installing storm doors on home if water persistent leakage appears during a windy rain storms.

3 116 Lot/Grade Drainage Water management around foundation appears to be draining water away from foundation at time of inspection. Always ensure good drainage is maintained around the structure, the ground should slope away from the foundation by 1 in 10 with top soil or properly installed walkways. 117 Propane tank Located at right side. Keep the area around gas shut off handle clear so that gas can be shut off in case of an emergency Recommend monitoring if any gas smells noted call gas company. No gas smell noted at time of inspection. Recommend further review of gas venting clearance to open window by a qualified contractor. 118 Exposed Foundation The building is a slab on grade design with Styrofoam and concrete covering. Recommend sealing all open edges. 119 Air Conditioner Exterior condenser apparent date code 2007 appears to be in good condition. Recommend keeping area around unit clear of grass, debris and keep unit level to prevent bearing damage to electric motors. When winterizing air conditioner turn power off to unit and place 1/2 inch thick plywood which overlaps unit 6 inches screw 2X4 to plywood to prevent it from falling off air conditioner. Manufactures recommend not wrap air conditioner with plastics or covers this could cause condensation and damage internal parts. 120 Well Cap Drilled Well. 2 piece sealed cap noted.the home/structure has a private water supply (well). A draw down and recovery test is recommended to ensure a good quantity of water is present to meet the buyers and the CHMC's requirements. 121 Exterior Comments Recommend monitoring water flow around building. Recommend looking for Critter entry points, overhanging limbs or dying trees. No apparent exterior issues at time of inspection. PATIO/PORCH/BALCONY/AREA WAYS Step # Components Comments 6001 Type Deck, Located at water side of home Deck/Slab Suggest staining/sealing as part of routine maintenance to protect and preserve wood Stairs/stoops Recommend insuring steps have a no slip material applied on them to prevent injury Railings Not required 6005 Comments Deck appears to be serviceable recommend maintaining sealing to prevent future deterioration. Recommend removal of earth near wood to prevent deterioration. Garage Location Separate from home. 122 Roof Appears to be in good condition. 123 Ventilation Not present/not observed. 125 Floor/Slab Concrete floor appears serviceable at time of inspection. Recommend sealing to prevent further deterioration. 130 Service Door In Good Working Order. 131 Garage Framing & Serviceable. Supports 133 Electrical 3 Prong grounded outlets noted recommend upgrading to Ground fault receptacles to ensure safety. 134 Garage Comments Appears to be in good condition.

4 Step # Components ROOF Our evaluation of the roof is to determine if portions are missing and/or deteriorating. Portions of underlayment and decking are hidden from view and cannot be evaluated by our visual inspection. Leaks are not always visible to the inspector, nor can the inspector determine the water tight integrity of a roof by visual inspection. If such a review is desired, client should contact a qualified licensed roofing contractor. Comments 201 Roofing Type & Materials Sloped, Asphalt shingles, Review from the roof. 202 Flashings Valley /roof flashing noted appears serviceable. 202 Condition This is a VISUAL inspection only. Roof appears to be in good condition. Normal wear for its age of 8 years. Manufactures recommend replacing roof shingles when tabs start to cup and curl and shrink in size. No sign of this at this time. No certification, warranty or guarantee is given as to the water-tight integrity of the roof. Inspectors cannot determine the water-tight integrity of roofs by a visual inspection nor can they predict future leaks or if installed according to manufacturer's specifications. 203 Skylights Not present/not observed. 204 Roof Penetrations Chimney, Vent Stack, Roof Vents. All roof penetrations appear to be in good condition recommend monitoring for cracks and deterioration to prevent water entry to building Chimney Roof Comments High efficient style plastic vent discharging from side of home. Recommend monitoring to insure clear of debris. If furnace does not work properly inspect discharge pipe for frost build This inspection of the roof is not a 'Code Compliance' inspection nor are 'Manufacturer's Specifications' for installation/repairs a part of this inspection. Code compliance/manufacturer's specifications or any product/component/item should be verified through the local building authorities, the company who manufactured the product or item, or with seller prior to closing. ATTIC Water stains around roof penetrations such as chimneys, plumbing, vents, and heating vents are very common. It is difficult to determine if these stains are active. Insulation in the attic is one of the best ways to improve the energy efficiency of a home. Our report measures insulation materials by thickness. Generally, the greater the thickness the more resistance to heat loss. 301 Access Top floor bedroom. Attics with deep insulation cannot be safely entered due to limited visibility of the framing members upon which the inspector must walk. In such cases, the attic is only partially accessible, thereby limiting the review of the attic to the view of the hatch area only 302 Framing Truss noted appears serviceable. 303 Insulation R inches of Cellulose blown insulation. This meets todays standard. 304 Ventilation Hooded roof vents. Recommend insuring free air flow from soffit/rafter forms through to top roof vents. Ventilation appears to be adequate at time of inspection. Attic Comments Appears to be in good condition.

5 BEDROOM Components Comments 401 Location 2nd level, Left, rear 402 Floor Appears to be in good condition. 403 Walls Drywall paint appears in good condition. 404 Ceiling Drywall paint appears in good condition. 405 Doors In Good Working Order. 406 Windows/Screens Windows appear to be in good working order. 407 Electrical 3 prong grounded receptacles tested and appear to be in good working order. 408 Heat source Forced air register observed. 409 Bedroom Comments Appears to be in good condition. BEDROOM #2 501 Location Main level, left back 502 Floor Appears to be in good condition. 503 Walls Drywall paint appears in good condition. 504 Ceiling Drywall paint appears in good condition. 505 Doors In Good Working Order. 506 Windows/Screens Windows appear to be in good working order. 507 Electrical 3 prong grounded receptacles tested and appear to be in good working order. 508 Heat source Forced air register observed. 509 Bedroom Comments Appears to be in good condition.

6 BATHROOM Our focus in bathrooms is directed at identifying visible water damage and/or visible plumbing problems. We may not always mention common faults such as stuck stoppers or dripping faucets. If considered important, you should check these items independently. Minor cosmetic issues such as common rust, corrosion and stains may not always be reported. Step # Components Comments 701 Location 2nd level. 702 Floor Floor appears to be in good condition. 703 Walls Drywall paint appears in good condition. 704 Ceiling Drywall paint appears in good condition. 705 Doors In Good Working Order. 707 Electrical Ground Fault Interrupters (GFI's) noted at this location did not trip when tested recommend further review for replacement. 708 Heat source Forced air register observed. Good air flow at time of inspection. 709 Exhaust Fan Tested and in good working order recommend regular cleaning to help with air flow and moisture reduction. 710 Shower/Surround No visible leaks noted at time of inspection, though leaks may occur at anytime without warning. No guarantee, warranty or certification is given as to future leaks. Recommend monitor caulking replace when it dry's up and cracks this will help prevent water penetration to sub surface components. 711 Tub Faucet Not present. 712 Shower Faucet In Good Working Order. 713 Sink Appears to be in good condition. 714 Sink Faucet In Good Working Order. 715 Traps/Drain Supply Sink and all other fixtures partially filled and drained at same time no leaks and proper draining occurred. 716 Toilet Tested and in good working order recommend regular cleaning of bottom and inside of toilet tank to help reduce mold. 717 Jet Tub Not present not observed

7 BATHROOM 2 Our focus in bathrooms is directed at identifying visible water damage and/or visible plumbing problems. We may not always mention common faults such as stuck stoppers or dripping faucets. If considered important, you should check these items independently. Minor cosmetic issues such as common rust, corrosion and stains may not always be reported. 801 Location Main level. 802 Floor Floor appears to be in good condition. 803 Walls Drywall paint appears in good condition. 804 Ceiling Drywall paint appears in good condition. 805 Doors In Good Working Order. 806 Windows/Screens In Good Working Order. 807 Electrical Ground Fault Interrupters (GFI's) noted at this location. Tested and in good working order. 808 Heat source Forced air register observed. 809 Exhaust Fan Tested and in good working order recommend regular cleaning to help with air flow and moisture reduction. 810 Tub This is a visual inspection only for stains or other signs of leaks. Many leaks are concealed and not visible to the inspector at the time of inspection. No visible leaks noted at time of inspection, though leaks may occur at anytime without warning. No guarantee, warranty or certification is given as to future leaks. 811 Tub Faucet Tested and in good working order. 812 Shower Faucet In Good Working Order. 813 Sink Serviceable. 814 Sink Faucet In Good Working Order. 815 Traps/Drain Supply Sink and all other fixtures partially filled and drained at same time no leaks and proper draining occurred. 816 Toilet Tested and in good working order recommend regular cleaning of bottom and inside of toilet tank to help reduce mold. 817 Jet Tub Whirl pool tub filled past jets, pump tested Ground fault protected and appears to be in good working order no leaks noted at time of inspection. Recommend regular sanitizing and keep jets pointing to the down position when draining water. Steam system noted this is a specialty item and should be inspected by a qualified plumber regularly to prevent injury. Hall/Stairs Components Comments 901 Type Hall. And stairs. 902 Location Main floor to 2nd level 903 Floor Floor appears to be in good condition. 904 Walls Drywall paint appears in good condition. 905 Ceiling Drywall paint appears in good condition. 906 Doors In Good Working Order. 907 Windows/Screens Windows appear to be in good working order. 908 Electrical 3 prong grounded receptacles, tested and in good working order. 909 Heat source Forced air register observed. 910 Stairs Recommend monitoring ensure no slip material on stairs. 911 Railings/Guards Inspector applied lateral moderate pressure on railings and appears to be serviceable. 911 Comments Smoke detector responded okay.

8 KITCHEN The kitchen inspection is a combination of visual and operational testing. Appliances are operated (if power is supplied) using normal operating controls. Calibrations to cooking systems or their efficiencies are not evaluated nor are life expectancies given. NOTE: Dishwashers can fail at any time due to their complexity. Our review is to determine if the system is free of leaks and excessive corrosion Floor Floor appears to be in good condition Walls Drywall paint appears in good condition Ceiling Drywall paint appears in good condition Doors In Good Working Order Windows/Screens Windows appear to be in good working order Electrical 3 prong grounded receptacles, GFI ground fault interrupter near water source. Recommend regular testing to help prevent shocks 1007 Heat source In floor heating in good working order Sinks Serviceable both sinks partially filled, then both drained at same time, proper draining occurred. Recommend monitoring seals around taps and sink to prevent water entry to counter subsurface components Faucets Tested and in good working order Traps/Drain System Sinks were half filled and both drained at once. Water appeared to drain as required at time of inspection. Drain and traps appear to be installed correctly. Drain line entering drain under sink after the plumbing trap recommend further review by a qualified contractor to prevent hazardous sewer gases from entering the building Hood/Fan/Light Tested and in good working order recommend regular cleaning to help prevent grease fires. recommend exhausting to exterior Kitchen comments Kitchen appears to be in serviceable condition. BASEMENT/CRAWLSPACE 2001 Access There is no basement as the home is built on a slab on grade system. HEATING & A/C 3001 Heating High efficiency gas Boiler with an air handler noted. tested using normal operating controls and appears to be in good working order at time of inspection. Dated Conditions Keep the area around the furnace and water heaters clear. Recommend a heating insurance program. This is available from your heating contractor and covers annual servicing, parts replacement and midnight no heat calls Exhaust Venting High efficiency exhaust venting through the wall appears serviceable at time of inspection Ducting Appears serviceable recommend cleaning in the near future Thermostat Tested and Appears to be in good working order Gas Fireplace Propane fire place noted in living room remote batteries low and would not turn on unit, pilot light on. Owner indicated in good working order.

9 3007 OIL TANK Not present/not observed Heating & A/C Comments Recommend a heating insurance program. This is available from your heating contractor and covers annual servicing, parts replacement and midnight no heat calls. HRV Heat recovery ventilator filters were dirty at time of inspection This may cause air quality issues if left to long. Run unit only when humidity build up on windows exceed 1 inch in height and is pooling on sill. These units work best in winter months when the humidity outside is very low. PLUMBING 4001 Plumbing Supply System Water supply to this property is provided by a well. Due to the in accessible nature of this system, only the above ground equipment can be reviewed. Sub-surface or concealed components are not within the scope of this inspection. If a detailed review of this system or water quality testing is desired, qualified personnel should be consulted prior to closing to perform these tests. The normal range of operation is between psi serviceable this system appears to be in good working order Plumbing Waste System On site waste disposal systems are not within the scope of this inspection. Client is advised to consult a specialist to ensure proper operation of this system. We Recommend that the septic tank be pumped and reviewed, if the tank has not been pumped or inspected within at last 3 years 4003 Supply Pipes Copper, No leaks noted at time of inspection, Water lines should be insulated to prevent condensation issues Waste Pipes ABS waste pipes noted this is up to todays standards. No leaks noted at time of inspection. Recommend having the cast iron pipes that go out to street be scoped to insure pipe is in good condition Ejector Pump Ejector or condensate pump noted recommend further review of discharge line location possible incorrect location under kitchen sink Water Heater Propane Boiler system recommend annual inspections by a qualified contractor to ensure proper operation of system Comments Minor wall damage noted in utility room recommend repairs as required. Water softener and iron filter noted in this location recommend regular inspections on these system to ensure proper operation. The time must be maintained on these systems. If the time is not correct, the systems could recharge during peek water usage times. This could cause salt to enter the water systems and cause damage to heating systems and health issues. SMOKE DETECTORS 5001 Location Smoke detectors noted on every floor. In good working order Comments Recommend installing a digital read out CO detector to enhance safety. A CO detector is now required under the building code for any home with a fuel burning heat source. It is recommended that a test of all detectors is required at least once a month. ELECTRICAL 7001 Service Type Main disconnect present, Room for expansion, Breakers, 100 amps, Appears to be properly grounded Additional Comments Neatly installed wires this is an indication of some one who takes pride and care in their work.

10 Conclusion I recommend the following be upgraded as soon as possible. 1 Down spout extensions 2 Ground fault protection repairs on exterior plugs and bathroom upstairs. 3 Drain line entering kitchen drain incorrect location. 4 HRV filters require cleaning. Recommend monitoring inlet screens on exterior of home they should be cleaned regularly. This home has been very well maintained by professionals. I believe this home has been professionally built with care and pride. If any questions contact me Allan Taillefer