Inspection No. 666-10462
Date: 08-Feb-2013
Visual Property Inspection 17 Queens Drive Toronto, Ontario M9N 2H3
Prepared for : Mr. Brian Trotier 171 Browning Avenue Toronto, Ontario M4K 1W7
Inspected by : Trevor Welby-Solomon 5399 Eglinton Avenue West Suite 110 Toronto, Ontario M9C 5K6 Phone: (416) 620-3563 Fax: (416) 620-3575 Email: tws@pillartopost.com
666-10462
VISUAL INSPECTION AGREEMENT PLEASE READ THIS AGREEMENT CAREFULLY THIS AGREEMENT SUPERCEDES ALL PREVIOUS COMMENTS
Property: 17 Queens Drive Toronto, Ontario M9N 2H3
Client: Mr. Brian Trotier
Phone:
Address: 171 Browning Avenue Toronto, Ontario M4K 1W7
Real Estate Company:
Agent:
Inspection Fee: $450.00 Additional Fees: $200.00 Tax: $0.00
Paid By: Date Paid: Payment Method:
Total: $650.00
Report Provided To: Contract Date: 21 January 2014
1.
THIS AGREEMENT made and entered into on the above Contract Date by and between the above named Client and the undersigned, an independently owned and operated Franchisee of Pillar To Post Inc., hereafter referred to as "Inspector". Inspector will conduct a visual inspection of the Property only. The inspection is performed in accordance with the Standards of Practice of the American Society Home and Inspectors (ASHI). This is not a Building Code inspection, title examination, nor a By-law compliance inspection. The Inspector does not offer an opinion as to the advisability or inadvisability of the purchase of the property, its value or its potential use. The inspection fee is based on a single visit to the property.
2.
The Client will receive a written report of Inspector's observations of the accessible features of the Property. Subject to the terms and conditions stated herein, the inspection includes the non-invasive visual examination of the home's exterior including roof and chimney, structure, electrical, heating and cooling systems, insulation, plumbing, and interior including floors, walls, ceiling and windows; it is a reasonable effort to disclose the condition of the house based on a visual inspection. Additionally, Inspector will functionally operate major built-in appliances. Conditions beyond the scope of the inspection will not be identified. No engineering services are offered.
3.
This Inspection Report is based on the condition of the Property existing and apparent as of the time and date of the inspection. Not all conditions may be apparent on the inspection date due to weather conditions, inoperable systems, inaccessibility of areas of the Property, etc. A defect that was apparent on any date prior to the inspection date may not be apparent on the inspection date. Without dismantling the house or its systems, there are limitations to the inspection. Throughout any inspection, inferences are drawn which cannot be confirmed by direct observation. Clues and symptoms often do not reveal the extent or severity of problems. Therefore, the inspection and subsequent Inspection Report may help reduce the risk of purchasing the property; however, an inspection does not eliminate such risk nor does the Inspector assume such risk. While some of the less important deficiencies are addressed, an all-inclusive list of minor building flaws is not provided. Inspector is neither responsible nor liable for the non-discovery of any patent or latent defects in materials, workmanship, or other conditions of the Property, or any other problems which may occur or may become evident after the inspection time and date. Inspector is neither an insurer nor guarantor against defects in the building and improvements, systems or components inspected. Inspector makes no warranty, express or implied, as to the fitness for use or condition of the systems or components inspected.
4.
The Inspector's total liability to the Client for errors, omissions, breaches of contract and/or negligence in any part of the Inspection or Inspection Report shall be limited to the amount of the fee paid for the Inspection. For greater clarity this means that if the Client sues the Inspector any damages awarded cannot exceed the cost of the Inspection.
5.
The inspection report is provided solely for the benefit of the Client and may not be relied upon by any other person. The Inspector will not review any other inspection report prior to preparing the Inspection Report provided pursuant to this Agreement unless a copy of the prior report is provided to the Inspector prior to the beginning of the inspection. The Client shall not rely on any other inspection report prepared at any time by the Inspector that is not prepared for or addressed to the Client.
PAGE I Plus CAN ASHI 11262013 EACH OFFICE IS INDEPENDENTLY OWNED AND OPERATED 666-10462
6.
Inspections are done in accordance with the ASHI Standards of Practice, are visual, and are not technically exhaustive. The following items are specifically excluded from the inspection: water softening systems, security systems, telephone and cable TV cables, timing systems, swimming pools and spas, underground or concealed pipes, sewer lines, septic systems, electrical lines and circuits, central vacuum systems, central air conditioning when outside temperature is below 65º F or 18º C, and any other condition, item, system or component which by the nature of their location are concealed or otherwise difficult to inspect or which the Inspector cannot visually examine. Excluded is the assurance of a dry basement or crawl space; also excluded is the assurance that double and triple pane glazing seals in windows are intact. Inspector will not dismantle any component or system; full evaluation of the integrity of a heat exchanger requires dismantling of the furnace and is beyond the scope of a visual inspection.
7.
Inspector will not conduct geological tests; will not inspect inaccessible or concealed areas of the Property; will not enter dangerous areas of the Property; will not inspect for environmental concerns such as hazardous substances or gasses, including but not limited to, radon gas, asbestos, formaldehyde; or for pests such as wood destroying organisms, insects, rodents; fungus including but not limited to mold and mildew unless the inspector is qualified to do so and the client specifically requests the service for an additional fee.
8.
The condition of certain systems, components and equipment will be randomly sampled by the Inspector. Examples include, but may not be restricted to, window/door operation, electrical receptacles, switches and lights, cabinets, mortar, masonry, paint and caulking integrity, roof covering materials, and examination of interior and exterior surfaces for signs of moisture ingress.
9.
The inspection excludes defects such as cracking, leaking, surface discolorations, or landslides resulting from hidden defects, including but not limited to, water leaks, land subsidence, or other geological problems. The inspection also excludes merely cosmetic features, including but not limited to, paint, wall coverings, carpeting, floorings, paneling, lawn, and shrubs. The Inspector is not required to determine property boundary lines or encroachments.
10. The Client acknowledges and agrees that the time limit for commencement of legal proceedings by the Client against the Inspector for damages suffered by the Client as a result of alleged errors, omissions, breaches of contract, and/or negligence by the Inspector shall be not later than one (1) year from the date of the inspection. After the expiry of one (1) year from the date of the inspection any claim of the client against the inspector shall expire and cease to exist for all purposes and the Client’s right to commence legal proceedings against the Inspector shall thereupon be barred. 11. In the event that the Client claims damages against the Inspector and does not prove those damages, the Client shall pay all legal fees, legal expenses and costs incurred by the Inspector in defense of the claim. 12. The Inspector shall have the right to examine the subject matter and area of any claim or potential claim against the Inspector arising herefrom and the right to offer a resolution prior to Client's performance of any remedial measures (except in the event of an emergency, or to protect for personal safety, or to reduce or avoid damage to property) The right of examination herein is a condition precedent to the commencement of any claim by the Client against the Inspector for any reason including negligence or breach of any term hereof. The Client shall not file or commence any claim against the Inspector in any jurisdiction until he has notified the Inspector of his complaint and made reasonable efforts to afford the Inspector an opportunity to complete such examination. 13. This Agreement and the documents referred to herein constitute the entire Agreement between the parties hereto, and supersede any and all prior representations, discussions, or agreements, whether written or oral. No amendment, change, or variance from this Agreement shall be invalid or unenforceable by any court of final jurisdiction, it is the intent of the parties that all other provisions of this Agreement be construed to remain fully valid, enforceable, and binding on the parties. 14. The inspection report does not constitute a warranty, guarantee or insurance policy of any kind. There are no warranties made against roof leaks, wet basements, or mechanical breakdowns. The report is a professional opinion based on a visual inspection of the accessible areas and features of the property as of the date and time of the inspection and is not a listing of repairs to be made. The report is not an assessment nor is it an appraisal. Neither the inspector nor Pillar To Post Inc. Is associated with any seller, buyer, contractor, lawyer or realtor. 15. The Client is encouraged, at their own risk, to participate in the visual inspection process and accepts responsibility for the consequences of electing not to do so. The inspection process is a two part system: the verbal survey and the report. As such, this report is not transferable to third parties as it will not clearly convey the information herein. This report is prepared by inspector at your request, on your behalf, and for your use and benefit only; this report and any memoranda or information provided to you pursuant to this inspection agreement are not to be used, in whole or in part, or released to any other person without inspector's prior written permission. Client hereby agrees to indemnify, defend and hold harmless inspector and Pillar To Post Inc. If, through the unauthorized distribution of this report, any third party brings a claim against inspector or Pillar To Post Inc. Relating to the inspection or inspection report. 16. Relationships/third party providers. Pillar To Post Inc. may have an affiliation with third-party service providers ("TPSP") in order to offer value-added services to clients. Pillar To Post Inc. and the inspector may receive compensation for such services. Pillar To Post Inc. may also arrange for these TPSPs to send literature or make post-inspection contact with the client. By executing this agreement, the client expressly consents to the disclosure of client’s personal contact information to Pillar To Post Inc. and TPSPs. If client does not wish to receive literature from or be contacted by TPSPs, client shall simply notify the inspector. 17. The inspector may collect data which may be used by the inspector, and which may be provided to Pillar To Post Inc. for use by Pillar To Post Inc. The collected data will primarily consist of data relating to the visual inspection conducted, but may also
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consist of other data relating to the property inspected, client and/or client representative personal and contact information, and demographic data. The inspector and Pillar To Post Inc. may use collected data to perform analysis, improve business processes, improve the Pillar To Post Inc. inspection experience, and obtain feedback from clients and client representatives. The inspector and Pillar To Post Inc. may also provide collected data to third-party service providers ("TPSP") in order to offer value-added services to clients, as described in this agreement. The inspector and/or Pillar To Post Inc. may provide aggregated collected data, but not individual collected data or personal information, to third parties. Other than interaction with TPSPs and aggregated data, the inspector and Pillar To Post Inc. will not sell or rent the collected data to anyone, or share the collected data with any third party except as necessary to fulfill client requests. By executing this agreement, the client expressly consents to the collection and use of data by the inspector and Pillar To Post Inc. as described herein. 18. Schedules indicated below and attached form part of this agreement. In the event of any conflict between a schedule and the provisions of this agreement, the provisions of the schedule will apply to the extent of the conflict. Attached Schedules: Acknowledgement of Lead Screening; Acknowledgement of Radon Test
By initialing here (_______), you authorize us to distribute copies of the Report to the real estate agents directly involved in this transaction, who are not designated beneficiaries of the Report, intended or otherwise. By signing this Inspection Contract I/We acknowledge, covenant and agrees that: I/We understand and agree to be bound by each and every provision of this Contract. I/We have the authority to bind any other family members or other interested parties to this Contract. The Inspector has not made any representations or warranties about the terms of this Contract other than those contained in this written Contract. I/We have had the opportunity to seek such legal advice as I/We desire in relation to the effect of this Contract on my/our legal rights.
___________________________________________________ ______/______/_____________ Signature of Client or Client's Representative ___________________________________________________ Signature of Authorized Inspector. Inspector: Trevor Welby-Solomon
Spoke with Seller [ ] Yes [ ] No
Date Signed (mm/dd/yyyy) Franchisee: Pillar To Post Home Office Address: 5399 Eglinton Avenue West Suite 110 Toronto, Ontario M9C 5K6
Inspection Time: 08-Feb-2013 01:03 PM
PAGE III Plus CAN ASHI 11262013 EACH OFFICE IS INDEPENDENTLY OWNED AND OPERATED 666-10462
Client Name:
Date:
Mr. Brian Trotier
(mm/dd/yyyy) Inspection Company:
Inspection Property:
5399 Eglinton Avenue West Suite 110 Toronto, Ontario M9C 5K6
17 Queens Drive Toronto, Ontario M9N 2H3
The Facts About Lead Lead can affect children's brains and developing nervous systems, causing reduced IQ, learning disabilities, and behavioral problems. Lead is also harmful to adults. Lead in dust is the most common way people are exposed to lead. People can also get lead in their bodies from lead in soil or paint chips. Lead dust is often invisible. Lead-based paint was used in more than 38 million homes until it was banned for residential use in 1978. Projects that disturb lead-based paint can create dust and endanger you and your family. EPA Requirements Common renovation activities like sanding, cutting, and demolition can create hazardous lead dust and chips by disturbing lead-based paint, which can be harmful to adults and children. To protect against this risk, on April 22, 2008, EPA issued a rule requiring the use of lead-safe practices and other actions aimed at preventing lead poisoning. Under the rule, beginning in April 2010, contractors performing renovation, repair and painting projects that disturb lead-based paint in homes, child care facilities, and schools built before 1978 must be certified and must follow specific work practices to prevent lead contamination. Advisory It has been determined that this home was built before 1978 and therefore stands a high risk of having lead based paint present. Under the EPA ruling any renovation or remodeling must be done by a certified contractor following lead-safe practices and this could lead to higher prices than similar contracts performed on homes that do not have lead based paint present. A lead screening test, while not totally conclusive, can identify the presence of lead in paint in this home and substantially reduce the risk of discovering the presence of lead at a later date. I acknowledge that I have read and understand the statements above and: Authorize the above-named company to conduct a screening for the presence of lead as part of the inspection service for an additional fee. Decline the above-named company to conduct screening for the presence of lead. I agree to hold harmless the above named company for any damages, health issues or additional costs incurred during renovation or remodeling as a result of the presence of lead based paint which could reasonably have been identified by screening using an EPA approved onsite test method.
Client Signature
Date
(mm/dd/yyyy)
Home Inspector Signature
Date
(mm/dd/yyyy) 666-10462
Client Name: Mr. Brian Trotier
Date:
02/08/2013 (mm/dd/yyyy)
Inspection Company: 5399 Eglinton Avenue West Suite 110 Toronto, Ontario M9C 5K6
Inspection Property: 17 Queens Drive Toronto, Ontario M9N 2H3
Because radon is a Class A carcinogen estimated to cause about 22,000 lung cancer deaths in the United States each year, second only to cigarette smoking, the Environmental Protection Agency, the Surgeon General, and the Consumer Federation of America strongly recommend that home buyers conduct a radon test before purchasing. Elevated levels can be reduced by a qualified contractor. Additionally, the Environmental Protection Agency may require radon testing in the future. I acknowledge that I have read and understand the statement above and:
Authorize the above-named company to perform a radon test as part of the inspection service for an additional fee of (see attached Agreement and Addendum for further details). Decline the radon test at this time and agree to hold the above-named company harmless for any costs that I may incur in the future regarding radon health problems or radon mitigation requirements.
Client Signature
Date
(mm/dd/yyyy)
Radon Technician Signature
Date
(mm/dd/yyyy)
666-10462
Report Commentary
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
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.
1.0
Property and Site
1.1
Porch Contact carpenter to repair or rebuild front steps and provide a railing for improved safety. Repair wood skirting at front porch where wood/soil contact has rotted wood. Consider rebuilding back entrance steps to include and upper landing for improved safety and functionality.
2.0
Exterior
2.1
Foundation Wall Contact a contractor to improve land grade height and drainage at south-west corner of home. This area was originally a basement walkout that was later enclosed. The wood wall framing is at grade level and may be prone to rot and damage.
3.0
Garage
3.1
Type Typical older detached garage. In poor condition. Functional for storage. Consider upgrading or rebuilding.
3.2
Wall Wall structure damaged and rotted in areas. Repair as needed in the short term. As we discussed, substantial repairs will be required in the medium to long term if you wish to keep this garage structure.
4.0
Basement/Structure
4.1
Post Contact a contractor to assess and repair or replace wood support posts in basement. The original wood supports are partly rotted at the base. New posts have been installed adjacent to the original posts. The new posts are not attached at the top or the bottom.
5.0
Electrical Service
5.1
Distribution Panel Contact insurance company to determine if older fuse panel is insurable. Contact electrician for advice on updating the system.
666-10462
Report Commentary
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
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.
6.0
Heating
6.1
Life Expectancy Obtain quotes from heating contractors for replacement of heating system. The system is still functional but has exceeded its typical life. Consider replacing this system pro-actively for increased reliability.
6.2
AC/Heat Pump A/C system at end of life cycle. Budget for replacement. Consider replacement of system when furnace is replaced.
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Washington State Standards of Practice for Home Inspectors & Inspections Chapter 308-408C WAC
Last Update: 3/20/09 including, but not limited to, wood destroying insects or diseases harmful to humans; the presence of any environmental hazards including, but not limited to mold, toxins, carcinogens, noise, and contaminants in soil, water or air; the effectiveness of any system installed or methods utilized to control or remove suspected hazardous substances. (4) Determine the operating costs of any systems or components. (5) Determine the acoustical properties of any systems or components. (6) Operate any system or component that is shut down, not connected or is otherwise inoperable. (7) Operate any system or component that does not respond to normal user controls. (8) Operate any circuit breakers, water, gas or oil shutoff valves. (9) Offer or perform any act or service contrary to law. (10) Offer or perform engineering services or work in any trade or professional service other than home inspection. (11) Offer or provide warranties or guarantees of any kind unless clearly explained and agreed to by both parties in a preinspection agreement. (12) Determine the existence of or inspect any underground items including, but not limited to, underground storage tanks or sprinkler systems. (13) Inspect decorative items, or systems or components that are in areas not entered in accordance with the SOP. (14) Inspect detached structures, common elements and areas of multiunit housing such as condominium properties or cooperative housing. (15) Perform any procedure or operation that will, in the opinion of the inspector, likely be dangerous to the inspector or others or damage the property, its systems or components. (16) Move suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice or debris. (17) Dismantle any system or component, except as explicitly required by the SOP. (18) Enter flooded crawlspaces, attics that are not readily accessible, or any area that will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or damage the property, its systems or components. (19) Inspect or comment on the condition or serviceability of elevators or related equipment. (20) Inspect or comment on the condition or serviceability of swimming pools, hot tubs, saunas, sports courts or other similar equipment or related equipment.
308-408C-010 - Standards of practice (SOP) — Purpose and scope. Violations of the following SOP and ethics are subject to disciplinary action under RCW 18.235.130. • The purpose of a home inspection is to assess the condition of the residence at the time of the inspection using visual observations, simple tools and normal homeowner operational controls; and to report deficiencies of specific systems and components. Inspectors must perform all inspections in compliance with the SOP set forth by the Washington state department of licensing. • A home inspection is not technically exhaustive and does not identify concealed conditions or latent defects. This SOP is applicable to buildings with four or fewer dwelling units and their attached garages or carports.
308-408C-020 - Ethics — Statement of purpose. In order to ensure the integrity and high standard of skill and practice in the home inspection profession, the following rules of conduct and ethics shall be binding upon the inspector. The home inspector must: (1) Provide home inspection services that conform to the Washington state home inspectors' SOP. (2) Provide full written disclosure of any business or familial relationships or other conflicts of interest between themselves and any other party to the transaction. The parties may include, but are not limited to, buyers, sellers, appraisers, real estate licensees, mortgage representatives, title companies, vendors and service contractors. (3) Act as an unbiased party and discharge his or her duties with integrity and fidelity to the client. (4) Perform services and express opinions based on genuine conviction and only within the inspector's area of education, training, or expertise. (5) Not conduct a home inspection or prepare a home inspection report that knowingly minimizes, compromises or attempts to balance information about defects for the purpose of garnering future referrals. (6) Not provide services that constitute the unauthorized practice of any profession that requires a special license when the inspector does not hold that license. (7) Not accept compensation for a home inspection from more than one party without written disclosure to the inspector's client(s). (8) Not for one year after completion of the inspection repair, replace, or upgrade for compensation components or systems on any building inspected - this section applies to the inspector's firm and other employees or principals of that firm or affiliated firms. (9) Not provide compensation, inducement, or reward directly or indirectly, to any person or entity other than the client, for the referral of business, inclusion on a list of recommended inspectors or preferred providers or participate in similar arrangements. The purchase and/or use of low-value advertising or marketing services or products that does not exceed ten dollars per item, is not considered inducement or reward. (10) Not disclose information contained in the inspection report without client approval or as required by law. However, at their discretion inspectors may disclose when practical observed safety or health hazards to occupants or others that are exposed to such hazards. (11) Not advertise previous experience in an associated trade as experience in the home inspection profession. An inspector's advertised inspection experience will reflect only the inspector's experience as a home inspector and inspectors shall not advertise, market or promote their home inspection services or qualifications in a fraudulent, false, deceptive or misleading manner. (12) Not accept a home inspection referral or perform a home inspection when assignment of the inspection is contingent upon the inspector reporting predetermined conditions.
•
•
Inspectors are not limited from examining other systems and components or including other inspection services. Likewise, if the inspector is qualified and willing to do so, an inspector may specify the type of repairs to be made. An inspector may exclude those systems or components that a client specifically requests not to be included in the scope of the inspection or those areas that, in the opinion of the inspector, are inaccessible due to obstructions or conditions dangerous to the inspector. When systems or components designated for inspection under this SOP are excluded, the reason the item was excluded will be reported.
308-408C-040 - Recordkeeping. The inspector is required to maintain the following records for a period of three years: (1) Preinspection agreements signed by the client and the home inspector for all home inspections. (2) Home inspection reports. (3) Timesheets or similar documentation used to establish proof of field training, when supervising a home inspector applicant/candidate.
308-408C-050 - Contracts. A preinspection agreement is mandatory and as a minimum must contain or state: (1) Address of property. (2) Home inspector compensation. (3) General description of what the home inspector will and will not inspect. That description will include all items that the Washington state SOP requires to be inspected. (4) A statement that the inspection does not include investigation of mold, asbestos, lead paint, water, soil, air quality or other environmental issues unless agreed to in writing in the preinspection agreement.
308-408C-030 - Exclusions and limitations. Inspectors are not required to: (1) Determine the condition of any system or component that is not readily accessible; the remaining service life of any system or component; the strength, adequacy, effectiveness or efficiency of any system or component; causes of any condition or deficiency; methods, materials, or cost of corrections; future conditions including, but not limited to, failure of systems and components. (2) Comment on the suitability of the structure or property for any specialized use, compliance with codes, regulations, laws or ordinances. (3) Report the presence of potentially hazardous plants or animals
308-408C-060 - Procedures. A home inspector must: (1) Provide a copy of the preinspection agreement to the client prior to the inspection unless prevented by circumstances from doing so.
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Washington State Standards of Practice for Home Inspectors & Inspections Chapter 308-408C WAC
Last Update: 3/20/09 penetrations; and the portions of the chimneys and flues visible from the exterior.
(2) Provide the client a copy of the home inspection report according to the terms of the preinspection agreement. (3) Return client's money related to a home inspection report when ordered to do so by a court.
(1) The inspector will: • Traverse the roof to inspect it. • Inspect the gutters and downspout systems, visible flashings, soffits and fascias, skylights, and other roof penetrations. • Report the manner in which the roof is ventilated. • Describe the type and general condition of roof coverings. • Report multiple layers of roofing when visible or readily apparent. • Describe any deficiencies of these systems or components.
308-408C-070 - Structure. An inspection of the structure will include the visible foundation; floor framing; roof framing and decking; other support and substructure/superstructure components; stairs; ventilation (when applicable); and exposed concrete slabs in garages and habitable areas. (1) The inspector will: • Describe the type of building materials comprising the major structural components. • Enter and traverse attics and subfloor crawlspaces. • Inspect (a) The condition and serviceability of visible, exposed foundations and grade slabs, walls, posts, piers, beams, joists, trusses, subfloors, chimney foundations, stairs and the visible roof structure and attic components where readily and safely accessible. (b) Subfloor crawlspaces and basements for indications of flooding and moisture penetration. • Probe a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing will damage any finished surface or where no deterioration is suspected. • Describe any deficiencies of these systems or components. • Report all wood rot and pest-conducive conditions discovered. • Refer all issues that are suspected to be insect related to a licensed structural pest inspector (SPI) or pest control operator (PCO) for follow up.
(2) The inspector is not required to: • Traverse a roof where, in the opinion of the inspector, doing so can damage roofing materials or be unsafe. If the roof is not traversed, the method used to inspect the roof must be reported. • Remove snow, ice, debris or other material that obscures the roof surface or prevents access to the roof. • Inspect gutter and downspout systems concealed within the structure; related underground drainage piping; and/or antennas, lightning arresters, or similar attachments. • Operate powered roof ventilators. • Predict remaining life expectancy of roof coverings.
308-408C-100 - Plumbing system. An inspection of the plumbing system includes visible water supply lines; visible waste/soil and vent lines; fixtures and faucets; domestic hot water system and fuel source. (1) The inspector will: (a) Describe the visible water supply and distribution piping materials; drain, waste and vent materials; water-heating equipment. (b) Report (i) The presence and functionality of sump pumps/waste ejector pumps when visible or confirm the float switch activates the pump when the sump is dry. (ii) The presence and location of a main water shutoff valve and/or fuel shutoff valve(s), or report that they were not found. (iii) The presence of the temperature and pressure relief (TPR) valve and associated piping. (iv) Whether or not the water temperature was tested and state that the generally accepted safe water temperature is one hundred twenty degrees Fahrenheit. (c) Inspect the condition of accessible and visible water supply pipes, drain/waste plumbing and the domestic hot water system when possible. (d) Operate fixtures in order to observe functional flow. (e) Check for functional drainage from fixtures. (f) Describe any deficiencies of these systems or components in the inspection report.
(2) The inspector is not required to: • Enter (a) Subfloor crawlspaces that require excavation or have an access opening less than eighteen inches by twenty-four inches or headroom less than eighteen inches beneath floor joists and twelve inches beneath girders (beams). (b) Any areas that are not readily accessible due to obstructions, inadequate clearances or have conditions which, in the inspector's opinion, are hazardous to the health and safety of the inspector or will cause damage to components of the home. • Move stored items or debris or perform excavation to gain access.
308-408C-080 – Exterior. An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions of chimneys. (1) The inspector will: • Describe the exterior components visible from ground level. • Inspect visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions of chimneys. • Probe exterior components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing will damage any finished surface or where no deterioration is suspected. • Describe any deficiencies of these systems or components.
(2) The inspector is not required to: (a) Operate any valves, including faucets of freestanding or built-in appliances or fixtures, if the outlet end of the valve or faucet is connected or intended to be connected to an appliance. (b) Inspect (i) Any system that is shut down or winterized. (ii) Any plumbing components not readily accessible. (iii) Floor drains and exterior drain systems, including but not limited to, exterior stairwell drains and driveway drains. (iv) Fire sprinkler systems. (v) Water-conditioning equipment, including softeners and filter systems. (vi) Private water supply systems. (vii) Gas supply systems. (viii) Interior components of exterior pumps or sealed sanitary waste lift systems. (ix) Ancillary systems or components such as, but not limited to, those related to solar water heating and hot water circulation. (c) Test (i) Pressure or temperature/pressure relief valve. (ii) Shower pans for leaks or use special equipment to test/scan shower or tub surrounds for moisture in surrounding substrate materials. (d) Determine (i) The potability of any water supply whether public or private. (ii) The condition and operation of water wells and related pressure tanks and pumps. (iii) The quantity of water from on-site water supplies. (iv) The quality or the condition and operation of on-site sewage disposal
(2) The inspector is not required to: • Inspect (a) Buildings, decks, patios, fences, retaining walls, and other structures detached from the dwelling. (b) Safety type glass or the integrity of thermal window seals. (c) Flues or verify the presence of flue liners beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace. • Test or evaluate the operation of security locks, devices or systems. • Enter areas beneath decks with less than five feet of clearance from the underside of joists to grade. • Evaluate the function or condition of shutters, awnings, storm doors, storm windows, screens, and similar accessories.
308-408C-090 - Roofs. An inspection of the roof includes the roof covering materials; gutters and downspout systems; visible flashings; roof vents; skylights, and any other roof
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Washington State Standards of Practice for Home Inspectors & Inspections Chapter 308-408C WAC
Last Update: 3/20/09 systems. (ii) The condition and operation of furnaces, boilers, heat pumps, electrical central heating units and distribution systems. (iii) Visible flue pipes and related components to ensure functional operation and proper clearance from combustibles. (iv) Each habitable space in the home to determine whether or not there is a functioning heat source present. (v) Spaces where fossil fuel burning heating devices are located to ensure there is air for combustion. (vi) Electric baseboard and in-wall heaters to ensure they are functional. (e) Report any evidence that indicates the possible presence of an underground storage tank. (f) Describe any deficiencies of these systems or components.
systems such as waste ejector pumps, cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns, and related equipment. (e) Ignite pilot lights.
308-408C-110 - Electrical system. The inspection of the electrical system includes the service drop through the main panel; subpanels including feeders; branch circuits, connected devices, and lighting fixtures. (1) The inspector will: (a) Describe in the report the type of primary service, whether overhead or underground, voltage, amperage, over-current protection devices (fuses or breakers) and the type of branch wiring used. (b) Report (i) The existence of a connected service-grounding conductor and servicegrounding electrode when same can be determined. (ii) When no connection to a service grounding electrode can be confirmed. (c) Inspect the main and branch circuit conductors for proper over-current protection and condition by visual observation after removal of the readily accessible main and subelectric panel cover(s). (d) Report, if present, solid conductor aluminum branch circuits. Include a statement in the report that solid conductor aluminum wiring may be hazardous and a licensed electrician should inspect the system to ensure it's safe. (e) Verify (i) The operation of a representative number of accessible switches, receptacles and light fixtures. (ii) The grounding and polarity of a representative number of receptacles; particularly in close proximity to plumbing fixtures or at the exterior. (iii) Ground fault circuit interrupter (GFCI) protection and arc-fault circuit interrupter (AFCI) protection where required. (f) Report the location of any inoperative or missing GFCI and/or AFCI devices when they are recommended by industry standards. (g) Advise clients that homes without ground fault protection should have GFCI devices installed where recommended by industry standards. (h) Report on any circuit breaker panel or subpanel known within the home inspection profession to have safety concerns. (i) Describe any deficiencies of these systems or components.
(2) The inspector is not required to: (a) Ignite pilot lights. (b) Operate: (i) Heating devices or systems that do not respond to normal controls or have been shut down. (ii) Any heating system when circumstances are not conducive to safe operation or when doing so will damage the equipment. (c) Inspect or evaluate (i) Heat exchangers concealed inside furnaces and boilers. (ii) Any heating equipment that is not readily accessible. (iii) The interior of chimneys and flues. (iv) Installed heating system accessories, such as humidifiers, air purifiers, motorized dampers, heat reclaimers; solar heating systems; or concealed distribution systems. (d) Remove covers or panels that are not readily accessible or removable. (e) Dismantle any equipment, controls, or gauges except readily identifiable access covers designed to be removed by users. (f) Evaluate whether the type of material used to insulate pipes, ducts, jackets and boilers is a health hazard. (g) Determine: (i) The capacity, adequacy, or efficiency of a heating system. (ii) Determine adequacy of combustion air. (h) Evaluate thermostats or controls other than to confirm that they actually turn a system on or off.
308-408C-130 - Air conditioning systems. (2) The inspector is not required to: (a) Insert any tool, probe or testing device into the main or subpanels. (b) Activate electrical systems or branch circuits that are not energized. (c) Operate circuit breakers, service disconnects or remove fuses. (d) Inspect ancillary systems, including but not limited to: (i) Timers. (ii) Security systems. (iii) Low voltage relays. (iv) Smoke/heat detectors. (v) Antennas. (vi) Intercoms. (vii) Electrical deicing tapes. (viii) Lawn sprinkler wiring. (ix) Swimming pool or spa wiring. (x) Central vacuum systems. (xi) Electrical equipment that's not readily accessible. (e) Dismantle any electrical device or control, except for the removal of the deadfront covers from the main service panel and subpanels. (f) Move any objects, furniture, or appliances to gain access to any electrical component. (g) Test every switch, receptacle, and fixture. (h) Remove switch and receptacle cover plates. (i) Verify the continuity of connected service ground(s).
The inspection of the air conditioning system includes the cooling equipment; cooling distribution equipment and the operating controls. (1) The inspector will: (a) Describe the central air conditioning system and energy sources. (b) Operate the system using normal control devices and measure and record temperature differential. (c) Open readily accessible access panels or covers provided by the manufacturer or installer. (d) Inspect the condition of controls and operative components of the complete system; conditions permitting. (e) Describe any deficiencies of these systems or components in the inspection report. (2) The inspector is not required to: (a) Activate cooling systems that have been shut down. (b) Inspect (i) Gas-fired refrigeration systems. (ii) Evaporative coolers. (iii) Wall or window-mounted air-conditioning units. (iv) The system for refrigerant leaks. (c) Check the coolant pressure/charge. (d) Determine the efficiency, or adequacy of the system. (e) Operate cooling system components if the exterior temperature is below sixty degrees Fahrenheit or when other circumstances are not conducive to safe operation or when doing so might damage the equipment. (f) Remove covers or panels that are not readily accessible. (g) Dismantle any equipment, controls, or gauges except readily identifiable access covers designed to be removed by users. (h) Determine how much current the unit is drawing. (i) Evaluate digital-type thermostats or controls.
308-408C-120 - Heating system. The inspection of the heating system includes the fuel source; heating equipment; heating distribution; operating controls; flue pipes, chimneys and venting; auxiliary heating units. (1) The inspector will: (a) Describe the type of fuel, heating equipment, and heating distribution systems. (b) Operate the system using normal readily accessible control devices. (c) Open readily accessible access panels or covers provided by the manufacturer or installer, if readily detachable. (d) Inspect (i) The condition of normally operated controls and components of
308-408C-140 - Interiors. The inspection of the interior includes the walls, ceilings, floors, windows, and doors; steps, stairways, balconies and railings. (1) The inspector will:
3 666-10462
Washington State Standards of Practice for Home Inspectors & Inspections Chapter 308-408C WAC
Last Update: 3/20/09
(a) Verify That steps, handrails, guardrails, stairways and landings are installed wherever necessary and report when they are missing or in need of repair and report when baluster spacing exceeds four inches. (b) Inspect (i) The overall general condition of cabinets and countertops. (ii) Caulking and grout at kitchen and bathroom counters. (iii) The interior walls, ceilings, and floors for indicators of concealed structural deficiencies, water infiltration or major damage. (iv) The condition and operation of a representative number of windows and doors. (c) Comment on the presence or absence of smoke detectors. (d) Describe any noncosmetic deficiencies of these systems or components.
retaining walls contiguous with the structure. (ii) For proper grading and drainage slope. (iii) Vegetation in close proximity to the home. (c) Describe any deficiencies of these systems or components. (2) The inspector is not required to: • Inspect fences, privacy walls or retaining walls that are not contiguous with the structure. • Report the condition of soil, trees, shrubs or vegetation unless they adversely affect the structure. • Evaluate hydrological or geological conditions. • Determine the adequacy of bulkheads, seawalls, breakwalls, and docks.
308-408C-180 - Attached garages or carports. The inspection of attached garages and carports includes their framing, siding, roof, doors, windows, and installed electrical/mechanical systems pertaining to the operation of the home.
(2) The inspector is not required to: (a) Report on cosmetic conditions related to the condition of interior components. (b) Verify whether all walls, floors, ceilings, doorways, cabinets and window openings are square, straight, level or plumb.
(1) The inspector will: • Inspect the condition and function of the overhead garage doors and associated hardware. • Test the function of the garage door openers, their auto-reverse systems and secondary entrapment devices (photoelectric and edge sensors) when present. • Inspect the condition and installation of any pedestrian doors. • Inspect fire separation between the house and garage when applicable. • Report as a fire hazard the presence of any ignition source (gas and electric water heaters, electrical receptacles, electronic air cleaners, motors of installed appliances, etc.) that is within eighteen inches of the garage floor. • Describe any deficiencies of these systems or components.
308-408C-150 - Insulation and ventilation. The inspection of the insulation and ventilation includes the type and condition of the insulation and ventilation in viewable unfinished attics and subgrade areas as well as the installed mechanical ventilation systems. (1) The inspector will: • Inspect the insulation, ventilation and installed mechanical systems in viewable and accessible attics and unfinished subfloor areas. • Describe the type of insulation in viewable and accessible unconditioned spaces. • Report missing or inadequate vapor barriers in subfloor crawlspaces with earth floors. • Report the absence of insulation at the interface between conditioned and unconditioned spaces where visible. • Report the absence of insulation on heating system ductwork and supply plumbing in unconditioned spaces. • Describe any deficiencies of these systems or components.
(2) The inspector is not required to: • Determine whether or not a solid core pedestrian door that is not labeled is fire rated. • Verify the functionality of garage door opener remote controls. • Move vehicles or personal property. • Operate any equipment unless otherwise addressed in the SOP. [Statutory Authority for this entire Chapter: RCW 18.280.050 and 18.280.060(6). 09-08-014, § 308-408C, filed 3/20/09, effective 4/20/09.]
(2) The inspector is not required to: • Determine the presence, extent, and type of insulation and vapor barriers concealed in the exterior walls. • Determine the thickness or R-value of insulation above the ceiling, in the walls or below the floors.
308-408C-160 - Fireplaces and stoves. Includes solid fuel and gas fireplaces, stoves, dampers, fireboxes and hearths. (1) The inspector will: • Describe fireplaces and stoves. • Inspect dampers, fireboxes and hearths. • Describe any deficiencies of these systems or components. (2) The inspector is not required to: • Inspect flues and verify the presence of flue liners beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace. • Ignite fires in a fireplace or stove. • Determine the adequacy of draft. • Perform a chimney smoke test. • Inspect any solid fuel device being operated at the time of the inspection. • Evaluate the installation or adequacy of fireplace inserts. • Evaluate modifications to a fireplace, stove, or chimney. • Dismantle fireplaces or stoves to inspect fireboxes or remove rain caps to inspect chimney flues.
308-408C-170 - Site. The inspection of the site includes the building perimeter, land grade, and water drainage directly adjacent to the foundation; trees and vegetation that adversely affect the structure; walks, grade steps, driveways, patios, and retaining walls contiguous with the structure. (1) The inspector will: (a) Describe the material used for driveways, walkways, patios and other flatwork around the home. (b) Inspect (i) For serviceability of the driveways, steps, walkways, patios, flatwork and
4 666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Property and Site Limitations Restricted
Obstruction
Snow
Vegetation
Storage against outside wall of home limited the inspection. Grade-level deck in back yard limited inspection of land grading.
Conditions Clear Overcast Approx. Temperature 20 C
Rain Wet Approx. Hydrant Distance 50m
Building Condominium Estimated Age: 100+
2 Story
Duplex
Row House
For the purposes of this report, assume the front of the home faces NORTH
Landscaping
Damaged:
Slopes to house
Hedge
Tree
No
Earth to Wood contact
Extend and direct downspout discharge away from the home to reduce water accumulation next to the foundation and to reduce the risk of water intrusion into the basement.
Driveway
Functional
Slopes to House
Paving Stone
Asphalt
Ponding water at east side of home identified at time of inspection. Caution as this may be a safety concern in the winter due to ice. Contact a landscaper or paving contractor for improvements if needed.
Walkway/Path
Damaged:
Slopes to House
Paving Stone
Concrete
Brick
Rot
Porch Unsecured
No
Significant Visible Damage Noted Wood
Repair
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Property and Site Contact carpenter to repair or rebuild front steps and provide a railing for improved safety. Repair wood skirting at front porch where wood/soil contact has rotted wood. Consider rebuilding back entrance steps to include and upper landing for improved safety and functionality.
Lighting None present
Operational:
Yes
Unsecured
Receptacle
Damaged:
No
Install GFCI
Deck/Patio Slopes to House Infestation
Damaged: Unsecured
Wood
Brick
No Crack
Grade-level deck at west side of home is uneven and sagging under the hot-tub. Monitor and rebuild when it becomes necessary.
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Exterior Limitations Clearance
Obstruction
Ivy
Snow
Restricted
Exterior wood windows have been encased in aluminum. The condition of the wood under the aluminum cannot be determined.
Foundation Wall Stone
Poured concrete
PWF
Crack
Mildew
Contact a contractor to improve land grade height and drainage at south-west corner of home. This area was originally a basement walkout that was later enclosed. The wood wall framing is at grade level and may be prone to rot and damage. Reparge stone foundation to reduce further deterioration and potential water entry.
Wall Surface No ground clearance Repoint Crack
Damaged: Vinyl siding Mildew
Brick
Steel
No Split
Wall structure is solid masonry brick. Wall structure at south east addition is wood frame with vinyl siding. The wall structure and roofline were modified in the past, likely to increase headroom on the second floor. Ask seller for copies of relevant documentation. Evidence of previous wall repairs observed during the inspection. No improvements are necessary at this time. As we discussed during the inspection, ivy on the west wall of home may cause damage to brick in the long term. Removal of ivy may also damage the brick. The wall was spot checked at grade level only and no damage was apparent at the time of inspection. No action is considered necessary at this time.
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Exterior
Windows
Damaged:
Inspected with binoculars
Recaulk
Unsecured
Mildew
No Stain
Seal and/or caulk joints and gaps around windows to reduce air exchange, water penetration and subsequent damage. Trim ivy away from window frames and maintain/repair windows as needed.
Window Well
Not Functional
Improper Drainage
Contact a contractor or landscaper to improve window wells and drainage at the north and east side of home. Window wells at driveway side are not ideal but appear functional. Monitor and improve as needed.
Doors Binds
Operational: Damaged
Mildew
Stain
Lighting None
Yes Storm
Operational:
Yes
Operational:
Yes
Unsecured
Receptacle Damaged
Split
Install GFCI
Reverse Polarity
No Ground
Install GFCI units at all exterior outlets to provide shock protection.
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Garage Type Detached
Single
Insulated
Attic Access
Typical older detached garage. In poor condition. Functional for storage. Consider upgrading or rebuilding.
Door Binds
Damaged
Automatic
Metal
Stain
Garage vehicle door could not be inspected due to extensive storage in front of the garage. Repair damaged garage access door.
Floor Crack
Settlement
Gravel
Stain
Drywall
Brick
Wood framed
Wall
Damaged:
No Fire Barrier
Yes
Stain
Wall structure damaged and rotted in areas. Repair as needed in the short term. As we discussed, substantial repairs will be required in the medium to long term if you wish to keep this garage structure.
Window Binds
Damaged
Operational:
Yes
Unsecured
Receptacle Damaged
Yes
Wood
Lighting None
Operational:
Operational: Install GFCI
Reverse Polarity
Unsecured
Improper
No Ground
Yes Open Ground
Circuit Wire Concealed
Unprotected
Electrical wiring from house to garage is not properly protected. Contact an electrician to upgrade the conduit and branch circuit wiring.
Access Door Auto Door Close
Operational: Metal clad
Gas Proof
Damaged
Yes Stain
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Roof Structure Inspected By: Binocular
Roof Edge
Walk On
No Access
Gravel Cover
Height
Rain
Valley Pitch 4 in 12
Other
Limitations Deck
Main Roof Gable Gable Estimated Age 6 to 10 years
Gutter/Downspout
Damaged:
Unsecured Aluminum Drainage below ground
Galvanized Spill
Dent Clean Gutters
No
Redirect Leader
Re-secure gutters where loose to improve roof drainage.
Fascia/Soffit Not vented
Aluminum
Wood
Mildew
No
Damaged:
No
Stain
Covering Asphalt Shingle Fiberglass Shingle Loose Mildew # of Layers Not identified
Damaged:
Stain
Concrete Curl
Tar Fungus
Nail Pop
Middle
End
Exceeded
Chimney Stack Deterioration
Dormer Valley Corrosion
Drip Edge Roll Roofing Reseal
Flat Roof Skylight Aluminum Copper Replace When Re-roofing
Shed
Other
Concrete Curl
Tar Fungus
Life Expectancy Typical
Flashing Not Checked Roof to Wall Gap
Damaged:
No
Secondary Roof Flat Gable Estimated Age 8 to 12
Hip Pitch 4 in 12
Secondary Roof Covering Fiberglass Shingle Loose
Mildew
Damaged: Asphalt Shingle Stain
Yes Nail Pop
Budget to replace shingles at secondary roof at the back of the home. Shingle material has exceeded typical life expectancy. Evidence of surface damage observed during the inspection.
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Roof Structure Sec. Roof Life Expectancy Typical
Middle
End
Exceeded
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Attic Limitations No Access
Sealed
Looked in
Hatch
Insulated
No access at time of inspection. Seller denied access to second floor of home.
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Basement/Structure Limitations Finished
Clutter
Dry Weather
Dry Ground
Extensive storage in basement limited inspection.
Floor Crack
Damaged: Concrete
Carpet
Ceramic
Vinyl
No Wood
The basement was lowered at some point in the past. Ask seller for information and documentation on this renovation.
Wall Crack
Concealed
Mildew
Concrete
Stone
PWF
Minor surface damage to parging in basement. No improvement is necessary at this time. Evidence of dampness in basement area identified during inspection. Wet areas and efflorescence. Effect improvements to land grading, window wells and surface water drainage and monitor basement for further dampness. If it becomes necessary, contact a contractor for improvements and upgrades.
Window Binds Aluminum
Damaged: Not Tested Vinyl
Single Mildew
Casement Stain
Lighting Minimal
Bay Repaint
Damaged:
No Thermal
Yes
Unsecured
Contact an electrician to upgrade and repair basement lighting for improved safety.
Receptacle Damaged
Damaged: Install GFCI
Reverse Polarity
Unsecured
Improper
Thermostat
Electric
No
No Ground
Open Ground
Convector
Radiant
Circuit Wire Concealed
Heat Source None
Air Register
Basement Stairway Unsecured
Carpet
Damaged: Vinyl
Wood
Worn
Yes Trip Hazard
Repair basement hatch, stairs and railing for improved safety.
Floor Joist Concealed
No
Damaged:
No
Split
Stain
Other
Continuous
X-Metal
X-Wood
Solid Wood
Bridging Concealed
Damaged: Unsecured
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Basement/Structure Beam Unsecured
Damaged: Concealed
Laminate
Metal
Wood
Concealed
Adjustable
Brick
Concrete
Post
No Sag
Damaged:
On Slab
Yes Wood
Contact a contractor to assess and repair or replace wood support posts in basement. The original wood supports are partly rotted at the base. New posts have been installed adjacent to the original posts. The new posts are not attached at the top or the bottom.
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Electrical Service Service Entrance Overhead
No Conduit
120/240 Volt
Aluminum
Copper
Unsecured
Frayed
Obstructed
Unsecured
Entrance Cable Concealed
Main Disconnect Switch/Cartridge Fuse
Breaker
Disconnect Rating Have Electrician Evaluate Amps 100
Distribution Panel
Damaged:
Not Opened Non Standard Installation Location North-east basement
No Obsolete
Contact insurance company to determine if older fuse panel is insurable. Contact electrician for advice on updating the system.
Panel Rating Room For Expansion Amps 100
Fuse Breaker
Glass
GFCI Breaker
AFCI Breaker
Blown
Aluminum Spliced
Copper
Non-Metallic Sheathed
Circuit Wire Improper Double Tapping
Over-Fused
Damaged:
No
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Electrical Service There are several generations of electrical branch circuit wiring in the basement. Contact an electrician to inspect and correct unprotected and loose branch circuit wiring for improved safety.
Grounding Concealed
Ground Rod
Water Main
Improper Connection
Meter By-Pass
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Heating Data Plate Not Legible Incomplete Model: 350MAV060100
BTU Input: 100 000
Estimated Age: 18 years
Limitations Cleanout Does Not Open System Shut Down
Oil Tank Not Visible Piping Concealed
System Operating In AC Mode Weather
2nd Floor
Other
Smoke Detectors Basement
1st Floor
3rd Floor
Smoke detectors missing in some areas. Suggest installing detectors in all required areas and replacing existing detectors for improved reliability and life safety.
CO Detectors Basement
1st Floor
2nd Floor
3rd Floor
Other
No CO detectors present in home. Provide CO detectors for improved life safey.
Thermostat/Humidistat Unsecured Programmable Thermostat Location: Living Room
Operational:
Yes
Standard
Heating Fuel Source Unknown
Electric
Gas
Forced Air
Radiator
Mid Efficiency
High Efficiency
Heat Type Convector
Burner Type Conventional
Heating System Advise Service/Repair Contract
Rusted and damaged due to condensate leak. Contact heating technician to service and repair as needed. See notes regarding replacing heating system proactively.
Air Requirement Internal
External
Inadequate
Metal
Improper Rise
Middle
Exceeded
Venting Sidewall
Unsecured
Corrosion
Soot
Life Expectancy Typical
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Heating Obtain quotes from heating contractors for replacement of heating system. The system is still functional but has exceeded its typical life. Consider replacing this system pro-actively for increased reliability.
Gas Burner
Operational:
Yes
Not Checked
Burner Corrosion
Advise Adjustment
Ignition Electronic
Pilot & Thermocoupl
Central Humidifier Not Checked
Water Shut Off
Damaged: Clean
Mildew
Unsecured
Yes Leak
Non functional.Consider updating when replacing furnace.
Motor/Blower Direct Drive
Noisy
Other
Missing
Inoperable
Filter Electronic
Undersized
Dirty
Damaged Fins
Corrosion
Duct/Joint/Housing Unsecured
Corrosion
Kink
Evaporative
Central
AC/Heat Pump Not Checked
Dirty
A/C system at end of life cycle. Budget for replacement. Consider replacement of system when furnace is replaced.
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Heating Temperature Differential Supply Air Not tested
Return Air Not tested
Condensation Line Improper Drain
Corrosion
Leak
Not Insulated
Leak
Refrigerant Line Unsecured
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Plumbing Components Limitation Finished Basement
Private
Private System
Unable to identify water main material and condition due to encasement in basement floor concrete.
Public Supply Metered
Concealed
Lead
Galvanized
Plastic
Copper
Corrosion
Leak
Typical
High
Frost Free
Shut-Off Valve
Recaulk
Unsecured
Corrosion
Copper
Plastic
Corrosion
Dissimilar materials
Laundry
Hose Bibb
Plastic
Cast Iron
Unsecured
Advise Septic Tank Checked
Shut-Off Valve Not Tested
Water Pressure Low
Hose Bibb Not Checked
Distribution Piping Concealed
Damaged:
No
Cross Connection Kitchen
Waste Drainage Concealed
Damaged:
No
Contact a plumber to inspect and correct P-trap in the basement ceiling. This may interfere with functional drainage of fixtures above.
Floor Drain Mechanical Primer
None
Backed Up
No Water
No Trap
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Plumbing Components No floor drains were identified in the basement during the inspection. It is likely that there are no basement floor drains. This could not be verified due to the extensive storage in the basement. Consult plumber on the advisability of installing a floor drain in the vicinity of the hot water tank and furnace.
Vent Stack/Piping Concealed
Damaged: Galvanized
Cast Iron
Undersized
No
Unsecured
Main Cleanout
Damaged:
No
Concealed Improper Plug Location Central basement
Hot Water Tank Hybrid Heating Age 4 years
Operational: Own
Gas Wood Estimated Capacity I.G. 33
Dirty
Yes Unsecured
Life Expectancy Typical
Middle
Exceeded
Fuel Shut-Off Concealed Location West basement
Relief Valve No Test Lever
Corrosion
Other
Discharge Tube Undersized
Discharge
Venting Flue
Damaged: Sidewall
Improper Rise
Unsecured
Corrosion
No Soot
Burn Chamber Not Checked
Needs Adjustment
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Bathroom Location Basement
1st Floor
2nd Floor
Suspect
Low
3rd Floor
Other
Water Flow Normal
Floor Worn
Damaged: Crack
Carpet
Vinyl
Wood
Wall
No Ceramic
Damaged:
Patched
Crack
Drywall
Brick
Wood
Crack
Drywall
Stipple
Wood
Not Tested Vinyl
Single Hung Wood
Casement Damaged
Bay Mildew
Ceiling Patched
Ceramic
Damaged:
Window Binds Aluminum
Operational: Damaged
Hinged
Lighting None
Wood
Yes Thermal Stain
Yes Composite
Operational:
Yes
Unsecured
Receptacle Damaged
No Tile
Operational:
Door Binds
No
Operational: Install GFCI
Reverse Polarity
No Ground
Exhaust Fan
Operational:
Yes Open Ground
Yes
Advise Installation
Discharge location not identified. Access to attic denied by seller.
Sink Worn
Damaged: Chip
Faucet No Shut-off
Operational: Sticks
Unsecured
Corrosion
Leak
Improper Trap
Slow Drain
Corrosion
Leak
Trap/Drain Unsecured
Vanity Worn
No
Laminate
Plywood
Mildew
Yes
Damaged:
No
Damaged:
No
Missing Hardware
666-10462
Date: 08-Feb-2013
17 Queens Drive, Toronto, Ontario M9N 2H3
Bathroom Toilet No Shut-Off
Operational: Tank Loose
Unsecured
Crack
Leak
Ceramic
Cultured Marble
Regrout
Mildew
Tub/Enclosure Unsecured
Damaged:
Faucet/Shower Head Not Tested
Yes
Operational:
Sticks
Unsecured
Corrosion
Leak
Thermostat
Electric
Air Register
Convector
No Crack
Yes
Heat Source None
Radiant
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