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Copyright 2012 HOME INSPECT SOLUTIONS INC.

Home Inspect Solutions IncProperty Inspection Report

Cover Page

35 Lake Rd, Sudbury, ON, P0M1M0

Inspection prepared for: Lise Paquet Date of Inspection: 3/29/2013 Time: 0930

Age of Home: 6 Years Size: 1056 Weather: Sunny & Clear

SAMPLE REPORT

Inspector: Greg RheaumeLMH30000018121 NACHI12091813Box 938, Coniston, Ontario P0M1M0

Phone: 705-626-0007 Fax: 705-591-2286

Email: [email protected]

Home Inspect Solutions Inc 35 Lake Rd, Sudbury, ON

Page 1 of 59

Report SummaryReport Summary

ExteriorPage 8 Item: 2 Walkway

Conditions• Concrete pad in front of front door has negative slopetowards house; recommend correcting grade to direct wateraway from home.

Page 8 Item: 3 Exterior WallCladding Condition

• Siding damaged at the rear of the home; chipped;recommend replacing damaged pieces to protect fromelements.

Page 9 Item: 7 Gutter Condition • Recommend the installation of eavestrough and downspouts to direct water way from home. This prevent wterdamage and infiltration to the home.

Page 10 Item: 11 ElectricalConditions

• Weatherproof cover is missing. Suggest installing cover forsafety.• Cap to the conduit elbow that penetrates into the home forthe main service entrance is broken.

Page 11 Item: 14 Lot Grade andDrainageConditions

• Adding dirt backfill to any low lying areas located around thefoundation is recommended to ensure proper drainage awayfrom the foundation at all times.

Page 11 Item: 15 FoundationConditions

• Recommend parging of block foundation to protectfoundation from elements along front door near grade

• Header along side of house for a new deck is missing andrequires protection from elements

Page 11 Item: 17 Patio Conditions • Patio is pitched towards the structure, which may result inbasement seepage.

Page 12 Item: 18 Deck Condition • Missing railing on stairs; recommend installation foroccupant safety• Recommend installation of additional 4x4 railing posts foradded support; railing very wobbly.• Homeowner claims final has not yet been issued for deck.• Grade below deck has negative slope towards house;recommend re-grading to direct water away from home.

Page 13 Item: 21 Stair Condition • Whenever three or more stairs are present a handrail isusually required.

Page 13 Item: 22 General ExteriorComments

• An effective water management program is required for allhomes. This includes maintenance of all woodencomponents, caulking of all openings and ongoing vigilance ofwater handling systems, roof and flashing. Buyer is advisedthat while there may not be evidence of water intrusion intostructure at time of inspection, NO STATEMENT referring tofuture performance can be made due to changing weatherand structure conditions.

RoofPage 14 Item: 2 Roof Condition • Appears to be smoke or fire damaged where chimney

protrudes through roof. DiscolouredPage 14 Item: 3 Roof Flashing

Condition• Flashing missing and not protecting penetrations of roof;holes are exposed and unprotected from elements;recommend installation of flashing over all stack or chimneypenetrations.


Page 2 of 59

Page 15 Item: 5 Roof SurfaceConditions

• Recommend installation of foam enclosures to cover therake and ridge cavities in the roof from the natural contours ofthe metal roof; They can be purchased from any residentialsteel roof manufacturer. This protects the roof framing frominsects, rodents, and elements.

Page 15 Item: 6 Roof Comments • Missing soffit around chimney; exposed to elements;recommend installing metal soffit around chimney• Ridge capping not extended with metal roofing; recommendextending with metal roofing

GaragePage 17 Item: 2 Garage Roof

Condition• Missing soffit, fascia board, fascia; recommend installationfrom elements to protect framing from deterioration.

Page 17 Item: 3 Garage ExteriorConditions

• Front left side of foundation near garage door has verticalcrack; owner claims was hit by backhoe.

Page 19 Item: 4 Gutter/ DownspoutConditions

• Suggest installation of splash blocks/extenders at alldownspouts to divert water away from the structure andensure proper drainage.• Suggest installing gutters and downspouts for effective watermanagement.• Recommend instalation of eavestroughs and downspoutsabove entry door for safety and to direct water away fromgarage

Page 19 Item: 6 Garage DoorCondition

• Bottom weatherstrip is deteriorated, recommend review forrepair or replacement, as necessary.

Page 19 Item: 9 Garage WindowConditions

• Suggest caulking and refinishing of doors and windowframes as necessary.

Page 20 Item: 15 Garage ElectricalCondition

• Reverse polarity observed in garage at receptacles.

Subpanel mounted and incomplete.

Garage is powered by an exposed 14/2 electrical wire fromhouse to garage and buried; Major safety concern tooccupant.

Exterior electrical wiring for receptacles and light fixtures areexposed and unprotected.

Electrical in garage is substandard.

Homeowner claims no permit issued for garage electrical.


Page 3 of 59

Page 22 Item: 16 Garage Comments • Wood stove may require WETT certification. Contact yourlocal insurance company and WETT certifying body for furtherdetails an direction.

All door jambs unfinished and exposed to elements;recommend capping to prevent deterioration of jambs fromthe elements.

B-vent chimney does not meet height requirements at roofpenetration.

Improper horizontal slope of B-vent.

Chimney clean out is missing cover.

Chimney punctured

Chimney improperly supported by 2x4 framework.

ChimneyPage 23 Item: 2 Chimney Condition • Recommend monitoring this area regularly.

• 11 feet is typical oil burner minimum chimney heightrequirement. Advise review by qualified contractor todetermine if this installation is appropriate.• Chimney needs to be extended above the roof line.• Chimney B-vent damages near clean out• Chimney strapping not fastened to house• Clean out is buried beneath ground; requires accessibility forclean out• Chimney height requirements not met

Page 24 Item: 3 Flue Condition • We advise having chimney reviewed by a chimneyspecialist as this could be a safety issue. Repairs orinstallation of a flue liner may be needed.• Unable to determine condition or presence of liner due toaccessibility.

Page 24 Item: 4 FlashingConditions

• Flashing missing on the roof; recommend installation ofapproved flashing for B-vent

Page 24 Item: 6 ChimneyComments

• Limited review, chimney was viewed from the ground only.Our chimney review is limited to visible accessiblecomponents only. If further review is desired, we suggestreview by a qualified professional prior to close.• Recommend consultation for WETT certification or from anOil Burner Technician for further analysis

BasementPage 25 Item: 4 Basement Floor

Condition• Wooden subfloor noted in finished area. No way todetermine condition of subfloor or if water intrusion hasoccurred without destructive investigation. This area thereforeis not within the scope of this report.• Laminate spongy near steel support column

Page 26 Item: 11 Subfloor Condition • Damage observed. Puncture


Page 4 of 59

Page 27 Item: 15 InsulationCondition

• Insulation wall coverage is partial.• Missing vapour barrier in unfinished area. Recommendinstallation of vapour barrier in headers between floor joists• Discoloured insulation; gray and black in areas.

Page 28 Item: 17 BasementComments

• Light fixture in basement food pantry near stairs should beprotected by dome cover for occupant safety.

PlumbingPage 29 Item: 3 Waste Line

Conditions• Inspector is unable to determine if sewer system is a septicsystem or cesspool system by a visual inspection. Clientshould obtain further information on this system from sellersor have system inspected by a qualified septic specialist priorto closing to ensure proper operation of this system and forany repairs/replacements as needed.• Septic tanks and leach lines are buried and are not visible tothe inspector. Should you desire a more thorough inspectionof all septic components, further review by a licensed septiccontractor is recommended prior to closing to ensure thesystem is functioning properly.• Negative to DWV plumbing for bath drain into the mainstack/ discharge line between basement ceiling joists

Page 30 Item: 10 PlumbingComments

• Copper pipe joins require cleaning; excessive oxidization(green)• Black poly pipe used for drain to clothes washer;recommend installation of ABS DWV plumbing for properconnection

ElectricalPage 32 Item: 2 Electrical panel

Condition• Basement bedroom Arch-fault breaker lug screw appears tohave been arched; recommend replacing with new Arch faultbreaker; Installation should be completed by masterelectrician

Page 33 Item: 4 Sub PanelComments

• ESA permit required to wire garage

•

• Requires proper wiring by master electricianPage 33 Item: 6 Electrical

Comments• Receptacle in utility room near oil tank has "Open Neutral"

HeatingPage 34 Item: 2 Burner Chamber

Comments• Recommend contacting a local licensed HVAC technician foran annual flue-gas analysis and cleaning and nozzlereplacement if necessary• Annual service is recommended.

Page 34 Item: 3 Exhaust VentingConditions

• Recommend contacting OBT technician for ventingregulations• Vent pipe may be improperly pitched, which is a safetyconcern. Recommend review by a licensed heating contractorfor repair as necessary .

Page 35 Item: 5 Air Filter Condition • Recommend changing fuel oil filter annually during annualmaintenance inspection• We recommend changing or cleaning the filter monthlyduring the heating season.


Page 5 of 59

Page 35 Item: 7 DistributionDucting Condition

• Inspection tag/ sign off tag not detected

Page 35 Item: 8 Heating Comments • Heat exchanger not installed; owner claims system is part offinal inspection and to be installed prior to closing.

Water HeaterPage 37 Item: 6 Water Heater

Comments• Electrical connection to W/T is unprotected; recommendinstallation of conduit or armoured cable for occupant safety;should be installed by master electrician

KitchenPage 38 Item: 1 Kitchen Floor

Condition• Cracked tiles noted.

Page 38 Item: 3 Ceiling Conditions • Evidence of repairs observed.• Patching observed.• Recommend review for repair or replacement as necessary.• Unable to determine effectiveness of repairs.

Page 38 Item: 9 Kitchen SinkCondition

• Sink is leaking at the time of inspection.

Page 39 Item: 11 Traps/Drains/Supply Condition

• Unconventional P-tap observed; recommend replacementand installation of conventional P-trap for adequate function• Improper "S" trap noted. This trap configuration may causethe trap to siphon dry, allowing sewer gas and odour to enterthe dwelling. This situation may rectified by the installation ofan anti siphon devise (cheater vent). Suggest repair by aqualified professional. In the alternative, run a little bit ofwater into the sink to reseal the trap if odour is detected.• Right sink basket drain leaks

Master BedroomPage 42 Item: 4 Door Conditions • Exterior sliding door wooden sill is black in spots; may be

due to blanket covering sill throughout winter months and notable to breath or dry out, recommend further analysis.

BathroomPage 44 Item: 9 Bathroom Exhaust

Fan Condition• Exhaust fan is noisy.

Page 45 Item: 10 Tub/WhirlpoolCondition

• Pump power cable has been cut and splicedunconventionally; recommend installation of proper powercord at the pump by a licensed electrician

Page 45 Item: 13 Tub FaucetCondition

• Improper tub faucet for application; vanity faucet wasinstalled; recommend installation of Roman tub faucet forapplication and greater flow and rapid fill time

Page 46 Item: 20 Traps/Drains/Supply Condition

• Unconventional P-trap observed; negative slope observed;no leaks at time of inspection; recommend installation ofconventional P-trap.

Page 47 Item: 25 BathroomComments

• wall cavity beneath cabinet is exposed to wiring andplumbing; recommend closing off for child safety

AtticPage 50 Item: 5 Insulation

Condition• Recommend adding additional insulation.• None installed over the garage.

Bedroom 2Page 53 Item: 8 Other Interior Area

Comments• Missing baseboards


Page 6 of 59

Utility RoomPage 55 Item: 3 Walls Condition • Staining of insulation observedPage 55 Item: 10 Electrical

Conditions• Receptacle near oil tank tested "OPEN NEUTRAL";recommend rectifying issue by licensed electrician


Page 7 of 59

General Information 1. Inspector

2. Persons in AttendanceBuyers • Listing Agent • Sellers • Buyer represented by agent. InspectionAgreement reviewed and signed by buyer/agent prior to inspection.

3. OccupancyThe Property is occupied by a tenant

4. Property InformationBungalow with full size finished basement

5. LevelsBungalow

6. Estimated AgeThis home is approximately 6 years old

7. Weather conditionsClear • Cool • Sunny


Page 8 of 59

Exterior 1. Driveway ConditionGood Fair Poor N/A None

XMaterials: GravelObservations:• Evidence of ponding observed.

2. Walkway ConditionsGood Fair Poor N/A None

XMaterials: ConcreteObservations:• Common cracks and heaved/settled areas observed.• Suggest maintenance/repairs be performed to prevent future/furtherdamage/deterioration.• Concrete pad in front of front door has negative slope towards house;recommend correcting grade to direct water away from home.

3. Exterior Wall Cladding ConditionGood Fair Poor N/A None

XMaterials: Vinyl SidingObservations:• Siding damaged at the rear of the home; chipped; recommend replacingdamaged pieces to protect from elements.

Siding damaged at the rear of the home; chipped; recommend replacing damaged pieces to protectfrom elements.

4. Trim ConditionsGood Fair Poor N/A None

XMaterials: MetalObservations:• Suggest caulking around doors and windows as necessary.• Suggest sealing/caulking as part of routine maintenance to prevent furtherdeterioration.


Page 9 of 59

Suggest sealing/caulking as part of routinemaintenance to prevent further deterioration.

Suggest caulking around doors and windows asnecessary.

5. Window/Frame ConditionsGood Fair Poor N/A None

XMaterials: Sliding FrameObservations:• Thermopane windows observed in the home. The inspector is unable todetermine if all double glazed insulated windows in this property arecompletely intact and without compromised seals. Conditions indicating abroken seal are not always visible or present and may not be apparent orvisible at the time of inspection. Changing conditions such as temperature,humidity, and lighting limit the ability of the inspector to visually review thesewindows for broken seals. For more complete information on the condition ofall double glazed windows, consult the seller prior to closing.

6. Exterior Door ConditionsGood Fair Poor N/A None

XMaterials: MetalObservations:• Function tested and operable.

7. Gutter ConditionGood Fair Poor N/A None

XMaterials: MissingObservations:• Recommend the installation of eavestrough and down spouts to directwater way from home. This prevent wter damage and infiltration to the home.

8. Fence ConditionGood Fair Poor N/A None

X

9. Electric Meter ConditionGood Fair Poor N/A None

XLocation: Right SideObservations:• Main disconnect observed at the meter.

10. Gas Meter ConditionGood Fair Poor N/A None

X X


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11. Electrical ConditionsGood Fair Poor N/A None

XObservations:• Weatherproof cover is missing. Suggest installing cover for safety.• Cap to the conduit elbow that penetrates into the home for the main serviceentrance is broken.

Cap to the conduit elbow that penetrates into thehome for the main service entrance is broken.

Weatherproof and protective coves are missing.Suggest installing cover for safety.

12. Exterior Faucet ConditionsGood Fair Poor N/A None

XLocation: FrontObservations:• Frost-free was installed

Frost-free was installed13. Door Bell ConditionGood Fair Poor N/A None

X XLocation: Not Present


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14. Lot Grade and Drainage ConditionsGood Fair Poor N/A None

XObservations:• Adding dirt backfill to any low lying areas located around the foundation isrecommended to ensure proper drainage away from the foundation at alltimes.

15. Foundation ConditionsGood Fair Poor N/A None

XType: Full BasementObservations:• Recommend parging of block foundation to protect foundation fromelements along front door near grade

• Header along side of house for a new deck is missing and requiresprotection from elements

Header along side of house for a new deck ismissing and requires protection from elements

Recommend parging of block foundation toprotect foundation from elements along front door

near grade16. Retaining Wall ConditionsGood Fair Poor N/A None

X X

17. Patio ConditionsGood Fair Poor N/A None

XMaterials: ConcreteObservations:• Patio is pitched towards the structure, which may result in basementseepage.

18. Deck ConditionGood Fair Poor N/A None

XMaterials: WoodObservations:• Missing railing on stairs; recommend installation for occupant safety• Recommend installation of additional 4x4 railing posts for added support;railing very wobbly.• Homeowner claims final has not yet been issued for deck.• Grade below deck has negative slope towards house; recommend re-grading to direct water away from home.


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Exterior Deck Condition Grade below deck has negative slope towardshouse; recommend re-grading to direct water

away from home.

Exterior Deck Condition Missing railing on stairs; recommend installationfor occupant safety

Exterior Deck Condition


Page 13 of 59

19. Porch ConditionGood Fair Poor N/A None

X X

20. Balcony ConditionGood Fair Poor N/A None

X X

21. Stair ConditionGood Fair Poor N/A None

XObservations:• Whenever three or more stairs are present a handrail is usually required.

22. General Exterior CommentsGood Fair Poor N/A None

XObservations:• An effective water management program is required for all homes. Thisincludes maintenance of all wooden components, caulking of all openingsand ongoing vigilance of water handling systems, roof and flashing. Buyer isadvised that while there may not be evidence of water intrusion into structureat time of inspection, NO STATEMENT referring to future performance canbe made due to changing weather and structure conditions.

Exterior General Exterior Comments General Exterior Comments


Page 14 of 59

Roof 1. Methods Used to Inspect Roof

How Inspected: Roof was visually inspected from accessible points on theinterior and/or exterior. If a roof is too high, is too steep, is wet, or iscomposed of materials which can be damaged if walked upon, the roof is notmounted. Therefore, client is advised that this is a limited review and alicensed roofer should be contacted if a more detailed report is desired. •Visually accessible from ground.

2. Roof ConditionGood Fair Poor N/A None

XMaterials: Metal RoofingObservations:• Appears to be smoke or fire damaged where chimney protrudes throughroof. Discoloured

Roof Roof Condition3. Roof Flashing ConditionGood Fair Poor N/A None

XMaterials: MissingObservations:• Flashing missing and not protecting penetrations of roof; holes are exposedand unprotected from elements; recommend installation of flashing over allstack or chimney penetrations.


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Flashing missing and not protecting penetrationsof roof; holes are exposed and unprotected from

elements; recommend installation of flashing overall stack or chimney penetrations.

Flashing missing and not protecting penetrationsof roof; holes are exposed and unprotected from

elements; recommend installation of flashing overall stack or chimney penetrations.

4. Skylight ConditionGood Fair Poor N/A None

X X

5. Roof Surface ConditionsGood Fair Poor N/A None

XObservations:• Recommend installation of foam enclosures to cover the rake and ridgecavities in the roof from the natural contours of the metal roof; They can bepurchased from any residential steel roof manufacturer. This protects theroof framing from insects, rodents, and elements.

6. Roof CommentsGood Fair Poor N/A None

XObservations:• Missing soffit around chimney; exposed to elements; recommend installingmetal soffit around chimney• Ridge capping not extended with metal roofing; recommend extending withmetal roofing


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Ridge capping not extended with metal roofing;recommend extending with metal roofing

Missing soffit around chimney; exposed toelements; recommend installing metal soffit

around chimney


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Garage 1. Garage Type

Type: Detached

2. Garage Roof ConditionGood Fair Poor N/A None

XMaterials: Metal RoofingObservations:• Missing soffit, fascia board, fascia; recommend installation from elements toprotect framing from deterioration.

Garage Garage Roof Condition Missing soffit, fascia board, fascia; recommendinstallation from elements to protect framing from

deterioration.3. Garage Exterior ConditionsGood Fair Poor N/A None

XMaterials: Vinyl Siding • Brick • Plywood sheathingObservations:• Partially finished• Front left side of foundation near garage door has vertical crack; ownerclaims was hit by backhoe.

Partially finished Garage Garage Exterior Conditions


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Partially finished Partially finished

Front left side of foundation near garage door hasvertical crack; owner claims was hit by backhoe.

Front left side of foundation near garage door hasvertical crack; owner claims was hit by backhoe.

Garage Garage Exterior Conditions Garage Garage Exterior Conditions


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4. Gutter/ Downspout ConditionsGood Fair Poor N/A None

XMaterials: Missing/ NoneObservations:• Suggest installation of splash blocks/extenders at all downspouts to divertwater away from the structure and ensure proper drainage.• Suggest installing gutters and downspouts for effective water management.• Recommend instalation of eavestroughs and downspouts above entry doorfor safety and to direct water away from garage

5. Garage Floor ConditionGood Fair Poor N/A None

XMaterials: ConcreteObservations:• Dry at the time of the inspection.

6. Garage Door ConditionGood Fair Poor N/A None

XMaterials: Roll-up PanelObservations:• Doors operable• Bottom weatherstrip is deteriorated, recommend review for repair orreplacement, as necessary.

7. Garage Door Hardware ConditionGood Fair Poor N/A None

XObservations:• Operable

8. Garage Door Opener ConditionGood Fair Poor N/A None

XObservations:• Door openers not present

9. Garage Window ConditionsGood Fair Poor N/A None

XMaterials: Sliding FrameObservations:• Windows tested and operable• Suggest caulking and refinishing of doors and window frames asnecessary.

10. Exterior Door ConditionGood Fair Poor N/A None

XMaterials: MetalObservations:• Door tested and operable

11. Fire Door ConditionsGood Fair Poor N/A None

X X

12. Fire Wall ConditionGood Fair Poor N/A None

X X


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13. Garage Wall ConditionGood Fair Poor N/A None

XMaterials: UnfinishedObservations:• Dry at the time of the inspection.• Insulated

14. Garage Ceiling ConditionGood Fair Poor N/A None

XMaterials: Unfinished • WoodObservations:• Dry at the time of the inspection.• Uninsulated

Uninsulated15. Garage Electrical ConditionGood Fair Poor N/A None

XObservations:• Reverse polarity observed in garage at receptacles.

Subpanel mounted and incomplete.

Garage is powered by an exposed 14/2 electrical wire from house to garageand buried; Major safety concern to occupant.

Exterior electrical wiring for receptacles and light fixtures are exposed andunprotected.

Electrical in garage is substandard.

Homeowner claims no permit issued for garage electrical.


Page 21 of 59

Garage Garage Electrical Condition Garage Garage Electrical Condition

Garage Garage Electrical Condition


Page 22 of 59

16. Garage CommentsGood Fair Poor N/A None

XObservations:• Wood stove may require WETT certification. Contact your local insurancecompany and WETT certifying body for further details an direction.

All door jambs unfinished and exposed to elements; recommend capping toprevent deterioration of jambs from the elements.

B-vent chimney does not meet height requirements at roof penetration.

Improper horizontal slope of B-vent.

Chimney clean out is missing cover.

Chimney punctured

Chimney improperly supported by 2x4 framework.

Exposed electrical and missing fixture Wood stove may require WETT certification.Contact your local insurance company and WETTcertifying body for further details an direction. Alldoor jambs unfinished and exposed to elements;recommend capping to prevent deterioration ofjambs from the elements. B-vent chimney does

not meet height requirements at roof penetration.Improper horizontal slope of B-vent. Chimney

clean out is missing cover. Chimney puncturedChimney improperly supported by 2x4 framework.


Page 23 of 59

Chimney 1. Chimney Comments

Type: Metal Fireplace Chimney

2. Chimney ConditionGood Fair Poor N/A None

XObservations:• Metal chimney liner observed.• Recommend monitoring this area regularly.• 11 feet is typical oil burner minimum chimney height requirement. Advisereview by qualified contractor to determine if this installation is appropriate.• Chimney needs to be extended above the roof line.• Chimney B-vent damages near clean out• Chimney strapping not fastened to house• Clean out is buried beneath ground; requires accessibility for clean out• Chimney height requirements not met

Clean out is buried beneath ground; requiresaccessibility for clean out

Chimney strapping not fastened to house

Chimney strapping not fastened to house Chimney height requirements not met


Page 24 of 59

3. Flue ConditionGood Fair Poor N/A None

XMaterials: MetalObservations:• We advise having chimney reviewed by a chimney specialist as this couldbe a safety issue. Repairs or installation of a flue liner may be needed.• Unable to determine condition or presence of liner due to accessibility.

4. Flashing ConditionsGood Fair Poor N/A None

XMaterials: MissingObservations:• Flashing missing on the roof; recommend installation of approved flashingfor B-vent

5. Spark Arrester/Rain Cap ConditionGood Fair Poor N/A None

XRain Cap Present

6. Chimney CommentsGood Fair Poor N/A None

XObservations:• Limited review, chimney was viewed from the ground only. Our chimneyreview is limited to visible accessible components only. If further review isdesired, we suggest review by a qualified professional prior to close.• Recommend consultation for WETT certification or from an Oil BurnerTechnician for further analysis


Page 25 of 59

Basement 1. Basement Access

Basement stairway.

2. Foundation CommentsGood Fair Poor N/A None

XType: Partially FinishedObservations:• Finished basement: finished areas in basement were observed. Access tothe original basement walls, floors, and ceilings was not available due to theadditional construction that is present such as framed out walls, coveredceilings, and added floor coverings. As these areas are not visible oraccessible to the inspector they are excluded from this inspection.• Inaccessible areas behind walls, ceiling and floor coverings are not withinthe scope of this report. Buyer is urged to review the Seller's PropertyInformation Sheet to determine if any issues such as seepage have occurredin past as this inspection is limited to visually accessible items only.

3. Basement Stairs ConditionGood Fair Poor N/A None

X

4. Basement Floor ConditionGood Fair Poor N/A None

XMaterials: Concrete • Laminate • Dri-Core tongue and groove subflooringObservations:• Wooden subfloor noted in finished area. No way to determine condition ofsubfloor or if water intrusion has occurred without destructive investigation.This area therefore is not within the scope of this report.• Laminate spongy near steel support column

5. Basement Walls ConditionGood Fair Poor N/A None

XMaterials: Drywall • UnfinishedObservations:• Dry at the time of the inspection.• Limited review due to insulation cover.• Limited review of unfinished area due to insulation cover.

6. Basement Ceilings ConditionGood Fair Poor N/A None

XMaterials: UnfinishedObservations:• Dry at the time of the inspection.


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Puncture in main floor subfloor7. Exterior Doors ConditionGood Fair Poor N/A None

X X

8. Joist ConditionGood Fair Poor N/A None

XMaterials: Conventional 2 x 10 Framing

9. Beams ConditionGood Fair Poor N/A None

XMaterials: Wood

10. Support Post CommentsGood Fair Poor N/A None

XMaterials: SteelObservations:• 3 Steel post observed

11. Subfloor ConditionGood Fair Poor N/A None

XMaterials: OSBObservations:• Damage observed. Puncture

12. Window ConditionGood Fair Poor N/A None

XStyle: Sliding FrameObservations:• Windows are double pane and appear to meet todays standards; they havebeen tested and are operable


XObservations:• Tested and in good order


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14. Visible Plumbing ConditionGood Fair Poor N/A None

XMaterials: ABS • Copper

15. Insulation ConditionGood Fair Poor N/A None

XMaterials: FiberglassObservations:• Insulation wall coverage is partial.• Missing vapour barrier in unfinished area. Recommend installation ofvapour barrier in headers between floor joists• Discoloured insulation; gray and black in areas.

Missing vapour barrier in unfinished area.Recommend installation of vapour barrier in

headers between floor joists

Basement Insulation Condition

Discoloured insulation; gray and black in areas.16. Distribution/DuctsGood Fair Poor N/A None

XDucts/RegistersObservations:• Joints aluminium taped• Completely exposed


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17. Basement CommentsGood Fair Poor N/A None

XObservations:• Buyer is advised to refer to Disclosure Statement regarding possibility ofprior water intrusion.• Inspection of the basement/crawlspace is limited to a visual review ofconditions at time of inspection only.Weather conditions, storage of personal property, changing foundation wallconditions wall finishes etc. all contribute to inconclusive predictions offoundation performance.While there may not be visible evidence of water intrusion at time ofinspection, the inspector CANNOT warranty this or any basement againstwater entry.• Light fixture in basement food pantry near stairs should be protected bydome cover for occupant safety.


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Plumbing 1. Main Shutoff LocationGood Fair Poor N/A None

XMaterials: Private WellObservations:• In utility room near Hot water tank and oil tank

2. Supply Line ConditionGood Fair Poor N/A None

XMaterials: CopperObservations:• No leaks observed at the time of the inspection.

3. Waste Line ConditionsGood Fair Poor N/A None

XMaterials: Private on site waste system • Septic SystemObservations:• Inspector is unable to determine if sewer system is a septic system orcesspool system by a visual inspection. Client should obtain furtherinformation on this system from sellers or have system inspected by aqualified septic specialist prior to closing to ensure proper operation of thissystem and for any repairs/replacements as needed.• Septic tanks and leach lines are buried and are not visible to the inspector.Should you desire a more thorough inspection of all septic components,further review by a licensed septic contractor is recommended prior toclosing to ensure the system is functioning properly.• Negative to DWV plumbing for bath drain into the main stack/ discharge linebetween basement ceiling joists

4. Waste Line ConditionGood Fair Poor N/A None

XMaterials: ABSObservations:• No leaks observed at the time of the inspection.

5. Sump Pump ConditionsGood Fair Poor N/A None

XObservations:• Sump hole dry and unable to test pump

6. Sump Pump PlumbingGood Fair Poor N/A None

XObservations:• Polypipe discharge

7. Sump Pit ConditionsGood Fair Poor N/A None

XObservations:• Pedestal Pump• Pit dry at time of inspection


Page 30 of 59

Pit dry at time of inspection8. Ejector Pump ConditionsGood Fair Poor N/A None

X X

9. Venting ConditionsGood Fair Poor N/A None

XObservations:• Appeared to be adequate venting throughout.

10. Plumbing CommentsGood Fair Poor N/A None

XComments:• All plumbing components tested well at time of inspection unless otherwisenoted.• 1/2 HP jet pump for water distribution; running at 62 psi

• Owner claims that pressure tank has been exchanged for holding tank dueto prior water pressure issues• All plumbing components tested well at time of inspection unless otherwisenoted.• Copper pipe joins require cleaning; excessive oxidization (green)• Black poly pipe used for drain to clothes washer; recommend installation ofABS DWV plumbing for proper connection


Page 31 of 59

1/2 HP jet pump for water distribution; running at62 psi

Owner claims that pressure tank has beenexchanged for holding tank due to prior water

pressure issues

Copper pipe joins require cleaning; excessive oxidization (green)


Page 32 of 59

Electrical 1. Main Service Drop ConditionGood Fair Poor N/A None

XType: Main Service Drop is overheadObservations:• Normal acceptable clearance is 10-15' at the closest point.

Electrical Main Service Drop Condition2. Electrical panel ConditionGood Fair Poor N/A None

XType / Materials: Breakers • Branch circuit wiring is copperObservations:• The main service is approximately 100 amps, 240 volts.• Panels is grounded• Panels is bonded• Overload protection provided by breakers.• Main disconnects are present.• Basement bedroom Arch-fault breaker lug screw appears to have beenarched; recommend replacing with new Arch fault breaker; Installation shouldbe completed by master electrician


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The main service is approximately 100 amps, 240volts.

Basement bedroom Arch-fault breaker lug screwappears to have been arched; recommend

replacing with new Arch fault breaker; Installationshould be completed by master electrician

3. Main Panel CommentsGood Fair Poor N/A None

4. Sub Panel CommentsGood Fair Poor N/A None

XObservations:• Located at garage• ESA permit required to wire garage

•

• Requires proper wiring by master electrician

5. Smoke detector commentsGood Fair Poor N/A None

XLocation: Basement • Main FloorObservations:• Tested and functional

6. Electrical CommentsGood Fair Poor N/A None

XObservations:• Carbon monoxide detectors tested and operable.• Receptacle in utility room near oil tank has "Open Neutral"


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Heating 1. Heating

Type: Oil/ Wood Combination furnace

2. Burner Chamber CommentsGood Fair Poor N/A None

XObservations:• Recommend contacting a local licensed HVAC technician for an annualflue-gas analysis and cleaning and nozzle replacement if necessary• Annual service is recommended.

Recommend contacting a local licensed HVAC technician for an annual flue-gas analysis andcleaning and nozzle replacement if necessary

3. Exhaust Venting ConditionsGood Fair Poor N/A None

XMaterials: MetalObservations:• Recommend contacting OBT technician for venting regulations• Vent pipe may be improperly pitched, which is a safety concern.Recommend review by a licensed heating contractor for repair as necessary.

Vent pipe may be improperly pitched, which is a safety concern. Recommend review by a licensedheating contractor for repair as necessary .


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4. Humidifier Comments

5. Air Filter ConditionGood Fair Poor N/A None

XObservations:• Recommend changing fuel oil filter annually during annual maintenanceinspection• We recommend changing or cleaning the filter monthly during the heatingseason.

6. Thermostat ConditionGood Fair Poor N/A None

XMain Floor HallwayObservations:• Digital; tested and functional

Digital; tested and functional7. Distribution Ducting ConditionGood Fair Poor N/A None

XType: Ducts and RegistersObservations:• Observed and tested for flow• Inspection tag/ sign off tag not detected

8. Heating CommentsGood Fair Poor N/A None

XObservations:• Relatively new high efficiency furnace in place.• Heat exchanger not installed; owner claims system is part of final inspectionand to be installed prior to closing.


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Heating Heating Comments Heating Heating Comments

Oil tank located in utility room Relatively new high efficiency furnace in place.

Heating Heating Comments Heating Heating Comments


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Water Heater 1. Water Heater

The water heater is located in the furnace room, has a 40 gallon capacity,and is about 6 years old. Average life expectancy is about 12-15 years. •Electric

2. Supply lines ConditionGood Fair Poor N/A None

XMaterials: CopperObservations:• No leaks observed at the time of the inspection.

3. Temperature Pressure Release Valve ConditionsGood Fair Poor N/A None

X

4. Combustion Chamber ConditionsGood Fair Poor N/A None

X X

5. Flue Venting ConditionsGood Fair Poor N/A None

X X

6. Water Heater CommentsGood Fair Poor N/A None

Observations:• Ball valves located on both hot and cold for servicing• Electrical connection to W/T is unprotected; recommend installation ofconduit or armoured cable for occupant safety; should be installed by masterelectrician

Electrical connection to W/T is unprotected;recommend installation of conduit or armoured

cable for occupant safety; should be installed bymaster electrician

Ball valves located on both hot and cold forservicing


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Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include astove, dishwasher, sink and other appliances.

1. Kitchen Floor ConditionGood Fair Poor N/A None

XMaterials: Ceramic TileObservations:• Cracked tiles noted.

2. Kitchen Walls ConditionGood Fair Poor N/A None

XMaterials: Drywall/PlasterObservations:• Dry at the time of the inspection.

3. Ceiling ConditionsGood Fair Poor N/A None

XMaterials: Drywall/PlasterObservations:• Dry at the time of the inspection.• Evidence of repairs observed.• Patching observed.• Recommend review for repair or replacement as necessary.• Unable to determine effectiveness of repairs.

4. Kitchen Doors ConditionGood Fair Poor N/A None

X X

5. Kitchen Windows ConditionGood Fair Poor N/A None

XStyle: Sliding FrameObservations:• Tested and operable

6. Kitchen Electrical ConditionGood Fair Poor N/A None

XObservations:• GFCI in place

7. Kitchen Cabinet ConditionGood Fair Poor N/A None

X

8. Kitchen Counter Top ConditionGood Fair Poor N/A None

X

9. Kitchen Sink ConditionGood Fair Poor N/A None

XMaterials: MetalObservations:• Sink is leaking at the time of inspection.


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10. Kitchen FaucetsGood Fair Poor N/A None

XObservations:• Water was off at time of the inspection. Unable to determine the condition ofthe system and/or the function of plumbing fixtures. We recommendconfirming proper operation of all plumbing appliances and fixtures prior toclose.• Flow tested good

11. Traps/Drains/Supply ConditionGood Fair Poor N/A None

XObservations:• Unconventional P-tap observed; recommend replacement and installationof conventional P-trap for adequate function• Improper "S" trap noted. This trap configuration may cause the trap tosiphon dry, allowing sewer gas and odour to enter the dwelling. Thissituation may rectified by the installation of an anti siphon devise (cheatervent). Suggest repair by a qualified professional. In the alternative, run alittle bit of water into the sink to reseal the trap if odour is detected.• Right sink basket drain leaks

Right sink basket drain leaks Unconventional P-tap observed; recommendreplacement and installation of conventional P-

trap for adequate function12. Stove Cooktop ConditionsGood Fair Poor N/A None

X XStyle: Electric

13. Oven ConditionsGood Fair Poor N/A None

XStyle: ElectricObservations:• Did not test, installation is incomplete.

14. Garbage DisposalGood Fair Poor N/A None

X X


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15. Dishwasher ConditionGood Fair Poor N/A None

XObservations:• Tested and functional

16. Hood Fan ConditionGood Fair Poor N/A None

XObservations:• Did not test, installation is incomplete.

17. MicrowaveGood Fair Poor N/A None

XObservations:• Tested and operable

18. Kitchen CommentsGood Fair Poor N/A None


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The main area of inspection in the bedrooms is the structural system. This means that all walls,ceilings and floors will be inspected. Doors and windows will also be investigated for damage andnormal operation. Personal items in the bedroom may prevent all areas to be inspected as theinspector will not move personal items.


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Master Bedroom 1. Floor ConditionGood Fair Poor N/A None

X

2. Wall ConditionGood Fair Poor N/A None

XObservations:• Dry at the time of the inspection.



4. Door ConditionsGood Fair Poor N/A None

XObservations:• Interior door tested and operable• Exterior sliding door wooden sill is black in spots; may be due to blanketcovering sill throughout winter months and not able to breath or dry out,recommend further analysis.

Exterior sliding door wooden sill is black in spots;may be due to blanket covering sill throughout

winter months and not able to breath or dry out,recommend further analysis.

Exterior sliding door wooden sill is black in spots;may be due to blanket covering sill throughout

winter months and not able to breath or dry out,recommend further analysis.


X X


XObservations:• Tested good

7. Stair ConditionsGood Fair Poor N/A None

X X


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8. Other Interior Area CommentsGood Fair Poor N/A None

X X

General condition Master Bedroom Other Interior Area Comments


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Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.Because of all the plumbing involved it is an important area of the house to look over. Moisture in theair and leaks can cause mildew, wallpaper and paint to peel, and other problems. The homeinspector will identify as many issues as possible but some problems may be undetectable due toproblems within the walls or under the flooring..

1. Bathroom LocationLocation: Main Floor

2. Bath Floor ConditionsGood Fair Poor N/A None

XMaterials: Ceramic Tile

3. Bathroom Wall ConditionGood Fair Poor N/A None


4. Bathroom Ceiling ConditionGood Fair Poor N/A None


5. Bathroom Doors ConditionGood Fair Poor N/A None

XMaterials: Hollow CoreObservations:• Tested and operable

6. Bathroom Windows ConditionGood Fair Poor N/A None

XStyle: Sliding FrameObservations:• Tested and operable

7. Electrical ConditionGood Fair Poor N/A None

XObservations:• GFCI in place and operational

8. Heat Source ConditionGood Fair Poor N/A None

XType: Central HeatingObservations:• Good flow

9. Bathroom Exhaust Fan ConditionGood Fair Poor N/A None

XObservations:• Exhaust fan is noisy.


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10. Tub/Whirlpool ConditionGood Fair Poor N/A None

XStyle: Whirlpool tubObservations:• Tub was turned on by owner without water in tub to hear pump; pump washeard• water flow and function test; no leaks observed• Pump power cable has been cut and spliced unconventionally; recommendinstallation of proper power cord at the pump by a licensed electrician

Pump power cable has been cut and spliced unconventionally; recommend installation of properpower cord at the pump by a licensed electrician

11. Tub Surround ConditionGood Fair Poor N/A None

XMaterials: FiberglassObservations:• Substandard access panel to tub pump

12. Tub Enclosure ConditionGood Fair Poor N/A None

X X

13. Tub Faucet ConditionGood Fair Poor N/A None

XObservations:• Improper tub faucet for application; vanity faucet was installed; recommendinstallation of Roman tub faucet for application and greater flow and rapid filltime

14. Shower Base ConditionGood Fair Poor N/A None

X X

15. Shower Surround ConditionGood Fair Poor N/A None

X X


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16. Shower Door ConditionGood Fair Poor N/A None

X X

17. Shower Faucet ConditionGood Fair Poor N/A None

XObservations:• Shower faucet installed above Jacuzzi tub; did not test; incorrect applicationfor shower heads

18. Sink ConditionGood Fair Poor N/A None

XMaterials: PorcelainObservations:• No Leaks at time of inspection

19. Sink Faucet ConditionGood Fair Poor N/A None

XObservations:• Flow function test and no leaks at time of inspection

20. Traps/Drains/Supply ConditionGood Fair Poor N/A None

XObservations:• Unconventional P-trap observed; negative slope observed; no leaks at timeof inspection; recommend installation of conventional P-trap.

Unconventional P-trap observed; negative slopeobserved; no leaks at time of inspection;

recommend installation of conventional P-trap.

Bathroom Traps/Drains/Supply Condition

21. Toilet ConditionGood Fair Poor N/A None

XObservations:• Toilet tested functional with no leaks at time of inspection

22. Bidet ConditionGood Fair Poor N/A None

X X


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23. Counters/Cabinets ConditionGood Fair Poor N/A None

X

24. Steamer ConditionGood Fair Poor N/A None

X X

25. Bathroom CommentsGood Fair Poor N/A None

XObservations:• wall cavity beneath cabinet is exposed to wiring and plumbing; recommendclosing off for child safety

Bathroom Bathroom Comments wall cavity beneath cabinet is exposed to wiringand plumbing; recommend closing off for child

safety


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Laundry Area 1. Laundry Area Location

Location: In Bathroom • Main Floor

2. FloorsGood Fair Poor N/A None

XMaterials: Ceramic Tile

3. Walls ConditionGood Fair Poor N/A None


4. Ceiling ConditionGood Fair Poor N/A None


5. Door ConditionGood Fair Poor N/A None

XMaterials: Hollow Core


X X

7. Cabinet ConditionGood Fair Poor N/A None

X

8. Laundry Tub/Sink ConditionGood Fair Poor N/A None

X

9. Laundry FaucetsGood Fair Poor N/A None

X


X

11. Washer Hook-upsGood Fair Poor N/A None

X

12. Dryer Hook-upsGood Fair Poor N/A None

XObservations:• Electric


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13. Exhaust Fan ConditionGood Fair Poor N/A None

XObservations:• Exhaust fan is noisy.

14. Laundry CommentsGood Fair Poor N/A None

X X

Laundry Area Laundry Comments Laundry Area Laundry Comments


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Attic 1. Methods Used to Inspect

How Inspected: Accessible

2. Framing ConditionGood Fair Poor N/A None

XStyle: TrussObservations:• Appeared in good condition

Appeared in good condition3. Sheathing ConditionGood Fair Poor N/A None

XMaterials: WaferboardObservations:• Dry and no staining at time of inspection

4. Evidence of leakingGood Fair Poor N/A None


5. Insulation ConditionGood Fair Poor N/A None

XMaterials: Blown in insulation • Cellulose

Observations:• 6-10" of insulation present.• Recommend adding additional insulation.• None installed over the garage.


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6-10" of insulation present.6. Ventilation ConditionsGood Fair Poor N/A None

XStyle: Gable Vents • Ridge VentsObservations:• Good flow of ventilation observed and felt

Good flow of ventilation observed and felt7. Window ConditionsGood Fair Poor N/A None

X X


XObservations:• No electrical observed

9. Distribution/Ducting ConditionsGood Fair Poor N/A None

X X


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10. Attic CommentsGood Fair Poor N/A None

X X


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Bedroom 2 1. Floor ConditionGood Fair Poor N/A None

XObservations:• Hardwood






XObservations:• Doors tested and operable




XObservations:• Tested good


X X


XObservations:• Missing baseboards

Missing baseboards


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Bedroom 3 1. Floor ConditionGood Fair Poor N/A None

XObservations:• Laminate










XObservations:• tested good


X X


X X


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Utility Room 1. Laundry Area Location

Location: Basement

2. FloorsGood Fair Poor N/A None

XMaterials: ConcreteObservations:• Common cracks noted.

3. Walls ConditionGood Fair Poor N/A None

XMaterials: UnfinishedObservations:• Dry at the time of the inspection.• Staining of insulation observed

4. Ceiling ConditionGood Fair Poor N/A None

XMaterials: UnfinishedObservations:• Dry at the time of the inspection.

5. Door ConditionGood Fair Poor N/A None

X


X

7. Cabinet ConditionGood Fair Poor N/A None

X X

8. Laundry Tub/Sink ConditionGood Fair Poor N/A None

X X

9. Laundry FaucetsGood Fair Poor N/A None

X X


XObservations:• Receptacle near oil tank tested "OPEN NEUTRAL"; recommend rectifyingissue by licensed electrician

11. Washer Hook-upsGood Fair Poor N/A None

X X


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12. Dryer Hook-upsGood Fair Poor N/A None

X X

13. Exhaust Fan ConditionGood Fair Poor N/A None

X X

14. Laundry CommentsGood Fair Poor N/A None

Utility Room Laundry Comments


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Photos

Exterior Foundation Conditions Exterior General Exterior Comments

Exterior General Exterior Comments recommend installation of foam enclosures toprotect from elements, rodents and insects

Exterior Deck Condition Garage Exterior Door Condition


Page 58 of 59

Chimney Chimney Condition Chimney Chimney Condition

Chimney Chimney Condition Chimney Chimney Condition

Chimney Chimney Comments Kitchen Kitchen Comments


Page 59 of 59

Tested and functional 1/2 HP jet pump for water distribution; running at62 psi

Water Heater Water Heater Comments

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