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Multi-Plex Inspection Report
Adrian Guertin, PMP, CMI, CCHI APG Home Inspections www.apghomeinspections.ca
Executive/Narrative Summary
Major ConcernsMinor ConcernsGood Overall Condition
No Attic
Attic and Insulation Observations
Slant-Fin Boiler 1985 - Older Unit - S/B Serviced/Inspected (replacement imminent) Rinnai Tankless HW System Central Control Thermostat in Front Passage of Building Good Overall Condition
HVAC System Observations
100 Amp Service Copper Wiring/BX Wiring Sub panels exist for units (some) Restricted view of wiring - No visible deficiencies observed
Electrical Observations
Flat torched membrane at rear Flashings around cupola are deteriorated - will require repairs Architectural shingles at front - good condition
Roofing Observations
Potential Hazards Exist
High Failure RiskModerate Failure RiskLow Failure Risk✔
High Failure RiskModerate Failure RiskLow Failure Risk
High Failure RiskModerate Failure Risk✔Low Failure Risk
Further Evaluation/Inspection/Repairs Required✔
Further Evaluation/Inspection/Repairs Required
Further Evaluation/Inspection/Repairs Required✔
Further Evaluation/Inspection/Repairs Required
Substantial Concerns
B Vent/Bricked Good Overall Condition
Masonry/Chimney ObservationsChimney Repairs Required
Copper and Synthetic Distribution - Lead Line to Street Cast Iron and Synthetic Drainage No major Deficiencies Observed
Plumbing/Washroom ObservationsFurther Evaluation/Inspection/Repairs Required
Older Boiler System Some Asbestos Observed in Basement on Boiler Lines - Poses No Risk if Undisturbed Smoke CO/Alarm System Requires Update / Maintenance HVAC Requires Service (Boiler) Minor Roof Repairs Recommended on Cupola Flashings All Units Have GFCI and Exhaust Where Required All Units Have Access to Fire Escape - Front Entrance Access
Miscellaneous Inspector Observations
Thermals/Some Older Overall Good Condition
Window Observations
Solid Brick/Vinyl at Rear
Siding Observations
Executive/Narrative Summary
Further Evaluation/Inspection/Repairs Required
Further Evaluation/Inspection/Repairs Required
Some Moisture Observed Around Sump Pit Waterproofing Observed on North Wall - Functional Sump Pump No Action Required
Observed Condition of Basement
Restricted View Due to Grade No Major Damages Observed
Observed Condition of Exterior Foundation
N/A
Observed Condition of Grade
Good Condition
Observed Condition of Drainage, Gutters, Downspouts
Chimney Type Brick/B Vented
B Vent/Bricked Good Overall Condition
Foundation Type: Solid Masonry Brick
Observed Condition of Chimney(s)
Restricted View Due to Grade No Major Damages Observed
Exterior
Exterior
* Roof must be accessible by < 16 foot clearance, slope and weather permitting for proper accessible inspection
Multi-layer Shingles: Not Recommended
Evidence of Critter Penetration
Evidence of Birds Nest Vent Obstructions
Restrictions None
Ice Damming
Tree Overhang S/B Monitored
Flat torched membrane at rear Flashings around cupola are deteriorated - will require repairs Architectural shingles at front - good condition
Re-engineer Roof Drainage
Improper Mixture of Roof Venting Exists
High Failure RiskModerate Failure RiskLow Failure Risk✔ Further Evaluation/Inspection/Repairs Required✔
Covering Type Laminated shingles + Flat Torched Membrane
Accessibility Fully Accessible/Visible
Possible Leak Points Identified
Venting Good
Flashings Good
Valleys Asphalt - Good
Observed Condition of Roof/Shingles
Fascia/Soffit Damages Visible
Exterior
Siding Damages/Deficiencies Exist - Further Inspection Recommended
Solid Brick/Vinyl at Rear
Missing or Damaged Elbow/Splash Blocks
Possible Weeping System Damages/Failure Due to Age/Root Obstructions
Good Condition
N/A
Grading Deficiencies
Combined Sewer/Storm✔
Separate Sewer/Storm
Disconnect Storm Crocks
Septic
Siding: Brick - Vinyl at Rear
General Drainage, Gutters and Downspouts
Neighbouring Grading may Drain onto Property
Extend Downspouts Away From House
Damages Observed to Gutters/Downspouts-Repairs Recommended
Gutters are Clogged - Require Cleaning
Filter Requires Cleaning/Replacing
Hot Water
Approx. Age < 5
Make: Slant Fin Age: 30+
Additional Combustion Ventilation Required in Furnace Room
Duct Work Requires Cleaning
Interior
Filter N/A
Capacity tankless
Duct Repairs Recommended
HVAC Service Recommended✔
Unit Failure Possible
Upgrade/Replacement of Water Tank Recommended
HVAC Inspection Recommended (Due to Age)
Unit Age
Size
A/C Condensor
Make N/A
Unable to Test AC Due to Weather
Slant-Fin Boiler 1985 - Older Unit - S/B Serviced/Inspected (replacement imminent) Rinnai Tankless HW System Central Control Thermostat in Front Passage of Building Good Overall Condition
High Failure RiskModerate Failure Risk✔Low Failure Risk Further Evaluation/Inspection/Service/Repairs Required✔
Finished Basements or Enclosed Areas Should Have External Combustion Air
Pressure Relief Valve/Sleeve Missing Temperature Regulator
Type: Boiler 130K BTU
Interior
Plumbing
Adequate Smoke Detection Additional / Newer Smoke Detectors Required✔ Recommend Carbon Monoxide Detectors✔
Possible Asbestos Pipe Insulation✔
Possible Asbestos Register Heat Shields
*Regulations on external exhaust for any range (gas/electric) are governed by the manufacturers recommendations
Hazardous Materials
Possible Asbestos Duct Wrap
Mould
Galvanized Piping on Potable Water
Possible Vermiculite Visible (S/B PLM Tested)
Yes✔
P-Trap✔ No P-Trap Visible
No
*It is highly recommended, when possible, to properly exhaust overhead vents to exterior
No Major Damages Observed Units Should Have Updated Smoke and CO Detection Alarm System Should be Inspected/Updated
Description of Abatement Required Quantity Unit Price Amount
Boiler Lines Have Asbestos Wrap
As of October 15th, 2014, Carbon Monoxide Detectors are Mandatory in Ontario - All Floors
Fire Escape
Use Caution Around Asbestos If Undisturbed-Poses No Risk If Removed - Consult Asbestos Abatement Specialist Update Washroom GFCI Update Smoke and CO Detection / Alarm System
General Safety Observations
For the Most Part, in Good Condition Steep to Exist - Use Caution
Storms
Representative # Opened✔
Windows
Cracks/Broken Panes Found
Some Sanding/Painting Required Suspected Black MouldSome Thermal Seals Breached
Rotting Visible on Frames or Brick Mold
Window Desc.: Some Older - Some Updated Thermals
Upgrading of Windows Due to Failure, Amount of Repairs Repairs or Energy Efficiency is Highly Recommended
Thermals/Some Older Overall Good Condition
Interior
Horizontal
Step
Vertical
Cracks Exist
Cracks Exist
Cracks Exist
Monitor
Monitor
Monitor
Moisture Visible✔ Not Visible
Operates✔ Faulty
Floor Drains
Efflorescence
Visible
Visible
Not Visible✔
Not Visible✔
Clear Obstructed
Sump Pump
Physical Obstructions Restricting View: Unable to Inspect
May Require Structural InspectionCrack Repairs Required
Does Not Drain Above Grade/EXT.
Evidence of Previous Water Damage Present
Normal✔
Moisture Levels
High
Over 30%0-15%✔ 15%-30%
Floor Cracks Visible (no action)
Normal Levels Levels 0-15% - Over 30% May Indicate Current/Previous Water Penetration Problems
West✔Walls Covered North ✔ South✔ East✔
MonitorV Cracks Exist
Previous Damages/Leaks Disclosed
Carpet Nail Strips are Mouldy
Staining On Carpets or Baseboards
Thermal Imaging/Infra-Red Camera Used on Exterior Walls✔ Manual Moisture Readings Taken on Exterior Walls
Some Moisture Observed Around Sump Pit Waterproofing Observed on North Wall - Functional Sump Pump No Action Required
Heaving/Damages Due to External Defects
Due to Weather, House Size, Accessibility; Not All Windows Can Be Opened
Stripped Gears / Damaged Locks
Further Evaluation/Inspection/Repairs Required
** Basements, especially finished, may not display water problems unless conditions are present or happened recently. A home inspection is limited to a visible non-instrusive inspection and finished areas are considered out of scope. The inspector disclaims any responsibility for future
damages which may occur due to finished walls/physical obstructions...**
Interior Walls Not Inspectable
Tie Rod Holes Not Sealed
Window Sills Have Deteriorating Caulking/Mortar - Joints Should Be Caulked - Brick Sills Should be Waterproofed
Check (backflow) Valve
Missing or Damaged Screens
Observed Condition of Basement
Mould/Mildew in Cold Cellar
Wood Framing S/B Removed From Cold Room
Missing or Blocked Venting in Cold Room
Interior
High Moisture/Water Penetration Visible
N/A
Living Space
Visible Ceiling/Wall Damages Consistent with Prior Repairs
Staining Consistent with Water Penetration or Leaks
Some Doors Require Adjustment/Repairs
Staining on Ceilings / Baseboards Indicative of Possible Previous Water leaks
Damages or Possible Concealed Damages Consistent with Fire or Smoke Damages
Buckling or Floor Damages Consistent with Structural Defects
Ceiling or Wall Damages Due to Structural Defects
Damages or Possible Concealed Damages Consistent with Potential "Grow House" Operation
Good Overall Condition Update Smoke and CO Detectors Recommend Fire Code Inspection
Further Inspection / Evaluation Required
Possible Structural Components Altered / Moved (Requires Further Inspection)
Missing or Loose Handrails Leading to Basement/Upper Levels
Missing / Improper/Faulty 3 Way Lighting in Landing or Stairwells
Some Rooms Have Missing Heat Sources
Common Area
Water Pressure Satisfactory✔ Pressure Poor
Ventilation Some✔ NoneAll
GFCIElectrical Faulty Recommend GFCI✔
GFCI Reset Location: S/B Updated
Toilets: Bowl Loose LeaksFunctional✔ Faulty
Flooring: Satisfactory✔ Loose Floors Slopes Squeaks
Recommend Installation of Ventilation Fans
Recommend Installation of GFCI Protection
Suspect Possible Improper Shower Installation
Grandfathered (Window Vented Washrooms) - Pre-1994✔
Interior
Caulked Toilet Base (not recommended)
Exhaust or Light Installed in Shower or Above Bath (Verify Model Specs)
Distribution / Drainage Plumbing
Older Plumbing Should be Assessed by Plumber and Should be Scoped if Necessary (Where Cast Iron/Clay Pipes Exist-High Recommendation)
Slow Draining/Clogs Exist
Damages on Sinks/Tubs Exist
Disabled Accessible Washroom
Further Evaluation/Inspection/Repairs Required
Recommend Septic InspectionSanitary Supply City✔ Septic
Lead Feed Line
Shut-Off ValveWater Service City✔ Well Potability Tests Required
Location Basement - North Wall
Well Inspection Recommended
Shut-Off Valve Missing/Damaged
Cross Connections:
Copper and Synthetic Distribution - Lead Line to Street Cast Iron and Synthetic Drainage No major Deficiencies Observed
Distribution Copper and Synthetic Drainage Synthetic/Cast Iron
Observed Plumbing Conditions
Conditions: Good
Electrical is Grounded✔
Observed Drain Pipe Material (If Visible) Cast Iron
Video Inspection of Sewage/Waste Drains Recommended (Sewage Drains are Considered Hidden Components and not in Scope of Inspection)
Backwater Valve Exists
Sub-Panels Exist Ungrounded Outlets Observed
Breakers other than Panel Manufacturer Exist
Reversed Polarity on Existing Outlets Detected
Hot Ground Reversed on Existing Outlets Exists
Amperage 100
Double Tapping Exists at Panel
Interior: Electrical
Panel Cuttler-Hammer
Location Basement
Service Upgrade Recommended (Panel or Amperage)
Multi-Wire Clamps at Panel (Code Violation)
Knockouts/Grommets Missing -At Panel (Code Violation)
Refurbished Breakers Exist (Code Violation)
Improper Location for Service Panel (Code Violation)
Overfusing at Panel Exists
Further Evaluation/Inspection Required (ESA Inspection)
Fuse to Breaker Upgrade Recommended
Unprotected or Potentially Hazardous Wiring Exists (Too Many Junctions/Spaghetti Wiring/Handyman Work, Unsafe Conditions etc..)
100 Amp Service Copper Wiring/BX Wiring Sub panels exist for units (some) Restricted view of wiring - No visible deficiencies observed
Lateral ServiceDrop Service
High Failure RiskModerate Failure RiskLow Failure Risk Further Evaluation/Inspection/Repairs Required
Amperage 30/30/40 - Visible
Location In Units
Obsolete Panel Type (Pushmatic, Federal Pacific, Sylvania etc...)
Circuit Type: Breakers
Branch Wiring: Copper/BX
Observed Electrical/Wiring Details