142 Ward Avenue, Hamilton, May 29, 2012

Affordable Canadian Home Inspections
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* * *Confidential - Property Inspection Report - Confidential * * *
142 Ward Avenue , Hamilton, Ontario, L8S 2G2 Inspection prepared for: Sam Mok Agent: Don Ondiano - Megna Real Estate Inspection Date: 5/29/2012 Inspector: Al Wright 55 Deschene Avenue, Hamilton, Ontario L9A 3J8 Phone: 905-730-9300 Email: al@affordablehomeinspections.ca http://affordablehomeinspections.ca
142 Ward Avenue , Hamilton, Ontario
Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses to correct or items we would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. All repairs should be done by a licensed and bonded tradesperson or professional. I recommend obtaining a copy of all receipts, warranties and permits for all work done.
Exterior
Page 5 Item: 4 Walkway Uneven patio stones noted at the walkways - (Potential Trip Hazard) - Recommend levelling, repair and or replacement of the displaced walkway as necessary Uneven slabs noted (Potential Trip Hazard - See Pic) - Recommend repair/replace as necessary Loose Steps (Safety Hazard - See Pic) - Have steps properly secured/installed and levelled as necessary Loose handrail (Safety Hazard - See Pic) - Secure and repair/replace as necessary by a qualified contractor No hand rails installed and are required on structures with 3 or more steps or 24 inches or higher - (Safety Hazard - See Pic) Recommend installing protective railings by a qualified contractor
Page 6 Item: 6
Steps
Page 12 Item: 17 Railings
Interior
Page 34 Item: 7 Stairways, Steps, Railings Handrails not easily within reach (Safety Hazard - See Pic) Recommend extending to be within easy reach of both children and adults Handrail is not continuous/graspable from top to bottom of steps (Safety Hazard - See Pic) - Though this may not of been a requirement when the house was built, it is still strongly recommended that a a continuous graspable handrail that is easily reachable by a child from the top or bottom be installed providing a minimum 1 1/2" spacing away from all structure for ease of use
Appliances
Page 45 Item: 5 Dryer Vent Clogged with lint - This can lead to overheating and may is a (Fire Hazard) - Recommend cleaning on a regular basis Possible asbestos noted - This can be a potential (Health Hazard See Pic) if material is disturbed - Testing required to verify if it is asbestos - Recommend removal by an asbestos specialist Exhaust Vent too Long at the Exterior (Health Hazard - See Pic) This could cause moisture to freeze that could lead to blockage and prevent exhaust gases from escaping - Recommend reducing length, but still providing a minimum 12 inches above grade and proper distance away from air intake or insulating
Heating
Page 49 Item: 5 Page 50 Item: 7 Distribution Systems Venting, Flue(s), Chimney(s)
Electrical
Page 1 of 87
Affordable Canadian Home Inspections Page 60 Item: 5 Main Service Panel(s)
142 Ward Avenue , Hamilton, Ontario Sheathing still attached (Fire Hazard - See Pic) - This can lead to overheating - Recommend a maximum of 1" of sheathing be exposed inside the main panel Wires not secured within 12" of panel (Safety Hazard - See Pic) Recommend securing as necessary Open knockouts noted (Safety Hazard) - Vermin can potentially enter through the openings - Recommend an electrician to cap and install bushings as necessary Interior grade wire noted that is exposed on the exterior (Safey Hazard(s) - See Pic) - Recommend repair/replace by a certified electrician and repair as necessary Unprotected wiring noted - No power at time of inspection, but a breaker/switch could make it live (Safety Hazard - See Pic) Recommend they be further evaluated by a qualified electrician and repair/remove as advised Missing light fixture covers noted (Safety Hazard - See Pic) Recommend installing light cover to protect light bulb from mechanical damage Missing/damaged/loose cover plate noted (Safety Hazard - See Pic) - Recommend installing immediately to prevent electrical shock from prying fingers Missing insulator noted on metal pull chain (Safety Hazard- See Pic) - Recommend providing an insulator on the metal pull chain to reduce the chance of potential electrical shock Open knockout noted into receptacle box (Safety Hazard - See Pic) Recommend adding bushing SAFETY CONCERN: Every habitable room, except the kitchen, should have at least one receptacle/outlet or overhead light controlled by a wall switch that is easily accessible, so that homeowners does not walk into a dark room, trip, fall and be injured while fumbling around for a switch (Safety Hazard) Recommend a licensed electrician install 3-way switches or switched outlets where necessary SAFETY CONCERN: Residential safety standards require all stairs be provided with a means to light the treads and landings - A switch to the light should be located at the top and bottom of stairs within easy reach without leaning over or walk up or down the stairs Recommend licensed electrician repair as necessary GFCI did not trip properly - (Safety Hazard) as the GFCI is designed to trip - Recommend repair or replacement of defective GFCI Open floor drain noted (Safety Hazard - See Pic) - Recommend installing a grate or cover to protect it from items falling in and/or causing a potential tripping hazard
Page 62 Item: 8
Wiring Methods
Page 65 Item: 9
Lighting, Fixtures, Switches, Outlets
Page 66 Item: 10 GFCI
Plumbing
Page 72 Item: 11 Waste, Drain, Venting
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Inspection and Site Details

1. Inspection Time
Start: 1:30 PM End: 3:30 PM
2. Attending Inspection
Client present Buyer Agent present Fully Participated
3. Building Type/Style
Detached, 1 1/2 Storey, Student Rental
4. Garage/Carport
No Garage
5. Age of Building or Year Built

60 Plus Years Old - Knob and Tube Present - Used between 1920 and 1950
6. Square Footage
Unknown
7. Lot Size
Approximately: 25' x 99' (Info from Listing)
8. Front of Building Faces

For the purpose of this report the building is considered to be facing: . South
9. Bedrooms
Number of Bedrooms: 5 Number of Bathrooms: 2 Full Baths
10. Occupancy
Occupancy: Occupied - Furnished, Utilities were on at the time of inspection
11. Temperature
Temperature at the time of inspection approximately: , 25 Celsius
12. Weather Conditions

Partly cloudy
13. Ground/Soil Surface Condition

Dry Wet
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Exterior
1. View
Functi Repair/ Not onal Replac Inspect e ed none
Exterior View
2. Driveway Description
Materials: Street Parking
3. Walkway Description
Materials: Concrete Patio Stones
4. Walkway
Observations: Uneven patio stones noted at the walkways - (Potential Trip Hazard) - Recommend levelling, repair and or replacement of the displaced walkway as necessary Uneven slabs noted (Potential Trip Hazard - See Pic) - Recommend repair/replace as necessary
Page 4 of 87
Uneven patio stones noted at the walkways (Potential Trip Hazard) - Recommend levelling, repair and or replacement of the displaced walkway as necessary
Uneven slabs noted (Potential Trip Hazard - See Pic) - Recommend repair/replace as necessary
Uneven patio stones noted at the walkways - (Potential Trip Hazard) - Recommend levelling, repair and or replacement of the displaced walkway as necessary
5. Steps/Stoop Desciption
Materials: NONE Concrete Wood
Page 5 of 87
6. Steps
Observations: Steps are improperly secured/installed (See Pic) - Recommend removal if not being used Loose Steps (Safety Hazard - See Pic) - Have steps properly secured/installed and levelled as necessary
Steps are improperly secured/installed (See Pic) Recommend removal if not being used
Loose Steps (Safety Hazard - See Pic) - Have steps properly secured/installed and levelled as necessary
7. Porch Columns/Walls
Observations: Supported by less than 4 x 4 support columns (See Pic) - Though when the deck was built it may of been within code, it is strongly recommend that they be replaced with a minimum 6 x 6 support columns with adequate footings and support from top to bottom
Supported by less than 4 x 4 support columns (See Pic) - Though when the deck was built it may of been within code, it is strongly recommend that they be replaced with a minimum 6 x 6 support columns with adequate footings and support from top to bottom Page 6 of 87
8. Exterior Cladding Description

Materials: Vinyl Siding Insulbrick - (Highly flammable) and may be an insurance issue
9. Cladding - Brick/Vinyl/Metal
Observations: MAINTENANCE: Vinyl and metal siding are extremely popular because they require less periodic maintenance than other types of siding materials - However, it is still necessary for the homeowner to periodically (at least once a year) carefully examine siding panels as well as ensure all J-channels around windows and doors are secure and drain properly - Vinyl and metal siding should be cleaned following the manufacturers instructions Edge Trim Missing (See Pic) - Recommend providing to help secure edges Holes noted in siding (See Pic) - Recommend repair/seal to prevent moisture penetration into the interior that could lead to further damage Loose fasteners noted - Recommend securing as necessary
Holes noted in siding (See Pic) - Recommend Holes noted in siding (See Pic) - Recommend repair/seal to prevent moisture penetration into the repair/seal to prevent moisture penetration into the interior that could lead to further damage interior that could lead to further damage
Page 7 of 87
Loose fasteners noted - Recommend securing as necessary
10. Cladding - Stucco/Wood/Other

Observations: NOTE: Insulbrick - Some lending institutions will not place mortgages on properties with insulbrick exteriors - Given that situation, combined with its low-quality construction standard and combustibility - Recommend contacting your mortgage, house insurance to see if this is a problem Wood rot noted (See Pic) - Recommend replacing Holes noted in siding (See Pic) - Unable to verify use - Possibly to add blown in insulation
Old insulbrick insulation noted behind Vinyl siding Holes noted in siding (See Pic) - Unable to verify that had not been removed - Suspect flashing and use - Possibly to add blown in insulation siding edging
Page 8 of 87
Wood rot noted (See Pic) - Recommend replacing
11. Exterior Doors

Observations: Appeared to be in serviceable condition at time of inspection
12. Window Frames

Observations: Appears in serviceable condition at time of inspection
13. Door Frames

14. Window Wells

Observations: Window sill to close to grade (See Pic) - Recommend keeping all windows a minimum of 6" above grade or adding a window well with proper drainage attached to main weeping tile - Recommend providing proper clearance - Alternatively add a window cover to prevent moisture entering due to snow build up
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Window sill to close to grade (See Pic) - Recommend keeping all windows a minimum of 6" above grade or adding a window well with proper drainage attached to main weeping tile - Recommend providing proper clearance - Alternatively add a window cover to prevent moisture entering due to snow build up
15. Exterior Caulking

Comments: Exterior caulking is the simplest energy efficient measures to install - The purpose of exterior caulking is to minimize air flow and moisture through cracks, seams, and utility penetrations/openings - Controlling air infiltration is one of the most cost effective measures in modern construction practices - A home that is not sealed will be uncomfortable due to drafts and will use about 30% more heating and cooling energy than a relatively airtight home - In addition, good caulking and sealing will reduce dust and dirt in the home and prevent damage to structural elements FYI: Recommend review of the following Do-It-Yourself web site which includes a HowTo Tutorial on Exterior Caulking: http://easy2diy.com/cm/easy/diy_ht_3d_index.asp?page_id=35783013 Observations: Caulking is recommended around windows/doors/masonry ledges/corners/utility penetrations, which is part of an on going yearly maintenance schedule
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16. Deck, Balcony

Observations: Not visible underneath MAINTENANCE: Whether treated or not, it is important to keep a wood deck surface free of all forms of fungal growth and debris that retains moisture and will cause the deck to eventually rot. Recommend cleaning and resealing the deck annually. Cleaning can be accomplished by scrubbing the deck with a sodium-hypochlorite (bleach) and TriSodium-Phosphate (TSP) deck wash and then rinsing with a pressure washer. Finally, a wood deck should be recoated with a good-quality deck sealant. MAINTENANCE: Even decks of composite lumber need periodic maintenance to keep them free of algae and mold that can make the surface very slick. Recommend cleaning composite decks annually by scrubbing with a solution of: 1/3 cup laundry soap; 2/3 cup Tri-Sodium-Phosphate (TSP); one quart bleach; and 3 quarts of water. Rinse with a hose-Do Not Use a Pressure-Washer on composite lumber. IMPROVE: Today's deck construction, support, and attachment standards typically call for proper footings, 6X6 posts, and 1/2 inch bolts securing deck to the beam and the house - Not all of these elements appear to be present - Consider upgrading deck to current standards Floor boards installed crown down (See Pic) - Recommend repair/replace crown up (rainbow) as necessary
Floor boards installed crown down (See Pic) - Recommend repair/replace crown up (rainbow) as necessary
17. Railings
Description: Wood railings Observations: Loose handrail (Safety Hazard - See Pic) - Secure and repair/replace as necessary by a qualified contractor No hand rails installed and are required on structures with 3 or more steps or 24 inches or higher - (Safety Hazard - See Pic) - Recommend installing protective railings by a qualified contractor Page 11 of 87
Loose handrail (Safety Hazard - See Pic) Secure and repair/replace as necessary by a qualified contractor
No hand rails installed and are required on structures with 3 or more steps or 24 inches or higher - (Safety Hazard - See Pic) - Recommend installing protective railings by a qualified contractor
18. Grading, Surface Drainage

Description: Ground graded towards building Observations: NOTE: Lot grading and drainage have a significant impact on the building, simply because of the direct and indirect damage that moisture can have on the foundation - It is very important, therefore, that surface runoff water be adequately diverted away from the home - Lot grading should slope away and fall a minimum of one (1) inch every foot for a distance of six (6) feet around the perimeter of the building Exterior grading is improperly sloped towards the foundation - Water can intrude into the interior - Recommend creating a 12:1 slope away from the foundation to allow for proper drainage for a minimum of 6' Low spots noted - Recommend adding additional backfill to create the proper slope away from the building to allow for effective drainage - Adding grass will aid with drainage
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Exterior grading is improperly sloped towards the foundation - Water can intrude into the interior Recommend creating a 12:1 slope away from the foundation to allow for proper drainage for a minimum of 6'
19. Limitations of Exterior Inspection

While performance of lot drainage and water handling systems may appear serviceable at the time of inspection, the inspector cannot always accurately predict this performance as conditions constantly change - Furthermore, items such as leakage in downspout/gutter systems are very difficult to detect during dry weather - Inspection of foundation performance and water handling systems, therefore, is limited to visible conditions and evidence of past problems A home inspection does not include an assessment of geological, geotechnical, or hydrological conditions or environmental hazards A representative sample of exterior components were inspected rather than every occurrence of components Cracks in hard surfaces can imply the presence of expansive soils that can result in continuous movement - This can only be confirmed by a geological evaluation of the soil
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Roofing
1. View
Roofing View
2. Roof Style and Pitch

Combination: Front Gabled Shed (One Sided)
3. Method of Roof Inspection

Walked on Lower Roof Surface
4. Shingle Roof Covering

Materials: Asphalt/Fiberglass based shingles - Building 1 LAYERS: 2 Visible layers Observations: Adhesive strip visible (See Pic) - This is usually an indication of poorly installed shingles and should be repaired Multiple layers of shingles noted (See Pic) - Each layer can retain moisture between the layers that will reduce the life span of the roof covering significantly Page 14 of 87
Multiple layers of shingles noted (See Pic) - Each Adhesive strip visible (See Pic) - This is usually an layer can retain moisture between the layers that indication of poorly installed shingles and should will reduce the life span of the roof covering be repaired significantly
5. Soffits, Fascias
Observations: Appeared to be in serviceable condition at time of inspection MAINTENANCE: All seams and joints should be annually checked and sealed as necessary to prevent leaks
6. Flashing
Observations: Flashing has pulled away from roof/wall surface (See Pic) - Recommend securing/sealing as necessary to prevent moisture damage to the area below Flashing is rusted/damaged (See Pic) - Recommend replacing when roof is replaced Valley flashing discharging onto roof covering (See Pic) - This will reduce the life expectancy of the roof covering in this area - Recommend diverting the valley flashing into the eaves by a qualified roofing specialist as necessary Gaps noted in flashing (See Pic) - Recommend repair/replace as necessary and seal afterwards to prevent moisture to areas below
Page 15 of 87
Flashing has pulled away from roof/wall surface (See Pic) - Recommend securing/sealing as necessary to prevent moisture damage to the area below
Flashing is rusted/damaged (See Pic) Recommend replacing when roof is replaced
Gaps noted in flashing (See Pic) - Recommend repair/replace as necessary and seal afterwards to prevent moisture to areas below
7. Roof Penetrations
Description: Roof vents Plumbing Vents Observations: Plumbing vent stack(s) appear functional at time of inspection Roof Vents appear functional at time of inspection
Page 16 of 87
8. Drainage Description
Materials: Aluminum
9. Downspouts and Eaves

Observations: Eaves/downspouts missing (See Pic) - Recommend adding to prevent premature wear to the area below IMPROVE: Where downspouts discharge from an upper roof onto a lower roof, the section of the lower roof in the path of the water will deteriorate quickly, prematurely staining and wearing out shingles (See Pic) - Recommend extending downspout along the lower roof to discharge directly into the lower roof gutter
Eaves/downspouts missing (See Pic) IMPROVE: Where downspouts discharge from an Recommend adding to prevent premature wear to upper roof onto a lower roof, the section of the the area below lower roof in the path of the water will deteriorate quickly, prematurely staining and wearing out shingles (See Pic) - Recommend extending downspout along the lower roof to discharge directly into the lower roof gutter
Page 17 of 87
10. Limitations of Roofing Inspection

It is highly recommended to ask the seller about the age and history of the roof and obtain roof documentation (if available) for warranty info and verify if it is transferable Roofs may leak at any time - Leaks often appear at roof penetrations, flashings, changes in direction or changes in material - A roof leak should be addressed promptly to avoid damage to the structure, interior finishes and furnishings - A roof leak does not necessarily mean the roof has to be replaced - We recommend an annual inspection and tune-up to minimize the risk of leakage and to maximize roof life Impossible to inspect the total underside surface of the roof sheathing for evidence of leaks - Evidence of prior leaks may be disguised by interior finishes - Leakage can develop at any time and may depend on rain intensity, wind direction, ice buildup, and other factors Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage NOTE: Dry at time of inspection - Unable to verify proper drainage and/or look for possible leaks
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Attic and Insulation

1. Attic Access
Observations:
X No visible access to attic areas (See limitations) - Recommend providing
2. Attic Ventilation
Observations: Not visible to inspect - Recommend further investigation
3. Insulation
Observations: Not Inspected - See Limitations NOTE: Insulation that is settled does not perform to the R-Value that it once did Recommend replacing
4. Vapour Barrier
Observations: Not visible - No Attic Access
5. Vent Piping Through Attic

Observations: NOTE: Recommend insulating all vent pipe to prevent moisture build up
6. Limitations of Attic and Insulation Inspection

Insulation/ventilation type and levels in concealed areas, like exterior walls, are not inspected Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed An analysis of indoor air quality is not part of this inspection unless explicitly contracted for seperately Any estimates of insulation R values or depths are rough average values Potentially hazardous materials such as Asbestos (Vermiculite), Mould and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis - This is beyond the scope of the inspection There is no visible access and therefore could not be inspected - Upper Attic Recommend adding an additional attic access to the upper section
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Garage
1. View
No Garage
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Foundation
1. Foundation Type
Type: Unfinished basement
2. Foundation Wall Description

Materials: Poured Concrete
3. Foundation Wall
Observations: Minor shrinkage/settlement cracking noted in poured concrete foundation wall (See Pic) - This is a relatively common condition that occurs during the curing process and is normally no reason for major concern - Recommend sealing with clear Polyurethane caulk and monitoring - Consult with a professional engineer or qualified contractor should condition worsen or if water intrusion occurs - Best practices is to seal entire crack from the exterior to prevent moisture entering that could lead to further damage, secondary using epoxy injections if exterior area is unaccessible Parging is cracked/deteriorated (See Pic) - Recommend repair to prevent further deterioration - The cracks may go through into the foundation wall, but is unable to be verify due to coverings Previous patchwork noted (See Pic) - Recommend monitoring and repair as necessary Evidence of past water penetration noted - Dry at time of inspection - Monitor Repair/replace as necessary Cold Joints Noted (See Pic) - This occurs when foundation is poured and allowed to dry before next batch of concrete is added - This area may be more susceptible to leakage Recommend monitoring and repair as necessary NOTE: Water intrusion can be minimized or eliminated by regrading exterior landscape at these locations and extending the gutter downspouts away from foundation for a minimum of 6' FYI: Foundations walls have recently been parged - This may of been to spruce up the building for resale or done to hide moisture problems - Recommend monitoring and repair as necessary - Check disclosure forms for info on previous moisture problems or ask seller Deterioration noted to foundation wall (See Pic) - Recommend further investigation and repair as necessary Rear extension foundation not visible to inspect - Recommend further investigation and repair as necessary
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Parging is cracked/deteriorated (See Pic) Rear extension foundation not visible to inspect Recommend repair to prevent further deterioration Recommend further investigation and repair as - The cracks may go through into the foundation necessary wall, but is unable to be verify due to coverings
Minor shrinkage/settlement cracking noted in Cold Joints Noted (See Pic) - This occurs when poured concrete foundation wall (See Pic) - This is foundation is poured and allowed to dry before a relatively common condition that occurs during next batch of concrete is added - This area may the curing process and is normally no reason for be more susceptible to leakage - Recommend major concern - Recommend sealing with clear monitoring and repair as necessary Polyurethane caulk and monitoring - Consult with a professional engineer or qualified contractor should condition worsen or if water intrusion occurs - Best practices is to seal entire crack from the exterior to prevent moisture entering that could lead to further damage, secondary using epoxy injections if exterior area is unaccessible
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Deterioration noted to foundation wall (See Pic) - Recommend further investigation and repair as necessary
4. Foundation Floor
Observations: Deterioration noted to foundation floor (See Pic) - Recommend further investigation and repair as necessary
Deterioration noted to foundation floor (See Pic) - Recommend further investigation and repair as necessary
Page 23 of 87
5. Columns, Beams
Description: Wood Beams Concrete piers Observations: Support framework has been and should not of been altered as it is a vital component of overall structure - Recommend further evaluation by a structural engineer and repair/replace as necessary Main Support beam potentially overspanned (Maximum Spans for singles boards - 2x46', 2x6-9', 2x8-12', 2x10-14', 2x12-18') - Recommend further investigation into adding additional floor supports as necessary End bearing suspect (See Pic) - Area below not fully supporting weight of beam and area above - Recommend adding additional support below to prevent collapse from excessive weight
End bearing suspect (See Pic) - Area below not fully supporting weight of beam and area above Recommend adding additional support below to prevent collapse from excessive weight
Support framework has been and should not of been altered as it is a vital component of overall structure - Recommend further evaluation by a structural engineer and repair/replace as necessary
Page 24 of 87
6. Floor Structure
Observations: Floor joist noted sitting over window or door opening (See Pic) - Unable to verify if sill plate is adequately supported to hold the weight of the floor joist and wall structure above - Adding a double headers to either side of the opening and a double header between would be best practices - Recommend further investigation by a structural engineer and repair as necessary Sloped floor noted - Recommend monitoring for further movement and repair as necessary Wood Rot noted (See Pic) - Recommend repair/replace as necessary Missing Subfloor noted (See Pic) - Recommend providing to strengthen area above (Shower) Stair openings suspect (See Pic) - Stair openings should be adequately supported by a minimum doubled up joist (Larger for wider openings) - Recommend further investigation by a structural engineer and repair as advised
Sloped floor noted - Recommend monitoring for further movement and repair as necessary
Wood Rot noted (See Pic) - Recommend repair/replace as necessary
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Floor joist noted sitting over window or door Stair openings suspect (See Pic) - Stair openings opening (See Pic) - Unable to verify if sill plate is should be adequately supported by a minimum adequately supported to hold the weight of the doubled up joist (Larger for wider openings) floor joist and wall structure above - Adding a Recommend further investigation by a structural double headers to either side of the opening and a engineer and repair as advised double header between would be best practices Recommend further investigation by a structural engineer and repair as necessary
Missing Subfloor noted (See Pic) - Recommend providing to strengthen area above (Shower)
7. Wall Structure
Observations: Walls out of vertical (See Pic) - Recommend further evaluation by a structural engineer and repair as advised Wall inadequately supported (See Pic) - Recommend repair as necessary - Preferably 16" on centre Wood rot, moisture damage noted (See Pic) - Recommend repair/replace as necessary
Page 26 of 87
Rear extension construction does not meet todays practices - Area improperly supported
Walls out of vertical (See Pic) - Recommend further evaluation by a structural engineer and repair as advised
Walls out of vertical (See Pic) - Recommend further evaluation by a structural engineer and repair as advised
Wood rot, moisture damage noted (See Pic) Recommend repair/replace as necessary
8. Ceiling/Roof Structure
Observations: Not visible to determine - See Limitations
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9. Limitations of Structural Components Inspection

Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity of any structural system or component are not part of a home inspection Full inspection of all structural components (posts/girders, foundation walls, sub flooring, and/or framing) is not possible in areas/rooms where there are finished walls, insulation, ceilings and floors Representative sample of the visible structural components was inspected No representation can be made to future leaking of foundation walls and structural integrity Any foundation areas that are covered limits the inspection to visual areas only - Further damage may be present that may not be detected due the covering and not visible unless covering removed
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Interior
1. Interior Views
Bedroom 1
Bedroom 2
Second Floor Landing
Living Room
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Bedroom 3
Bedroom 4
Bedroom 5
Laundry Area
2. Bedroom # Designation - for the purposes of this report

#1 Second level #2 Second level #3 Main level #4 Main level #5 Main Level
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3. Wall and Ceiling Finishes

Materials: Material(s): Drywall/Plaster Wall paper Observations: NOTE: Any stains or signs of water damage that are noted during the inspection may require further damage that can detect further deficiencies that can be seen only with the possibility of dismantling of wall, etc FYI: Older plaster sometime was mixed with asbestos - Recommend before doing any renovation work that a test piece be sent away for testing - If it comes back positive then it would be recommended that it be remediated by a company that specializes in this See Referrals List Some cosmetic, common small cracks and typical flaws in wall finish noted - This is normal wear for age of home - Recommend repair as necessary Wallpaper peeling (See Pic) - This can be an indication of moisture or poorly installed wallpaper with not enough adhesive - Recommend further investigation and repair/replace as necessary
Wallpaper peeling (See Pic) - This can be an indication of moisture or poorly installed wallpaper with not enough adhesive - Recommend further investigation and repair/replace as necessary
Page 31 of 87
4. Floor Finishes
Materials: Material(s): Hardwood type Ceramic tile Observations: No deficiencies noted at time of inspection with normal wear for age of building FYI: Nail head visible in hardwood - This can indicate that the floors may not be able to be sanded down to be refinished again
5. Windows
Description: Material(s): Vinyl Observations: All accessible windows operated normal at time of inspection
6. Interior Doors
Description: Material(s): Wood Observations: Doors rubbing against flooring (See Pic) - Recommend providing 1" clearance at base of doors to provide good air circulation Door hardware loose/missing (See Pic) - Recommend repair/replace as necessary
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Doors rubbing against flooring (See Pic) Recommend providing 1" clearance at base of doors to provide good air circulation
Door hardware loose/missing (See Pic) Recommend repair/replace as necessary
7. Stairways, Steps, Railings

Observations: IMPROVE: Headroom - Minimum of 6' 6" - 6' 8" required Handrails not easily within reach (Safety Hazard - See Pic) - Recommend extending to be within easy reach of both children and adults Handrail is not continuous/graspable from top to bottom of steps (Safety Hazard - See Pic) - Though this may not of been a requirement when the house was built, it is still strongly recommended that a a continuous graspable handrail that is easily reachable by a child from the top or bottom be installed providing a minimum 1 1/2" spacing away from all structure for ease of use
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Handrail is not continuous/graspable from top to Handrails not easily within reach (Safety Hazard bottom of steps (Safety Hazard - See Pic) See Pic) - Recommend extending to be within Though this may not of been a requirement when easy reach of both children and adults the house was built, it is still strongly recommended that a a continuous graspable handrail that is easily reachable by a child from the top or bottom be installed providing a minimum 1 1/2" spacing away from all structure for ease of use
IMPROVE: Headroom - Minimum of 6' 6" - 6' 8" required
8. Cabinets/Shelving
Observations: Shelves starting to bow due to weight (See Pic) - Recommend adding bracing to help with support
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Shelves starting to bow due to weight (See Pic) - Recommend adding bracing to help with support
9. Limitations of Interior Inspection

The building was unoccupied however, it was furnished - Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects There were a moderate amount of personal/household items in each room - Furniture, storage, appliances/area rugs, carpets and/or wall hangings are not moved to permit inspection and may block defects - Further investigation of these areas may be required and further deficiencies may be present that where not visible during the inspection In accordance with InterNACHI Standards, we do not test every window in the house, and particularly if it is furnished - We do test every unobstructed window in every bedroom to ensure that at least one provides and emergency exit Given the age of the residence, asbestos and lead-based paint could be present - In fact, any residence built before 1978 should not be assumed to be free from these and other well-known contaminants - Regardless, we do not have the expertise or the authority to detect the presence of environmental contaminants, but if this is a concern you should consult with an environmental hygienist, and particularly if you intend to remodel any area of the residence Recommend thorough review of interior areas during final walk through inspection prior to closing Window treatments, recreational facilities, paint, wallpaper, and other finish treatments are not inspected Home Inspectors cannot determine the integrity of the thermal seal in double-glazed windows - Evidence of failed seals may be more or less visible from one day to the next depending on the weather and inside conditions (temperature, humidity, sunlight, etc.)
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Kitchen
1. View
Kitchen View
2. Kitchen Cabinets
Materials: Material: Solid Surface Observations: DEFERRED COST: Cabinets are original and show there age - Recommend upgrading to help increase the value of the home Kick plate missing/damaged (See Pic) - Recommend repair/replace as necessary Doors rubbing on floor (See Pic) - Recommend repair/replace as necessary
Kick plate missing/damaged (See Pic) Recommend repair/replace as necessary
Doors rubbing on floor (See Pic) - Recommend repair/replace as necessary Page 36 of 87
3. Faucets/Taps/Plumbing
4. Sinks
Observations: Appears in serviceable condition at time of inspection NOTE: Make sure that the perimeter of the sink is sealed/caulked as part of your home maintenance plan
5. Kitchen Traps and Drains

6. Countertops
Materials: Material(s): Laminate Observations: Damage to countertop noted (see Pic) - Recommend repair/replace as necessary
Damage to countertop noted (see Pic) - Recommend repair/replace as necessary
7. Kitchen Hood/Exhaust Fan

Observations: Appears in serviceable condition at time of inspection NOTE: Filters should be cleaned on a regular basis and carbon filters replaced periodically
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8. Limitations of Kitchen Inspection

There was moderate personal/household items in the kitchen and in the cupboards These are not moved to permit inspection and may block defects Recommend thorough review of interior areas during final walk-through inspection prior to closing
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Bathrooms
1. View
Bathroom 1
Bathroom 2
2. Bathroom # Designation - for the purposes of this report

#1 Main Bath - Main level #2 Main level
3. Cabinets, Vanities
Materials: Material(s): Solid Surface Observations: Appears in serviceable condition at time of inspection with normal wear for age
4. Faucets/Taps/Plumbing
Observations: Shower diverter not functioning as intended (See Pic) - Faucet still running - Shower head was not able to be activated - Recommend repair/replace as necessary
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Shower diverter not functioning as intended (See Pic) - Faucet still running - Shower head was not able to be activated - Recommend repair/replace as necessary
5. Sinks
6. Bathroom Traps and Drains

Observations: Slow, less than functional drainage noted (See Pic) - Recommend repair/replace as necessary
Slow, less than functional drainage noted (See Pic) - Recommend repair/replace as necessary
7. Countertops
Observations: Appears in serviceable condition at time of inspection with normal wear for age
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8. Tub(s)
Observations: Appears in serviceable condition at time of inspection NOTE: Recommend adding a water diverter or caulking at a 45 degree angle at edge of tub as a preventative from water run off to prevent water damage to area below
9. Shower(s)
Observations: Shower installation suspect (See Pic) - Edges and surround not sealed/secured and can allow for moisture to get in behind the material - Recommend sealing/securing shower surround and further investigating area behind for hidden damage
Shower installation suspect (See Pic) - Edges and surround not sealed/secured and can allow for moisture to get in behind the material - Recommend sealing/securing shower surround and further investigating area behind for hidden damage
10. Toilet(s)
Observations: Appears in serviceable condition at time of inspection, except as noted (See Pic) Caulking/grout noted at base of toilets (See Pic) - In the event of a leak we want to see it before it does further damage - Recommend removing caulking Toilet too close to structure - Toilets should have a minimum 18" to either side for ease of use - Recommend providing adequate clearance
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Caulking/grout noted at base of toilets (See Pic) - In the event of a leak we want to see it before it does further damage - Recommend removing caulking
11. Bathroom Exhaust Fan(s)

12. A Word About Caulking and Bathrooms

Water intrusion from bathtubs and shower enclosures is a common cause of damage behind walls, sub floors, and ceilings below bathrooms - As such, periodic re-caulking and grouting of tub and shower areas is an ongoing maintenance task which should not be neglected Areas which should be examined periodically are vertical corners, horizontal corners/grout lines between walls and tubs/shower pans and at walls near floor areas Also, the underside of shower curbs, the tub lip, tub spouts, faucet trim plates and any other areas mentioned in this report Highly recommend that any caulking issues/deficiencies listed in this inspection report, be addressed and corrected by the client (buyer) and not the seller - Reason is: Old caulk must be removed, the surface meticulously cleaned, THEN new the caulk applied - A seller may not always have the best interest in mind for a thorough job and may have to be reapplied Choose a PVA (polyvinyl acetate) type caulk - These are much more mildew resistant, are longer lasting and can be more thoroughly removed from bathroom surfaces FYI: One of the best is : POLYSEAMSEAL Tub and Tile Ultra Sealant caulk FMI: Refer to the following site: http://polyseamseal.com/ttultra.shtml
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13. Limitations of Bathroom Inspection

There was moderate personal/household items in the bathroom an in the cupboards These are not moved to permit inspection and may block defects Recommend thorough review of interior areas during final walk-through inspection prior to closing
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Appliances
1. Fridge/Freezer
Observations: Visual inspection only - Appears in good condition - Recommend testing on final walkthrough
2. Cooking Appliances
Observations: NOTE: Anti-Tip devises became a UL (Underwriters Laboratories) safety standard requirement in 1991 - If none installed, then recommend providing to prevent personal injury if over door is leaned on Missing Burner Ring Noted (See Pic) - Recommend Replacing
Missing Burner Ring Noted (See Pic) - Recommend Replacing
3. Washer
4. Dryer
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5. Dryer Vent
Observations: No cleanout noted on dryer vent for ease of cleaning - Recommend providing (If damper type, then - Vent to interior in winter, vent to exterior in summer) FYI: Dryer Safety - Review of this Consumer Product Safety Commission publication: http://www.cpsc.gov/CPSCPUB/PUBS/5022.html INFO: Do not use plastic or foil, accordion type duct material - These can more easily trap lint and is more susceptible to kinks or crushing, which greatly reduce airflow and become overheated - Overheated dryers/vent ducts area (Fire Hazard) - Recommend further evaluation and repair/replace as necessary MAINTENANCE: Clean the lint screen/filter before or after drying each load of clothes Annual/periodic cleaning of dryer vent duct recommended as fire safety precaution Clogged with lint - This can lead to overheating and may is a (Fire Hazard) - Recommend cleaning on a regular basis
Clogged with lint - This can lead to overheating and may is a (Fire Hazard) - Recommend cleaning on a regular basis
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6. Limitations of Appliances Inspection

Whether the appliances are tested or not, they can stop function between the time of the inspection and your final walkthrough - Recommend testing all appliances thoroughly that are part of the deal during final walkthrough Appliances were tested by turning them on for a short period of time - Recommend a one-year Homeowners Warranty or service contract be purchased - This covers the operation of appliances, as well as associated plumbing an electrical repairs with a low deductable - Further recommended that appliances be operated once again during the final walkthrough inspection prior to closing Dishwasher, Clothes Washer and Dryer if inspected are tested for basic operation in one mode only - Their temperature calibration, functionality of timers, effectiveness, efficiency and overall adequacy is outside the scope of this inspection Oven(s), Range and Microwave thermostats, timers, clocks and other specialized cooking functions and features are not tested during this inspection Washer hook ups noted - We do not disconnect the supply hoses to the washer, nor do we operate the valves as these may leak at any time and should be considered a part of normal maintenance
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Heating
1. Fuel Storage / Distribution
Description: Gas Meter Location: Exterior: Side of Building Material: Material(s): Black Iron Observations: Visible areas appear in serviceable condition at time of inspection Gas meter is located to close to grade (See Pic) - Recommend a licensed gas technician move it up to a minimum of 8" above grade
Gas meter is located to close to grade (See Pic) - Recommend a licensed gas technician move it up to a minimum of 8" above grade
2. Thermostat(s)
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3. Gas Furnace(s)
Description: Location: Basement Make: Goodman Age and Heating Capacity: NOTE: Heating specialist recommend furnaces 17 years and older it is better to replace than repair Observations: No deficiencies noted at time of inspection - See Limitations NOTE: Closed System, heat exchange not visible (See Limitations) NOTE: In most jurisdictions furnaces are not allowed to be installed to be installed in closets off bedrooms or bathrooms - This is partly to ensure adequate combustible clearance from storage and partly to prevent stray combustion products killing people in their sleep FYI: Furnace should have a minimum of 30" in front of any furnace for servicing access and 24" on all other sides
4. Safety Switch
Description: Within sight of furnace unit Observations: Recommend labeling FURNACE along with ON and OFF
5. Distribution Systems
Description: Galvanized sheetmetal ductwork Observations: MAINTENANCE: Recommend annual duct cleaning initially and every 3 years to reduce the spreading of allergens, dust and increase air flow NOTE: Sealing ALL duct joints using metal HVAC tape can increase airflow from 10-15% Recommend providing Possible asbestos noted - This can be a potential (Health Hazard - See Pic) if material is disturbed - Testing required to verify if it is asbestos - Recommend removal by an asbestos specialist
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Possible asbestos noted - This can be a potential (Health Hazard - See Pic) if material is disturbed Testing required to verify if it is asbestos - Recommend removal by an asbestos specialist
6. Combustion Air
Observations: Appears in serviceable condition at time of inspection NOTE: Combustion air venting from furnace room: There are two gas fuel burning appliances in the basement utility/furnace room: water heater and furnace - All fuel burning appliances must be provided with enough fresh air for proper combustion and ventilation of flue gases - In this home, these appliances are using indoor air for ventilation and combustion - Recommend further evaluation into using air from the exterior
7. Venting, Flue(s), Chimney(s)

Materials: Plastic - CPCV Observations: IMPROVE: Recommend providing a 1/4" square screen to keep out vermin from entering the structure Exhaust Vent too Long at the Exterior (Health Hazard - See Pic) - This could cause moisture to freeze that could lead to blockage and prevent exhaust gases from escaping - Recommend reducing length, but still providing a minimum 12 inches above grade and proper distance away from air intake or insulating
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Exhaust Vent too Long at the Exterior (Health Hazard - See Pic) - This could cause moisture to freeze that could lead to blockage and prevent exhaust gases from escaping - Recommend reducing length, but still providing a minimum 12 inches above grade and proper distance away from air intake or insulating
8. Condensate Drain
Observations: Appears in serviceable condition at time of inspection, except as noted (See Pic) MAINTENANCE: Before the start, and during each cooling (Summer) season - it is important to monitor the condensate trap to insure it is clear of sludge/blockage for proper draining to occur - Recommend keeping a bottle brush handy for this purpose Also, pouring a small amount of bleach in the trap, at the start of the season, will keep it clear of bacteria IMPROVE: Install a clean-out plug, with an easily removable cap, at each condensate trap - This allows access in order to maintain traps free of bacteria/mold growth and sludge buildup - This cleaning should be accomplished before the start of each cooling/Summer season - Recommend your HVAC contractor install these during the next service
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9. Filter(s)
Description: 16" x 25" x 5" Observations: MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as necessary - There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance Furnace filter is dirty - Filters help clean the house air, making the environment more pleasant - Filters also clean the air before it passes through the blower and heat exchanger - This helps to keep these furnace components working efficiently - It is recommended to change the filter and then regular inspection and maintenance is advised
Furnace filter is dirty - Filters help clean the house air, making the environment more pleasant Filters also clean the air before it passes through the blower and heat exchanger - This helps to keep these furnace components working efficiently - It is recommended to change the filter and then regular inspection and maintenance is advised
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10. Limitations of Heating and Air Conditioning Inspection

Annual/Seasonal professional HVAC inspection and cleaning service contract is recommended - This can locate hidden deficiencies that are unable to be detected at time of inspection Heat gain calculations, adequacy, efficiency, or the balanced distribution of air throughout the home are not performed as part of a home inspection - These calculations are typically performed by designers to determine the required size of HVAC systems Determining heating supply adequacy or distribution balance is not part of this inspection To gain access and inspect the heat exchanger in Mid and High Efficiency furnaces requires a significant dismantling and disassembly of the unit and is therefore outside the scope of a home inspection Inspection for holes and cracks in the heat exchanger is outside the scope of this inspection and must be performed by a licensed HVAC contractor to ensure the proper and safe operation of this furnace Most of the piping is concealed and cannot be readily identified Thermostats are not checked for calibration or timed functions
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Air Conditioning
1. Cooling System 1
Description: Compressor/Condenser unit: Air Cooled Central Air Conditioner Make: Lennox Model: 10ACC-018-230-01 Serial: 5803C 06748 As a very rough rule of thumb - Air conditioning adequacy is 600-800 square feet of living area per ton (12,000 BTU) of A/C cooling capacity Compressor Age and Cooling Capacity: Approximately: 2003 (9 Years Old) Approximately 1 1/2 tons - 18,000 BTU Refrigerant: HCFC-22 Todays standards is to use 410 refrigerant Observations: No deficiencies noted at the time of inspection, except as noted (See Pic) Using Older Refrigerant R22 instead of the newer Refrigerant 410A, which has been in use since 2006 - Unable to verify type of refrigerant was used as there is no sticker other than the info on the data plate - Recommend further investigation
2. Fuse/Circuit Breaker Protection

Compressor Placard Max: Minimum Breaker/Fuse Size: 20 Amps Maximum Breaker/Fuse Size: 20 Amps Observations: Appears functional
3. Cooling Performance
Supply Temperature: 60 Return Temperature: 78 Temperature Difference: 18 Degrees F. The difference in temperatures of the supply and return should be between 14 - 22 degrees F. This indicates the unit is cooling as intended Page 53 of 87
4. Safety Switch
Observations: No deficiencies noted at time of inspection
5. Limitations
Annual/Seasonal professional HVAC inspection and cleaning service contract is recommended - This can locate hidden deficiencies that are unable to be detected at time of inspection Determining cooling supply adequacy or distribution balance is not part of this inspection To test central air conditioner (A/C), the outside air temperature must be above 60 degrees Fahrenheit for a period of two days (48 hours) - Turning on the A/C unit at a temperature lower than 60 degrees will, more than likely, damage the compressor motor
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Water Heater
1. Water Heater(s)
Description: Rental - Not fully inspected (If problem exists - Call Rental company for repairs as necessary) Manufacturer: Rheem/Ruum Model: RP150 Serial: 0400J0244 Location: Basement Fuel Supply Type: Gas Approximate Age: 2000 (12 Years Old) FYI: Water heaters have a typical life expectancy of 8-12 years FYI: Tankless water heaters have a typical life expectancy of 20 years Deferred Cost: If you are paying for a rental, why not look into renting a new unit - Due to its age recommend replacing with a newer high efficiency unit Capacity: 40 Gallons / 150 Litres
2. Water Heater Vent System

Materials: Metal single wall chimney vent pipe Observations: Visible portions appeared functional at time of inspection
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Fireplaces/Chimneys
1. Fireplace Description
Materials: NONE Chimney: Masonry
2. Chimney/Cap
Observations: Spalling/Flaking noted on the masonry chimney bricks (See Pic) - This is usually caused by freeze/thaw action due to moisture penetration - Recommend repair by a qualified brick mason
Spalling/Flaking noted on the masonry chimney bricks (See Pic) - This is usually caused by freeze/thaw action due to moisture penetration - Recommend repair by a qualified brick mason
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3. Chimney Flashing
Observations: FYI: PROPER CHIMNEY FLASHING INSTALLATION - Bottom (Apron Flashing): Single piece of metal extended 3-6 down over the shingles already installed and 12 (Some say less) up bottom face of chimney. Flashing wraps around the sides of the chimney a few inches - Sides (Step Flashing, Soakers or Baby tins): 3 wide, 3 tall (Some say 6 wide and tall) and 9 long (Length of shingle exposure + 3 (Some say 2) - Base flashing is nailed to the deck - Adjacent pieces of base flashing overlap at least 3 (Some say 2) - Counter Flashing: Embedded top at least 1 into chimney mortar and provide a 3 lap over step flashing - Top: Extends at least 6 up the face of chimney (1.5 x shingle exposure and no less than 1/6th width of chimney) and 6 vertically up the roof - Head Flashing: Extend up the roof to a point level with flashing height at the chimney but not less than 1.5 x the shingle exposure Improper flashing techniques noted (See Pic) - Recommend review by a qualified roofing specialist Missing counter flashing noted - Recommend providing by embedding at least 1" into chimney mortar and provide a minimum 3" overlap over step flashing
Missing counter flashing noted - Recommend providing by embedding at least 1" into chimney mortar and provide a minimum 3" overlap over step flashing
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Electrical
1. Service Drop
Observations: Appears functional at time of inspection
2. Service Entrance Conductors

Description: Unable To Determine - Closed - Unsafe to open Observations: Service entrance conductors concealed behind top of panel - Not Inspected - Usually only opened by a certified electrician
3. Service Rating
Amperage Rating: 100 Amp, 120/240 Volt
4. Main Disconnect
Description: One 100 Amp Breaker on Main Service Panel (See Pic)
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5. Main Service Panel(s)

Description: MANUFACTURER: Cutler-Hammer LOCATION: Basement Observations: Appears NO room for future upgrades or additions to the system - Recommend replacing a larger panel to suit your future needs or replacing present breakers with double pull breakers Circuits must be labelled - Recommend labelling to prevent accidental power outage on necessary equipment NOTE: Panel requires 30" - 36" clearance on either side and 3' in front to provide adequate service incase of emergency Sheathing still attached (Fire Hazard - See Pic) - This can lead to overheating Recommend a maximum of 1" of sheathing be exposed inside the main panel Wires not secured within 12" of panel (Safety Hazard - See Pic) - Recommend securing as necessary Open knockouts noted (Safety Hazard) - Vermin can potentially enter through the openings - Recommend an electrician to cap and install bushings as necessary
Main electrical panel located in the basement
Open knockouts noted (Safety Hazard) - Vermin can potentially enter through the openings Recommend an electrician to cap and install bushings as necessary
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Sheathing still attached (Fire Hazard - See Pic) This can lead to overheating - Recommend a maximum of 1" of sheathing be exposed inside the main panel
Wires not secured within 12" of panel (Safety Hazard - See Pic) - Recommend securing as necessary
6. Service Grounding
Description: TYPE: Copper LOCATION: Inside the building WHERE IT IS GROUNDED TOO: Water Pipe Connection (Metal) Observations: No discrepancies noted on visible sections at time of inspection
7. Overcurrent Protection
Type: Breakers Observations: Appears functional at time of inspection
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8. Wiring Methods
Description: Wiring conductors: Copper Observations: NOTE: Renovations/Additions and Alterations noted - Any change to the original wiring including repair and replacement of electrical devices - Electrical inspections are required for all electrical work (new installations and modifications) - ESA will provide information on inspection requirements for the work being done - Recommend that proof of permits that have been authorized as safe be provided to verify the safety of the electrical system NOTE: There should be a minimum of one receptacles per wall that is 12" or wider with a minimum every 12' NOTE: Fridges, freezers, dishwashers, etc should be on thier own dedicated circuit to prevent accidentally being turned off Appliance is not on its own dedicated circuit - Recommend further investigation by a certified electrician and provide as advised Interior grade wire noted that is exposed on the exterior (Safey Hazard(s) - See Pic) Recommend repair/replace by a certified electrician and repair as necessary Unprotected wiring noted - No power at time of inspection, but a breaker/switch could make it live (Safety Hazard - See Pic) - Recommend they be further evaluated by a qualified electrician and repair/remove as advised
Interior grade wire noted that is exposed on the exterior (Safey Hazard(s) - See Pic) Recommend repair/replace by a certified electrician and repair as necessary
Unprotected wiring noted - No power at time of inspection, but a breaker/switch could make it live (Safety Hazard - See Pic) - Recommend they be further evaluated by a qualified electrician and repair/remove as advised
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Appliance is not on its own dedicated circuit - Recommend further investigation by a certified electrician and provide as advised
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9. Lighting, Fixtures, Switches, Outlets

Description: Grounded Observations: NOTE: Todays standards recommend that at least one receptacle in the kitchen be on a 20 Amp circuit NOTE: Receptacles should be provided a minimum every 12' apart and on wall 12" or wider NOTE: All junction boxes should be accessible and not hidden behind walls/ceiling Recommend providing proper access as necessary Missing light fixture covers noted (Safety Hazard - See Pic) - Recommend installing light cover to protect light bulb from mechanical damage Missing/damaged/loose cover plate noted (Safety Hazard - See Pic) - Recommend installing immediately to prevent electrical shock from prying fingers Missing insulator noted on metal pull chain (Safety Hazard- See Pic) - Recommend providing an insulator on the metal pull chain to reduce the chance of potential electrical shock Open knockout noted into receptacle box (Safety Hazard - See Pic) - Recommend adding bushing SAFETY CONCERN: Every habitable room, except the kitchen, should have at least one receptacle/outlet or overhead light controlled by a wall switch that is easily accessible, so that homeowners does not walk into a dark room, trip, fall and be injured while fumbling around for a switch (Safety Hazard) - Recommend a licensed electrician install 3-way switches or switched outlets where necessary SAFETY CONCERN: Residential safety standards require all stairs be provided with a means to light the treads and landings - A switch to the light should be located at the top and bottom of stairs within easy reach without leaning over or walk up or down the stairs - Recommend licensed electrician repair as necessary
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Open knockout noted into receptacle box (Safety Hazard - See Pic) - Recommend adding bushing
SAFETY CONCERN: Residential safety standards require all stairs be provided with a means to light the treads and landings - A switch to the light should be located at the top and bottom of stairs within easy reach without leaning over or walk up or down the stairs - Recommend licensed electrician repair as necessary
SAFETY CONCERN: Every habitable room, Missing insulator noted on metal pull chain (Safety except the kitchen, should have at least one Hazard- See Pic) - Recommend providing an receptacle/outlet or overhead light controlled by a insulator on the metal pull chain to reduce the wall switch that is easily accessible, so that chance of potential electrical shock homeowners does not walk into a dark room, trip, fall and be injured while fumbling around for a switch (Safety Hazard) - Recommend a licensed electrician install 3-way switches or switched outlets where necessary
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Missing/damaged/loose cover plate noted (Safety Open knockout noted into receptacle box (Safety Hazard - See Pic) - Recommend installing Hazard - See Pic) - Recommend adding bushing immediately to prevent electrical shock from prying fingers
10. GFCI
Definition: Ground Fault Circuit Interrupter - GFCI - is an electrical safety device that cuts power to an individual outlet and/or entire circuit when as little as .005 amps is detected leaking This is faster than a person's nervous system can react! Kitchens, bathrooms Whirlpools/hot-tubs, unfinished basements, garages, and exterior circuits are normally GFCI protected - This protection is from electrical shock 1971: Outdoor outlets (direct grade access); within 15' of a swimming pool 1975: All bathroom receptacles 1981: Whirlpools, hot tubs, spas, etc. 1987: Kitchens within 1 meter (39 inches) 1993: Wet bar sinks; Replacement/upgrade in other required areas above 2005: Laundry area within 6 feet of a sink Locations & Resets: Present Observations: Test GFCIs monthly to ensure proper operation IMPROVE: Modern safety standards require any branch circuit outlets accessible from the kitchen countertop(s), bathrooms, garages, fountains, whirlpool tubs, hot tubs, spas, etc, all receptacles in unfinished basement/crawlspace, wet bar sinks, laundry areas within 1 - 3 meters of sink and all exterior receptacle to be GFCI protected - At the time this house was built, this was not required protection - Nonetheless, we strongly recommend they be added at these locations as an extra preventative safety measure A licensed electrician should provide an estimate on installing GFCI protection GFCI did not trip properly - (Safety Hazard) as the GFCI is designed to trip - Recommend repair or replacement of defective GFCI
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GFCI did not trip properly - (Safety Hazard) as the GFCI is designed to trip - Recommend repair or replacement of defective GFCI
11. AFCI
Definition:
X Arc Fault Circuit Interrupter - AFCI - is an electrical safety device that helps protect against fires by detecting arc faults - An arc (or sparking) fault is an electrical problem that occurs when electricity moves from one conductor across an insulator to another conductor - This generates heat that can ignite nearby combustible material, starting a fire - At a minimum, all bedroom circuits are normally AFCI protected - Soon, all electrical circuits in new homes will require AFCI protection Locations & Resets: None Found Not required when building was constructed - Required as of January 1st, 2008 Observations: There is no AFCI protection IMPROVE: Modern electrical codes require branch circuits at all bedrooms to be AFCI protected - The electrical code at the time this house was built may not have required AFCI protection at these circuits - Nonetheless, we strongly recommend they be added to all bedroom circuits as an extra preventive fire safety measure - Licensed electrician recommended
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12. Smoke/Heat Detector(s)

Observations: Testing of smoke detectors is not included in this inspection - Pushing the "Test" button only verifies that there is power at the detector, either a battery or hard wired to the house power and not the operational workings of the detector - The operational check is done by filling the sensor with smoke and is beyond the scope of this inspection - Battery operated smoke alarms should be checked routinely and the batteries changed frequently. MAINTENANCE: Periodic testing and changing batteries yearly to ensure proper Smoke Alarm operation is required FYI: Smoke detectors last 6-10 years - Ten year old detectors are less than 50% effective If age is unknown recommend replacing IMPROVE: Recommend installing one in each bedroom to bring up to modern safety standards - A qualified contractor should be used to install smoke detectors that are hard wired to the house electrical system so that when one goes off, they all go off Unable to verify if fire alarms if present are hardwired so that if one goes off, they all goes off - Recommend providing
13. Carbon Monoxide (CO) Detector(s)

Observations: IMPROVE: Recommend providing CO (Carbon Monoxide) detector(s) in the home - The Consumer Product Safety Commission recommends that every residence with fuelburning (gas) appliances be equipped with a UL Listed CO alarm - CO is colorless and odorless and thus impossible to detect without a proper electronic detector - At a minimum, put an alarm near the sleeping rooms on each level in your home - For the most trouble-free operation, I recommend the plug-in type, not the battery operated type, with digital readout that tells you the peak CO concentration whenever you push the peak level button FYI: Carbon Monoxide (CO) is a lethal gas, invisible, tasteless, odorless and produced in normal amounts whenever you use an appliance which burns a combustible fuel, gas, oil, kerosene, charcoal, and wood - When proper ventilation becomes blocked or inadequate, CO concentrations build up inside your home and can potentially become deadly
14. Alarm System

Description:
X There are no visible alarm system in this home - To protect your belongings and your loved one it is highly recommended an alarm system be installed and monitored for peace of mind Observations: REFERRAL: Local Monitoring Company - SECURE-U 1-866-878-4635 MAINTENANCE: Periodic testing and changing batteries to ensure proper operation is required
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15. Limitations of Electrical Inspection

Electrical components concealed behind finished surfaces are not visible to be inspected Labeling of electric circuit locations on Main Electrical Panel are not checked for accuracy Only a representative sampling of outlets, switches and light fixtures were tested The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system Furniture and/or storage restricted access to some electrical components which may not be inspected Even though not part of a general inspection all antenna/cable/phone and doorbell wiring needs to be evaluated for proper installation Testing of smoke detectors is not included in this inspection - Pushing the "Test" button only verifies that there is power at the detector, either a battery or hard wired to the house power and not the operational workings of the detector - The operational check is done by filling the sensor with smoke and is beyond the scope of this inspection - Battery operated smoke alarms should be checked routinely and the batteries changed frequently
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Plumbing
1. Water Source
Type: Public municipal water supply
2. Main Service Piping

Materials: Copper - Early 1930s to present 3/4 inch
3. Main Water Shut Off

Location: Basement Observations: Client shown location - Appeared satisfactory at time of inspection
Water meter located in the basement
4. Exterior Hose Bibs/Spigots

Description: Standard hose bibs Observations: Appeared satisfactory at time of inspection IMPROVE: Install the frost-free type faucet to reduce the risks of a bursted/frozen pipe or faucet IMPROVE: There are no anti siphon devices at the exterior faucets - This is a potential cross contamination - Recommend installing anti siphon devices Page 69 of 87
5. Water Supply, Distribution Systems

Description: Readily visible water supply pipes are: Copper - Early 1930's to present Observations: Visible portions of the supply piping appeared satisfactory at time of inspection, except as noted (See Pic) NOTE: Recommend insulating all pipes to help prevent water staining/leaks due to condensation Copper in contact with dissimilar metals (See Pic) - Over time these metal can react with each other and can cause corrosion and holes in the supply lines - Recommend insulating copper between all dissimilar materials
Copper in contact with dissimilar metals (See Pic) - Over time these metal can react with each other and can cause corrosion and holes in the supply lines - Recommend insulating copper between all dissimilar materials
6. Laundry Faucets
7. Laundry Sink(s)
Observations: Laundry sink is improperly secured - Recommend secure as necessary
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Laundry sink is improperly secured - Recommend secure as necessary
8. Laundry Tub Traps and Drains

9. Flow and Pressure

Observations: NOTE: Poor Water Pressure http://www.hamilton.ca/CityDepartments/PublicWorks/WaterAndWasteWaterDev/Pro grams/PoorWaterPressure.htm
10. Waste, Drain, Venting Description

Materials: Waste System Type: Public
11. Waste, Drain, Venting

Observations: Old drain noted - Recommend removal and capping if not being used Open floor drain noted (Safety Hazard - See Pic) - Recommend installing a grate or cover to protect it from items falling in and/or causing a potential tripping hazard
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Old drain noted - Recommend removal and capping if not being used
Open floor drain noted (Safety Hazard - See Pic) - Recommend installing a grate or cover to protect it from items falling in and/or causing a potential tripping hazard
Open floor drain noted (Safety Hazard - See Pic) - Recommend installing a grate or cover to protect it from items falling in and/or causing a potential tripping hazard
12. Drainage Sump, Pump(s), Piping

Description:
X NOT PRESENT - No sump basin/pump visible Observations: No sump pump installed/visible
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13. Limitations of Plumbing Inspection

NOTE: Expect, unexpected repairs in any older original plumbing - Recommend monitoring and repair/replace as necessary Sections of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected - No assurances or warranty can be provided regarding proper drainage performance - Sewer backup is beyond our ability to detect or predict Limited inspection of piping due to interior finishes Not able to determine presence of trap under sink/showers/bathtubs, etc as it is (if present) concealed between subfloor and ceiling finish or buried under foundation flooring Specialised equipment, such as sprinkler systems, water filtration systems, water softeners, ponds, water features are not inspected NOTE: Cold season - All exterior water pipes/hoses should be blown out using a air compressor to remove all water - Standing water can freeze and expand that can damage the pipes/hoses
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Energy Conservation
LIGHTING: Signage is posted at all light switches to remind people to TURN OFF lights when not in use and as people leave the room Install Compact Florescent Light bulbs as incandescent bulbs burn out - Remaining incandescent bulbs (if the fixture does not permit CFL technology) have dimmer switches, timers or a motion detector on both internal and external lighting Undertake a full lighting survey that will provide a plan to implemented for the replacement of old technology and the installation of new lighting fixtures and bulbs WATER USE: Installing low-flow faucet aerators on all kitchen and bathroom faucets Replace toilets with low flush units ENERGY AUDITS/SAVINGS: Solar power should be looked into under the microFIT Program, you will be paid a guaranteed price for all the electricity your project produces for at least 20 years. The installation cost is approximately $10,000 per kilowatt (Maximum 10 kilowatts) MORE INFO: http://microfit.powerauthority.on.ca Install Energy Star rated windows to help reduce heat loss with an energy rating of -11 or better for windows that open and +2 for fixed windows Insulated doors with at least an R12 rating Weatherstrip exterior windows, doors and access hatches to prevent heat loss All Exterior wall outlets and switch places should be provided with a foam gasket behind the cover with the gasket being caulked to the wall before reinstalling the cover to help with heat loss WASTE MANAGEMENT: Best practices for special events can be found at: http://www.niagara.anglican.ca/green/docs/Best%20Practices%20for%20Special%20Events.pdf HEATING AND COOLING: Heat Recovery Ventilators (HRV) - Used to recover 70-80% of the heat from exhaust air and transfer it to incoming air Energy Recovery Ventilator (ERV) - Same as a HRV except that it can recover some moisture that is usually exhausted to the exterior to help maintain a comfortable moisture level In the summer the thermostat should be set between 24C and 26C, but never more than 8C below the outside temperature. (Setting should be set higher when facility is not in use) All furnace ductwork seams should be sealed with aluminum foil tape to potentially save up to 20% of heat loss PLUMBING: Insulate hot water pipes to conserve heat loss Upgrade all toilets to low flow models Install low flow aerators on all faucets OFFICE: Replace outdated office equipment with new Energy Star rated equipment Become paperless - Use online billing and keep records electronically rather than using a paper system - Remember to backup your files routinely and store off site in the case of an emergency Provide a printer that will print 2 sided to save on paper KITCHEN: Upgrade to Energy star rated appliances RECYCLE AND REUSE: Recycling program can be set up and recyclable materials (Paper/Aluminum/etc) can be sold and Page 74 of 87
used to help funds - Community involvement can help if appropriate containers are available for drop offs MAINTENANCE AND CLEANING: Caulk all exterior windows and doors internally and externally to prevent heat loss Use light emitting diode (LED) exit signs. Insulate water heater tanks Breakdown of facility's heating and air conditioning system into several zones, each with an EnergyStar programmable thermostat Integrate passive solar design with buildings
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Maintenance Schedule
.
MAINTENANCE: Appears to be no set maintenance schedule - Recommend using and keeping a record of monthly inspection sheet to ensure that the facilities are maintained accordingly - Try to ensure that any deficiencies noted the month prior have been completed by the months end to revent a backlog of work to be done Recommend review of thermostats and program them to achieve optimum energy savings Develop weekly, monthly and annual maintenance plans - Document all completed maintenance work and store in office All regular tests, services, inspections and annual reports of systems and equipment by the owner and outside companies and organizations should be logged and kept on file in the office Any item that is under warranty should be inspected just prior to expiration date to ensure that everything is serviceable and to find out if it is necessary to extend the warranty if possible FIRE / ALARM / SMOKE SYSTEMS Monthly: Recommend monthly checking of all fire extinguishers to ensure that they are full Smoke detectors should be tested monthly if they are not hardwired and monitored by a security company Annually: Periodic testing and changing of smoke detector batteries semi annually to ensure proper Smoke Alarm operation is required The fire alarm system should be inspected and tested annually with a report submitted and filed in Parish office Contact the local fire department to arrange annual training sessions for regular occupants on the use of fire extinguishers Arrange annual fire drill to provide the parishioners knowledge on the best escape routes, proper procedures and a general meeting location outside in the event of a fire to ensure that everyone is safe and outside Fire Regulations: Spark arresters shall be cleaned annually or more frequently where accumulations of debris will adversely affect operations - Burnt out spark arresters shall be repaired/replaced as necessary LIGHTING Weekly: Test emergency lighting weekly to ensure they are operational and that batteries are fully charged Check all exit lights weekly and replace any defective bulbs to ensure adequate lighting ELECTRICAL Monthly: Test GFCIs monthly to ensure proper operation HEATING / AIR CONDTIONING / HVC / HVC Monthly: Air filter(s) should be inspected at least monthly and cleaned or replaced as required on all furnaces and HRV/ERV's - There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water - Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged - Remember that dirty filters are the most common cause of inadequate heating or cooling performance Air Conditioners should be cleaned monthly from all debris using a regular hose DO NOT USE POWER WASHERS as they can damage the aluminum fins that may reduce the efficiency of the unit Annually: Schedule annual maintenance inspection on the heating and cooling system for proper maintenance to prolong the life expectancy of such devices Page 76 of 87
Ductwork should be cleaned annually preferred, every three years as maximum EXTERIOR/LANDSCAPING Weekly: Inspect roof covering and flashing conditions and repair as necessary All walkways and steps should be kept clear of debris Garden, lawn and fenced areas should be kept in good condition Monthly: Guttering system needs to be maintained to allow proper drainage away from the building Monitor during a moderate to heavy rain and seal or repair as needed Annually: An annual inspection and tune-up of the roof us recommended to minimize the risk of leakage and to maximize roof life Shrubs and tree branches should be trimmed back from roofs/walls Gutters and downspouts should be kept clear All external maintenance equipment should be kept in good repair Exterior wood surfaces and finishes should be checked annually and maintained as necessary CAULKING Annually: Caulking should be checked annually and replaced as necessary INTERIOR Weekly: Entire facility should be kept clean, in good repair and clear of clutter Audio/visual components should be checked weekly and prior to use EXTERIOR CLADDING Annually: Vinyl and metal siding are extremely popular because they require less periodic maintenance than other types of siding materials - Carefully examine siding panels as well as ensure all J-channels around windows and doors are secure and drain properly - Vinyl and metal siding should be cleaned following the manufacturers instructions All exterior painted wood trim surfaces should be annually examined and sealed, re-caulked and repainted as necessary
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MAINTENANCE Develop weekly, monthly and annual maintenance plans - Document all completed maintenance work and store in office All regular tests, services, inspections and annual reports of systems and equipment should be logged and kept on file in the office Any item that is under warranty should be inspected just prior to expiration date to ensure that everything is serviceable and to find out if it is necessary to extend the warranty if possible FIRE / ALARM / SMOKE SYSTEMS Monthly: Recommend monthly checking of all fire extinguishers to ensure that they are full Smoke detectors should be tested monthly if they are not hardwired and monitored by a security company Annually: Periodic testing and changing of smoke detector batteries semi annually to ensure proper Smoke Alarm operation is required The fire alarm system should be inspected and tested annually Contact the local fire department to arrange annual training sessions for regular occupants on the use of fire extinguishers Arrange annual fire drill to provide the parishioners knowledge on the best escape routes, proper procedures and a general meeting location outside in the event of a fire to ensure that everyone is safe and outside Fire Regulations: Spark arresters shall be cleaned annually or more frequently where accumulations of debris will adversely affect operations - Burnt out spark arresters shall be repaired/replaced as necessary LIGHTING Weekly: Test emergency lighting weekly to ensure they are operational and that batteries are fully charged Check all exit lights weekly and replace any defective bulbs to ensure adequate lighting ELECTRICAL Monthly: Test GFCIs and AFCIs monthly to ensure proper operation HEATING / AIR CONDTIONING / HVC / HVC Monthly: Air filter(s) should be inspected at least monthly and cleaned or replaced as required on all furnaces and HRV/ERV's - There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water - Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged - Remember that dirty filters are the most common cause of inadequate heating or cooling performance Air Conditioners should be cleaned monthly from all debris using a regular hose DO NOT USE POWER WASHERS as they can damage the aluminum fins that may reduce the efficiency of the unit Annually: Schedule annual maintenance inspection on the heating and cooling system for proper maintenance to prolong the life expectancy of such devices Ductwork should be cleaned annually preferred, every three years as maximum EXTERIOR/LANDSCAPING Weekly: Inspect roof covering and flashing conditions and repair as necessary All walkways and steps should be kept clear of debris Garden, lawn and fenced areas should be kept in good condition Page 78 of 87
Monthly: Guttering system needs to be maintained to allow proper drainage away from the building Monitor during a moderate to heavy rain and seal or repair as needed Annually: An annual inspection and tune-up of the roof us recommended to minimize the risk of leakage and to maximize roof life Shrubs and tree branches should be trimmed back from roofs/walls Gutters and downspouts should be kept clear All external maintenance equipment should be kept in good repair Exterior wood surfaces and finishes should be checked annually and maintained as necessary CAULKING Annually: Caulking should be checked annually and replaced as necessary INTERIOR Weekly: Entire facility should be kept clean, in good repair and clear of clutter Audio/visual components should be checked weekly and prior to use EXTERIOR CLADDING Annually: Vinyl and metal siding are extremely popular because they require less periodic maintenance than other types of siding materials - Carefully examine siding panels as well as ensure all J-channels around windows and doors are secure and drain properly - Vinyl and metal siding should be cleaned following the manufacturers instructions All exterior painted wood trim surfaces should be annually examined and sealed, re-caulked and repainted as necessary
Page 79 of 87
Conventions and Terms Used in this Report

1. INTRODUCTION 1.1 The Ontario Association of Home Inspectors (OAHI) is a not-for-profit professional society established in 1987. Membership in OAHI is voluntary and its members include private, fee-paid home inspectors. OAHI's objectives include promotion of excellence within the profession and continual improvement of its members' inspection services to the public. 2. PURPOSE AND SCOPE 2.1 The purpose of these Standards of Practice is to establish a minimum and uniform standard for private, fee-paid home inspectors who are members of the Ontario Association of Home Inspectors. Home Inspections performed to these Standards of Practice are intended to provide the client with information regarding the condition of the systems and components of the home as inspected at the time of the Home Inspection. 2.2 Inspectors shall: A. inspect : 1. readily accessible systems and components of homes listed in these Standards of Practice. 2. installed systems and components of homes listed in these Standards of Practice. B. report : 1. on those systems and components inspected which, in the professional opinion of the inspector, are significantly deficient or are near the end of their service lives. 2. a reason why, if not self-evident, the system or component is significantly deficient or near the end of its service life. 3. the inspector's recommendations to correct or monitor the reported deficiency. 4. on any systems and components designated for inspection in these Standards of Practice which were present at the time of the Home Inspection but were not inspected and a reason they were not inspected. 2.3 These Standards of Practice are not intended to limit inspectors from: A. including other inspection services, systems or components in addition to those required by these Standards of Practice. B. specifying repairs, provided the inspector is appropriately qualified and willing to do so. C. excluding systems and components from the inspection if requested by the client. 3. STRUCTURAL SYSTEM 3.1 The inspector shall A. inspect 1. the structural components including foundation and framing. 2. by probing a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is NOT required when probing would damage any finished surface or where no deterioration is visible. B. describe 1. the foundation and report the methods used to inspect the under-floor crawl space 2. the floor structure 3. the wall structure 4, the ceiling structure 5. the roof structure and report the methods used to inspect the attic. 3.2 The inspector is NOT required to A. provide any engineering service or architectural service B. offer an opinion as to the adequacy of any structural system or component 4. EXTERIOR 4.1 The inspector shall: A. inspect : 1. the exterior wall covering, flashing and trim. 2. all exterior doors. 3. attached decks, balconies, stoops, steps, porches, and their associated railings. 4. the eaves, soffits, and fascias where accessible from the ground level. 5. the vegetation, grading, surface drainage, and retaining walls on the property when any of these are likely to adversely affect the building. 6. walkways, patios, and driveways leading to dwelling entrances. describe the exterior wall covering. 4.2 The inspector is NOT required to: A. inspect : 1. screening, shutters, awnings, and similar seasonal accessories. fences. 2. geological, geotechnical or hydrological conditions. 3. recreational facilities. 4. outbuildings.
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5. seawalls, break-walls, and docks. 6. erosion control and earth stabilization measures. 5. ROOF SYSTEM 5.1 The inspector shall: A. inspect : 1. the roof covering. 2. the roof drainage systems. 3. the flashings. 4. the skylights, chimneys, and roof penetrations. 5. describe the roof covering and report the methods used to inspect the roof. 5.2 The inspector is NOT required to: A. inspect : 1. antennae. 2. interiors of flues or chimneys which are not readily accessible. 3. other installed accessories. 6. PLUMBING SYSTEM 6.1 The inspector shall: A. inspect : 1. the interior water supply and distribution systems including all fixtures and faucets. 2. the drain, waste and vent systems including all fixtures. 3. the water heating equipment. 4. the vent systems , flues, and chimneys. 5. the fuel storage and fuel distribution systems. 6. the drainage sumps, sump pumps, and related piping. B. describe : 1. the water supply, drain, waste, and vent piping materials. 2. the water heating equipment including the energy source. 3. the location of main water and main fuel shut-off valves. 6.2 The inspector is NOT required to: A. inspect : 1. the clothes washing machine connections. 2. the interiors of flues or chimneys which are not readily accessible. 3. wells, well pumps, or water storage related equipment. 4. water conditioning systems. 5. solar water heating systems. 6. fire and lawn sprinklersystems. 7. private waste disposal systems. B. determine: 1. whether water supply and waste disposal systems are public or private. 2. the quantity or quality of the water supply. C. operate safety valves or shut-off valves. 7. ELECTRICAL SYSTEM 7.1 The inspector shall: A. inspect : 1. the service drop. 2. the service entrance conductors, cables, and raceways. 3. the service equipment and main disconnects. 4. the service grounding. 5. the interior components of service panels and sub panels. 6. the conductors. 7. the overcurrent protection devices. 8. a representative number of installed lighting fixtures, switches, and receptacles. 9. the ground fault circuit interrupters. B. describe: 1. the amperage and voltage rating of the service. 2. the location of main disconnect(s) and sub panels.
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3. the wiring methods. C. report: 1. on the presence of solid conductor aluminum branch circuit wiring. 2. on the absence of smoke detectors. 7.2 The inspector is NOT required to: A. inspect : 1. the remote control devices unless the device is the only control device. 2. the alarm systems and components. 3. the low voltage wiring, systems and components. 4. the ancillary wiring, systems and components not a part of the primary electrical power distribution system. 5. measure amperage, voltage, or impedance 8. HEATING SYSTEM 8.1 The inspector shall: A. inspect : 1. the installed heating equipment. 2. the vent systems, flues, and chimneys. B. describe: 1. the energy source. 2. the heating method by its distinguishing characteristics. 8.2 The inspector is NOT required to: A. inspect : 1. the interiors of flues or chimneys which are not readily accessible. 2. the heat exchanger. 3. the humidifier or dehumidifier. 4. the electronic air filter. 5. the solar space heating system. 6. determine heat supply adequacy or distribution balance. 9. AIR CONDITIONING SYSTEMS 9.1 The inspector shall: A. inspect the installed central and through-wall cooling equipment. B. describe: 1. the energy source 2. the cooling method by its distinguishing characteristics. 9.2 The inspector is NOT required to: A. inspect electronic air filters. B. determine cooling supply adequacy or distribution balance. 10. INTERIOR 10.1 The inspector shall: A. inspect: 1. the walls, ceilings, and floors. 2. the steps, stairways, and railings. 3. the countertops and a representative number of installed cabinets. 4. a representative number of doors and windows. 5. garage doors and garage door operators. 10.2 The inspector is NOT required to: A. inspect: 1. the paint, wallpaper, and other finish treatments. 2. the carpeting. 3. the window treatments. 4. the central vacuum systems. 5. the household appliances. 6. recreational facilities. 11. INSULATION &VENTILATION 11.1 The inspector shall: A. inspect:
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1. the insulation and vapor retarders in unfinished spaces. 2. the ventilation of attics and foundation areas. 3. the mechanical ventilation systems. B. describe: 1. the insulation and vapor retarders in unfinished spaces. 2. the absence of insulation in unfinished spaces at conditioned surfaces. 11.2 The inspector is NOT required to: A. disturb insulation or vapor retarders. B. determine indoor air quality. 12. FIREPLACES AND SOLID FUEL BURNING APPLIANCES 12.1 The inspector shall: A. inspect: 1. the system components. 2. the vent systems, flues, and chimneys. B. describe: 1. the fireplaces and solid fuel burning appliances. 2. the chimneys. 12.2 The Inspector is NOT required to: A. inspect: 1. the interiors of flues or chimneys. 2. the firescreens and doors. 3. the seals and gaskets. 4. the automatic fuel feed devices. 5. the mantles and fireplace surrounds. 6. the combustion make-up air devices. 7. the heat distribution assists whether gravity controlled or fan assisted. B. ignite or extinguish fires. C. determine draft characteristics. D. move fireplace inserts or stoves or firebox contents. 13. GENERAL LIMITATIONS AND EXCLUSIONS 13.1 General limitations: A. Inspections performed in accordance with these Standards of Practice: 1. are not technically exhaustive. 2. will not identify concealed conditions or latent defects. B. These Standards of Practice are applicable to buildings with four or fewer dwelling units and their garages or carports. 13.2 General exclusions: A. The inspector is not required to perform any action or make any determination unless specifically stated in these Standards of Practice, except as may be required by lawful authority. B. Inspectors are NOT required to determine: 1. the condition of systems or components which are not readily accessible. 2. the remaining life of any system or component. 3. the strength, adequacy, effectiveness, or efficiency of any system or component. 4. the causes of any condition or deficiency. 5. the methods, materials, or costs of corrections. 6. uture conditions including, but not limited to, failure of systems and components. 7. the suitability of the property for any specialized use. compliance with regulatory requirements (codes, regulations, laws, ordinances, etc.). 8. the market value of the property or its marketability. 9. the advisability of the purchase of the property. 10. the presence of potentially hazardous plants or animals including, but not limited to wood destroying organisms or diseases harmful to humans. 11. the presence of any environmental hazards including, but not limited to toxins, carcinogens, noise, and contaminants in soil, water, and air. 12. the effectiveness of any system installed or methods utilized to control or remove suspected hazardous substances. 13. the operating costs of systems or components. 14. the acoustical properties of any system or component. C. Inspectors are NOT required to offer: 1. or perform any act or service contrary to law.
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2. or perform engineering services. 3. or perform work in any trade or any professional service other than home inspection. 4. warranties or guarantees of any kind. D. Inspectors are NOT required to operate: 1. any system or component which is shut down or otherwise inoperable. 2. any system or component which does not respond to normal operating controls. 3. shut-off valves. E. Inspectors are NOT required to enter: 1. any area which will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or damage the property or 2. its systems or components. 3. the under-floor crawl spaces or attics which are not readily accessible. F. Inspectors are NOT required to inspect: 1. underground items including, but not limited to underground storage tanks or other underground indications of their presence, whether abandoned or active. 2. systems or components which are not installed. 3. decorative items. 4. systems or components located in areas that are not entered in accordance with these Standards of Practice. 5. detached structures other than garages and carports. 6.common elements or common areas in multi-unit housing, such as condominium properties or cooperative housing. G. Inspectors are NOT required to: 1. perform any procedure or operation which will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or damage the property or it's systems or components. 2. move suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice, or debris. 3. dismantle any system or component, except as explicitly required by these Standards of Practice.
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Referrals
HOME INSPECTIONS Affordable Canadian Home Inspections - Al Wright - 905-730-9300 REALTOR - Residential Royal LePAGE - Mike Heddle - 905-662-6666 (Ancaster Area) Century 21 - Jane House - 519-755-2400 (Brantford Area) ReMAX - Wally Olivieri - 519-770-5478 (Brantford Area) Royal LePAGE - Christy Jeffrey - 519-771-6811 (Brantford/Caledonia Area) Dan Walsh - 416-821-6852 (Burlington/Mississauga Area) Hearth and Home - Marjon van Oort) - 905-333-5000 (Burlington and surrounding Area) Remax - Maria Resendes - 519-221-6475 - (Cambridge Area) Royal LePAGE - Ruth Morehouse - 289-925-3373 (Dundas/Hamilton Area) Coldwell Banker - Salvador Lachica 905-388-1110 (Dunnville Area) Right at Home - Jim Ilias - 905-906-2232 (Glanbrook Area) Home at Guelph - Randy Dickson - 226-780-0202 (Guelph) Sutton Group Innovative - Rick Poziomka - 905-575-7070 (Grimsby/Smithville Area) Royal LePAGE - Lisa Tollis - 905-574-4600 (Hamilton Area) Royal LePAGE - Carrie Scarfe - 905-648-7393 (Hamilton Area) McIntyre Real Estate - Nick Utman - 519-742-5800 x2325 (Kitchener /Waterloo Area) Remax - John Bilicic - 519-741-7837 (Kitchener /Waterloo Area) Remax - Sandra Watkins - 905-855-2200 (Mississauga Area) Right at Home - David Serra - 905-338-3721 (Oakville and surrounding Area) Remax - Theresa Baird - 647-298-0997 -(Mississauga, Toronto, Oakville Area) Elite Realty - Jim and Darlene McClellan - 905-346-2000 (Niagara/St.Catharines Area) Royal LePAGE - Joanne Gaulton (Stoney Creek Area) Autton Group - Nan McAneney - 416-234-2424 (Toronto Area) Century 21 - Val Howell - 905-845-9180 (Toronto Area) REALTOR - Commercial Royal LePAGE - George Jurek Orlowski 519-747-4040 (Brantford Area) Webster Retail - Michael Webster - 416-802-8982 STRUCTURAL ENGINEER T-Smith Engineering - Jeff Martin - 416-798-8770 ENERGY AUDITS Enersolve - Peter Muraca - 905-961-1871 CONTRACTING Cut Above (Bathroom, Kitchens, Basements, etc) - Tom Forde - 905-512-2925 Wayne's World - (Bathroom, Kitchens, Basements, etc) - Wayne Underwood - 905-331-2909 Hard Hats - Hamdi Elghoul - 905-807-6111 Page 85 of 87
HANDYMAN Aub Jobs (Small Jobs/Painting) - Aubrey Boothman - 905-741-5627 ELECTRICAL LG Electrical - Larry Gledhill - 905-928-9684 HEATING/AIR CONDITIONING/FIREPLACES Task Energy - Alex Kover - 905-381-0231 Kru-Kut - Tim 905-319-6510 or 905-407-7696 ROOFING A#1 Quality Roofing - Michel Gervais - 647-382-8206 WINDOWS REPAIR - CONDENSATION/FOGGY Fog Free Window Restoration - 1-866-648-1211 WINDOWS/DOORS/SIDING O'Halloran's - Richard O'Halloran - 1-888-887-0923 BRICK AND STONE MASONRY Magnasin - Nick Tarantella - 905-920-0324 C &R Contracting - Chris - 519-209-7729 ENERGY AUDITS Enersolve - Peter Muraca - 905-961-1871 MORTGAGES Verico (Mortgage Broker) - Barb Podger - 905-339-8697 REAL ESTATE LAWYER Wellenreiter and Wellenreiter - Walter Wellenreiter - 905-525-4520 HOME STAGING Candid - Stacey - 905-929-9452 or 905-977-9031 HOUSE INSURANCE Elliott and Crawford - Ron Shewell - 905-634-1817 ALARM SYSTEMS SECUR-U - 1-866-878-4634 (Price is around $25 per month and the company is locally monitored) FINANCIAL ADVISOR Manulife - Nathan Gatt - 905-401-7738 Edward Jones - David Bradley - 905-628-0030 LIFE INSURANCE / GROUP BENEFIT PACKAGES Tripemco - Elaine Boothman 95-730-7224 GRAPHICS DESIGNER Chameleon Graphics - Susanne Crago - 905-628-3551 INTERNET CONSULTANT WSI (Web Design, Google Advertising) - Denise Gervais - 416-518-0486 BUSINESS COACH Page 86 of 87
Focal Point - Gavin Rouble - 905-928-7869 ACCOUNTING / BOOKEEPING / TAXES Comprehensive Business Services - Wayne Massey - 905-388-2566 PROMOTIONAL PRODUCTS Corporate Clothier - Sandy Stevenson - 1-800-593-2193 ANTI AGING SOLUTIONS NuSkin-Pharmanex - Jane Wannamaker - 905-527-1427 REGISTERED MASSAGE THERAPIST Melissa Tsulin Thompson RMT - Melissa Madsen - 905-746-2675 MOULD / ASBESTOS REMOVAL Garden City Environmental Services - Michael Legall - 905-325-7676 (St.Catharines) Free Quotes Mould Off - 1-800-567-7093 (Hamilton) Inspection Charge WILDLIFE REMOVAL All Wildlife Removal Inc - Paul Stevens - 905-330-7285 LAWN MAINTENANCE/SNOW REMOVAL Dave's Lawn Maintenance - Andrew Murray - 905-630-5818 WELDING/FITTER/FABRICATOR Stainless Steel &Specialty Welding - Tim Rooney - 905-616-8520 SEPTIC SYSTEMS SepTech Wastewater Systems - Dave Doan - 519-217-3989 Bill's Septic Ltd - Ed Dove - 519-426-7108
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142 Ward Avenue, Hamilton, May 29, 2012

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Affordable Canadian Home Inspections

* * *Confidential - Property Inspection Report - Confidential * * *

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

Page 12 Item: 17 Railings

Affordable Canadian Home Inspections Page 60 Item: 5 Main Service Panel(s)

Lighting, Fixtures, Switches, Outlets

Page 66 Item: 10 GFCI

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

Inspection and Site Details

5. Age of Building or Year Built

8. Front of Building Faces

12. Weather Conditions

13. Ground/Soil Surface Condition

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

8. Exterior Cladding Description

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

Loose fasteners noted - Recommend securing as necessary

10. Cladding - Stucco/Wood/Other

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

Wood rot noted (See Pic) - Recommend replacing

11. Exterior Doors

Observations: Appeared to be in serviceable condition at time of inspection

12. Window Frames

Observations: Appears in serviceable condition at time of inspection

13. Door Frames

Observations: Appears in serviceable condition at time of inspection

14. Window Wells

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

15. Exterior Caulking

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

16. Deck, Balcony

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

18. Grading, Surface Drainage

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

19. Limitations of Exterior Inspection

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

2. Roof Style and Pitch

3. Method of Roof Inspection

4. Shingle Roof Covering

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

Flashing is rusted/damaged (See Pic) Recommend replacing when roof is replaced

Affordable Canadian Home Inspections

142 Ward Avenue , Hamilton, Ontario

9. Downspouts and Eaves

* * Confidential - Property Inspection Report - Confidential * *