Inspection Report (Sample)

INSPECTION REPORT
For the Property at:
30-42 MARY CRESENT

NIAGARA ON THE LAKE, ON L0S 1J0 Prepared for: SAMPLE REPORT Inspection Date: Wednesday, December 21, 2011 Prepared by: Paul Andrusiw
Casa Home Inspections Inc. 576 Queenston rd Niagara on the Lake, ON L0S 1J0 905-685-6560 905-401-7586 Fax: 905-685-4250 paul@casahomeinspections.com www.casahomeinspections.com
{ Professional Inspection; Personal Approach }
SUMMARY
30-42 Mary cresent, Niagara on the Lake, ON
SUMMARY REFERENCE ROOFING EXTERIOR STRUCTURE
Report No. 1049, v.3 December 21, 2011

ELECTRICAL HEATING COOLING
paul@casahomeinspections.com
INSULATION PLUMBING INTERIOR
This Summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as a courtesy and cannot be considered a substitute for reading the entire report. Please read the complete document.
Priority Maintenance Items
Electrical
DISTRIBUTION SYSTEM \ Knob-and-tube Condition: Replace when renovating Implication(s): Nuisance | Potential problem when obtaining home insurance Location: Throughout Task: Replace Time: When necessary Cost: $30,000
Heating
GAS HOT WATER BOILER \ Pipes Condition: Inappropriate piping insulation, may be asbestos. Have certified asbestos abatement company inspect and remove immediately. Insulation is being damaged each time the tenants open basement lockers. Location: Basement Laundry Area Furnace Room Task: Remove Time: Immediate Cost: $5,000
Insulation and Ventilation

ATTIC/ROOF \ Insulation Condition: Amount inadequate Implication(s): Increased heating and cooling costs Location: Throughout Attic Task: Provide Time: Discretionary Cost: $4,000 $5,000
Plumbing
SUPPLY PLUMBING \ Supply piping in building Condition: Galvanized steel Corrosion noted in basement. Water pressure is still acceptable, however leaking pipes will go unnoticed in the crawlspace. Implication(s): Reduced water pressure and volume Location: Throughout Crawl Space Basement First Floor Second Floor Task: Replace
Proudly serving the Niagara region
Page 1 of 25
SUMMARY

Time: When necessary Cost: $15,000 and up WASTE PLUMBING \ Drain piping - installation Condition: Galvanized steel pipe buried in soil Implication(s): Chance of water damage to contents, finishes and/or structure | Sewage entering the house Location: Throughout Crawl Space Task: Replace Time: When remodelling
Interior
BASEMENT \ Leakage Condition: Leakage - See EXTERIOR section for relevant recommendations Location: Rear Basement Utility Room Furnace Room EXHAUST FANS \ Exhaust fan Condition: Missing This building has performed well without bathroom and kitchen fans to this point. Simply educate tenants on the importance of opening a window to remove moisture. Implication(s): Chance of condensation damage to finishes and/or structure Location: Throughout Kitchen Bathroom Task: Provide Time: if necessary Cost: $4000.00 This concludes the Summary section. The remainder of the report describes each of the home's systems and also details any recommendations we have for improvements. Limitations that restricted our inspection are included as well. The suggested time frames for completing recommendations are based on the limited information available during a pre-purchase home inspection. These may have to be adjusted based on the findings of specialists.
Home Improvement - ballpark costs
Page 2 of 25
ROOFING

Description
Sloped roofing material: Probability of leakage: Asphalt shingles Low
Limitations
Inspection performed: By walking on roof
Recommendations
RECOMMENDATIONS \ Overview 1. Condition: No roofing recommendations are offered as a result of this inspection.
Page 3 of 25
EXTERIOR

Description
Gutter & downspout material: Gutter & downspout discharge: Lot slope: Flat Stone Aluminum Below grade Above grade
Wall surfaces - masonry: Soffit and fascia: Driveway: Walkway: Asphalt Concrete Concrete
Aluminum
Exterior steps:
Limitations
Exterior inspected from: Ground level
Recommendations
ROOF DRAINAGE \ Downspouts 2. Condition: Downspouts discharging below grade Implication(s): Chance of water damage to contents, finishes and/or structure Location: Rear Center Exterior Wall Task: Correct Time: Immediate Cost: Minor
Click on image to enlarge.
Page 4 of 25
EXTERIOR

3. Condition: Should discharge 6ft. from home Implication(s): Chance of water damage to contents, finishes and/or structure Location: Throughout Exterior Task: Correct Time: Immediate
Page 5 of 25
EXTERIOR

1. Should discharge 6ft. from home WALLS \ Brick, stone and concrete 4. Condition: Mortar deterioration Implication(s): Chance of water entering house | Weakened structure | Chance of structural movement Location: Various Exterior Wall Task: Provide Time: Immediate Cost: $700
2. Mortar deterioration
Page 6 of 25
EXTERIOR

Page 7 of 25
STRUCTURE

Description
Configuration: Basement Stone Joists Wood frame, brick veneer Trusses Plank sheathing Foundation material: Floor construction:
Exterior wall construction: Roof and ceiling framing:
Limitations
Attic/roof space: Crawl space: Entered but access was limited Entered but access was limited 95 %
Percent of foundation not visible:
Recommendations
FOUNDATIONS \ Foundation 5. Condition: Settled Implication(s): Chance of structural movement Location: Right Side Exterior Wall Garage Task: Monitor
5. Settled
Page 8 of 25
STRUCTURE

6. Condition: Typical minor settlement Location: Rear Exterior Wall Task: Monitor
Page 9 of 25
ELECTRICAL

Description
Service entrance cable and location: Service size: 200 Amps (240 Volts) Overhead
Main disconnect/service box rating: 200 Amps Building Main disconnect/service box type and location: System grounding material and type: Auxiliary panel (subpanel) rating: 60 Amps in each appartment Auxiliary panel (subpanel) type and location: Distribution wire material and type: Fuses- in each appartment in the kitchen. Not visible Fuses - basement
Copper - knob and tube Ungrounded - typical None
Type and number of outlets (receptacles):
Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI):
Limitations
Panel covers: System ground: Disconnect covers are not removed by the home inspector Not found
Recommendations
DISTRIBUTION SYSTEM \ Knob-and-tube 7. Condition: Damaged or frayed Implication(s): Electric shock | Fire hazard 8. Condition: Wire insulation or sheathing brittle Implication(s): Electric shock | Fire hazard
Page 10 of 25
ELECTRICAL

7. Wire insulation or sheathing brittle 9. Condition: Buried in insulation Implication(s): Fire hazard 10. Condition: Replace when renovating Implication(s): Nuisance | Potential problem when obtaining home insurance Location: Throughout Task: Replace Time: When necessary Cost: $30,000
Page 11 of 25
ELECTRICAL

11. Condition: Outdated Implication(s): Nuisance | Potential problem when obtaining home insurance
Page 12 of 25
HEATING

Description
System type: Boiler Furnace manufacturer: Raypak Model number: E305 wt-n Serial number: 980837664 Heat distribution: Efficiency: Radiators
Mid-efficiency 14 years Medium Basement
Approximate age: Failure probability:
Main fuel shut off at: Chimney liner: Metal
Limitations
Heat exchanger: Only a small portion visible
Recommendations
GAS HOT WATER BOILER \ Pipes 12. Condition: Inappropriate piping insulation, may be asbestos. Have certified asbestos abatement company inspect and remove immediately. Insulation is being damaged each time the tenants open basement lockers. Location: Basement Laundry Area Furnace Room Task: Remove Time: Immediate Cost: $5,000
8.
9.
Page 13 of 25
COOLING & HEAT PUMP


Description
Air conditioning type: None present
Page 14 of 25
INSULATION AND VENTILATION

Report No. 1049, v.3

COOLING INSULATION PLUMBING INTERIOR
December 21, 2011

ELECTRICAL HEATING
Description
Attic/roof insulation material: Mineral wool R-4 Attic/roof insulation amount/value: Attic/roof ventilation: None found None found None found None found None found
Attic/roof air/vapor barrier:
Wall insulation amount/value:
Foundation wall insulation amount/value:
Floor above crawlspace insulation amount/value: Crawlspace ventilation: None Found
Limitations
Inspection prevented by no access to: Attic inspection performed: Wall space Crawl space By entering attic, but access was limited
Recommendations
ATTIC/ROOF \ Insulation 13. Condition: Amount inadequate Implication(s): Increased heating and cooling costs Location: Throughout Attic Task: Provide Time: Discretionary Cost: $4,000 $5,000 ATTIC/ROOF \ Roof vents 14. Condition: Missing Implication(s): Chance of condensation damage to finishes and/or structure Location: Attic Task: Provide Time: Immediate Cost: $600
Page 15 of 25
INSULATION AND VENTILATION

Report No. 1049, v.3

COOLING INSULATION PLUMBING INTERIOR
December 21, 2011

ELECTRICAL HEATING
ATTIC/ROOF \ Hatch 15. Condition: Not insulated and not weatherstripped Implication(s): Chance of condensation damage to finishes and/or structure | Increased heating and cooling costs | Reduced comfort Location: Attic Task: Provide Time: When necessary Cost: Minor
Page 16 of 25
PLUMBING

Description
Water supply source: Public Galvanized steel Copper Plastic Galvanized steel Service piping into building: Supply piping in building:
Main water shut off valve at the: Water flow (pressure):
Basement
Functional Gas
Water heater fuel/energy source: Water heater type: Conventional
Water heater manufacturer: Tank capacity: 227 liters
Rheem
Water heater approximate age: Water heater failure probability: Waste disposal system: Waste piping in building: Gas piping: Steel Public
6 years Low
ABS plastic
Cast Iron
Galvanized steel
Limitations
Items excluded from a home inspection: Isolating/relief valves & main shut-off valve
Recommendations
SUPPLY PLUMBING \ Supply piping in building 16. Condition: Galvanized steel Corrosion noted in basement. Water pressure is still acceptable, however leaking pipes will go unnoticed in the crawlspace. Implication(s): Reduced water pressure and volume Location: Throughout Crawl Space Basement First Floor Second Floor Task: Replace Time: When necessary Cost: $15,000 and up
Page 17 of 25
PLUMBING

10. Galvanized steel 17. Condition: Combustible piping Implication(s): Increased fire hazard Location: First Floor Bathroom Task: Replace Time: When necessary
11. Galvanized steel
Page 18 of 25
PLUMBING

12. Combustible piping WASTE PLUMBING \ Drain piping - installation 18. Condition: Galvanized steel pipe buried in soil Implication(s): Chance of water damage to contents, finishes and/or structure | Sewage entering the house Location: Throughout Crawl Space Task: Replace Time: When remodelling WASTE PLUMBING \ Traps - installation 19. Condition: Wrong type Implication(s): Sewer gases entering the house Location: Kitchen unit 5 Task: Replace Time: Immediate Cost: Minor
Page 19 of 25
PLUMBING

Click on image to enlarge. Proudly serving the Niagara region Click on image to enlarge.
Page 20 of 25
PLUMBING

13. Nonstandard shape or material 20. Condition: Trap arm too long or too short And poor Di Harte connection Implication(s): Sewer gases entering the house Location: Basement Utility Room Task: Replace Time: Immediate Cost: Minor
14. Trap arm too long or too short
Page 21 of 25
INTERIOR

Description
Major floor finishes: Hardwood Plaster/drywall Major wall and ceiling finishes: Windows: Glazing: Single/double hung Primary plus storm Solid wood Present Present
Exterior doors - type/material: Evidence of basement leakage:
Evidence of crawlspace leakage:
Limitations
Inspection limited/prevented by: No access to: Cosmetics: Crawlspace No comment offered on cosmetic finishes 95 % Storage/furnishings Storage in closets/cupboards
Percent of foundation not visible: Basement leakage:
Cannot predict how often or how badly basement will leak
Recommendations
WALLS \ Plaster or drywall 21. Condition: Water damage I would suggest adding a dehumidifier in the basement to remove unwanted moisture. Implication(s): Cosmetic defects Location: Basement Furnace Room Task: Replace Time: Immediate Cost: Minor
15. Water damage

Page 22 of 25
INTERIOR

BASEMENT \ Leakage 22. Condition: Leakage - See EXTERIOR section for relevant recommendations Location: Rear Basement Utility Room Furnace Room
16. Leakage - See EXTERIOR section for relevant recommendations EXHAUST FANS \ Exhaust fan 23. Condition: Missing This building has performed well without bathroom and kitchen fans to this point. Simply educate tenants on the importance of opening a window to remove moisture. Implication(s): Chance of condensation damage to finishes and/or structure Location: Throughout Kitchen Bathroom Task: Provide Time: if necessary Cost: $4000.00
Page 23 of 25
INTERIOR

END OF REPORT
Page 24 of 25
REFERENCE LIBRARY

The links below connect you to a series of documents that will help you understand your home and how it works. These are in addition to links attached to specific items in the report. Click on any link to read about that system.
1. Roofing, Flashings and Chimneys 2. Exterior 3. Structure 4. Electrical 5. Heating 6. Cooling/Heat Pumps 7. Insulation 8. Plumbing 9. Interior 10. Appliances 11. Life Cycles and Costs 12. Supplementary
Asbestos Radon Urea Formaldehyde Foam Insulation (UFFI) Lead Carbon Monoxide Mold Household Pests Termites and Carpenter Ants
13. Home Set-up and Maintenance 14. More About Home Inspections
ASHI Standards of Practice CAHPI Standards of Practice
Page 25 of 25

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INSPECTION REPORT

For the Property at:

30-42 MARY CRESENT

{ Professional Inspection; Personal Approach }

Report No. 1049, v.3 December 21, 2011

Insulation and Ventilation

Proudly serving the Niagara region

Report No. 1049, v.3 December 21, 2011

Proudly serving the Niagara region

Report No. 1049, v.3 December 21, 2011

Proudly serving the Niagara region

Report No. 1049, v.3 December 21, 2011

Proudly serving the Niagara region

Click on image to enlarge.

Report No. 1049, v.3 December 21, 2011

Proudly serving the Niagara region

Click on image to enlarge.

Click on image to enlarge.

Report No. 1049, v.3 December 21, 2011

Proudly serving the Niagara region

Report No. 1049, v.3 December 21, 2011

Proudly serving the Niagara region

Report No. 1049, v.3 December 21, 2011

Exterior wall construction: Roof and ceiling framing:

Percent of foundation not visible:

Proudly serving the Niagara region

Report No. 1049, v.3 December 21, 2011

Proudly serving the Niagara region

Report No. 1049, v.3 December 21, 2011

Copper - knob and tube Ungrounded - typical None

Type and number of outlets (receptacles):

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI):

Proudly serving the Niagara region

Report No. 1049, v.3 December 21, 2011

Proudly serving the Niagara region

Click on image to enlarge.

Report No. 1049, v.3 December 21, 2011

Proudly serving the Niagara region

Report No. 1049, v.3 December 21, 2011

Mid-efficiency 14 years Medium Basement

Approximate age: Failure probability:

Main fuel shut off at: Chimney liner: Metal

Proudly serving the Niagara region

COOLING & HEAT PUMP

Report No. 1049, v.3 December 21, 2011

Proudly serving the Niagara region

INSULATION AND VENTILATION

Report No. 1049, v.3

December 21, 2011

Attic/roof air/vapor barrier:

Wall insulation amount/value:

Foundation wall insulation amount/value:

Floor above crawlspace insulation amount/value: Crawlspace ventilation: None Found

Proudly serving the Niagara region

INSULATION AND VENTILATION

Report No. 1049, v.3

December 21, 2011

Proudly serving the Niagara region

Click on image to enlarge.

Click on image to enlarge.

Report No. 1049, v.3 December 21, 2011

Main water shut off valve at the: Water flow (pressure):

Water heater fuel/energy source: Water heater type: Conventional

Water heater manufacturer: Tank capacity: 227 liters