INSPECTION REPORT For the Property at: 123 YOUR STREET YOUR CITY, ON O1O 1O1 Prepared for: MR. AND MRS. SAMPLE Inspection Date: Tuesday, October 16, 2012 Prepared by: Ashley Shojaie Mike Holmes Inspections PO Box 40581, Six Points Plaza Post Office, 5230 Dundas Street West Etobicoke, ON M9B 6K8 1-888-563-5699 Fax: 647-253-0318 www.mikeholmesinspections.com [email protected]INTEGRITY, QUALITY, TRUST
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INSPECTION REPORT
For the Property at:
123 YOUR STREETYOUR CITY, ON O1O 1O1
Prepared for: MR. AND MRS. SAMPLEInspection Date: Tuesday, October 16, 2012
Prepared by: Ashley Shojaie
Mike Holmes InspectionsPO Box 40581, Six Points Plaza Post Office, 5230 Dundas Street West
Note: For the purpose of this report the building is considered to be facing South.
Description
General: We would like to remind you that a home inspection is general in nature and does not address specific areasof expertise. An inspector cannot confirm the cause of defects, or make recommendations on any course of remedialaction. It is always recommended that a qualified specialist is consulted regarding specific issues of concern.
Sloped roofing material: Asphalt shingles
Probability of leakage: Typical lifespan is 15 - 20 years
Probability of leakage: Medium
Limitations
General: Roof access is at the sole discretion of the inspector. Work safety and potential material damage are thegoverning factors.
Roof inspection limited/prevented by: The roof could only be inspected with binoculars as it exceeds the accessiblelimits set out in our company safety policy. A complete assessment of the roofing system is recommended by a qualifiedroofing contractor at the earliest opportunity.
Inspection performed: With binoculars from the ground From roof edge
Recommendations
RECOMMENDATIONS \ Overview1. Condition: The primary function of the roof system is to protect against and manage the weather elements, therebyprotecting the interior and structural components of the building.
Because of the important functions this system provides, its condition should be assessed regularly and maintenanceprovided where/as necessary. Failure to provide consistent professional style maintenance will reduce the lifeexpectancy and may cause the roof to leak prematurely.
The component of roofs that is most vulnerable to early deterioration is the area around the flashings (chimneys,plumbing stacks, the intersection of two or more roof slopes and skylights.) It is not uncommon for these areas todevelop a leak well before the rest of the roof material has aged significantly. Also, because these areas are frequentlymade of metal they can be more susceptible than the rest of the roof coverings to damage from wind and temperaturedifferences resulting in expansion and contraction. So while the flashing may have appeared fine on the day of theinspection and the roof may be relatively young in age, the flashings should be monitored on a regular basis (at leastsemi-annually) to detect any changes in condition that may indicate that repair is necessary. Leaks left unattended cancause serious damage to other systems and components of the home.
SLOPED ROOFING \ Asphalt shingles2. Condition: DamageSeveral shingles at front have minor damage. While damage is minor at this point, these areas will wear sooner and willrequire replacement before the surrounding areas.
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SLOPED ROOF FLASHINGS \ Roof/sidewall flashings4. Condition: Siding not cut backWood siding in close contact with roof surface will likely deteriorate sooner than siding that can dry easily.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Front RoofTask: Correct/improveTime: Discretionary When necessary
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SLOPED ROOF FLASHINGS \ Pipe/stack flashings5. Condition: Top of flashing exposed or bottom buriedImplication(s): Chance of water damage to contents, finishes and/or structureLocation: RoofTask: Correct/improveTime: Earliest opportunity When replacing
5. Top of flashing exposed or bottom buried
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Inspection limited/prevented by: Storage in garage
Inspection limited/prevented by: Vines/shrubs/trees against wall
No or limited access to: Area below steps, deck, porches
Upper floors inspected from: Ground level
Exterior inspected from: Ground level
Recommendations
General6. Preventing Leakage - Ongoing maintenance is required for caulking on all doors, windows and wall penetrations suchas furnace vents, hose bibs, air conditioning lines etc.It is recommended that the caulking is inspected annually for deterioration and replaced as required.Location: Various Throughout Exterior WallTask: RepairTime: Earliest opportunity
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ROOF DRAINAGE \ Downspouts7. Condition: Downspouts discharging below gradeDownspouts that discharge below grade are more likely to cause basement leakage or foundation damage due toclogged or deteriorated pipes. Having your drains scoped with a snake camera, and/or disconnecting downspouts toredirect discharge above grade is a preventative measure to reduce the risk of foundation leakage and structuraldamage. Furthermore, many municipalities no longer permit storm water to be connected to sewers.Please note that depending on the age and installation, concealed water damage may have already occurredImplication(s): Chance of water damage to contents, finishes and/or structureLocation: ExteriorTask: ImproveTime: Earliest opportunity
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WALLS \ Trim9. Condition: Maintaining wood trim - Exterior wood needs regular maintenance to prolong the life expectancy.Recommend annual inspections and provide paint and caulking when necessary. The wood should be checked for anyrot when preparing to paint and the wood should repaired or replaced if necessary.Location: ExteriorTask: Provide paint and caulkingTime: When necessary
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WALLS \ Stucco and EIFS10. Condition: Some synthetic stucco includes products such as Exterior Insulation Finish Systems (EIFS). EIFSincorporates foam insulation panels, reinforcement mesh and a textured finish coating. Certain EIFS products and/orinstallation methods create conditions that are highly susceptible to moisture infiltration and subsequent mold growthand/or structural damage due to water infiltration at penetrations, joints, and roof terminations. There is a possibility ofconcealed water damage that would not be visible on a typical home inspection. Recommend regular maintenance toensure all joints and seals remain water tight. Should any problems occur, have system further evaluated a moistureintrusion or EIFS specialist.
11. Condition: Minor cracksImplication(s): Shortened life expectancy of material | Cosmetic defectsLocation: Front Exterior WallTask: Monitor & repair when necessaryTime: Ongoing
12. Minor cracks
12. Condition: Incompatible flashingsIncompatible flashing's/missing drip edge flashing noted at most exterior windows. Ensure these areas are properly sealat all times. This will be an ongoing maintenance concern if corrective repairs are not made.Implication(s): Chance of water damage to contents, finishes and/or structure | Material deteriorationLocation: Various Throughout Exterior WallTask: Correct/improveTime: Earliest opportunity When remodelling
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WALLS \ Brick, stone and concrete13. Condition: CrackedTypical settlement cracking noted at stone veneer siding. This is a maintenance item for your information. Recommendconsulting with masonry contractor regarding repairs as needed.Implication(s): Chance of movement | Weakened structure | Chance of water entering buildingLocation: Various Exterior WallTask: RepairTime: Earliest opportunity
14. Cracked 15. Cracked
14. Condition: Missing, ineffective weep holes or flashingsWeep holes found in stone veneer siding have been filled with silicone caulking under upper front window. Recommendclearing openings and adding weep screens at all weep holes where needed.Implication(s): Material deterioration | Chance of water damage to contents, finishes and/or structureLocation: Various Throughout
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PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Floors15. Condition: DamageSlate tiles at front porches have lifted (popped). Recommend repair and applying a water sealer for added protection.Implication(s): Chance of movement | Weakened structureLocation: Front PorchTask: RepairTime: Earliest opportunity
17. Damage/loose tile 18. Tile not sealed around column base
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PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Steps and landings16. Condition: Stair rise too big or not uniformImplication(s): Trip or fall hazardLocation: Front PorchTask: ImproveTime: Earliest opportunity
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PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Handrails and guards17. Condition: WeakGuardrails at upper rear balcony are not secured at tops. This allows for movement if leaned against which can lead to apotential fall hazard.Implication(s): Fall hazardLocation: Second Floor BalconyTask: Correct/improveTime: Immediate
21. Weak/not properly secured
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ General18. Condition: DisrepairTrim work at side deck is poorly installed. Recommend repairs as needed by qualified trades person.Implication(s): Weakened structureLocation: West Exterior Deck
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Task: RepairTime: Earliest opportunity When remodelling
22. Disrepair/damaged decking 23. Disrepair
24. Disrepair/loose
LANDSCAPING \ Lot grading19. Condition: Improper slopeAll grading should slope away from the house to ensure water is not draining against the foundation wall increasing therisk of water leakage into the basement.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Exterior YardTask: ImproveTime: Earliest opportunity
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Inspection limited/prevented by:Wall, floor and ceiling coverings
Inspection of the overhead floor framing and other house elements is restricted by the presence of finished ceilingsurfaces and materials. No assessments can be made of the suitability of renovations or finish work. Local buildingofficials should be contracted to verify compliance with permit and inspection requirements, including fire safety, egress,and clearance issues.Carpet/furnishingsStorageNew finishes/paintInsulation
Attic/roof space: Entered but access was limited
Percent of foundation not visible: 95 %
Recommendations
FOUNDATIONS \ Foundation20. Condition: CrackedTypical foundation cracks were noted on the exterior. They appear to be stable. However, at this time it cannot bedetermined if future movement or leakage will occur. Recommend monitoring all cracks and repair if necessary. Pleaserefer to the lot grading and surface water control comments in the exterior section of the report for related information.Implication(s): Weakened structure | Chance of water damage to contents, finishes and/or structureLocation: Exterior WallTask: Monitor & repair when necessaryTime: If necessary
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21. Condition: Parging damaged or missingThe surface coating on the foundation appears thin or irregular. This is generally a cosmetic issue but can present awater penetration concern. Damaged areas should be repaired if damage continues or becomes larger.Implication(s): Shortened life expectancy of material | Chance of damage to structureLocation: Exterior WallTask: Monitor & repair when necessaryTime: When necessary
26. Parging damaged or missing
FLOORS \ Engineered wood22. Condition: Notches or holes
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I joist in basement appears to have excessively large hole drilled out to accommodate duct. While holes are allowed tobe drilled in I joist webs it must conform within manufacturers and engineering requirements. It is recommended that anysuspect or excessive holes be further evaluated by the joist manufacturer or a structural engineer to make sure openingsdo not exceed limits.Implication(s): Weakened structureLocation: BasementTask: Further evaluation & correct as requiredTime: Immediate
27. Large hole cut in engineered joist
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General: Many of the components that make up an electrical system are concealed in wall cavities, conduits, chases,junction boxes etc. No commentary will be provided on concealed items.
Panel covers: Disconnect covers are not removed by the building inspector
System ground: Continuity not verified Quality of ground not determined
Circuit labels: The accuracy of the circuit index (labels) was not verified.
Panel or disconnect cover: Main disconnect panel cannot be opened without shutting off power.
Recommendations
General23. Ground Fault Circuit Interrupters (GFCI):It is recommended that GFCI protection is installed for any electrical outlet located outside, in bathrooms or within 1.5m(5') of any sink, such as kitchens and laundry areas. These safety devices should be tested regularly in accordance withthe manufacturer's specifications.
[Note: installing a GFCI in some areas may also require the upgrade of the circuit over-current protection and wiring, atadditional cost.]
DISTRIBUTION SYSTEM \ Wiring - installation24. Condition: Too close to duct, pipe, vent or chimneyImplication(s): Fire hazard | Electric shockLocation: Various Throughout BasementTask: Correct/improveTime: Earliest opportunity
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Switch controlling power to upper section of outlets in master bedroom failed to work when checked. Recommend alicensed electrician check all related circuitry.Implication(s): Inadequate lightingLocation: First Floor Master BedroomTask: Repair or replaceTime: Immediate
30. Inoperative switch 31. Inoperative outlet
DISTRIBUTION SYSTEM \ Outlets (receptacles)27. Condition: GFI test faultyExterior outlet is not connected to GFCI protection. This is a mandatory requirement for this age of home.Implication(s): Electric shockLocation: Exterior WallTask: Repair or replaceTime: Immediate
32. GFI test faulty
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28. Condition: Ground Fault Interrupter (GFI) neededNo GFCI protection found at outlets within 1m of main floor kitchen sink. This is a mandatory requirement for this age ofhome.Implication(s): Electric shockLocation: First Floor KitchenTask: Provide/upgradeTime: Immediate
33. Ground Fault Interrupter (GFI) needed
DISTRIBUTION SYSTEM \ Smoke detectors29. Condition: Ensure that you have working smoke alarms installed on every floor and CO detectors installed nearbedrooms.
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General: Minimum efficiency reporting value, commonly known as MERV rating is a measurement scale designed in1987 by the American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) to rate theeffectiveness of air filters. The scale "represents a quantum leap in the precision and accuracy of air-cleaner ratings" andallows for improved health, reduced cost and energy efficiency in heating, ventilation and air conditioning (HVAC) design.For example, a HEPA filter is often impractical in central HVAC systems due to the large pressure drop the dense filtermaterial causes. Experiments indicate that less obstructive, medium-efficiency filters of MERV 7 to 13 are almost aseffective as true HEPA filters at removing allergens, with much lower associated system and operating costs.
Fuel/energy source: Gas
System type: Furnace
Heat distribution: Ducts and registers Hot water radiant piping
Approximate capacity: 80,000 BTU/hr
Efficiency: High-efficiency
Approximate age: 5 years
Typical life expectancy: Furnace (high efficiency) 15 to 20 years
Main fuel shut off at: Meter Exterior wall
Failure probability: Medium Low
Chimney/vent: Plastic Sidewall venting
Chimney liner: Not required
Limitations
General: Many of the components that make up a heating system are concealed in cabinet, floor, wall and ceilingchases. No commentary will be offered on concealed components.
Safety devices: Not tested as part of a building inspection
Heat loss calculations: Not done as part of a building inspection
Heat exchanger: Not visible
Recommendations
General30. Annual servicing and cleaning is recommended for your furnace to achieve maximum efficiency and service life.
GAS FURNACE \ Ducts, registers and grilles31. Condition: Disconnected ductsDisconnected supply duct sealed with painters tape. Have HVAC technician evaluate.Implication(s): Increased heating costs | Reduced comfortLocation: BasementTask: Further evaluation & correct as required
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32. Condition: Weak airflowWeak air flow was found at various duct registers, particularly in the basement. Recommend a qualified heatingcontractor investigate and repair as required.Implication(s): Reduced comfort | Increased heating costsLocation: Various Throughout BasementTask: Correct/improveTime: Earliest opportunity Discretionary
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GAS HOT WATER BOILER \ Radiant heating33. Condition: Cool rooms or parts of roomsRadiant heating lines in basement slab appear to be spaced too far apart to be effective at providing sufficient heating.Further evaluation is needed to determine cost and remedial action required for repair.Implication(s): Reduced comfort | Increased heating costsLocation: Various Throughout BasementTask: Repair or replace Further evaluationTime: Earliest opportunity Discretionary
35. Infrared image shows heat pipe too far apart 36. Infrared image shows heat pipe two feet apart
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34. Condition: Cool rooms or parts of roomsIn floor hot water radiant heating at first floor has been improperly installed. Current arrangement has hot water pipesrunning along sides of floor joist near the top under the sub flooring. This design will not allow sufficient heat to reach thefinished flooring above and is not designed to current recognized standards. Unfortunately in order to correct this currentarrangement all floor finishes will need to be removed and replaced for proper installation. Also, due to poor design andworkmanship it is highly recommended that entire system be evaluated for potential leakage and repair cost by aqualified radiant heating contractor.Implication(s): Reduced comfort | Increased heating costsLocation: Various Throughout First FloorTask: Repair or replace Further evaluationTime: Earliest opportunity Discretionary
35. Condition: Balancing valve problemsThere appears to be only one circulation pump controlling all areas of the entire in floor radiant heating system. Thisincludes both basement and main floor areas. Normally individual pumps are controlled through separate thermostats inorder to provide consistent heating in the zones desired. Current set up appears to only allow for heat to be on or off atall locations.Implication(s): Increased heating costs | Reduced comfort | Chance of water damage to contents, finishes and/orstructureLocation: Various Throughout Basement First FloorTask: Further evaluation & correct as requiredTime: Discretionary When remodelling
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FIREPLACE \ Gas fireplace36. Condition: Ineffective thermostat noted for gas fireplace control.Location: First Floor Living RoomTask: Further evaluation Correct/repairTime: Earliest opportunity
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Foundation wall insulation amount/value: Not determined
Limitations
Inspection prevented by no access to: Wall space
Attic inspection performed: By entering attic, but access was limited
Air/vapor barrier system: Continuity not verified
Mechanical ventilation effectiveness: Not verified
Recommendations
General37. Thermal imaging used during this inspection;The thermal camera does not allow the inspector to "see behind finishes" or through walls, the camera registers thesurface temperatures. Thermal imaging reveals surface temperature variations of the building, which can be interpretedby our inspectors to identify problems in structure, moisture content and air leakage. It can also be used to find hiddenheating and cooling losses, moisture intrusion, inadequate or non-existent insulation, plumbing leaks and poorconstruction. Early correction of these conditions can prevent more extensive damage in the future.
The thermal images used in this report; the lighter the colour the warmer the temperature. Viewing a wall where there isa temperature difference between one side and the other, for example; a heated room and winter weather outside. Thethermal image may reveal a uniform light colour with localized dark patches. The dark patches may be interpreted asvoids in the insulation. If the conditions are reversed, with hot outside and air conditioned interior, the same image mayshow uniform dark temperatures with lighter colour patches.
ATTIC/ROOF \ Insulation38. Condition: Signs of mouse infestation in attic. Mice can damage electrical wires running through the attic.Recommend a further evaluation by a qualified contractor. A further evaluation by a qualified pest control company maybe required.Location: AtticTask: Further evaluation
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Main water shut off valve at the: Basement Utility room
Water flow and pressure: Functional
Water heater fuel/energy source: Gas
Water heater type: Combination system Tankless/indirect
Tank capacity: 189 liters
Water heater approximate age: 5 years
Typical life expectancy: 8 to 12 years
Water heater failure probability: Low
Waste disposal system: Septic system
Waste and vent piping in building: ABS plastic
Floor drain location: Near heating system
Water treatment system: Water softener Ultraviolet treatment
Gas piping: Steel Copper
Limitations
General: Many of the components that make up a plumbing system are concealed in floor, wall, and ceiling chases. Nocommentary is offered on concealed components.
Items excluded from a building inspection:Water qualityIsolating/relief valves & main shut-off valveConcealed plumbing
Evaluation of the plumbing system was limited to permanently connected fixtures and readily visible conditions. Thefunction and effectiveness of laundry stand pipes, vent pipes, floor drains, fixture overflows, anti-siphon devices andsimilar items generally cannot be evaluated. Conditions are subject to unpredictable change, e.g; leaks may develop,water flow may drop, drains may become blocked, etc. The detection of sewer gases and the condition/function ofsub-slab or in ground piping is excluded from a standard inspection. In ground piping is subject to blockage/collapse.Tub/sink overflowsWater heater relief valves are not tested
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General39. Further evaluation is needed - Recommend having a qualified plumber evaluate the noted issues and correct / repairas neededTask: Further evaluationTime: Immediate
40. Preventing Leakage - Ongoing maintenance is required for grout and caulking in showers and bath tub areas.It is recommended that the grout and caulking is inspected annually for deterioration and repaired or replaced asrequired.
SUPPLY PLUMBING \ Supply piping in building41. Condition: Poor supportWater supply pipe for basement bathroom sink is loose/not secured in wall.Implication(s): Leakage | Chance of water damage to contents, finishes and/or structureLocation: Basement BathroomTask: Correct/improveTime: Earliest opportunity
WASTE PLUMBING \ Traps - installation43. Condition: Not visibleNo trap was found at main floor bathroom shower. While no trap was visible it may be hidden within the downstairsceiling. However this could not be confirmed. Traps are required to be accessible. Recommend locating and makingaccess or installing as needed.Implication(s): Difficult accessLocation: BasementTask: Further evaluation & correct as required
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Exterior doors - type/material: Hinged French Sliding glass Garage
Laundry facilities: Hot/cold water supply 120-Volt outlet 240-Volt outlet
Limitations
Inspection limited/prevented by: Storage/furnishings Storage in closets/cupboards
Not tested/not in service: Dishwasher
Not included as part of a building inspection: Smoke alarms
Not included as part of a building inspection: Carbon monoxide detectors, security systems, central vacuumCentral vacuum systems Cosmetic issues Perimeter drainage tile around foundation, if any
Appliances: Appliances are not inspected as part of a building inspection Appliances are not moved during aninspection
Percent of foundation not visible: 100 %
Basement leakage: Cannot predict how often or how badly basement will leak Storage in basement limited inspection
Recommendations
General44. Please note that any leak or moisture issue can result in mold growth, and that it is often not visible. Furthermore,mold can grow very quickly, and although it may not be present one day, if moisture levels increase, mold can grow andbecome visible overnight.Water damage is frequently discovered where moisture levels are normal, suggesting the area is dry at the time. Thisdamage can be a result of historical leaks that have since been repaired, or, of intermittent issues related to the season,weather, or plumbing fixtures and appliances. Because professional mold remediation can be a major expense ifrequired, further evaluation is recommended regarding any leak evidence or water damage.We would like to remind you that mold and the assessment of indoor air quality is beyond the scope of a home inspectionand that an inspector cannot determine if there are irritants, spores, pollutants, contaminants, or toxic materials present.A qualified environmental specialist should be consulted for any mold concerns.
45. All homes built before the mid 1980's may include asbestos containing materials, such as plaster, floor or ceilingtiles, insulation etc. These materials could pose a health risk if they are damaged or if they need to be removed orreplaced during renovations. Professional asbestos abatement can be a major expense if required. Environmentalissues are beyond the scope of a home inspection, and you are advised to consult a qualified specialist if necessary.
46. Carbon Monoxide detectors are mandatory in houses and should be tested weekly by pushing the test / reset buttonwhich enables the unit to reset itself internally, an audible sound will be heard to indicate the unit is functioning properly.
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Each unit should be cleaned / vacuumed regularly to reduce internal dust accumulation which will prevent false alarms orimproper readings. Always refer to the manufacturers instructions for additional information regarding proper installation,use and maintenance.
WINDOWS \ General47. Condition: Water leaksWater staining noted from prior leakage at garage window. Home owner indicated that repairs had been attempted.However, repairs consisted of sealing weep holes at front of exterior in window location. (see exterior for details) thisrepair will need to be redone properly.Implication(s): Chance of damage to finishes and structure | Chance of damage to structureLocation: GarageTask: Further evaluation & correct as requiredTime: Discretionary
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ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR SITE INFO
48. Condition: Air leaksMajority of windows were found to be loose fitting and drafty.Implication(s): LeakageLocation: Various ThroughoutTask: Correct/upgradeTime: Discretionary When remodelling
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ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR SITE INFO
DOORS \ Doors and frames49. Condition: Weatherstripping missing or ineffectiveDaylight visible at front entrance through weather stripping.Implication(s): Increased heating and cooling costs | Reduced comfort | Chance of water entering buildingLocation: First Floor Rear EntranceTask: Correct/improveTime: Earliest opportunity
50. Weatherstripping missing or ineffective
GARAGE \ Man-door between garage and living space50. Condition: No self closerNo self closer are present at man doors to garage in main floor storage area or basement entrance. This is a mandatoryrequirement at time of construction and must be installed according to regulations.Implication(s): Hazardous combustion products entering homeLocation: Basement and First Floor
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ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR SITE INFO
51. No self closer at first floor 52. No self closer in basement to garage
EXHAUST FANS \ Exhaust duct51. Condition: Poor termination locationBathroom exhaust duct (see kitchen exhaust also) vents to exterior at soffit using household floor registers. Thisarrangement is not desirable as this will allow both exhaust moisture to enter attic space and cold exterior air to comeinto bathroom area as no weather hood has been provided
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MIKE HOLMES INSPECTIONS
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ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR SITE INFO
Implication(s): Chance of condensation damage to finishes and/or structureLocation: First Floor Second Floor BathroomTask: Correct/improveTime: Earliest opportunity
EXHAUST FANS \ Kitchen range exhaust system52. Condition: Venting arrangement poorKitchen exhaust duct (see bathroom exhaust also) vents to exterior at soffit using household floor registers. Thisarrangement is not desirable as this will allow both exhaust moisture to enter attic space and cold exterior air to comeinto cooking area as no weather hood has been provided.Implication(s): Equipment ineffectiveLocation: First Floor KitchenTask: Correct/improveTime: Earliest opportunity
56. Venting arrangement poor
APPLIANCES \ Dryer53. Condition: Dryer vents are required to be cleaned annually from interior and exterior to prevent lint build up.Reducing / blocking air flow from dryer vents not only increases energy costs but increases the risk of dryer fires.Ensuring there is adequate air flow will reduce the possibility of a dryer fire.
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ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR SITE INFO
54. Condition: InoperativeDryer exhaust duct has excessive run with several 90 degree elbows. Exterior wall vent does not have proper weatherhood which will allow cold air to enter duct work resulting in condensation forming on walls of duct in basement.Implication(s): Equipment inoperativeLocation: Basement Exterior WallTask: Correct/improveTime: Earliest opportunity
Install conventional asphalt shingles over existing shingles ..............$ 2.00 - $ 4.00 per sq. ft.Strip and reshingle with conventional asphalt shingles. ......................$ 2.75 - $ 5.50 per sq. ft.Strip and reshingle with premium quality asphalt shingles ..... ...........$ 5. 00 - $ 10.00 per sq. ft.Strip and re-roof with cedar shingles .......................................................$ 9.00 - $ 18.00 per sq. ft.Strip and replace built-up tar and gravel roof.........................................$ 10.00 - $ 20.00 per sq. ft. (min. $ 1000)Strip and install single-ply roof membrane..............................................$ 10.00 - $ 20.00
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per sq. ft. (min. $ 1000)Reflash typical skylight or chimney...........................................................$ 500.00 - $ 1000.Repoint typical chimney above roof line ..................................................$ 25.00 - $ 50.00 per row of bricks (min. $ 400)Rebuild typical single flue chimney above roof line ..............................$ 200.00 - $ 400.00 per lin. ft. (min. $ 500)
EXTERIOR
Install galvanized or aluminum gutters and downspouts.....................$ 5.00 - $ 10.00 per lin.ft. (min. $ 500)Install aluminum soffits and fascia ............................................................$ 8.00 - $ 16.00 per lin. ft. Install aluminum or vinyl siding..................................................................$ 6.00 - $ 12.00 per sq. ft.Repoint exterior wall: soft mortar ..............................................................$ 3.00 - $ 6.00 per sq. ft. (min. $ 500)
hard mortar.............................................................$ 5.00 - $ 10.00 per sq. ft. (min. $ 500)Parge foundation walls ................................................................................$ 3.00 - $ 6.00 per sq. ft.Dampproof foundation walls and install weeping tiles.........................$ 150.00 - $ 300.00 per lin. ft. (min. $ 3000)Install a deck...................................................................................................$ 25.00 - $ 50.00 per sq. ft. (min. $ 1000)Resurface existing asphalt driveway........................................................$ 2.00 - $ 4.00 per sq. ft.Install interlocking brick driveway.............................................................$ 8.00 - $ 16.00 per sq. ft.Rebuild exterior basement stairwell .........................................................$ 5000. 00
Build detached garage: ........... .................................................................... per sq. ft.Build retaining wall: wood...........................................................................$ 20.00 - $ 40.00 per sq. ft. (min. $ 500)
concrete.....................................................................$ 30.00 - $ 60.00 per sq. ft. (min. $ 500)Painting: trim only ..........................................................................................$ 2000.00 - $ 4000. and up00
trim and wall surfaces.................................................................$ 5000.00 and up
STRUCTURE
Underpin one corner of house....................................................................$ 5000.00 and upUnderpin or add foundations ......................................................................$ 300.00 and up per lin. ft. (min. $ 3000)Lower basement floor by underpinning and/or bench footings .........$ 150.00 - $ 300.00 per lin. ft. (min. $ 5000)Replace deteriorating sill beam with concrete ......................................$ 60.00 and up per lin. ft. (min. $ 200)Install basement support post with proper footing................................$ 800.00 - $ 1600.00
Perform chemical treatment for termites ................................................$ 2000.00 and upRepair minor crack in poured concrete foundation..............................$ 400.00 - $ 800.00
ELECTRICAL
Upgrade electrical service to 100-amps (including new panel) .........$ 1500.00 - $ 3000.00
Upgrade electrical service to 100-amps(if suitably sized panel already exists)................................................$ 800. 00- $ 1600.00
Upgrade electrical service to 200-amps ..................................................$ 1700.00 - $ 3500.00
Install new circuit breaker panel ...............................................................$ 700.00 - $ 1400.00
Replace conventional receptacle with aluminum compatibletype (CO/ALR) (assuming several are required)............................................................$ 60.00 - $ 120.00 each
Upgrade entire house with aluminum compatible connectors, receptacles, etc.......................................................................$ 1000.00 - $ 2000.00
Rewire electrical outlet with reversed polarity
Replace knob & tube wiring with conventional wiring (typical 3 bdrm home) ........... $8000.00 - $12000.00 (assuming electrician is already there)...........................................................................$ 5.00 - $ 10.00 each
Add central air conditioning on existing forced-air system..............................................$ 3000.00 and upAdd heat pump on existing forced-air system.....................................................................$ 4000.00 - $ 8000.00
Replace heat pump or air conditioning condenser.............................................................$ 1200.00 - $ 2500.00
Install independent air conditioning system.........................................................................$ 8000.00 - $ 20000.00
Install ductless air conditioning system................................................................................$ 3000.00 - $ 7000.
INSULATION
Insulate open attic area to modern standards.....................................................................$ 0.80 - $ 1.60 per sq. ft.Blow insulation into flat roof, cathedral ceiling or wall cavity..........................................$ 2.00 - $ 4.00 per sq. ft.Improve attic ventilation (supplied while re-roofing)...........................................................$ 30.00 - $ 60.00 per vent
PLUMBING
Replace galvanized piping with copper: (2 storey with one bathroom,finishing extra) ......$ 2500.00 - $ 5000.00
Replace water line to house.................................................................................................................$ 2000.00 and upReplace toilet ...............................................................................................................................$ 500.00 and upReplace basin, including faucets ............................................................................................$ 750.00 and upReplace bathtub, including ceramic tile and faucets .........................................................$ 2500.00 and upInstall whirlpool bath, including faucets................................................................................$ 3500.00 and upRetile bathtub enclosure ...........................................................................................................$ 1000.00 - $ 2000.00
Replace laundry tub .................................................................................................................$ 400.00 - $ 800.00
Remodel bathroom completely (4 pc.) ...................................................................................$ 6000.00 - $ 50000.Connect waste plumbing system to municipal sewers .....................................................$ 5000.00 and upInstall submersible pump..........................................................................................................$ 1000.00 and upInstall suction or jet pump.........................................................................................................$ 700.00 and upInstall modest basement bathroom........................................................................................$ 6000.00 and up
INTERIOR
Add drywall over plaster ...........................................................................................................$ 4.00 - $ 8.00 per sq. ft.Sand and refinish hardwood floors ........................................................................................$ 2.00 - $ 4.0 00 per sq. ft.Install replacement windows...................................................................................................$ 40.00 - $ 120.00 per sq. ft.Install storm windows................................................................................................................$ 200.00 - $ 400.00 eachInstall masonry fireplace (if flue already roughed in).........................................................$ 3000.00 and upInstall "factory built" fireplace (including chimney, cosmetics extra) ...........................$ 3500.00 and upInstall glass doors on fireplace................................................................................................$ 300.00 and up
and upInstall skylight ..............................................................................................................................$ 3000.00
Remodel kitchen completely....................................................................................................$ 10,000.00 - $ 110,000.Install gas fireplace (cosmetics extra) .................................................................................$ 3500.00 and up
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123 Your Street, Your City, ON October 16, 2012 www.mikeholmesinspections.com
MIKE HOLMES INSPECTIONS
Report No. 4620, v.9
Page 51 of 57
ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR SITE INFO