142 Ward Avenue, Hamilton, May 29, 2012

Affordable Canadian Home Inspections* * *Confidential - Property Inspection Report - Confidential * * *

Cover Page

142 Ward Avenue , Hamilton, Ontario, L8S 2G2

Inspection prepared for: Sam MokAgent: Don Ondiano - Megna Real Estate

Inspection Date: 5/29/2012

Inspector: Al Wright55 Deschene Avenue, Hamilton, Ontario L9A 3J8

Phone: 905-730-9300Email: [email protected]

http://affordablehomeinspections.ca

Affordable Canadian Home Inspections 142 Ward Avenue , Hamilton, Ontario

Page 1 of 87

Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expenses to correct or items we would like to draw extraattention to. The summary is not a complete listing of all the findings in the report, and reflects theopinion of the inspector. Please review all of the pages of the report as the summary alone does notexplain all the issues. All repairs should be done by a licensed and bonded tradesperson orprofessional. I recommend obtaining a copy of all receipts, warranties and permits for all work done.

ExteriorPage 5 Item: 4 Walkway Uneven patio stones noted at the walkways - (Potential Trip

Hazard) - Recommend levelling, repair and or replacement of thedisplaced walkway as necessary

Uneven slabs noted (Potential Trip Hazard - See Pic) - Recommendrepair/replace as necessary

Page 6 Item: 6 Steps Loose Steps (Safety Hazard - See Pic) - Have steps properlysecured/installed and levelled as necessary

Page 12 Item: 17 Railings Loose handrail (Safety Hazard - See Pic) - Secure and repair/replaceas necessary by a qualified contractor

No hand rails installed and are required on structures with 3 ormore steps or 24 inches or higher - (Safety Hazard - See Pic) -Recommend installing protective railings by a qualified contractor

InteriorPage 34 Item: 7 Stairways, Steps,

RailingsHandrails not easily within reach (Safety Hazard - See Pic) -Recommend extending to be within easy reach of both children andadults

Handrail is not continuous/graspable from top to bottom of steps(Safety Hazard - See Pic) - Though this may not of been arequirement when the house was built, it is still stronglyrecommended that a a continuous graspable handrail that is easilyreachable by a child from the top or bottom be installed providing aminimum 1 1/2" spacing away from all structure for ease of use

AppliancesPage 45 Item: 5 Dryer Vent Clogged with lint - This can lead to overheating and may is a (Fire

Hazard) - Recommend cleaning on a regular basisHeatingPage 49 Item: 5 Distribution

SystemsPossible asbestos noted - This can be a potential (Health Hazard -See Pic) if material is disturbed - Testing required to verify if it isasbestos - Recommend removal by an asbestos specialist

Page 50 Item: 7 Venting, Flue(s),Chimney(s)

Exhaust Vent too Long at the Exterior (Health Hazard - See Pic) -This could cause moisture to freeze that could lead to blockage andprevent exhaust gases from escaping - Recommend reducinglength, but still providing a minimum 12 inches above grade andproper distance away from air intake or insulating

Electrical


Page 2 of 87

Page 60 Item: 5 Main ServicePanel(s)

Sheathing still attached (Fire Hazard - See Pic) - This can lead tooverheating - Recommend a maximum of 1" of sheathing beexposed 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 potentiallyenter through the openings - Recommend an electrician to cap andinstall bushings as necessary

Page 62 Item: 8 Wiring Methods Interior grade wire noted that is exposed on the exterior (SafeyHazard(s) - See Pic) - Recommend repair/replace by a certifiedelectrician and repair as necessary

Unprotected wiring noted - No power at time of inspection, but abreaker/switch could make it live (Safety Hazard - See Pic) -Recommend they be further evaluated by a qualified electricianand repair/remove as advised

Page 65 Item: 9 Lighting, Fixtures,Switches, Outlets

Missing light fixture covers noted (Safety Hazard - See Pic) -Recommend installing light cover to protect light bulb frommechanical damage

Missing/damaged/loose cover plate noted (Safety Hazard - See Pic)- Recommend installing immediately to prevent electrical shockfrom prying fingers

Missing insulator noted on metal pull chain (Safety Hazard- See Pic)- Recommend providing an insulator on the metal pull chain toreduce 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 lightcontrolled by a wall switch that is easily accessible, so thathomeowners does not walk into a dark room, trip, fall and beinjured while fumbling around for a switch (Safety Hazard) -Recommend a licensed electrician install 3-way switches orswitched outlets where necessary

SAFETY CONCERN: Residential safety standards require all stairs beprovided with a means to light the treads and landings - A switchto the light should be located at the top and bottom of stairs withineasy reach without leaning over or walk up or down the stairs -Recommend licensed electrician repair as necessary

Page 66 Item: 10 GFCI GFCI did not trip properly - (Safety Hazard) as the GFCI is designedto trip - Recommend repair or replacement of defective GFCI

PlumbingPage 72 Item: 11 Waste, Drain,

VentingOpen floor drain noted (Safety Hazard - See Pic) - Recommendinstalling a grate or cover to protect it from items falling in and/orcausing a potential tripping hazard


Page 3 of 87

Inspection and Site Details

1. Inspection TimeStart: 1:30 PM End: 3:30 PM

2. Attending InspectionClient presentBuyer Agent presentFully Participated

3. Building Type/StyleDetached, 1 1/2 Storey, Student Rental

4. Garage/CarportNo Garage

5. Age of Building or Year Built60 Plus Years Old - Knob and Tube Present - Used between 1920 and 1950

6. Square FootageUnknown

7. Lot SizeApproximately: 25' x 99' (Info from Listing)

8. Front of Building FacesFor the purpose of this report the building is considered to be facing: . South

9. BedroomsNumber of Bedrooms: 5Number of Bathrooms: 2 Full Baths

10. OccupancyOccupancy: Occupied - Furnished, Utilities were on at the time of inspection

11. TemperatureTemperature at the time of inspection approximately: , 25 Celsius

12. Weather ConditionsPartly cloudy

13. Ground/Soil Surface ConditionDry • Wet


Page 4 of 87

Exterior

1. ViewFunctional

Repair/Replac

e

NotInspect

ed

none

Exterior View

2. Driveway DescriptionMaterials:

Street Parking

3. Walkway DescriptionMaterials:

Concrete

Patio Stones

4. WalkwayFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Uneven patio stones noted at the walkways - (Potential Trip Hazard) - Recommendlevelling, repair and or replacement of the displaced walkway as necessary

Uneven slabs noted (Potential Trip Hazard - See Pic) - Recommend repair/replace asnecessary


Page 5 of 87

Uneven patio stones noted at the walkways -(Potential Trip Hazard) - Recommend levelling,

repair and or replacement of the displacedwalkway as necessary

Uneven slabs noted (Potential Trip Hazard - SeePic) - Recommend repair/replace as necessary

Uneven patio stones noted at the walkways - (Potential Trip Hazard) - Recommend levelling, repairand or replacement of the displaced walkway as necessary

5. Steps/Stoop DesciptionMaterials:

NONE

Concrete

Wood


Page 6 of 87

6. StepsFunctional

Repair/Replac

e

NotInspect

ed

none

X

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 levelledas necessary

Steps are improperly secured/installed (See Pic) -Recommend removal if not being used

Loose Steps (Safety Hazard - See Pic) - Havesteps properly secured/installed and levelled as

necessary

7. Porch Columns/WallsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Supported by less than 4 x 4 support columns (See Pic) - Though when the deck was builtit may of been within code, it is strongly recommend that they be replaced with aminimum 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 ofbeen 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 7 of 87

8. Exterior Cladding DescriptionMaterials:

Vinyl Siding

Insulbrick - (Highly flammable) and may be an insurance issue

9. Cladding - Brick/Vinyl/MetalFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

MAINTENANCE: Vinyl and metal siding are extremely popular because they require lessperiodic maintenance than other types of siding materials - However, it is still necessaryfor the homeowner to periodically (at least once a year) carefully examine siding panelsas 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 penetrationinto the interior that could lead to further damage

Loose fasteners noted - Recommend securing as necessary

Holes noted in siding (See Pic) - Recommendrepair/seal to prevent moisture penetration into the

interior that could lead to further damage

Holes noted in siding (See Pic) - Recommendrepair/seal to prevent moisture penetration into the

interior that could lead to further damage


Page 8 of 87

Loose fasteners noted - Recommend securing as necessary

10. Cladding - Stucco/Wood/OtherFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

NOTE: Insulbrick - Some lending institutions will not place mortgages on properties withinsulbrick exteriors - Given that situation, combined with its low-quality constructionstandard and combustibility - Recommend contacting your mortgage, house insuranceto 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 sidingthat had not been removed - Suspect flashing and

siding edging

Holes noted in siding (See Pic) - Unable to verifyuse - Possibly to add blown in insulation


Page 9 of 87

Wood rot noted (See Pic) - Recommend replacing

11. Exterior DoorsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Appeared to be in serviceable condition at time of inspection

12. Window FramesFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Appears in serviceable condition at time of inspection

13. Door FramesFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:


14. Window WellsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Window sill to close to grade (See Pic) - Recommend keeping all windows a minimum of6" above grade or adding a window well with proper drainage attached to main weepingtile - Recommend providing proper clearance - Alternatively add a window cover toprevent moisture entering due to snow build up


Page 10 of 87

Window sill to close to grade (See Pic) - Recommend keeping all windows a minimum of 6" abovegrade or adding a window well with proper drainage attached to main weeping tile - Recommendproviding proper clearance - Alternatively add a window cover to prevent moisture entering due to

snow build up

15. Exterior CaulkingFunctional

Repair/Replac

e

NotInspect

ed

none

X

Comments:

Exterior caulking is the simplest energy efficient measures to install - The purpose ofexterior caulking is to minimize air flow and moisture through cracks, seams, and utilitypenetrations/openings - Controlling air infiltration is one of the most cost effectivemeasures in modern construction practices - A home that is not sealed will beuncomfortable due to drafts and will use about 30% more heating and cooling energythan a relatively airtight home - In addition, good caulking and sealing will reduce dustand dirt in the home and prevent damage to structural elements

FYI: Recommend review of the following Do-It-Yourself web site which includes a How-To Tutorial on Exterior Caulking:http://easy2diy.com/cm/easy/diy_ht_3d_index.asp?page_id=35783013Observations:

Caulking is recommended around windows/doors/masonry ledges/corners/utilitypenetrations, which is part of an on going yearly maintenance schedule


Page 11 of 87

16. Deck, BalconyFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Not visible underneath

MAINTENANCE: Whether treated or not, it is important to keep a wood deck surfacefree of all forms of fungal growth and debris that retains moisture and will cause thedeck to eventually rot. Recommend cleaning and resealing the deck annually. Cleaningcan be accomplished by scrubbing the deck with a sodium-hypochlorite (bleach) and Tri-Sodium-Phosphate (TSP) deck wash and then rinsing with a pressure washer. Finally, awood deck should be recoated with a good-quality deck sealant.

MAINTENANCE: Even decks of composite lumber need periodic maintenance to keepthem free of algae and mold that can make the surface very slick. Recommend cleaningcomposite decks annually by scrubbing with a solution of: 1/3 cup laundry soap; 2/3 cupTri-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 callfor proper footings, 6X6 posts, and 1/2 inch bolts securing deck to the beam and thehouse - Not all of these elements appear to be present - Consider upgrading deck tocurrent 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) asnecessary

17. RailingsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Description: Wood railingsObservations:

Loose handrail (Safety Hazard - See Pic) - Secure and repair/replace as necessary by aqualified contractor

No hand rails installed and are required on structures with 3 or more steps or 24 inchesor higher - (Safety Hazard - See Pic) - Recommend installing protective railings by aqualified contractor


Page 12 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 onstructures with 3 or more steps or 24 inches or

higher - (Safety Hazard - See Pic) - Recommendinstalling protective railings by a qualified

contractor

18. Grading, Surface DrainageFunctional

Repair/Replac

e

NotInspect

ed

none

X

Description: Ground graded towards buildingObservations:

NOTE: Lot grading and drainage have a significant impact on the building, simply becauseof the direct and indirect damage that moisture can have on the foundation - It is veryimportant, therefore, that surface runoff water be adequately diverted away from thehome - Lot grading should slope away and fall a minimum of one (1) inch every foot for adistance of six (6) feet around the perimeter of the building

Exterior grading is improperly sloped towards the foundation - Water can intrude intothe interior - Recommend creating a 12:1 slope away from the foundation to allow forproper drainage for a minimum of 6'

Low spots noted - Recommend adding additional backfill to create the proper slopeaway from the building to allow for effective drainage - Adding grass will aid withdrainage


Page 13 of 87

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 serviceableat the time of inspection, the inspector cannot always accurately predict thisperformance as conditions constantly change - Furthermore, items such as leakage indownspout/gutter systems are very difficult to detect during dry weather - Inspection offoundation performance and water handling systems, therefore, is limited to visibleconditions and evidence of past problems

A home inspection does not include an assessment of geological, geotechnical, orhydrological conditions or environmental hazards

A representative sample of exterior components were inspected rather than everyoccurrence of components

Cracks in hard surfaces can imply the presence of expansive soils that can result incontinuous movement - This can only be confirmed by a geological evaluation of the soil


Page 14 of 87

Roofing

1. ViewFunctional

Repair/Replac

e

NotInspect

ed

none

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 CoveringFunctional

Repair/Replac

e

NotInspect

ed

none

X

Materials:

Asphalt/Fiberglass based shingles - Building 1

LAYERS:

2 Visible layersObservations:

Adhesive strip visible (See Pic) - This is usually an indication of poorly installed shinglesand should be repaired

Multiple layers of shingles noted (See Pic) - Each layer can retain moisture between thelayers that will reduce the life span of the roof covering significantly


Page 15 of 87

Multiple layers of shingles noted (See Pic) - Eachlayer can retain moisture between the layers that

will reduce the life span of the roof coveringsignificantly

Adhesive strip visible (See Pic) - This is usually anindication of poorly installed shingles and should

be repaired

5. Soffits, FasciasFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Appeared to be in serviceable condition at time of inspection

MAINTENANCE: All seams and joints should be annually checked and sealed as necessaryto prevent leaks

6. FlashingFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Flashing has pulled away from roof/wall surface (See Pic) - Recommend securing/sealingas 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 lifeexpectancy of the roof covering in this area - Recommend diverting the valley flashinginto the eaves by a qualified roofing specialist as necessary

Gaps noted in flashing (See Pic) - Recommend repair/replace as necessary and sealafterwards to prevent moisture to areas below


Page 16 of 87

Flashing has pulled away from roof/wall surface(See Pic) - Recommend securing/sealing as

necessary to prevent moisture damage to the areabelow

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 toprevent moisture to areas below

7. Roof PenetrationsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Description:

Roof vents

Plumbing VentsObservations:

Plumbing vent stack(s) appear functional at time of inspection

Roof Vents appear functional at time of inspection


Page 17 of 87

8. Drainage DescriptionMaterials:

Aluminum

9. Downspouts and EavesFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Eaves/downspouts missing (See Pic) - Recommend adding to prevent premature wear tothe area below

IMPROVE: Where downspouts discharge from an upper roof onto a lower roof, thesection of the lower roof in the path of the water will deteriorate quickly, prematurelystaining and wearing out shingles (See Pic) - Recommend extending downspout alongthe lower roof to discharge directly into the lower roof gutter

Eaves/downspouts missing (See Pic) -Recommend adding to prevent premature wear to

the area below

IMPROVE: Where downspouts discharge from anupper roof onto a lower roof, the section of the

lower roof in the path of the water will deterioratequickly, prematurely staining and wearing outshingles (See Pic) - Recommend extendingdownspout along the lower roof to discharge

directly into the lower roof gutter


Page 18 of 87

10. Limitations of Roofing Inspection

It is highly recommended to ask the seller about the age and history of the roof andobtain 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, changesin direction or changes in material - A roof leak should be addressed promptly to avoiddamage to the structure, interior finishes and furnishings - A roof leak does notnecessarily mean the roof has to be replaced - We recommend an annual inspection andtune-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 ofleaks - Evidence of prior leaks may be disguised by interior finishes - Leakage candevelop at any time and may depend on rain intensity, wind direction, ice buildup, andother factors

Estimates of remaining roof life are approximations only and do not preclude thepossibility of leakage

NOTE: Dry at time of inspection - Unable to verify proper drainage and/or look forpossible leaks


Page 19 of 87

Attic and Insulation

1. Attic AccessFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

No visible access to attic areas (See limitations) - Recommend providing

2. Attic VentilationFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Not visible to inspect - Recommend further investigation

3. InsulationFunctional

Repair/Replac

e

NotInspect

ed

none

X

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 BarrierFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Not visible - No Attic Access

5. Vent Piping Through AtticFunctional

Repair/Replac

e

NotInspect

ed

none

X

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 notinspected

Insulation and vapor barriers are not disturbed and no destructive tests (such as cuttingopenings in walls to look for insulation) are performed

An analysis of indoor air quality is not part of this inspection unless explicitly contractedfor seperately

Any estimates of insulation R values or depths are rough average values

Potentially hazardous materials such as Asbestos (Vermiculite), Mould and UreaFormaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailedinspection 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


Page 20 of 87

Garage

1. ViewFunctional

Repair/Replac

e

NotInspect

ed

none

X• No Garage


Page 21 of 87

Foundation

1. Foundation TypeType:

Unfinished basement

2. Foundation Wall DescriptionMaterials:

Poured Concrete

3. Foundation WallFunctional

Repair/Replac

e

NotInspect

ed

none

X

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 isnormally no reason for major concern - Recommend sealing with clear Polyurethanecaulk and monitoring - Consult with a professional engineer or qualified contractorshould condition worsen or if water intrusion occurs - Best practices is to seal entirecrack 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 furtherdeterioration - The cracks may go through into the foundation wall, but is unable to beverify 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 drybefore 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 landscapeat these locations and extending the gutter downspouts away from foundation for aminimum of 6'

FYI: Foundations walls have recently been parged - This may of been to spruce up thebuilding for resale or done to hide moisture problems - Recommend monitoring andrepair as necessary - Check disclosure forms for info on previous moisture problems orask seller

Deterioration noted to foundation wall (See Pic) - Recommend further investigation andrepair as necessary

Rear extension foundation not visible to inspect - Recommend further investigation andrepair as necessary


Page 22 of 87

Parging is cracked/deteriorated (See Pic) -Recommend repair to prevent further deterioration- The cracks may go through into the foundationwall, but is unable to be verify due to coverings

Rear extension foundation not visible to inspect -Recommend further investigation and repair as

necessary

Minor shrinkage/settlement cracking noted inpoured concrete foundation wall (See Pic) - This isa relatively common condition that occurs duringthe curing process and is normally no reason formajor concern - Recommend sealing with clear

Polyurethane caulk and monitoring - Consult witha professional engineer or qualified contractorshould condition worsen or if water intrusion

occurs - Best practices is to seal entire crack fromthe exterior to prevent moisture entering that could

lead to further damage, secondary using epoxyinjections if exterior area is unaccessible

Cold Joints Noted (See Pic) - This occurs whenfoundation is poured and allowed to dry beforenext batch of concrete is added - This area maybe more susceptible to leakage - Recommend

monitoring and repair as necessary


Page 23 of 87

Deterioration noted to foundation wall (See Pic) - Recommend further investigation and repair asnecessary

4. Foundation FloorFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Deterioration noted to foundation floor (See Pic) - Recommend further investigation andrepair as necessary

Deterioration noted to foundation floor (See Pic) - Recommend further investigation and repair asnecessary


Page 24 of 87

5. Columns, BeamsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Description: Wood BeamsConcrete piersObservations:

Support framework has been and should not of been altered as it is a vital component ofoverall structure - Recommend further evaluation by a structural engineer andrepair/replace as necessary

Main Support beam potentially overspanned (Maximum Spans for singles boards - 2x4-6', 2x6-9', 2x8-12', 2x10-14', 2x12-18') - Recommend further investigation into addingadditional floor supports as necessary

End bearing suspect (See Pic) - Area below not fully supporting weight of beam and areaabove - Recommend adding additional support below to prevent collapse from excessiveweight

End bearing suspect (See Pic) - Area below notfully 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 ofbeen altered as it is a vital component of overallstructure - Recommend further evaluation by a

structural engineer and repair/replace asnecessary


Page 25 of 87

6. Floor StructureFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Floor joist noted sitting over window or door opening (See Pic) - Unable to verify if sillplate is adequately supported to hold the weight of the floor joist and wall structureabove - Adding a double headers to either side of the opening and a double headerbetween would be best practices - Recommend further investigation by a structuralengineer and repair as necessary

Sloped floor noted - Recommend monitoring for further movement and repair asnecessary

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 aminimum doubled up joist (Larger for wider openings) - Recommend furtherinvestigation by a structural engineer and repair as advised

Sloped floor noted - Recommend monitoring forfurther movement and repair as necessary

Wood Rot noted (See Pic) - Recommendrepair/replace as necessary


Page 26 of 87

Floor joist noted sitting over window or dooropening (See Pic) - Unable to verify if sill plate isadequately supported to hold the weight of thefloor joist and wall structure above - Adding a

double headers to either side of the opening and adouble header between would be best practices -Recommend further investigation by a structural

engineer and repair as necessary

Stair openings suspect (See Pic) - Stair openingsshould be adequately supported by a minimumdoubled up joist (Larger for wider openings) -

Recommend further investigation by a structuralengineer and repair as advised

Missing Subfloor noted (See Pic) - Recommend providing to strengthen area above (Shower)

7. Wall StructureFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Walls out of vertical (See Pic) - Recommend further evaluation by a structural engineerand 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 27 of 87

Rear extension construction does not meet todayspractices - Area improperly supported

Walls out of vertical (See Pic) - Recommendfurther evaluation by a structural engineer and

repair as advised

Walls out of vertical (See Pic) - Recommendfurther evaluation by a structural engineer and

repair as advised

Wood rot, moisture damage noted (See Pic) -Recommend repair/replace as necessary

8. Ceiling/Roof StructureFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Not visible to determine - See Limitations


Page 28 of 87

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 homeinspection

Full inspection of all structural components (posts/girders, foundation walls, subflooring, 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 structuralintegrity

Any foundation areas that are covered limits the inspection to visual areas only - Furtherdamage may be present that may not be detected due the covering and not visibleunless covering removed


Page 29 of 87

Interior

1. Interior ViewsFunctional

Repair/Replac

e

NotInspect

ed

none

Bedroom 1 Bedroom 2

Second Floor Landing Living Room


Page 30 of 87

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


Page 31 of 87

3. Wall and Ceiling FinishesFunctional

Repair/Replac

e

NotInspect

ed

none

X

Materials:

Material(s):

Drywall/Plaster

Wall paperObservations:

NOTE: Any stains or signs of water damage that are noted during the inspection mayrequire further damage that can detect further deficiencies that can be seen only withthe possibility of dismantling of wall, etc

FYI: Older plaster sometime was mixed with asbestos - Recommend before doing anyrenovation work that a test piece be sent away for testing - If it comes back positive thenit 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 isnormal wear for age of home - Recommend repair as necessary

Wallpaper peeling (See Pic) - This can be an indication of moisture or poorly installedwallpaper with not enough adhesive - Recommend further investigation andrepair/replace as necessary

Wallpaper peeling (See Pic) - This can be an indication of moisture or poorly installed wallpaper withnot enough adhesive - Recommend further investigation and repair/replace as necessary


Page 32 of 87

4. Floor FinishesFunctional

Repair/Replac

e

NotInspect

ed

none

X

Materials:

Material(s):

Hardwood type

Ceramic tileObservations:

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 tobe sanded down to be refinished again

5. WindowsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Description:

Material(s):

VinylObservations:

All accessible windows operated normal at time of inspection

6. Interior DoorsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Description:

Material(s):

WoodObservations:

Doors rubbing against flooring (See Pic) - Recommend providing 1" clearance at base ofdoors to provide good air circulation

Door hardware loose/missing (See Pic) - Recommend repair/replace as necessary


Page 33 of 87

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, RailingsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

IMPROVE: Headroom - Minimum of 6' 6" - 6' 8" required

Handrails not easily within reach (Safety Hazard - See Pic) - Recommend extending to bewithin easy reach of both children and adults

Handrail is not continuous/graspable from top to bottom of steps (Safety Hazard - SeePic) - Though this may not of been a requirement when the house was built, it is stillstrongly recommended that a a continuous graspable handrail that is easily reachable bya child from the top or bottom be installed providing a minimum 1 1/2" spacing awayfrom all structure for ease of use


Page 34 of 87

Handrail is not continuous/graspable from top tobottom of steps (Safety Hazard - See Pic) -

Though this may not of been a requirement whenthe house was built, it is still strongly

recommended that a a continuous graspablehandrail that is easily reachable by a child from

the top or bottom be installed providing aminimum 1 1/2" spacing away from all structure

for ease of use

Handrails not easily within reach (Safety Hazard -See Pic) - Recommend extending to be within

easy reach of both children and adults

IMPROVE: Headroom - Minimum of 6' 6" - 6' 8" required

8. Cabinets/ShelvingFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Shelves starting to bow due to weight (See Pic) - Recommend adding bracing to helpwith support


Page 35 of 87

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, appliancesand/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 permitinspection and may block defects - Further investigation of these areas may be requiredand 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 everybedroom 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 otherwell-known contaminants - Regardless, we do not have the expertise or the authority todetect the presence of environmental contaminants, but if this is a concern you shouldconsult with an environmental hygienist, and particularly if you intend to remodel anyarea of the residence

Recommend thorough review of interior areas during final walk through inspection priorto closing

Window treatments, recreational facilities, paint, wallpaper, and other finish treatmentsare not inspected

Home Inspectors cannot determine the integrity of the thermal seal in double-glazedwindows - Evidence of failed seals may be more or less visible from one day to the nextdepending on the weather and inside conditions (temperature, humidity, sunlight, etc.)


Page 36 of 87

Kitchen

1. ViewFunctional

Repair/Replac

e

NotInspect

ed

none

Kitchen View

2. Kitchen CabinetsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Materials: Material:Solid SurfaceObservations:

DEFERRED COST: Cabinets are original and show there age - Recommend upgrading tohelp 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) - Recommendrepair/replace as necessary


Page 37 of 87

3. Faucets/Taps/PlumbingFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:


4. SinksFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:


NOTE: Make sure that the perimeter of the sink is sealed/caulked as part of your homemaintenance plan

5. Kitchen Traps and DrainsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:


6. CountertopsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Materials: Material(s):LaminateObservations:

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 FanFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:


NOTE: Filters should be cleaned on a regular basis and carbon filters replacedperiodically


Page 38 of 87

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 priorto closing


Page 39 of 87

Bathrooms

1. ViewFunctional

Repair/Replac

e

NotInspect

ed

none

Bathroom 1 Bathroom 2

2. Bathroom # Designation - for the purposes of this report

#1 Main Bath - Main level

#2 Main level

3. Cabinets, VanitiesFunctional

Repair/Replac

e

NotInspect

ed

none

X

Materials:

Material(s):

Solid SurfaceObservations:

Appears in serviceable condition at time of inspection with normal wear for age

4. Faucets/Taps/PlumbingFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Shower diverter not functioning as intended (See Pic) - Faucet still running - Showerhead was not able to be activated - Recommend repair/replace as necessary


Page 40 of 87

Shower diverter not functioning as intended (See Pic) - Faucet still running - Shower head was notable to be activated - Recommend repair/replace as necessary

5. SinksFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:


6. Bathroom Traps and DrainsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Slow, less than functional drainage noted (See Pic) - Recommend repair/replace asnecessary

Slow, less than functional drainage noted (See Pic) - Recommend repair/replace as necessary

7. CountertopsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Appears in serviceable condition at time of inspection with normal wear for age


Page 41 of 87

8. Tub(s)Functional

Repair/Replac

e

NotInspect

ed

none

X

Observations:


NOTE: Recommend adding a water diverter or caulking at a 45 degree angle at edge oftub as a preventative from water run off to prevent water damage to area below

9. Shower(s)Functional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Shower installation suspect (See Pic) - Edges and surround not sealed/secured and canallow for moisture to get in behind the material - Recommend sealing/securing showersurround and further investigating area behind for hidden damage

Shower installation suspect (See Pic) - Edges and surround not sealed/secured and can allow formoisture to get in behind the material - Recommend sealing/securing shower surround and further

investigating area behind for hidden damage

10. Toilet(s)Functional

Repair/Replac

e

NotInspect

ed

none

X X

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 itbefore it does further damage - Recommend removing caulking

Toilet too close to structure - Toilets should have a minimum 18" to either side for easeof use - Recommend providing adequate clearance


Page 42 of 87

Caulking/grout noted at base of toilets (See Pic) - In the event of a leak we want to see it before itdoes further damage - Recommend removing caulking

11. Bathroom Exhaust Fan(s)Functional

Repair/Replac

e

NotInspect

ed

none

X

Observations:


12. A Word About Caulking and Bathrooms

Water intrusion from bathtubs and shower enclosures is a common cause of damagebehind walls, sub floors, and ceilings below bathrooms - As such, periodic re-caulkingand grouting of tub and shower areas is an ongoing maintenance task which should notbe neglected

Areas which should be examined periodically are vertical corners, horizontalcorners/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 anyother 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 caulkmust be removed, the surface meticulously cleaned, THEN new the caulk applied - Aseller may not always have the best interest in mind for a thorough job and may have tobe reapplied

Choose a PVA (polyvinyl acetate) type caulk - These are much more mildew resistant, arelonger lasting and can be more thoroughly removed from bathroom surfacesFYI: One of the best is : POLYSEAMSEAL Tub and Tile Ultra Sealant caulkFMI: Refer to the following site: http://polyseamseal.com/ttultra.shtml


Page 43 of 87

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 priorto closing


Page 44 of 87

Appliances

1. Fridge/FreezerFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Visual inspection only - Appears in good condition - Recommend testing on finalwalkthrough

2. Cooking AppliancesFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

NOTE: Anti-Tip devises became a UL (Underwriters Laboratories) safety standardrequirement in 1991 - If none installed, then recommend providing to prevent personalinjury if over door is leaned on

Missing Burner Ring Noted (See Pic) - Recommend Replacing

Missing Burner Ring Noted (See Pic) - Recommend Replacing

3. WasherFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:


4. DryerFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:



Page 45 of 87

5. Dryer VentFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

No cleanout noted on dryer vent for ease of cleaning - Recommend providing (If dampertype, 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 traplint and is more susceptible to kinks or crushing, which greatly reduce airflow andbecome overheated - Overheated dryers/vent ducts area (Fire Hazard) - Recommendfurther 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) - Recommendcleaning on a regular basis

Clogged with lint - This can lead to overheating and may is a (Fire Hazard) - Recommend cleaning ona regular basis


Page 46 of 87

6. Limitations of Appliances Inspection

Whether the appliances are tested or not, they can stop function between the time ofthe inspection and your final walkthrough - Recommend testing all appliancesthoroughly that are part of the deal during final walkthrough

Appliances were tested by turning them on for a short period of time - Recommend aone-year Homeowner’s Warranty or service contract be purchased - This covers theoperation of appliances, as well as associated plumbing an electrical repairs with a lowdeductable - Further recommended that appliances be operated once again during thefinal walkthrough inspection prior to closing

Dishwasher, Clothes Washer and Dryer if inspected are tested for basic operation in onemode 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 cookingfunctions and features are not tested during this inspection

Washer hook ups noted - We do not disconnect the supply hoses to the washer, nor dowe operate the valves as these may leak at any time and should be considered a part ofnormal maintenance


Page 47 of 87

Heating

1. Fuel Storage / DistributionFunctional

Repair/Replac

e

NotInspect

ed

none

X X

Description:

Gas Meter Location:

Exterior: Side of BuildingMaterial:

Material(s):

Black IronObservations:

Visible areas appear in serviceable condition at time of inspection

Gas meter is located to close to grade (See Pic) - Recommend a licensed gas technicianmove 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 upto a minimum of 8" above grade

2. Thermostat(s)Functional

Repair/Replac

e

NotInspect

ed

none

X

Observations:



Page 48 of 87

3. Gas Furnace(s)Functional

Repair/Replac

e

NotInspect

ed

none

X

Description:

Location: Basement

Make: GoodmanAge and Heating Capacity:

NOTE: Heating specialist recommend furnaces 17 years and older it is better to replacethan repairObservations:

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 inclosets off bedrooms or bathrooms - This is partly to ensure adequate combustibleclearance from storage and partly to prevent stray combustion products killing people intheir sleep

FYI: Furnace should have a minimum of 30" in front of any furnace for servicing accessand 24" on all other sides

4. Safety SwitchFunctional

Repair/Replac

e

NotInspect

ed

none

X

Description:

Within sight of furnace unitObservations:

Recommend labeling FURNACE along with ON and OFF

5. Distribution SystemsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Description:

Galvanized sheetmetal ductworkObservations:

MAINTENANCE: Recommend annual duct cleaning initially and every 3 years to reducethe 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 isdisturbed - Testing required to verify if it is asbestos - Recommend removal by anasbestos specialist


Page 49 of 87

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 AirFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:


NOTE: Combustion air venting from furnace room: There are two gas fuel burningappliances in the basement utility/furnace room: water heater and furnace - All fuelburning appliances must be provided with enough fresh air for proper combustion andventilation of flue gases - In this home, these appliances are using indoor air forventilation and combustion - Recommend further evaluation into using air from theexterior

7. Venting, Flue(s), Chimney(s)Functional

Repair/Replac

e

NotInspect

ed

none

X

Materials:

Plastic - CPCVObservations:

IMPROVE: Recommend providing a 1/4" square screen to keep out vermin from enteringthe structure

Exhaust Vent too Long at the Exterior (Health Hazard - See Pic) - This could causemoisture 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 andproper distance away from air intake or insulating


Page 50 of 87

Exhaust Vent too Long at the Exterior (Health Hazard - See Pic) - This could cause moisture tofreeze that could lead to blockage and prevent exhaust gases from escaping - Recommend reducinglength, but still providing a minimum 12 inches above grade and proper distance away from air intake

or insulating

8. Condensate DrainFunctional

Repair/Replac

e

NotInspect

ed

none

X X

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 isimportant to monitor the condensate trap to insure it is clear of sludge/blockage forproper 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 itclear 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 sludgebuildup - This cleaning should be accomplished before the start of each cooling/Summerseason - Recommend your HVAC contractor install these during the next service


Page 51 of 87

9. Filter(s)Functional

Repair/Replac

e

NotInspect

ed

none

X

Description:

16" x 25" x 5"Observations:

MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned orreplaced as necessary - There are two types of filters commonly used: (1) Washablefilters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleanedby soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filtersthat must be REPLACED before they become clogged. Remember that dirty filters are themost common cause of inadequate heating or cooling performance

Furnace filter is dirty - Filters help clean the house air, making the environment morepleasant - Filters also clean the air before it passes through the blower and heatexchanger - This helps to keep these furnace components working efficiently - It isrecommended to change the filter and then regular inspection and maintenance isadvised

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 thenregular inspection and maintenance is advised


Page 52 of 87

10. Limitations of Heating and Air Conditioning Inspection

Annual/Seasonal professional HVAC inspection and cleaning service contract isrecommended - This can locate hidden deficiencies that are unable to be detected attime of inspection

Heat gain calculations, adequacy, efficiency, or the balanced distribution of airthroughout the home are not performed as part of a home inspection - Thesecalculations are typically performed by designers to determine the required size of HVACsystems

Determining heating supply adequacy or distribution balance is not part of thisinspection

To gain access and inspect the heat exchanger in Mid and High Efficiency furnacesrequires a significant dismantling and disassembly of the unit and is therefore outsidethe scope of a home inspection

Inspection for holes and cracks in the heat exchanger is outside the scope of thisinspection and must be performed by a licensed HVAC contractor to ensure the properand 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


Page 53 of 87

Air Conditioning

1. Cooling System 1Functional

Repair/Replac

e

NotInspect

ed

none

X

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 livingarea per ton (12,000 BTU) of A/C cooling capacityCompressor 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 refrigerantObservations:

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 inuse since 2006 - Unable to verify type of refrigerant was used as there is no sticker otherthan the info on the data plate - Recommend further investigation

2. Fuse/Circuit Breaker ProtectionFunctional

Repair/Replac

e

NotInspect

ed

none

X

Compressor Placard Max:

Minimum Breaker/Fuse Size: 20 Amps

Maximum Breaker/Fuse Size: 20 AmpsObservations:

Appears functional

3. Cooling PerformanceFunctional

Repair/Replac

e

NotInspect

ed

none

X

Supply Temperature: 60Return Temperature: 78Temperature Difference:

18 Degrees F.

The difference in temperatures of the supply and return should be between 14 - 22degrees F.

This indicates the unit is cooling as intended


Page 54 of 87

4. Safety SwitchFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

No deficiencies noted at time of inspection

5. Limitations

Annual/Seasonal professional HVAC inspection and cleaning service contract isrecommended - This can locate hidden deficiencies that are unable to be detected attime of inspection

Determining cooling supply adequacy or distribution balance is not part of thisinspection

To test central air conditioner (A/C), the outside air temperature must be above 60degrees Fahrenheit for a period of two days (48 hours) - Turning on the A/C unit at atemperature lower than 60 degrees will, more than likely, damage the compressormotor


Page 55 of 87

Water Heater

1. Water Heater(s)Description:

Rental - Not fully inspected (If problem exists - Call Rental company for repairs asnecessary)

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 - Dueto its age recommend replacing with a newer high efficiency unitCapacity:

40 Gallons / 150 Litres

2. Water Heater Vent SystemFunctional

Repair/Replac

e

NotInspect

ed

none

X

Materials: Metal single wall chimney vent pipeObservations:

Visible portions appeared functional at time of inspection


Page 56 of 87

Fireplaces/Chimneys

1. Fireplace DescriptionMaterials:

NONE

Chimney: Masonry

2. Chimney/CapFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Spalling/Flaking noted on the masonry chimney bricks (See Pic) - This is usually caused byfreeze/thaw action due to moisture penetration - Recommend repair by a qualified brickmason

Spalling/Flaking noted on the masonry chimney bricks (See Pic) - This is usually caused byfreeze/thaw action due to moisture penetration - Recommend repair by a qualified brick mason


Page 57 of 87

3. Chimney FlashingFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

FYI: PROPER CHIMNEY FLASHING INSTALLATION- Bottom (Apron Flashing): Single piece of metal extended 3-6” down over the shinglesalready installed and 12” (Some say less) up bottom face of chimney. Flashing wrapsaround 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 thedeck - 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” lapover step flashing- Top: Extends at least 6” up the face of chimney (1.5 x shingle exposure and no less than1/6th width of chimney) and 6” vertically up the roof- Head Flashing: Extend up the roof to a point level with flashing height at the chimneybut not less than 1.5 x the shingle exposure

Improper flashing techniques noted (See Pic) - Recommend review by a qualified roofingspecialist

Missing counter flashing noted - Recommend providing by embedding at least 1" intochimney mortar and provide a minimum 3" overlap over step flashing

Missing counter flashing noted - Recommend providing by embedding at least 1" into chimney mortarand provide a minimum 3" overlap over step flashing


Page 58 of 87

Electrical

1. Service DropFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Appears functional at time of inspection

2. Service Entrance ConductorsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Description:

Unable To Determine - Closed - Unsafe to openObservations:

Service entrance conductors concealed behind top of panel - Not Inspected - Usuallyonly opened by a certified electrician

3. Service Rating

Amperage Rating:

100 Amp, 120/240 Volt

4. Main DisconnectDescription:

One 100 Amp Breaker on Main Service Panel (See Pic)


Page 59 of 87

5. Main Service Panel(s)Functional

Repair/Replac

e

NotInspect

ed

none

X

Description:

MANUFACTURER:

Cutler-Hammer

LOCATION:

BasementObservations:

Appears NO room for future upgrades or additions to the system - Recommendreplacing a larger panel to suit your future needs or replacing present breakers withdouble pull breakers

Circuits must be labelled - Recommend labelling to prevent accidental power outage onnecessary equipment

NOTE: Panel requires 30" - 36" clearance on either side and 3' in front to provideadequate 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 asnecessary

Open knockouts noted (Safety Hazard) - Vermin can potentially enter through theopenings - Recommend an electrician to cap and install bushings as necessary

Main electrical panel located in the basement Open knockouts noted (Safety Hazard) - Vermincan potentially enter through the openings -Recommend an electrician to cap and install

bushings as necessary


Page 60 of 87

Sheathing still attached (Fire Hazard - See Pic) -This can lead to overheating - Recommend a

maximum of 1" of sheathing be exposed insidethe main panel

Wires not secured within 12" of panel (SafetyHazard - See Pic) - Recommend securing as

necessary

6. Service GroundingFunctional

Repair/Replac

e

NotInspect

ed

none

X

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 ProtectionFunctional

Repair/Replac

e

NotInspect

ed

none

X

Type:

BreakersObservations:

Appears functional at time of inspection


Page 61 of 87

8. Wiring MethodsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Description:

Wiring conductors: CopperObservations:

NOTE: Renovations/Additions and Alterations noted - Any change to the original wiringincluding repair and replacement of electrical devices - Electrical inspections arerequired for all electrical work (new installations and modifications) - ESA will provideinformation on inspection requirements for the work being done - Recommend thatproof of permits that have been authorized as safe be provided to verify the safety ofthe electrical system

NOTE: There should be a minimum of one receptacles per wall that is 12" or wider with aminimum every 12'

NOTE: Fridges, freezers, dishwashers, etc should be on thier own dedicated circuit toprevent accidentally being turned off

Appliance is not on its own dedicated circuit - Recommend further investigation by acertified 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 couldmake it live (Safety Hazard - See Pic) - Recommend they be further evaluated by aqualified electrician and repair/remove as advised

Interior grade wire noted that is exposed on theexterior (Safey Hazard(s) - See Pic) -

Recommend repair/replace by a certifiedelectrician and repair as necessary

Unprotected wiring noted - No power at time ofinspection, but a breaker/switch could make it live(Safety Hazard - See Pic) - Recommend they befurther evaluated by a qualified electrician and

repair/remove as advised


Page 62 of 87

Appliance is not on its own dedicated circuit - Recommend further investigation by a certifiedelectrician and provide as advised


Page 63 of 87

9. Lighting, Fixtures, Switches, OutletsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Description:

GroundedObservations:

NOTE: Todays standards recommend that at least one receptacle in the kitchen be on a20 Amp circuit

NOTE: Receptacles should be provided a minimum every 12' apart and on wall 12" orwider

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 lightcover to protect light bulb from mechanical damage

Missing/damaged/loose cover plate noted (Safety Hazard - See Pic) - Recommendinstalling immediately to prevent electrical shock from prying fingers

Missing insulator noted on metal pull chain (Safety Hazard- See Pic) - Recommendproviding an insulator on the metal pull chain to reduce the chance of potential electricalshock

Open knockout noted into receptacle box (Safety Hazard - See Pic) - Recommend addingbushing

SAFETY CONCERN: Every habitable room, except the kitchen, should have at least onereceptacle/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 whilefumbling around for a switch (Safety Hazard) - Recommend a licensed electrician install3-way switches or switched outlets where necessary

SAFETY CONCERN: Residential safety standards require all stairs be provided with ameans to light the treads and landings - A switch to the light should be located at thetop and bottom of stairs within easy reach without leaning over or walk up or down thestairs - Recommend licensed electrician repair as necessary


Page 64 of 87

Open knockout noted into receptacle box (SafetyHazard - See Pic) - Recommend adding bushing

SAFETY CONCERN: Residential safetystandards require all stairs be provided with a

means to light the treads and landings - A switchto the light should be located at the top and

bottom of stairs within easy reach without leaningover or walk up or down the stairs - Recommend

licensed electrician repair as necessary

SAFETY CONCERN: Every habitable room,except the kitchen, should have at least one

receptacle/outlet or overhead light controlled by awall 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 licensedelectrician install 3-way switches or switched

outlets where necessary

Missing insulator noted on metal pull chain (SafetyHazard- See Pic) - Recommend providing aninsulator on the metal pull chain to reduce the

chance of potential electrical shock


Page 65 of 87

Missing/damaged/loose cover plate noted (SafetyHazard - See Pic) - Recommend installing

immediately to prevent electrical shock fromprying fingers

Open knockout noted into receptacle box (SafetyHazard - See Pic) - Recommend adding bushing

10. GFCIFunctional

Repair/Replac

e

NotInspect

ed

none

X

Definition:

Ground Fault Circuit Interrupter - GFCI - is an electrical safety device that cuts power toan 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 normallyGFCI protected - This protection is from electrical shock

1971: Outdoor outlets (direct grade access); within 15' of a swimming pool1975: All bathroom receptacles1981: Whirlpools, hot tubs, spas, etc.1987: Kitchens within 1 meter (39 inches)1993: Wet bar sinks; Replacement/upgrade in other required areas above2005: Laundry area within 6 feet of a sinkLocations & Resets:

PresentObservations:

Test GFCIs monthly to ensure proper operation

IMPROVE: Modern safety standards require any branch circuit outlets accessible fromthe kitchen countertop(s), bathrooms, garages, fountains, whirlpool tubs, hot tubs, spas,etc, all receptacles in unfinished basement/crawlspace, wet bar sinks, laundry areaswithin 1 - 3 meters of sink and all exterior receptacle to be GFCI protected - At the timethis house was built, this was not required protection - Nonetheless, we stronglyrecommend 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 - Recommendrepair or replacement of defective GFCI


Page 66 of 87

GFCI did not trip properly - (Safety Hazard) as the GFCI is designed to trip - Recommend repair orreplacement of defective GFCI

11. AFCIFunctional

Repair/Replac

e

NotInspect

ed

none

X X

Definition:

Arc Fault Circuit Interrupter - AFCI - is an electrical safety device that helps protectagainst fires by detecting arc faults - An arc (or sparking) fault is an electrical problemthat occurs when electricity moves from one conductor across an insulator to anotherconductor - This generates heat that can ignite nearby combustible material, starting afire - At a minimum, all bedroom circuits are normally AFCI protected - Soon, allelectrical circuits in new homes will require AFCI protectionLocations & Resets:

None Found

Not required when building was constructed - Required as of January 1st, 2008Observations:

There is no AFCI protection

IMPROVE: Modern electrical codes require branch circuits at all bedrooms to be AFCIprotected - The electrical code at the time this house was built may not have requiredAFCI protection at these circuits - Nonetheless, we strongly recommend they be addedto all bedroom circuits as an extra preventive fire safety measure - Licensed electricianrecommended


Page 67 of 87

12. Smoke/Heat Detector(s)Functional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Testing of smoke detectors is not included in this inspection - Pushing the "Test" buttononly verifies that there is power at the detector, either a battery or hard wired to thehouse power and not the operational workings of the detector - The operational check isdone by filling the sensor with smoke and is beyond the scope of this inspection - Batteryoperated smoke alarms should be checked routinely and the batteries changedfrequently.

MAINTENANCE: Periodic testing and changing batteries yearly to ensure proper SmokeAlarm 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 safetystandards - A qualified contractor should be used to install smoke detectors that arehard 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 allgoes off - Recommend providing

13. Carbon Monoxide (CO) Detector(s)Functional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

IMPROVE: Recommend providing CO (Carbon Monoxide) detector(s) in the home - TheConsumer Product Safety Commission recommends that every residence with fuel-burning (gas) appliances be equipped with a UL Listed CO alarm - CO is colorless andodorless and thus impossible to detect without a proper electronic detector - At aminimum, put an alarm near the sleeping rooms on each level in your home - For themost trouble-free operation, I recommend the plug-in type, not the battery operatedtype, with digital readout that tells you the peak CO concentration whenever you pushthe peak level button

FYI: Carbon Monoxide (CO) is a lethal gas, invisible, tasteless, odorless and produced innormal amounts whenever you use an appliance which burns a combustible fuel, gas,oil, kerosene, charcoal, and wood - When proper ventilation becomes blocked orinadequate, CO concentrations build up inside your home and can potentially becomedeadly

14. Alarm SystemFunctional

Repair/Replac

e

NotInspect

ed

none

X

Description:

There are no visible alarm system in this home - To protect your belongings and yourloved one it is highly recommended an alarm system be installed and monitored forpeace of mindObservations:

REFERRAL: Local Monitoring Company - SECURE-U 1-866-878-4635

MAINTENANCE: Periodic testing and changing batteries to ensure proper operation isrequired


Page 68 of 87

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 othercomponents which are not part of the primary electrical power distribution system

Furniture and/or storage restricted access to some electrical components which may notbe inspected

Even though not part of a general inspection all antenna/cable/phone and doorbellwiring needs to be evaluated for proper installation

Testing of smoke detectors is not included in this inspection - Pushing the "Test" buttononly verifies that there is power at the detector, either a battery or hard wired to thehouse power and not the operational workings of the detector - The operational check isdone by filling the sensor with smoke and is beyond the scope of this inspection - Batteryoperated smoke alarms should be checked routinely and the batteries changedfrequently


Page 69 of 87

Plumbing

1. Water SourceFunctional

Repair/Replac

e

NotInspect

ed

none

X

Type:

Public municipal water supply

2. Main Service PipingMaterials:

Copper - Early 1930s to present

3/4 inch

3. Main Water Shut OffFunctional

Repair/Replac

e

NotInspect

ed

none

X

Location:

BasementObservations:

Client shown location - Appeared satisfactory at time of inspection

Water meter located in the basement

4. Exterior Hose Bibs/SpigotsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Description:

Standard hose bibsObservations:

Appeared satisfactory at time of inspection

IMPROVE: Install the frost-free type faucet to reduce the risks of a bursted/frozen pipeor faucet

IMPROVE: There are no anti siphon devices at the exterior faucets - This is a potentialcross contamination - Recommend installing anti siphon devices


Page 70 of 87

5. Water Supply, Distribution SystemsFunctional

Repair/Replac

e

NotInspect

ed

none

X X

Description:

Readily visible water supply pipes are:

Copper - Early 1930's to presentObservations:

Visible portions of the supply piping appeared satisfactory at time of inspection, exceptas noted (See Pic)

NOTE: Recommend insulating all pipes to help prevent water staining/leaks due tocondensation

Copper in contact with dissimilar metals (See Pic) - Over time these metal can react witheach other and can cause corrosion and holes in the supply lines - Recommend insulatingcopper between all dissimilar materials

Copper in contact with dissimilar metals (See Pic) - Over time these metal can react with each otherand can cause corrosion and holes in the supply lines - Recommend insulating copper between all

dissimilar materials

6. Laundry FaucetsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:


7. Laundry Sink(s)Functional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

Laundry sink is improperly secured - Recommend secure as necessary


Page 71 of 87

Laundry sink is improperly secured - Recommend secure as necessary

8. Laundry Tub Traps and DrainsFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:


9. Flow and PressureFunctional

Repair/Replac

e

NotInspect

ed

none

X

Observations:

NOTE: Poor Water Pressure -http://www.hamilton.ca/CityDepartments/PublicWorks/WaterAndWasteWaterDev/Programs/PoorWaterPressure.htm

10. Waste, Drain, Venting DescriptionMaterials:

Waste System Type: Public

11. Waste, Drain, VentingFunctional

Repair/Replac

e

NotInspect

ed

none

X

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 coverto protect it from items falling in and/or causing a potential tripping hazard


Page 72 of 87

Old drain noted - Recommend removal andcapping if not being used

Open floor drain noted (Safety Hazard - See Pic)- Recommend installing a grate or cover to protectit 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 protectit from items falling in and/or causing a potential tripping hazard

12. Drainage Sump, Pump(s), PipingFunctional

Repair/Replac

e

NotInspect

ed

none

X

Description:

NOT PRESENT - No sump basin/pump visibleObservations:

No sump pump installed/visible


Page 73 of 87

13. Limitations of Plumbing Inspection

NOTE: Expect, unexpected repairs in any older original plumbing - Recommendmonitoring 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 orwarranty can be provided regarding proper drainage performance - Sewer backup isbeyond 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 (ifpresent) concealed between subfloor and ceiling finish or buried under foundationflooring

Specialised equipment, such as sprinkler systems, water filtration systems, watersofteners, ponds, water features are not inspected

NOTE: Cold season - All exterior water pipes/hoses should be blown out using a aircompressor to remove all water - Standing water can freeze and expand that candamage the pipes/hoses


Page 74 of 87

Energy Conservation LIGHTING:•Signage is posted at all light switches to remind people to TURN OFF lights when not in use and aspeople leave the room•Install Compact Florescent Light bulbs as incandescent bulbs burn out - Remaining incandescentbulbs (if the fixture does not permit CFL technology) have dimmer switches, timers or a motiondetector on both internal and external lighting•Undertake a full lighting survey that will provide a plan to implemented for the replacement of oldtechnology 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 pricefor 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 forwindows 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 coverwith 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 andtransfer it to incoming air•Energy Recovery Ventilator (ERV) - Same as a HRV except that it can recover some moisture thatis usually exhausted to the exterior to help maintain a comfortable moisture level•In the summer the thermostat should be set between 24°C and 26°C, but never more than 8°Cbelow 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 papersystem - 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 75 of 87

used to help funds - Community involvement can help if appropriate containers are available for dropoffs 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 anEnergyStar programmable thermostat•Integrate passive solar design with buildings


Page 76 of 87

Maintenance Schedule .

MAINTENANCE:•Appears to be no set maintenance schedule - Recommend using and keeping a record of monthlyinspection sheet to ensure that the facilities are maintained accordingly - Try to ensure that anydeficiencies noted the month prior have been completed by the months end to revent a backlog ofwork 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 maintenancework and store in office•All regular tests, services, inspections and annual reports of systems and equipment by the ownerand 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 thateverything is serviceable and to find out if it is necessary to extend the warranty if possible FIRE / ALARM / SMOKE SYSTEMSMonthly:•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 securitycompanyAnnually:•Periodic testing and changing of smoke detector batteries semi annually to ensure proper SmokeAlarm operation is required•The fire alarm system should be inspected and tested annually with a report submitted and filed inParish office•Contact the local fire department to arrange annual training sessions for regular occupants on theuse of fire extinguishers•Arrange annual fire drill to provide the parishioners knowledge on the best escape routes, properprocedures and a general meeting location outside in the event of a fire to ensure that everyone issafe and outside•Fire Regulations: Spark arresters shall be cleaned annually or more frequently where accumulationsof debris will adversely affect operations - Burnt out spark arresters shall be repaired/replaced asnecessary LIGHTINGWeekly:•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 ELECTRICALMonthly:•Test GFCIs monthly to ensure proper operation HEATING / AIR CONDTIONING / HVC / HVCMonthly:•Air filter(s) should be inspected at least monthly and cleaned or replaced as required on all furnacesand HRV/ERV's - There are two types of filters commonly used: (1) Washable filters, (constructed ofaluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent andrising with water - Or (2) Fiberglass disposable filters that must be REPLACED before they becomeclogged - Remember that dirty filters are the most common cause of inadequate heating or coolingperformance•Air Conditioners should be cleaned monthly from all debris using a regular hose –DO NOT USEPOWER WASHERS as they can damage the aluminum fins that may reduce the efficiency of theunitAnnually:•Schedule annual maintenance inspection on the heating and cooling system for proper maintenanceto prolong the life expectancy of such devices


Page 77 of 87

•Ductwork should be cleaned annually preferred, every three years as maximum EXTERIOR/LANDSCAPINGWeekly:•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 conditionMonthly:•Guttering system needs to be maintained to allow proper drainage away from the building –Monitorduring a moderate to heavy rain and seal or repair as neededAnnually:•An annual inspection and tune-up of the roof us recommended to minimize the risk of leakage andto 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 CAULKINGAnnually:•Caulking should be checked annually and replaced as necessary INTERIORWeekly:•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 CLADDINGAnnually:•Vinyl and metal siding are extremely popular because they require less periodic maintenance thanother types of siding materials - Carefully examine siding panels as well as ensure all J-channelsaround windows and doors are secure and drain properly - Vinyl and metal siding should be cleanedfollowing the manufacturers instructions•All exterior painted wood trim surfaces should be annually examined and sealed, re-caulked and re-painted as necessary


Page 78 of 87

MAINTENANCE•Develop weekly, monthly and annual maintenance plans - Document all completed maintenancework and store in office•All regular tests, services, inspections and annual reports of systems and equipment should belogged and kept on file in the office•Any item that is under warranty should be inspected just prior to expiration date to ensure thateverything is serviceable and to find out if it is necessary to extend the warranty if possible FIRE / ALARM / SMOKE SYSTEMSMonthly:•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 securitycompanyAnnually:•Periodic testing and changing of smoke detector batteries semi annually to ensure proper SmokeAlarm 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 theuse of fire extinguishers•Arrange annual fire drill to provide the parishioners knowledge on the best escape routes, properprocedures and a general meeting location outside in the event of a fire to ensure that everyone issafe and outside•Fire Regulations: Spark arresters shall be cleaned annually or more frequently where accumulationsof debris will adversely affect operations - Burnt out spark arresters shall be repaired/replaced asnecessary LIGHTINGWeekly:•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 ELECTRICALMonthly:•Test GFCIs and AFCIs monthly to ensure proper operation HEATING / AIR CONDTIONING / HVC / HVCMonthly:•Air filter(s) should be inspected at least monthly and cleaned or replaced as required on all furnacesand HRV/ERV's - There are two types of filters commonly used: (1) Washable filters, (constructed ofaluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent andrising with water - Or (2) Fiberglass disposable filters that must be REPLACED before they becomeclogged - Remember that dirty filters are the most common cause of inadequate heating or coolingperformance•Air Conditioners should be cleaned monthly from all debris using a regular hose –DO NOT USEPOWER WASHERS as they can damage the aluminum fins that may reduce the efficiency of theunitAnnually:•Schedule annual maintenance inspection on the heating and cooling system for proper maintenanceto prolong the life expectancy of such devices•Ductwork should be cleaned annually preferred, every three years as maximum EXTERIOR/LANDSCAPINGWeekly:•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 79 of 87

Monthly:•Guttering system needs to be maintained to allow proper drainage away from the building –Monitorduring a moderate to heavy rain and seal or repair as neededAnnually:•An annual inspection and tune-up of the roof us recommended to minimize the risk of leakage andto 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 CAULKINGAnnually:•Caulking should be checked annually and replaced as necessary INTERIORWeekly:•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 CLADDINGAnnually:•Vinyl and metal siding are extremely popular because they require less periodic maintenance thanother types of siding materials - Carefully examine siding panels as well as ensure all J-channelsaround windows and doors are secure and drain properly - Vinyl and metal siding should be cleanedfollowing the manufacturers instructions•All exterior painted wood trim surfaces should be annually examined and sealed, re-caulked and re-painted as necessary


Page 80 of 87

Conventions and Terms Used in this Report 1. INTRODUCTION1.1 The Ontario Association of Home Inspectors (OAHI) is a not-for-profit professional society established in 1987. Membership in OAHI is voluntaryand its members include private, fee-paid home inspectors. OAHI's objectives include promotion of excellence within the profession and continualimprovement of its members' inspection services to the public.2. PURPOSE AND SCOPE2.1 The purpose of these Standards of Practice is to establish a minimum and uniform standard for private, fee-paid home inspectors who are membersof the Ontario Association of Home Inspectors. Home Inspections performed to these Standards of Practice are intended to provide the client withinformation 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 theirservice 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 butwere 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 SYSTEM3.1 The inspector shallA. inspect1. 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 deteriorationexist. Probing is NOT required when probing would damage any finished surface or where no deterioration is visible.B. describe1. the foundation and report the methods used to inspect the under-floor crawl space2. the floor structure3. the wall structure4, the ceiling structure5. the roof structure and report the methods used to inspect the attic.

3.2 The inspector is NOT required toA. provide any engineering service or architectural serviceB. offer an opinion as to the adequacy of any structural system or component4. EXTERIOR4.1 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.


Page 81 of 87

5. seawalls, break-walls, and docks.6. erosion control and earth stabilization measures.5. ROOF SYSTEM5.1 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 SYSTEM7.1 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.


Page 82 of 87

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 impedance8. HEATING SYSTEM8.1 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 SYSTEMS9.1 The inspector shall:A. inspect the installed central and through-wall cooling equipment.B. describe:1. the energy source2. 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. INTERIOR10.1 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 &VENTILATION11.1 The inspector shall:A. inspect:


Page 83 of 87

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 APPLIANCES12.1 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 EXCLUSIONS13.1 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 asmay 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.


Page 84 of 87

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 orcomponents.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 oractive.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 theproperty 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.


Page 85 of 87

Referrals

HOME INSPECTIONSAffordable Canadian Home Inspections - Al Wright - 905-730-9300REALTOR - ResidentialRoyal 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 - CommercialRoyal LePAGE - George Jurek Orlowski 519-747-4040 (Brantford Area)Webster Retail - Michael Webster - 416-802-8982STRUCTURAL ENGINEERT-Smith Engineering - Jeff Martin - 416-798-8770ENERGY AUDITSEnersolve - Peter Muraca - 905-961-1871CONTRACTINGCut Above (Bathroom, Kitchens, Basements, etc) - Tom Forde - 905-512-2925Wayne's World - (Bathroom, Kitchens, Basements, etc) - Wayne Underwood - 905-331-2909Hard Hats - Hamdi Elghoul - 905-807-6111


Page 86 of 87

HANDYMANAub Jobs (Small Jobs/Painting) - Aubrey Boothman - 905-741-5627ELECTRICALLG Electrical - Larry Gledhill - 905-928-9684HEATING/AIR CONDITIONING/FIREPLACESTask Energy - Alex Kover - 905-381-0231Kru-Kut - Tim 905-319-6510 or 905-407-7696ROOFING

A#1 Quality Roofing - Michel Gervais - 647-382-8206

WINDOWS REPAIR - CONDENSATION/FOGGYFog Free Window Restoration - 1-866-648-1211WINDOWS/DOORS/SIDINGO'Halloran's - Richard O'Halloran - 1-888-887-0923BRICK AND STONE MASONRYMagnasin - Nick Tarantella - 905-920-0324C &R Contracting - Chris - 519-209-7729ENERGY AUDITSEnersolve - Peter Muraca - 905-961-1871MORTGAGESVerico (Mortgage Broker) - Barb Podger - 905-339-8697REAL ESTATE LAWYERWellenreiter and Wellenreiter - Walter Wellenreiter - 905-525-4520HOME STAGINGCandid - Stacey - 905-929-9452 or 905-977-9031HOUSE INSURANCEElliott and Crawford - Ron Shewell - 905-634-1817ALARM SYSTEMSSECUR-U - 1-866-878-4634 (Price is around $25 per month and the company is locally monitored)FINANCIAL ADVISORManulife - Nathan Gatt - 905-401-7738Edward Jones - David Bradley - 905-628-0030LIFE INSURANCE / GROUP BENEFIT PACKAGESTripemco - Elaine Boothman 95-730-7224GRAPHICS DESIGNERChameleon Graphics - Susanne Crago - 905-628-3551INTERNET CONSULTANTWSI (Web Design, Google Advertising) - Denise Gervais - 416-518-0486BUSINESS COACH


Page 87 of 87

Focal Point - Gavin Rouble - 905-928-7869ACCOUNTING / BOOKEEPING / TAXESComprehensive Business Services - Wayne Massey - 905-388-2566PROMOTIONAL PRODUCTSCorporate Clothier - Sandy Stevenson - 1-800-593-2193ANTI AGING SOLUTIONSNuSkin-Pharmanex - Jane Wannamaker - 905-527-1427REGISTERED MASSAGE THERAPISTMelissa Tsulin Thompson RMT - Melissa Madsen - 905-746-2675MOULD / ASBESTOS REMOVALGarden City Environmental Services - Michael Legall - 905-325-7676 (St.Catharines) Free QuotesMould Off - 1-800-567-7093 (Hamilton) Inspection ChargeWILDLIFE REMOVALAll Wildlife Removal Inc - Paul Stevens - 905-330-7285LAWN MAINTENANCE/SNOW REMOVALDave's Lawn Maintenance - Andrew Murray - 905-630-5818WELDING/FITTER/FABRICATORStainless Steel &Specialty Welding - Tim Rooney - 905-616-8520SEPTIC SYSTEMSSepTech Wastewater Systems - Dave Doan - 519-217-3989Bill's Septic Ltd - Ed Dove - 519-426-7108

142 Ward Avenue, Hamilton, May 29, 2012

Documents

switch safety hazard

reach safety hazard

panel safety hazard

safety hazard vermin

higher safety hazard

live safety hazard

receptacle box safety

necessary safety concern