Sample Home Inspection Report

This confidential report is prepared exclusively for the client @ Closer Look Home Inspections.

Closer Look Home InspectionsHome Inspection Report

Cover Page

Any Street, Anytown, Ontario

Inspection prepared for: Somebody HomeBuyerAgent: The Best - XYZ Reality

Inspection Date: 4/1/2020 Time: 9:00 am Age: 41 years Size: 1400 Sq. ft.

Weather: ClearRaised Bungalow

Inspector: Karl VanHeyst40 Pheasant Run Dr., , Guelph, Ontario, N1C 1E7

Phone: 519-830-9049Email: [email protected]

Closer Look Home Inspections Any Street, Anytown, Ontario

Page 1 of 60

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring major expenses to correct or items I would like to draw extraattention to. The summary is not a complete listing of all the findings in the report, and reflectsthe opinion of the inspector. Please review all of the pages of the report as the summary alonedoes not explain all the issues. All repairs must be done by a licensed &bonded trade orprofession. I recommend obtaining a copy of all receipts, warranties and permits for the workdone. On this page you will find, in RED, a brief summary of any CRITICAL concerns of theinspection, as they relate to Safety and Function. Examples would be bare electrical wires, oractive drain leaks. The complete list of items noted is found throughout the body of the report,including Normal Maintenance items. Be sure to read your entire report! For your safety and liability, we recommend that you hire only licensed contractors whenhaving any work done. If the living area has been remodeled or part of an addition, werecommend that you verify the permit and certificate of occupancy. This is important becauseour inspection does not tacitly approve, endorse, or guarantee the integrity of any work thatwas done without a permit, and latent defects could exist. Depending upon your needs and those who will be on this property, items listed in the body ofthe report may also be a concern for you; be sure to read your Inspection Report in its entirety. Note: If there are no comments in RED below, there were no CRITICAL system or safetyconcerns with this property at the time of inspection.


Page 2 of 60

Report SummaryReport Summary

ExteriorPage 14 Item: 11 Electrical

Conditions• Damaged/rusted outdoor lighting observed, suggestrepairing for safety.

Page 16 Item: 18 Deck Condition • Railing is rotted, requires replacement.RoofPage 20 Item: 5 Roof Surface

Conditions• Roofing materials show extensive wear and deteriorationand is at the end of their useful life. A licensed roofer shouldbe consulted for further review prior to closing forrepairs/replacement as required.

BasementPage 26 Item: 5 Basement Walls

Condition• Active leaks observed at the time of inspection on west wallin kitchen area. Further review/repair required.

Page 27 Item: 13 ElectricalConditions

• Extension cord improperly used as permanent wiring.Extension cords should not be used for permanent wiring dueto fire safety concerns. Client should consider review by alicensed electrician prior to closing for installation of properelectrical wiring and receptacles to ensure safety.• Open junction boxes were observed. Whenever an electricwire is cut and reconnected, the 'splice' should be encased ina covered junction box to prevent shocks and separation ofthe splice.• Replace damaged outlets as required.

ElectricalPage 32 Item: 6 Electrical

Comments• Recommend full review by qualified electrical contractor forquotes on upgrades/repairs to bring the electrical system intocompliance and to repair all electrical safety hazards prior toclose.

HeatingPage 34 Item: 3 Exhaust Venting

Conditions• Vent pipe is disconnected or poorly fitted, which is a safetyconcern.• This is a serious safety concern.

Page 35 Item: 8 Heating Comments • Furnace was not operating at time of inspection, furtherreview/repair required by a licenced contractor prior to close.• Replace blower belt; damaged.

Water HeaterPage 37 Item: 5 Flue Venting

Conditions• A rusted draft hood is a sign of improper venting. This is asafety concern, which should be evaluated by a qualifiedcontractor. No backdrafting was occurring at the time ofinspection. Advise obtaining maintenance and repair history.If no past repair can be confirmed, we suggest having a safetyevaluation.

BedroomsPage 41 Item: 2 Wall Condition • Caulk and seal windows as required. Some moisture noted

below corners of windows.Bathroom 1Page 45 Item: 9 Bathroom Exhaust

Fan Condition• None observed, we recommend an exhaust fan be installedin all bathrooms for proper ventilation and moisture control.


Page 3 of 60

Other Interior AreasPage 54 Item: 5 Window Condition • Recommend caulking and sealing windows, some moisture

noted on walls below living and dining room windows.Page 55 Item: 6 Electrical

Conditions• Missing junction box observed in dining room area, suggestinstalling for safety.

AtticPage 57 Item: 3 Sheathing

Condition• Minor moisture staining noted at stove vent pipe. Repairrequired.


Page 4 of 60

Definitions 1. Apparent condition: Systems and components are rated as follows: Functional = Indicates the component is functionally consistent with its originalpurpose but may show signs of normal wear and tear and deterioration. Monitor/ or Maintenance / (Mon) = Indicates the component will probably requirerepair or replacement anytime within five years. Owner is advised to monitor. Minor Repair = Minor repair is recommended; costs should not exceed $3000.00. Major Repair = A system or component that is considered significantly deficient or isunsafe. Cost will exceed $3000.00. Fair = Indicates the component will need repair or replacement now or in the verynear future. Safety Hazard = Denotes a condition that is unsafe and in need of prompt attention. N/A = Not applicable, not inspected or not installed or does not pertain to subjectproperty. ? = Performance/future performance of system or component is unpredictable. 2. Installed systems and components: exterior; interior; roofing; plumbing;electrical; heating; central air-conditioning (weather permitting; insulation andventilation. 3. Readily accessible systems and components: only those systems andcomponents where Inspector is not required to remove personal items,furniture, equipment, soil ,snow, or other items which obstruct access orvisibility.


Page 5 of 60

A Home Inspection is a non-invasive visual examination of a residential dwelling,performed for a fee, which is designed to identify observed material defects withinspecific components of said dwelling. Components may include any combination ofmechanical, structural, electrical, plumbing, or other essential systems or portions ofthe home, as identified and agreed to by the Client and Inspector, prior to theinspection process. A home inspection is intended to assist in evaluation of the overall condition of thedwelling. The inspection is based on observation of the visible and apparent conditionof the structure and its components on the date of the inspection and notthe prediction of future conditions. A home inspection will not reveal every concern that exists or ever could exist, butonly those material defects observed on the day of the inspection. A material defect is a condition with a residential real property or any portion of it thatwould have a significant adverse impact on the value of the real property or thatinvolves an unreasonable risk to people on the property. The fact that a structuralelement, system or subsystem is near, at or beyond the end of the normal useful life ofsuch a structural element, system or subsystem is not by itself a material defect. AN INSPECTION VERSUS A WARRANTYA home inspection is just what the name indicates, an inspection of a home...usuallya home that is being purchased. The purpose of the inspection is to determine thecondition of the various systems and structures of the home. While an inspectionperformed by a competent inspection company will determine the condition of themajor components of the home, no inspection will pick up every minute latent defect.The inspector’s ability to find all defects is limited by access to various parts of theproperty, lack of information about the property and many other factors. A goodinspector will do his or her level best to determine the condition of the home and toreport it accurately. The report that is issued is an opinion as to the condition of thehome. This opinion is arrived at by the best technical methods available to the homeinspection industry. It is still only an opinion.A warranty is a policy sold to the buyer that warrants that specific items in the homeare in sound condition and will remain in sound condition for a specified period of time.Typically, the warranty company never inspects the home. The warranty companyuses actuarial tables to determine the expected life of the warranted items andcharges the customer a fee for the warranty that will hopefully cover any projected lossand make a profit for the warranty seller. It is essentially an insurance policy.The service that we have provided you is an inspection. We make no warranty of thisproperty. If you desire warranty coverage, please see your real estate agent for detailsabout any warranty plan to which their firm may have access.


Page 6 of 60

General Information 1. Inspector

Karl VanHeyst

2. Persons in AttendanceBuyers • Buyers Agent

3. OccupancyThe property is occupied by the owner

4. Property InformationThis is a single family home • The house faces west. • Basement apt.Buyer is cautioned that this is NOT a compliance inspection. Should buyerbe concerned as to municipal compliance of basement apartment,consultation with Municipality is required.

5. LevelsRaised Bungalow

6. Estimated AgeThis structure is approximately 41 years of age as stated by the MLS.

7. Weather conditionsWeather conditions during the inspection:CloudyTemperature at the time of inspection was approximately 20 degrees C.Recent weather conditions:Hot


Page 7 of 60

EXTERIOR REMARKS SERVICE WALKS/DRIVEWAYSSpalling concrete cannot be patched with concrete because the new will not bond with the old. Waterwill freeze between the two layers, or the concrete will break up from movement or wear.Replacement of the damaged section is recommended. Walks or driveways that are close to theproperty should be properly pitched away to direct water away from the foundation. Asphaltdriveways should be kept sealed and larger cracks filled so as to prevent damage from frost.Patios that have settled towards the structure should be mudjacked or replaced to assure properpitch. Improperly pitched patios are one source of wet basements. EXTERIOR WOOD SURFACESAll surfaces of untreated wood need regular applications of paint or special chemicals to resistdamage. Porch or deck columns and fence posts which are buried in the ground and made ofuntreated wood will become damaged within a year or two. Decks should always be nailed withgalvanized, stainless steal or aluminum nails. Decks that are not painted or stained should be treatedwith a water sealer. GRADING AND DRAINAGEAny system of grading or landscaping that creates positive drainage (moving water away from thefoundation walls) will help to keep a basement dry. Where negative grade exists and additionalbackfill is suggested, it may require digging out aroundthe property to get a proper pitch. Dirt shall be approximately 6” below the bottom sill and should nottouch wood surfaces. Flower beds, loose mulched areas, railroad ties and other such landscapingitems close to the foundation trap moisture andcontribute to wet basements. To establish a positive grade, a proper slope away from the house is 1”per foot for approximately 5-6 feet. Recommend ground cover planting or grass up to foundation. ROOF AND SURFACE WATER CONTROLRoof and surface water must be controlled to maintain a dry basement. This means keeping gutterscleaned out and aligned, extending downspouts, installing splashblocks, and building up the gradeso that roof and surface water is diverted away from the building. WINDOW WELLSThe amount of water which enters a window well from falling rain is generally slight, but water willaccumulate in window wells if the yard is improperly graded. Plastic window well covers are useful inkeeping out leaves and debris. RETAINING WALLSRetaining walls deteriorate because of excessive pressure buildup behind them, generally due towater accumulation. Conditions can often be improved by excavating a trench behind the retainingwall and filling it with coarse gravel. Drain holes through the wall will then be able to relieve the waterpressure. Retaining walls sometime suffer from tree root pressure or from general movement oftopsoil down the slope. Normally, these conditions require rebuilding the retaining wall. RAILINGSIt is recommended that railings be installed for any stairway over 3 steps and porches over 30” forsafety reasons. Balusters for porches, balconies, and stairs should be close enough to assurechildren cannot squeeze through. CHIMNEYSChimneys built of masonry will eventually need tuckpointing. A cracked chimney top that allowswater and carbonic acid to get behind the surface brick/stone will accelerate the deterioration.Moisture will also deteriorate the clay flue liner. Periodic chimney cleaning will keep you apprised ofthe chimney’s condition. The flashing around the chimney may need resealingand should be inspected every year or two. Fireplace chimneys should be inspected and evaluatedby a chimney professional before using. Chimneys must be adequate height for proper drafting.


Page 8 of 60

Spark arrestors are recommended for a wood burning chimney, and chimney caps for fossil fuels.Unlined Chimney should be re-evaluated by a chimney technician. Have flue cleaned and re-evaluated. The flue lining is covered with soot or creosote and no representation can be made as tothe condition. NOT EVALUATEDThe flue was not evaluated due to inaccessibility such as roof pitch, cap, cleanout not accessible,etc. CRICKET FLASHINGSmall, sloped structure made of metal and designed to drain moisture away from a chimney. Usuallyplaced at the back of a chimney. GUTTERS AND DOWNSPOUTSThis is an extremely important element in basement dampness control. Keep gutters clean anddownspout extensions in place (4’ or more). Paint the inside of galvanized gutters, which will extendthe life. Shortly after a rain or thaw in winter, look for leaks at seams in the gutters. These can berecaulked before they cause damage to fascia or soffit boards. If no gutters exist, it is recommendedthat they be added. SIDINGWood siding should not come in contact with the ground. The moisture will cause rotting to takeplace and can attract carpenter ants. EIFS This type of siding is a synthetic stucco and hasexperienced serious problems. It requires a certified EIFS inspector to determine condition. Brick andstone veneer must be monitored for loose or missing mortar. Some brick and stone are susceptibleto spalling. This can be caused when moisture is trapped and a freeze/thaw situation occurs. Thereare products on the market that can be used to seal out the moisture. This holds true for brick andstone chimneys also. Metal siding will dent and scratch. Oxidation is a normal reaction in aluminum.There are good cleaners on the market and it is recommended that they be used occasionally. Metalsiding can be painted. DOORS AND WINDOWSThese can waste an enormous amount of energy. Maintain the caulking around the frames on theexterior. Check for drafts in the winter and improve the worst offenders first. Windows that haveleaky storm windows will usually have a lot of sweating. Likewise, well-sealed storms that sweatindicate a leaky window. It is the tighter unit that will sweat (unless the home has excess humidity tobegin with). Wood that exhibits blistering or peeling paint should be examined for possible moisturesources: roof leaks, bad gutters, interior moisture from baths or laundry or from a poorly vented crawlspace. Some paint problems have no logical explanation, but many are a symptom of an underlyingproblem. A freshly painted house may mask these symptoms, but afteryou have lived in the home for a year or two, look for localized paint blistering (peeling). It may be aclue. New glazing will last longer if the raw wood is treated with boiled linseed oil prior to glazing. Itprevents the wood from drawing the moisture out of the new glazing. CAULKINGMany different types of caulk are available on the market today. Check with a paint or hardware storefor the kind of application you need.


Page 9 of 60

Exterior 1. Driveway ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: AsphaltObservations:• Suggest sealing/caulking the opening between the foundation and thedriveway with an elastic concrete caulk.• Common cracks and patching noted.• Settlement and common cracking noted.• Suggest repairing as necessary and sealing to preserve the remaining lifeof the driveway.

Suggest repairing as necessary and sealing topreserve the remaining life of the driveway.

Suggest sealing/caulking the opening between thefoundation and the driveway with an elastic

concrete caulk.2. Walkway ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Paver/Tile • Patio StoneObservations:• Common cracks and heaved/settled areas observed.• Evidence of ponding observed.• Recommend review for repair or replacement as necessary.• Possible trip hazard. This is a safety concern. Suggest repair/replacementas needed to ensure safety.


Page 10 of 60

Evidence of ponding observed. Possible trip hazard. This is a safety concern.Suggest repair/replacement as needed to ensure

safety.3. Exterior Wall Cladding ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: BrickObservations:• The materials appeared to be in serviceable condition at the time ofinspection.• Suggest trimming back vegetation from brick to prevent deterioration.• Minor cracking in brick veneer noted. This is normally not a seriousconcern. Buyer is advised to monitor this condition and consult with aqualified contractor should condition worsen.• Maintain caulking on trim work, repair as necessary.• Missing mortar in various areas. Recommend ongoing maintenance.

Maintain caulking on trim work, repair as necessary.


Page 11 of 60

4. Trim ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Vinyl and MetalObservations:• Split Caulking and peeling paint noted.• Suggest caulking around doors and windows as necessary.• Suggest sealing/caulking as part of routine maintenance to prevent furtherdeterioration.

5. Window/Frame ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X XMaterials: Sliding Frame • Vinyl FrameObservations:• Damaged/missing screens observed.• Minor wood softening noted. Recommend ongoing maintenance.• Some windows in this home do not meet modern standards. Upgradewould greatly enhance overall comfort and efficiency.• Peeling paint observed, suggest scraping and painting as necessary.• Fog/condensation observed in thermopane windows. This is an indicationof a failed seal. Recommend review for repair or replacement as necessary.

Damaged/missing screens observed. Caulk/seal Required

Fog/condensation observed in thermopane windows. This is an indication of a failed seal.Recommend review for repair or replacement as necessary.


Page 12 of 60

6. Exterior Door ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X XMaterials: Metal Clad • Wood • Metal Storm DoorObservations:• Recommend upgrading weather stripping as necessary.

7. Gutter/ Downspouts ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X XMaterials: AluminumObservations:• Suggest cleaning gutters now, and as a normal part maintenance.• Drains to underground drain piping which was not tested. Recommendextensions; discharge above ground.• Nail pops noted. Recommend repair to secure to structure.

Damaged downspouts - been frozen Nail pops noted. Recommend repair to secure tostructure.

Drains to underground drain piping which was not tested. Recommend extensions; discharge aboveground.


Page 13 of 60

8. FenceConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Chain LinkObservations:• Damaged gate observed.• Fence leaning in areas.• Recommend repairing sagging fence.• Recommend review for repair or replacement as necessary.

Recommend repairing sagging fence.9. Electric Meter ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XLocation: Right Side

10. Gas Meter ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XLocation: RearObservations:• The pipes are rusted, recommend contacting gas company forrepair/replacement as required.

11. Electrical ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X XObservations:• Ground Fault Circuit Interrupters (GFCI) were not required when the homewas built. Suggest client consider upgrading with GFCI's at all receptaclesnear water sources, such as the kitchen, the bathrooms, the garage, andexterior receptacles to enhance safety. Upgrades should be performed by alicensed electrician.• Damaged/rusted outdoor lighting observed, suggest repairing for safety.


Page 14 of 60

Damaged/rusted outdoor lighting observed,suggest repairing for safety.

Ground Fault Circuit Interrupters (GFCI) were notrequired when the home was built. Suggest clientconsider upgrading with GFCI's at all receptacles

near water sources, such as the kitchen, thebathrooms, the garage, and exterior receptacles

to enhance safety. Upgrades should be performedby a licensed electrician.

12. Exterior Faucet ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XLocation: Front • RearObservations:• Recommend installing check valves on all exterior hose bibs.

Caulk/seal13. Door Bell ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XLocation: Front • Rear


Page 15 of 60

14. Lot Grade and Drainage ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X XObservations:• Moderate Slope• Multilevel Lot• While performance of lot drainage and water handling systems may appearserviceable at the time of inspection, the inspector CANNOT alwaysaccurately predict this performance as conditions constantly change.Furthermore, items such as leakage in downspout/gutter systems are verydifficult to detect during dry weather. Inspection of foundation performanceand water handling systems, therefore, is limited to visible conditions andevidence of past problems.Buyer is advised to refer to Disclosure Statement for further informationabout drainage failure.• Adding dirt backfill to any low lying areas located around the foundation isrecommended to ensure proper drainage away from the foundation at alltimes.

15. Foundation ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X XType: BasementObservations:• Block• Cement parging is flaking/deteriorated. Recommend review for repair asnecessary.• Minor cracking was noted in blockwork. Such cracks are very commonand are usually harmless. Should this cracking appear to worsen,consultation with a qualified contractor for required repairs is recommended.• Efflorescence observed; this is a mineral deposit left behind from exteriorwater infiltration.

Minor cracking was noted in blockwork. Suchcracks are very common and are usually

harmless. Should this cracking appear to worsen,consultation with a qualified contractor for required

repairs is recommended.16. Retaining Wall ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X XMaterials: TimbersObservations:• Wall is leaning.


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Wall is leaning.17. Patio ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X

18. Deck ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Treated woodObservations:• Deck is weathered, suggest cleaning, as necessary, and treating with an oilbased, water-repellent preservative to protect and extend the remaining lifeof the deck.• Railing is rotted, requires replacement.

Deck is weathered, suggest cleaning, asnecessary, and treating with an oil based, water-repellent preservative to protect and extend the

remaining life of the deck.

Railing is rotted, requires replacement.

19. Porch ConditionFuntio

nalMon N/A Minor

RepairMajorRepair


Page 17 of 60

20. Balcony ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

21. Stair ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

22. Gereral Exterior CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

X XObservations:• An effective water management program is required for all homes. Thisincludes maintenance of all wooden components, caulking of all openingsand ongoing vigilance of water handling systems, roof and flashings. Buyeris advised that while there may not be evidence of water intrusion intostructure at time of inspection, NO STATEMENT referring to futureperformance can be made due to changing weather and structure conditions.• Suggest trimming back vegetation for proper clearance and ventilation.• Recommend maintaining positive drainage away from home.• No window wells installed, recommended to prevent water intrusion.• Due to the age of the home, there are numerous exterior items thatrequired ongoing maintenance. Repair as required.

No window wells installed, recommended toprevent water intrusion.

Suggest trimming back vegetation for properclearance and ventilation.


Page 18 of 60

ROOF REMARKS Valleys and Flashings that are covered with shingles and/or tar or any other material are considered not visible and arenot part of the inspection.Tar and Gravel Roofs are a type of covering on a pitched roof requires ongoing annual maintenance. We recommendthat a roofing contractor evaluate this type of roof. Infra-red photography is best used to determine areas of potentialleaks.Flat roofs are very vulnerable to leaking. It is very important to maintain proper drainage to prevent the ponding of water.Werecommend that a roofing contractor evaluate this type of roof. ROOF TYPE LIFE EXPECTANCY SPECIAL REMARKSAsphalt Shingles15-20 yearsUsed on nearly 80% of all residential roofs; requires little maintenanceAsphalt Multi-Thickness Shingles*20-30 years Heavier and more durable than regular asphalt shinglesAsphalt Interlocking Shingles*15-25 years Especially good in high-wind areasAsphalt Rolls10 yearsUsed on low slope roofsBuilt-up Roofing10-20 yearsUsed on low slope roofs; 2 to 3 times as costly as asphalt shinglesWood Shingles* 10-40 years1 Treat with preservative every 5 years to prevent decayClay Tiles* Cement Tiles*20 + yearsDurable, fireproof, but not watertight, requiring a good subsurface baseSlate Shingles*30-100 years2Extremely durable, but brittle and expensiveAsbestos Cement Shingles*30-75 yearsDurable, but brittle and difficult to repairMetal Roofing15-40 + years Comes in sheets &shingles; should be wellgrounded for protection from lightning; certainmetals must be paintedSingle Ply Membrane15-25 years (mfgr’s claim)New material; not yet passed test of timePolyurethane with Elastomenic Coating5-10 years1Used on low slope roofs. * Not recommended for use on low slope roof1 Depending on local conditions and proper installation2 Depending on quality of slate Roof coverings should be visually checked in the spring and fall for any visible missing shingles, damaged coverings orother defects. Before re-roofing, the underside of the roof structure and roof sheathing should be inspected to determinethat the roof structure can support the additional weight of the shingles. Wood shakes and shingles will vary in aging, dueto the quality of the material, installation, maintenance, and surrounding shade trees. Ventilation and drying of the woodmaterial is critical in extending the life expectancy of the wood. Commercialpreservatives are available on the market, which could be applied to wood to impede deterioration.


Page 19 of 60

Roof 1. Methods Used to Inspect Roof

How Inspected: Roof mounted. • Fully accessed (walked on).

2. Roof ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X XMaterials: Asphalt Composition ShinglesObservations:• Roof sagging noted. This is a common condition in older homes and canbe a result of poor ventilation and poor sheathing.

• Recommend consultation with qualified contractor for replacementquotations in order to budget.

Recommend consultation with qualified contractor for replacement quotations in order to budget.3. Roof Flashing ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Rubber • MetalObservations:• Typical maintenance necessary, now and on an annual or semi-annualbasis. This generally consists of resealing gaps at through-the-roofprojections and at the parapet walls as necessary.• Flashings are mastic covered, recommend re-sealing all through the roofvents and projections as a part of routine maintenance.

4. Skylight ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

5. Roof Surface ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X XObservations:• Unable to determine the age of the roofing surface.• Alligator cracking observed.• Blistering between layers observed.• Roofing materials show extensive wear and deterioration and is at the endof their useful life. A licensed roofer should be consulted for further reviewprior to closing for repairs/replacement as required.


Page 20 of 60

Roofing materials show extensive wear and deterioration and is at the end of their useful life. Alicensed roofer should be consulted for further review prior to closing for repairs/replacement as

required.6. Roof CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Budget for new shingles within 0-2 years


Page 21 of 60

Garage 1. GarageType

Type: Attached

2. Garage Roof ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Same as house

3. Garage Exterior ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Same as House

4. Gutter/ Downspout ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Aluminum

Observations:• Drains to underground drain piping which was not tested.• Evidence of leaking observed. Downspouts cracked, appears to have frozeat one time.

5. Garage Floor ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: ConcreteObservations:• Common cracks noted.• Dry at the time of the inspection.

6. Garage Door ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Metal • Tilt UpObservations:• Weather stripping damaged, recommend repair as required.• Some rust noted along bottom edge of garage door, recommend scrapingand painting to prevent further damage.• Peeling paint observed, suggest painting or staining, as necessary, topreserve the remaining life of the door.

Weather stripping damaged, recommend repair as required.


Page 22 of 60

7. Garage Door Hardware ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

8. Garage Door Opener ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

9. Garage Window ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X

10. Exterior Door ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

11. Fire Door ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• No self closer. Recommend installation of self closer to protect againstfume entry.• Recommend installation of fire-rated door.

12. Fire Wall ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

13. Garage Wall ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X XMaterials: PlasterObservations:• Common cracks noted.• Dry at the time of the inspection.• Efflorescence observed; this is a mineral deposit left behind from exteriorwater infiltration.


Page 23 of 60

Efflorescence observed; this is a mineral deposit left behind from exterior water infiltration.14. Garage Celing ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X XMaterials: PlasterObservations:• Recommend fire poofing any holes or conduits in ceiling.

15. Garage Electrical ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Missing/damaged cover plates require repair.

16. Garage CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• This home is equipped with a central vacuum system which is outside thescope of this inspection and was not tested. Recommend client confirmproper operation prior to close.

This home is equipped with a central vacuum system which is outside the scope of this inspectionand was not tested. Recommend client confirm proper operation prior to close.


Page 24 of 60

REMARKS BASEMENT Any basement that has cracks or leaks is technically considered to have failed. Most blockbasements have step cracks in various areas. If little or no movement has occurred and the stepcracks are uniform, this is considered acceptable. Horizontalcracks in the third or fourth block down indicate the block has moved due to outside pressure. Theycan be attributed to many factors such as improper grading, improperly functioning gutter anddownspout system, etc. Normally if little or no movement has taken place and proper grading anddownspouts exist, this is considered acceptable. If the wall containing the stress crack(s) has movedconsiderably, this will require some method of reinforcement. Basements that have been freshlypainted or tuckpointed should be monitored for movement. This will be indicated by cracksreopening. If cracks reappear, reinforcement may be necessary. Reinforcing a basement wall canbecome expensive.FOUNDATION (COVERED WALLS)Although an effort has been made to note any major inflections or weaknesses, it is difficult at best todetect these areas when walls are finished off, or basement storage makes areas inaccessible. Norepresentation is made as to the condition of these walls.MONITORIndicates that the walls have stress cracks, but little movement has occurred. In our opinion, thecracks should be filled with mortar and the walls monitored for further movement and cracking. Ifadditional movement or cracking occurs, reinforcement may be necessary.HAVE EVALUATEDWe recommend that the walls be re-evaluated by a structural engineer or basement repair companyand estimates be obtained if work is required.VAPOR BARRIERFloors that are dirt or gravel should be covered with a vapor barrier.MOISTURE PRESENTBasement dampness is frequently noted in houses and in most cases the stains, moisture orefflorescence present is a symptom denoting that a problem exists outside the home. Usual causesare improper downspout extensions or leaking gutters and/or low or improper grade (includingconcrete surfaces) at the perimeter of the house. A proper slope away from the house is one inchper foot for four to six feet. Expensive solutions to basement dampness are frequently offered. It ispossible to spend thousands of dollars on solutions such as pumping out water that has alreadyentered or pumping of chemical preparations into the ground around the house, when all that may benecessary are a few common sense solutions at the exterior perimeter. However, this is not intendedto be an exhaustive list of causes and solutions to the presence of moisture. No representation ismade to future moisture that may appear.PALMER VALVEMany older homes have a valve in the floor drain. This drain needs to remain operational.DRAIN TILEWe offer no opinion about the existence or condition of the drain tile, as it cannot be visiblyinspected.BASEMENT ELECTRICAL OUTLETSWe recommend that you have an outlet within 6' of each appliance. The appliance you plan to installmay be different than what exists, therefore the inspection includes testing a representative numberof receptacles that exist. It is also recommended to have ground fault circuit interrupts for any outletin the unfinished part of the basement and crawl spaces.


Page 25 of 60

Basement 1. Basement Access

Basement stairway.

2. Foundation CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XType: Basement • Finished BasementObservations:• Finished basement: finished areas in basement were observed. Access tothe original basement walls, floors, and ceilings was not available due to theadditional construction that is present such as framed out walls, coveredceilings, and added floor coverings. As these areas are not visible oraccessible to the inspector they are excluded from this inspection.• Inaccessible areas behind walls, ceilling and floor coverings are not withinthe scope of this report. Buyer is urged to review the Seller's PropertyInformation Sheet to determine if any issues such as seepage have occurredin past as this inspection is limited to visually accessible items only.

3. Basement Stairs ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

4. Basement Floor ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Carpet • Concrete • Laminate • Linoleum

5. Basement Walls ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X XMaterials: Block • Drywall • PaneledObservations:• Efflorescence observed; this is a mineral deposit left behind from exteriorwater infiltration.• Evidence of past water penetration observed.• Active leaks observed at the time of inspection on west wall in kitchen area.Further review/repair required.

Efflorescence observed; this is a mineral depositleft behind from exterior water infiltration.

Evidence of past water penetration observed.


Page 26 of 60

Active leaks observed at the time of inspection on west wall in kitchen area. Further review/repairrequired.

6. Basement Ceilings ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Unfinished • Drywall/Plaster • TileObservations:• Dry at the time of the inspection.

7. Exterior Doors ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X XMaterials: WoodObservations:• Recommend review for repair or replacement as necessary.

8. Joist ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Conventional 2X 8 FramingObservations:• Very limited view due to finished ceiling.

9. Beams ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Wood

10. Support Post CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Wood • Block Wall

11. Subfloor ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

12. Window ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XStyle: Sliding FrameObservations:• Some windows in this home do not meet modern standards. Upgradewould greatly enhance overall comfort and efficiency.


Page 27 of 60


nalMon N/A Minor

RepairMajorRepair

XObservations:• Extension cord improperly used as permanent wiring. Extension cordsshould not be used for permanent wiring due to fire safety concerns. Clientshould consider review by a licensed electrician prior to closing forinstallation of proper electrical wiring and receptacles to ensure safety.• Open junction boxes were observed. Whenever an electric wire is cut andreconnected, the 'splice' should be encased in a covered junction box toprevent shocks and separation of the splice.• Replace damaged outlets as required.

Replace damaged outlets/switches as required-safety hazard

Safety hazard- Taped wiring

Open junction boxes were observed. Wheneveran electric wire is cut and reconnected, the 'splice'

should be encased in a covered junction box toprevent shocks and separation of the splice.

Extension cord improperly used as permanentwiring. Extension cords should not be used forpermanent wiring due to fire safety concerns.Client should consider review by a licensed

electrician prior to closing for installation of properelectrical wiring and receptacles to ensure safety.


Page 28 of 60

14. Visible Plumbing ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: ABS • Cast Iron • Copper

15. Insulation ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: FiberglassObservations:• Inaccessible.• Visible at rim joist only.

16. Distribution/DuctsFuntio

nalMon N/A Minor

RepairMajorRepair

XDucts/RegistersObservations:• Very limited review of ductwork due to basement finish.

17. Basement CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Older foundations particularly susceptible to water penetration anddamages; it is extremely important to take all steps possible to reduce teamount of water/moisture presented against outside walls; read commentsregrading and downspouts.• Limited review due to finished basement. Recommend client refer to theSeller Disclosure Statement regarding the condition of any concealedplumbing and foundation elements.


Page 29 of 60

Plumbing 1. Main Shutoff LocationFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Copper

2. Supply Liine ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: CopperObservations:• No leaks observed at the time of the inspection.

3. Waste Line ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X

4. Waste Line ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: ABS • Cast IronObservations:• No leaks observed at the time of the inspection.

5. Sump Pump ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X

6. Sump Pump PlumbingFuntio

nalMon N/A Minor

RepairMajorRepair

X

7. Sump Pit ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X


Page 30 of 60

8. Ejector Pump ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X

9. Venting ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X

10. Plumbing CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XComments:• All plumbing components tested well at time of inspection unless otherwisenoted.


Page 31 of 60

Electrical 1. Main Service Drop ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XType: Main Service Drop is underground

2. Electrical panel ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XType / Materials: BreakersObservations:• The main service is approximately 100 amps, 240 volts.

The main service is approximately 100 amps, 240 volts.3. Main Panel CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Recommend labeling all breakers.• Furnace breaker appears to be weak, further review/replacementrecommended.


Page 32 of 60

4. Sub PanelcommentsFuntio

nalMon N/A Minor

RepairMajorRepair

X

5. Smoke detector commentsFuntio

nalMon N/A Minor

RepairMajorRepair

XLocation: Basement • Main FloorObservations:• Periodic testing is suggested to ensure proper working order.• Suggest installing additional smoke detectors in appropriate areas asneeded to enhance fire safety. Periodic testing is suggested to ensure properworking order and to enhance fire safety.

Suggest installing additional smoke detectors in appropriate areas as needed to enhance fire safety.Periodic testing is suggested to ensure proper working order and to enhance fire safety.

6. Electrical CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Recommend full review by qualified electrical contractor for quotes onupgrades/repairs to bring the electrical system into compliance and to repairall electrical safety hazards prior to close.


Page 33 of 60

HEATING SYSTEM REMARKS Units have limited lives. Normal lives are: GAS-FIRED HOT AIR…………………..15-25 yearsOIL-FIRED HOT AIR…………………... 20-30 yearsCAST IRON BOILER…………………... 30-50 years(Hot water or steam) or moreSTEEL BOILER………………………… 30-40 years(Hot water or steam) or moreCOPPER BOILER………………………. 10-20 years(Hot water or steam)CIRCULATING PUMP (Hot water)……. 10-15 yearsAIR CONDITIONING COMPRESSOR…8-12 yearsHEAT PUMP……………………………..8-12 years Gas-fired hot air units that are close to or beyond their normal lives have the potential of becoming asource of carbon monoxide in the home. You may want to have such a unit checked every year or soto assure yourself that it is still intact. Of course a unit of such an age is a good candidate forreplacement with one of the new, high efficiency furnaces. The fuel savings alone can be veryattractive. Boilers and their systems may require annual attention. If you are not familiar with your system,have a heating contractor come out in the fall to show you how to do the necessary thing Caution: donot add water to a hot boiler! Forced air systems should have filters changed every 30 to 60 days of the heating and coolingseason. This is especially true if you have central air conditioning. A dirty air system can lead topremature failure of your compressor - a $1,500 machine. Oil-fired furnaces and boilers should be serviced by a professional each year. Most experts agreeyou will pay for the service cost in fuel saved by having a properly tuned burner.Read the instructions for maintaining the humidifier on your furnace. A malfunctioning humidifier canrust out a furnace rather quickly. It is recommended that the humidifier be serviced at the same timeas the furnace, and be cleaned regularly. During a visual inspection it is not possible to determine ifthe humidifier is working. Have HVAC technician examine - A condition was found that suggests a heating contractor shoulddo a further analysis. We suggest doing this before closing. Heat exchangers cannot be examined nor their condition determined without being disassembled.Since this is not possible during a visual, non-technically exhaustive inspection, you may want toobtain a service contract on the unit or contact a furnace technician regarding a more thoroughexamination. Testing pilot safety switch requires blowing out the pilot light. Checking safety limit controls requiresdisconnecting blower motor or using other means beyond the scope of this inspection. If the furnacehas not been serviced in last 12 months you may want to have a furnace technician examine. CO2 TEST This is not part of a non-technical inspection. If a test was performed, the type of tester isindicated on the Heating System page. COMBUTIBLE GAS DETECTOR If a gas detector was used during the inspection of the furnaceand evidence of possible combustible gases was noted, we caution you that our test instrument issensitive to many gases and not a foolproof test. None-the-less, this presents the possibility that ahazard exists and could indicate that the heat exchanger is, or will soon be, defective.


Page 34 of 60

Heating 1. Heating

Type: Gas Forced Air • The heating system is approximately rated at 75,000BTU's • Make: • Grimsby

2. Burner Chamber CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Suggest having this unit professionally cleaned and tuned to ensure properand safe operation.• Partially Visible

3. Exhaust Venting ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: MasonryObservations:• Recommend review by a licensed heating contractor for repair orreplacement, as necessary, prior to close.• Vent pipe is disconnected or poorly fitted, which is a safety concern.• This is a serious safety concern.

Vent pipe is disconnected or poorly fitted, which is a safety concern.4. Humidifier Comments

5. Air Filter ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Filter is dirty, suggest replacement

6. Thermostat ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XThermostat located in hallway.Observations:• Suggest programmable unit


Page 35 of 60

Suggest programmable unit7. Distribution Ducting ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XType: Ducts and RegistersObservations:• Recommend having ducts cleaned by a professional, a considerable of pethair was noted in ductwork.

8. Heating CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• The heating unit has exceeded its designed life expectancy. We make nowarranty, guarantee or estimation as to the remaining useful life of this unit.• Suggest further review by a licenced contractor for repair or replacement• Furnace was not operating at time of inspection, further review/repairrequired by a licenced contractor prior to close.• Replace blower belt; damaged.

Replace blower belt; damaged.


Page 36 of 60

Air Conditioning The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.For a more thorough investigation of the system please contact a licensed HVAC service person.

1. Air Conditioning CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XType: Split System • Approximate estimate cooling capacity of system is 1.5tons.Observations:• The air conditioner was activated to check the operation of the motor andthe compressor, both of which appear to be in serviceable condition. As adetailed review of the cooling capacity of this unit is beyond the scope of thisinspection, we make no warranty as to the system's adequacy.


Page 37 of 60

Water Heater 1. Water Heater

The water heater is located in basement and is a rental unit. • Approximatecapacity of hot water tank is 189 liters.

2. Supply lines ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: CopperObservations:• No leaks observed at the time of the inspection.

3. Temperature Pressure Release Valve ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X

4. Combustion Chamber ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X

5. Flue Venting ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: MetalObservations:• A rusted draft hood is a sign of improper venting. This is a safety concern,which should be evaluated by a qualified contractor. No backdrafting wasoccurring at the time of inspection. Advise obtaining maintenance and repairhistory. If no past repair can be confirmed, we suggest having a safetyevaluation.

6. Water Heater CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Children should be kept away from water heater as the high pressurerelease valve, if disturbed, can cause scalding.• Serviceable at time of inspection. No warranties can be offered on this orany other appliance.


Page 38 of 60

Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include astove, dishwasher, sink and other appliances.

1. Kitchen Floor ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Ceramic Tile

2. Kitchen Walls ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Drywall/PlasterObservations:• Common cracks noted.• Dry at the time of the inspection.

3. Ceiling ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair


4. Kitchen Doors ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: WoodObservations:• Minor damage at exterior bottom edge noted.

5. Kitchen Windows ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XStyle: Casement

6. Kitchen Electrical ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• GFCI protected receptacles may not have been required when the housewas built. We suggest buyer consider upgrading with GFCI's at allreceptacles near water sources.

Stove outlet not properly installed, safety hazard


Page 39 of 60

7. Kitchen Cabinate ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Normal ware noted.

8. Kitchen Counter Top ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Normal ware noted.• Suggest caulking as necessary.

9. Kitchen Sink ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Stainless SteelObservations:• Suggest caulking as necessary.

10. Kitchen FaucetsFuntio

nalMon N/A Minor

RepairMajorRepair

X

11. Traps/Drains/Suply ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

12. Stove Cooktop ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XStyle: ElectricObservations:• This unit was tested and appeared serviceable at time of inspection.Inspection does not include calibration as this is not a technically exhaustiveinspection. No warranties or grantees of this or any other appliance can beoffered.

13. Oven ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XStyle: ElectricObservations:• The upper and lower electric oven elements were tested at the time ofinspection and appeared to function properly. These can fail at anytimewithout warning. No warranty, guarantee, or certification is given as to futurefailures.

14. GarbageDisposalFuntio

nalMon N/A Minor

RepairMajorRepair

X

15. Dishwasher ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Dishwasher was operational at the time of inspection. Dishwashers mostcommonly fail internally at the pump, motor or seals. We do not disassemblethese units to inspect these components. We recommend you operate thisunit prior to closing.


Page 40 of 60

16. Hood Fan ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XExterior Vented

17. MicrowaveFuntio

nalMon N/A Minor

RepairMajorRepair

X

18. Kitchen CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Refers to basement unit.• Basement kitchen appeared serviceable, however stove elements on rightside did not operate during inspection.


Page 41 of 60

Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls,ceilings and floors will be inspected. Doors and windows will also be investigated for damage andnormal operation. Personal items in the bedroom may prevent all areas to be inspected as theinspector will not move personal items.

1. Floor ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

2. Wall ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Common cracks noted.• Caulk and seal windows as required. Some moisture noted below cornersof windows.


nalMon N/A Minor

RepairMajorRepair

XObservations:• Common cracks noted.• Dry at the time of the inspection.

4. Door ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X XObservations:• Closet doors require adjustment.

Closet doors require adjustment.5. Window ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X XObservations:• In the inspectors opinion the windows/frames are near the end of theiruseful life.


Page 42 of 60

Damaged latch In the inspectors opinion the windows/frames arenear the end of their useful life.


nalMon N/A Minor

RepairMajorRepair

X

7. Stair ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X

8. Other Interior Area CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

X XObservations:• Minor cosmetic issues are not within the scope of this inspection as itfocuses on basic structure and major systems only.• This inspection report recognizes the fact that this property is suffering fromsome deferred maintenance and is in need of updating in a number of areas.With this in mind we have purposefully overlooked things such as wornflooring and stuck or sticking doors and windows. The main intention of thisreport is to identify major operational defects and areas of necessarymaintenance.


Page 43 of 60

BATHROOM REMARKS STALL SHOWERThe metal shower pan in a stall shower has a potential or probable life of 10-20 years depending onquality of the pan installed. Although a visible inspection is made to determine whether a shower panis currently leaking, it cannot be stated with certainty that no defect is present or that one may notsoon develop. Shower pan leaks often do not show except when the shower is in actual use.CERAMIC TILEBathroom tile installed in a mortar bed is excellent. It is still necessary to keep the joint between thetile and the tub/shower caulked or sealed to prevent water spillage from leaking through anddamaging the ceilings below. Ceramic tile is often installed in mastic. It is important to keep the tilecaulked or water will seep behind the tile and cause deterioration in the wallboard. Special attentionshould be paid to the area around faucets and other tile penetrations.EXHAUST FANSBathrooms with a shower should have exhaust fans when possible. This helps to remove excessmoisture from the room, preventing damage to the ceiling and walls and wood finishes. The exhaustfan should not be vented into the attic. The proper way to vent the fan(s) is to the outside. Runningthe vent pipe horizontally and venting into a gable end or soffit is preferred. Running the vent pipevertically through the roof may cause condensation to run down the vent pipe, rusting the fan anddamaging the wallboard. Insulating the vent pipe in the attic will help to reduce this problem.SLOW DRAINS on sinks, tubs, and showers are usually due to build up of hair and soap scum. Mostsink popups can be easily removed for cleaning. Some tubs have a spring attached to the closinglever that acts as a catch for hair. It may require removing a couple of screws to disassemble. If youcannot mechanically remove the obstruction, be kind to your pipes. Don’t use a caustic cleaner.There are several bacteria drain cleaners available. They are available at hardware stores in areaswhere septic tanks are used. These drain cleaners take a little longer to work, but are safe for youand your pipes.SAFETY HAZARDSTypical safety hazards found in bathrooms are open grounds or reverse polarity by water.Replacing these outlets with G.F.C.I.’s are recommended.WHIRLPOOL TUBSThis relates to interior tubs hooked up to interior plumbing. Where possible, the motor will beoperated to see that the jets are working. Hot tubs and spas are not inspected.


Page 44 of 60

Bathroom 1 1. Bathroom Location

Materials: Main Floor

2. Bath FloorConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Ceramic TileObservations:• Recommend sealing cracks/voids.

Recommend sealing cracks/voids.3. Bathroom Wall ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Drywall/Plaster • Ceramic TileObservations:• Common cracks noted.• Dry at the time of the inspection.

4. Bathroom Ceiling ConditionFuntio

nalMon N/A Minor

RepairMajorRepair


5. Bathroom Doors ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Hollow Core

6. Bathroom Windows ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X XMaterials: Sliding FrameObservations:• In the inspectors opinion the windows/frames are near the end of theiruseful life.

7. Electrical ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• No GFCI protection present, suggest installing GFCI protected receptaclesfor safety.


Page 45 of 60

8. Heat Source ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Central Heating and Cooling

9. Bathroom Exhaust Fan ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• None observed, we recommend an exhaust fan be installed in allbathrooms for proper ventilation and moisture control.

10. Tub/Whirlpool ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Tub

11. Tub Surround ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: PlasticObservations:• Suggest all tile edges and tub/shower walls be caulked and sealed toprevent moisture penetration. All missing/damaged grouting should bereplaced. Failure to keep walls sealed can cause deterioration and extensivemoisture damage to the interior walls and surrounding sub-flooring. Thisdamage is not always visible or accessible to the inspector at the time ofinspection.

12. Tub Enclosure ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

13. Tub Faucet ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

14. Shower Base ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

15. Shower Surround ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X


Page 46 of 60

Caulk/seal required16. Shower Door ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

17. Shower Faucet ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

18. Sink ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: PorcelainObservations:• Suggest caulking as necessary.

19. Sink Faucet ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

20. Traps/Drains/Supply ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Older style metal traps noted. Buyer is cautioned that these traps can leakat any time due to corrosion.


Page 47 of 60

Older style metal traps noted. Buyer is cautioned that these traps can leak at any time due tocorrosion.

21. Toilet ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

22. Counters/ Cabinates ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Suggest caulking as necessary.

23. Bathroom CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

X


Page 48 of 60

Bathroom 2 1. Bathroom Location

Materials: Basement

2. Bath FloorConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: LinoleumObservations:• Recommend sealing cracks/voids.

Recommend sealing cracks/voids.3. Bathroom Wall ConditionFuntio

nalMon N/A Minor

RepairMajorRepair


4. Bathroom Ceiling ConditionFuntio

nalMon N/A Minor

RepairMajorRepair


5. Bathroom Doors ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Hollow Core

6. Bathroom Windows ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Sliding FrameObservations:• In the inspectors opinion the windows/frames are near the end of theiruseful life.


Page 49 of 60

7. Electrical ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• GFCI protected receptacles may not have been required when the housewas built. We suggest buyer consider upgrading with GFCI's at allreceptacles near water sources.

8. Heat Source ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Central Heating and Cooling

9. Bathroom Exhaust Fan ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• In the inspectors opinion the exhaust fan is near the end of its useful lifedue to older window type. Recommend installing updated window fan.

10. Tub/Whirlpool ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

11. Tub Surround ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

12. Tub Enclosure ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

13. Tub Faucet ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

14. Shower Base ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Plastic

15. Shower Surround ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: PlasticObservations:• Suggest all tile edges and tub/shower walls be caulked and sealed toprevent moisture penetration. All missing/damaged grouting should bereplaced. Failure to keep walls sealed can cause deterioration and extensivemoisture damage to the interior walls and surrounding sub-flooring. Thisdamage is not always visible or accessible to the inspector at the time ofinspection.


Page 50 of 60

16. Shower Door ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Plastic

17. Shower Faucet ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

18. Sink ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: PorcelainObservations:• Suggest caulking as necessary.

19. Sink Faucet ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

20. Traps/Drains/Supply ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Older style metal traps noted. Buyer is cautioned that these traps can leakat any time due to corrosion.

21. Toilet ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X

22. Counters/ Cabinates ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Suggest caulking as necessary.

23. Bathroom CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

X


Page 51 of 60

Laundry Area 1. Laundry Area Location

2. FloorsFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Concrete

3. Walls ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: UnfinishedObservations:• Efflorescence observed; this is a mineral deposit left behind from exteriorwater infiltration.

4. Ceiling ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: UnfinishedObservations:• Dry at the time of the inspection.

5. Door ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

X


nalMon N/A Minor

RepairMajorRepair

XMaterials: Sliding FrameObservations:• In the inspectors opinion the windows/frames are near the end of theiruseful life.

7. Cabinate ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Normal ware noted.

8. Laundry Tub/Sink ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Plastic

9. Laundry FaucetsFuntio

nalMon N/A Minor

RepairMajorRepair

X


nalMon N/A Minor

RepairMajorRepair

XObservations:• Open junction box- safety hazard (repair).


Page 52 of 60

11. Washer Hook-upsFuntio

nalMon N/A Minor

RepairMajorRepair

X

12. Dryer Hook-upsFuntio

nalMon N/A Minor

RepairMajorRepair

X

13. Exhaust Fan ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• None observed, we recommend an exhaust fan be installed in laundry roomfor proper ventilation and moisture control.

14. Laundry CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Recommend running a humidifier at all times to control moisture inbasement.


Page 53 of 60

Other Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas. Within these areas the inspector is performing a visualinspection and will report visible damage, wear and tear, and moisture problems if seen. Personalitems in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert shouldbe consulted if you would like further testing. WINDOW FRAMES AND SILLSWindow frames and sills are often found to have surface deterioration due to condensation that hasrun off the window and damaged the varnish. Usually this can be repaired with a solvent stylerefinisher and fine steel wool. This is sometimes a sign of excess humidity in the house.See comments regarding caulking doors and windows.FIREPLACESIt is important that a fireplace be cleaned on a routine basis to prevent the buildup of creosote in theflue, which can cause a chimney fire. Masonry fireplace chimneys are normally required to have aterra cotta flue liner or 8 inches of masonry surrounding each flue in order to be considered safe andto conform with most building codes. During visual inspections, it is not uncommon to be unable todetect the absence of a flue liner either because of stoppage atthe firebox, a defective damper or lack of access from the roof.WOODBURNERSOnce installed, it can be difficult to determine proper clearances for woodburning stoves.Manufacturer specifications, which are not usually available to the inspector, determine the properinstallation. We recommend you ask the owner for paperwork, verifying that it was installed by aprofessional contractor.VENTILATIONVentilation is recommended at the rate of one square foot of vent area to 300 square feet of atticfloor space, this being divided between soffit and rooftop. Power vents should ideally have both ahumidistat and a thermostat, since ventilation is needed to remove winter moisture as well assummer heat. Evidence of condensation such as blackened roof sheathing, froston nail heads, etc. is an indication that ventilation may have been or is blocked or inadequate.INSULATIONThe recommended insulation in the attic area is R-38, approximately 12”. If insulation is added, it isimportant that theventilation is proper.SMOKE DETECTORSSmoke detectors should be tested monthly. At least one detector should be on each level. COdetectors are not required bymost states, but for safety reasons, are highly recommended.VAPOR BARRIERSThe vapor barrier should be on the warm side of the surface. Most older homes were built withoutvapor barriers. If the vapor barrier is towards the cold side of the surface, it should be sliced orremoved. Most vapor barriers in the attic are covered by insulation and therefore, not visible.SAFETY GLAZINGSafety glazing requirements vary depending on the age of the home. Every attempt is made toidentify areas where the lack of safety glazing presents an immediate safety hazard, such as ashower door. In some older homes it is difficult to determine if safety glazing is present, since theglass is not marked. Therefore, no representation is made that safety glazing exists in all appropriateareas.INSULATED GLASSBroken seal in thermopane/insulated windows are not always visible nor detectible due to humidityand temperature changes during the day. Other factors such as window covering, dirty windows, andlack of accessibility, personal property placed in front of the windows all effect the view of thewindows at the time of the inspection.


Page 54 of 60

1. Floor ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Normal ware noted.• Minor damage noted.

2. Wall ConditionFuntio

nalMon N/A Minor

RepairMajorRepair



nalMon N/A Minor

RepairMajorRepair


4. Door ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Recommend caulking/sealing floor near exterior doos to prevent moistureintrusion.


nalMon N/A Minor

RepairMajorRepair

X XObservations:• In the inspectors opinion the windows/frames are near the end of theiruseful life.• Recommend caulking and sealing windows, some moisture noted on wallsbelow living and dining room windows.

In the inspectors opinion the windows/frames are near the end of their useful life.6. Electrical ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Missing junction box observed in dining room area, suggest installing forsafety.


Page 55 of 60

Missing junction box observed in dining room area, suggest installing for safety.7. Wet Bar ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X

8. Stair ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X

9. Other Interior Area CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Minor cosmetic issues are not within the scope of this inspection as itfocuses on basic structure and major systems only.• Unable to determine if basement apartment is properly permitted.Recommend review with the local officials regarding standards, if concerned.


Page 56 of 60

Attic 1. Methods Used to Inspect

How Inspected: Attic was viewed from hatch.

2. Framing ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XStyle: Rafters • Truss

3. Sheathing ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: PlywoodObservations:• Minor staining at nail penetrations. This is typical and expected for roofs ofthis age and conditions. Recommend monitoring. No predictions can bemade relative to water intrusion due to changing conditions.• Recommend review for repair or replacement as necessary.• Staining noted due to failure of previous roofing surface. No evidence ofcurrent leakage with new surface.• In the inspectors opinion the sheathing is near the end of its useful life dueto poor quality. Recommend having licenced roofer inspect in order to budgetfor repair/replacement.• No sheathing clips installed.• Minor moisture staining noted at stove vent pipe. Repair required.


Page 57 of 60

No sheathing clips installed.4. Evidence of leakingFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Active leaks were observed at the time of inspection (stove vent pipe). Werecommend review by a licensed roofer for repair or replacement, asnecessary, prior to close.

Active leaks were observed at the time of inspection (stove vent pipe). We recommend review by alicensed roofer for repair or replacement, as necessary, prior to close.

5. Insulation ConditionFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: FiberglassObservations:• 4-6" of insulation present.• Recommend adding additional insulation.


Page 58 of 60

Recommend adding additional insulation.6. Ventilation ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XStyle: Hooded Roof VentsObservations:• Soffit vents are blocked with insulation.• Attic is inadequately vented. Recommend review by a qualified professionalfor repair as necessary to ensure proper ventilation.• Recommend adding additional ventilation to avoid premature aging of roofand help to maintain proper humidity and temperature control.

Soffit vents are blocked with insulation.7. Window ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

X


nalMon N/A Minor

RepairMajorRepair

XObservations:• Any electrical components in attic were not accessible to inspection,therefore not within scope of this report.


Page 59 of 60

9. Distribution/Ducting ConditionsFuntio

nalMon N/A Minor

RepairMajorRepair

XStyle: Ducts/Registers

10. Attic CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Attic should be reviewed at least twice per year to ensure ventilationopenings are clear and to ensure development of mould is kept in check.While there may be very little or no evidence of mould build-up in the attic attime of inspection, it can reproduce and spread rapidly should conditionsallow it to. Mould can be potentially hazardous and will spread whenmoisture enters the attic cavity and is not vented to the exterior. Any area ofsuspected mould should be reviewed by a qualified contractor for analysisand removal.• Recommend caulking and installation of fresh weatherstripping at attichatch to reduce build up of warm moist air.• Since there were stains noted on the decking of this attic, it isrecommended that owner regularly review this staining to ensure that it doesnot become more widespread. Mould can develop in attics where ventilationdoes not adequately reduce moisture build-up and can become a healthhazard. While this staining did not appear to present a problem at time ofinspection, buyer should consult a qualified contractor for analysis andtreatment should condition appear to worsen.

Recommend caulking and installation of fresh weatherstripping at attic hatch to reduce build up ofwarm moist air.


Page 60 of 60

Chimney 1. Chimney Type

Materials: Masonry Furnace Chimney

2. Chimney Condition

3. Flue TypeFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: Clay

4. Flashing MaterialFuntio

nalMon N/A Minor

RepairMajorRepair

XMaterials: MetalObservations:• Flashings are mastic covered, recommend re-sealing all through the roofvents and projections as a part of routine maintenance.• In the inspectors opinion the flashings are near the end of their useful lifedue to wear.• Recommend review by a licensed roofer for repair or replacement asnecessary.

5. Spark Arrestor/Rain CapFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• No chimney rain cap observed, suggest installing a chimney raincap toprevent the entrance of the elements and local wildlife and to preserve thelife of the chimney as well as minimize maintenance.

No chimney rain cap observed, suggest installing a chimney raincap to prevent the entrance of theelements and local wildlife and to preserve the life of the chimney as well as minimize maintenance.6. CommentsFuntio

nalMon N/A Minor

RepairMajorRepair

XObservations:• Our chimney review is limited to visible accessible components only. Iffurther review is desired, we suggest review by a qualified professional priorto close.

Sample Home Inspection Report

Education

replace blower

upgradewould

mineral deposit

tub enclosure

counters cabinates

tub faucet

tub surround

open junction