Home Inspection Report - 272 Scarboro Crescent Toronto · Water Meter Location: Basement...
Transcript of Home Inspection Report - 272 Scarboro Crescent Toronto · Water Meter Location: Basement...
Home Inspection Report
Prepared by APG Home Inspections
Adrian Guertin, PMP, CMI, CCHI www.apghomeinspections.ca
272 Scarboro Crescent
2019-03-06
Furnace Make: ADP SystemsAC Make: American Standard
Amperage: 100 Amp
Inspection Component Summary:
Insulation: Cellulose, Spray Foam and Fiberglass Bats
Age: 6 YrsUnit Age: 5 Yrs
Tons 3 Tons
Water Meter Location: Basement
Approximate Age of Home: 50+ Report # INS030601
Panel: Stab Lock FPE
Age of Hot Water Tank 6 Yrs
Insulation R Value: R50+
Foundation Type Poured Concrete/Stone and Mortar
Refrigerator Stove Dishwasher
Dryer HW Tank
Washer
Furnace AC
Circuit Type: Breakers
Branch Wiring: Copper
Location: Basement - North Wall
Inspection Address 272 Scarboro Crescent
Backwater Valve Exists Storm Crocks Still Connected
Copper Distribution★ Synthetic Distribution (100%)★ SyntheticAluminum Core (Kitec - PE-AL-PE) Galvanized Plumbing
Synthetic Drainage★ Copper Drainage Cast Iron Drainage Galvanized Drainage
Estimated Age Newer
Estimated Age of Plumbing Newer
Roof Covering Type Architectural Shingles Estimated Age < 5 Yrs
Executive/Narrative Summary
Major ConcernsMinor ConcernsGood Overall Condition★
Cellulose / Spray Foam and Some Fiberglass Bats Estimated R Value of Insulation 50+ Good Overall Condition
Attic and Insulation Observations
High Velocity Hot Water System Good Overall Condition
HVAC System Observations
100 Amp Service Copper Wiring 60 Amp Sub Panel for Addition 15A in Shed at Rear Observed to be in Good Condition
Electrical Observations
Newer Architectural Shingles Good Overall Condition
Roofing Observations
Potential Hazards ExistSubstantial Concerns
N/A
Masonry/Chimney Observations
Plumbing Observed to be in Good Condition No Deficiencies Observed
Plumbing/Washroom Observations
Panel Stab Lock FPE Amperage 100 Amp Circuit Breakers
Age 5 Yrs Size 3 TonsAC Make American Standard
Furnace Make: ADP Systems Age: 6 Yrs Type: Forced Air High Velocity Hot Water
Insulation: Cellulose, Spray Foam and Fiberglass Bats Estimated R Value: R50+
Copper Distribution★ Synthetic Distribution (100%)★ Synthetic Aluminum Core (Kitec - PE-AL-PE) Galvanized Plumbing
Synthetic Drainage★ Copper Drainage Cast Iron Drainage Galvanized Drainage
Restricted View of Grade - Ice and Snow Restrictions House Was Observed to be in Good Condition No Major Defects, Deficiencies or Hazards Observed
Miscellaneous Recommendations
Good Condition Thermal LO E Windows
Window Observations
Good Condition
Siding Observations
Executive/Narrative Summary
Basement Dry All Interior Walls are Spray Foamed Good Overall Condiiton
Observed Condition of Basement
No Damages Observed
Observed Condition of Exterior Foundation
None Observed Restricted View Due to Ice and Snow
Observed Condition of Landscape and Grade
No Visible Due to Ice and Snow
Observed Condition of Drainage, Gutters, Downspouts
Restricted View Due to Ice and Snow Good Overall Condition
Exterior Deck
No Deficiencies or Hazards Observed
Miscellaneous Safety Recommendations
N/A
Exposed Delta Wrap
Window Well Re-Grading Required
Step or Vertical Cracks Visible
Tree Root Obstructions Possible due to Size/Proximity
Walkout/Basement Access with Drain s/b Clear of Obstructions
Neighbouring Grading may Drain onto Property
Parging Damages
Foundation Type: Poured Concrete/Stone and Mortar
Grading Requires Adjustment/Repairs
Extension Cord Wiring of Opener (recommend outlet install)Garage Door Damages Exist
** It is Code to Have a Fire Rated Door to Garage with an Auto-Closure Mechanism to Prevent Fire Spread and CO Penetration
Fire-Rated/Auto-Closure Door Improper or Non-Functional Fire DoorMissing/Non-Functional Auto-Closure
Drywall Damages Exist - S/B Repaired
Good Condition
Observed Condition of Chimney(s)
Exterior
Garage
1- Gas Line to House - 1" Feed 2- Exterior Taps - Frost Free/Self Winterizing 3- Overhead Service - Secured
Grade Infringes on Weeper Holes at Sill Plate
Basement Windows Should Have Wells Installed
Gas Line to House < 1"
Gas Line to House 1" +★
Exterior
Roof Accessed in Compliance with 2015 Working at Heights Legislation (< 3 Meters Access)
Multi-layer Shingles: Not Recommended
Evidence of Critter Penetration
Vent Stacks Too Short - S/B Extended
Ice Damming
Tree Overhang S/B Monitored
Newer Architectural Shingles Good Overall Condition
Re-engineer Roof Drainage
Improper Mixture of Roof Venting Exists
High Failure RiskModerate Failure RiskLow Failure Risk★ Further Evaluation/Inspection/Repairs Required
Covering Type Architectural Shingles
Inspected by Visual
Possible Leak Points Identified
Observed Condition of Roof/Shingles
Cross Venting Exists
Roof vents★ Soffit vents★ Ridge Vent Turbine vent Gable vents
Metal valleys Asphalt valleys★
Good condition★ Poor condition Unable to inspectFlashings
Valleys
Vents
N/A
Visible/Proper★ Improper None ObservedExhaust Vents
Maxxum Vents
Fascia/Soffit Damages Visible
Exterior
Siding Damages/Deficiencies Exist - Further Inspection Recommended
Good Condition
Potentially Unsafe Decking (Missing Handrails, Rotting Deck, Unstable) - REPAIRS REQUIRED *see below*
Hot Tub < 4 Feet From Foundation; Recommend Verifying Local (Municipal Code) Regulations
Hornets/Wasp/Insect Infestation etc... Visible Around House - Recommend Removal (Pest Control)
Restricted View Due to Ice and Snow Good Overall Condition
Missing or Damaged Elbow/Splash Blocks
Repairs Required to Gutters and Downspouts (Slope and Secure)
Possible Weeping System Damages/Failure Due to Age/Root Obstructions
Downspout Elbows Require Repointing to Drain away from Foundation
Grade, Slope or Concrete Repairs Required on Front Porch (Uneven Treads and Risers etc...)
No Visible Due to Ice and Snow
Exterior Deck
None Observed Restricted View Due to Ice and Snow
Grading Deficiencies
Combined Sewer/Storm
Separate Sewer/Storm
Storm Crocks Still Connected
Septic
Siding: Strapped Board-Batten
General Drainage, Gutters and Downspouts
Neighbouring Grading may Drain onto Property
Extend Downspouts Away From House
Damages Observed to Gutters/Downspouts-Repairs Recommended
Gutters are Clogged - Require Cleaning
Ensure all gutters and downspouts drain minimum 2 feet from house. Maintain a positive grade away from house. Ensure minimum 5 degree slope away from foundations. Maintain and inspect grading and drainage often. Storm crocks should capped and sealed and all downspouts empty well away from house.
Improper Build/Fastening
Further Inspection Required
Rotting/Unstable - Damaged
Trip Hazards Exist
Sub-Panels Exist★
Ungrounded Outlets Observed
Breakers other than Panel Manufacturer Exist
Reversed Polarity on Existing Outlets Detected
Double Tapping Exists at Panel
Location Basement - North Wall
Service Upgrade Recommended (Panel or Amperage)
Knockouts/Grommets Missing -At Panel
Overfusing at Panel Exists
Further Evaluation/Inspection Required (ESA Inspection)
Fuse to Breaker Upgrade Recommended
Electrical Deficiencies Observed: Recommend Electrical Inspection/Repairs by Licensed Electrician
100 Amp Service Copper Wiring 60 Amp Sub Panel for Addition 15A in Shed at Rear Observed to be in Good Condition
High Failure RiskModerate Failure RiskLow Failure Risk★ Further Evaluation/Inspection/Repairs Required
Amperage 60 Amps Location Addition
Obsolete Panel Type (Pushmatic, Federal Pacific, Sylvania etc...)
Branch Wiring: Copper
Observed Electrical/Wiring Details
Interior Components
Panel Stab Lock FPE
Amperage 100 Amp
Circuit Breakers
Washroom Ventilation HRV SomeAll★
GFCI★Electrical Faulty Recommend GFCI
Recommend Installation of Ventilation Fans
Suspect Possible Improper Shower Installation
Grandfathered (Window Vented Washrooms) - Pre-1994
Caulked Toilet Base (not recommended)
Exhaust or Light Installed in Shower or Above Bath (Verify Model Specs)
Older Plumbing Should be Assessed by Plumber and Should be Scoped if Necessary (Where Cast Iron/Clay Pipes Exist-High Recommendation)
Slow Draining/Clogs Exist
Backwater Valve Exists
Further Evaluation/Inspection/Repairs Required
Recommend Septic Inspection
Sanitary Supply
City★ Septic
Lead Feed Line
CisternCity★ Well Potability Tests Required Well Inspection Recommended
Cross Connections:
Plumbing Observed to be in Good Condition No Deficiencies Observed
Observed Plumbing Conditions Electrical is Grounded
Observed Drain Pipe Material (If Visible) Unknown - Not Visible
Video Inspection of Sewage/Waste Drains Recommended (Sewage Drains are Considered Hidden Components and not in Scope of Inspection)
In Older Homes, A Sewer Drain Scope Can Assess the Condition of Older Street Drains and Can Detect Potential Problems that May Occur Most Regions Offer Excellent Rebates for Installation of Flood Prevention Devices: Contact Your Region for Details
Good Condition
Loose Toilets - Soft Floors Observed - FURTHERNSPECTION RECOMMENDED
Unsafe Washroom Electrical - SB Inspected by Electrician
Meter Location: Basement
GFCI Reset: All Washrooms GFCI Protected
Pressure: Good
Drainage: Good
Copper Distribution★ Synthetic Distribution (100%)★ Synthetic Aluminum Core (Kitec - PE-AL-PE) Galvanized Plumbing
Synthetic Drainage★ Copper Drainage Cast Iron Drainage Galvanized Drainage
Interior
Operates★ FaultySump Pump Does Not Drain Above Grade/EXT. Check Valve (Backwater Valve) Present
Sump Pump Discharge Pipe Not Properly Braced Check Valve Leaks
It is recommended to contact your insurance carrier to inform them of galvanized, lead, cast iron or aluminum core plumbing as rates and coverage may vary from carrier to carrier...
Local Flood Prevention Program
:https://www.toronto.ca/services-payments/water-environment/managing-rain-melted-snow/basement-flooding/basement-flooding-protection-subsidy-program/
None
Mould/Mildew in Cold Cellar
Wood Framing S/B Removed From Cold Room
Missing or Blocked Venting in Cold Room
Interior
High Moisture/Water Penetration Visible
N/A
Living Space
Some Doors Require Adjustment/Repairs
Damages or Possible Concealed Damages Consistent with Fire or Smoke Damages
Damages or Possible Concealed Damages Consistent with Potential "Grow House" Operation
No Major Defects, Deficiencies or Hazards Observed
Interior Observed Deficiencies
1- Main Water Shut Off / Softener System 2- Sump Pump Storm Water Management System 3- Battery Backup System for Sump Pump
Water Staining Visible: None Observed
Structural Concerns: None Observed
Waterproofing System: Exterior Delta Membrane and Sump Pump System
All Stairwells with More than 3 Treads/Risers Should Have Handrails Meeting Building Code (Code May Vary Based on Age)
Recommend Upgrading Insulation
Insulation: Cellulose, Spray Foam and Fiberglass Bats
Sheathing: Planks
Suspected Black Mould
Interior
Damaged/Displaced Insulation/Critter Penetration Possible
Further Evaluation/Inspection Required
Estimated R Value: R50+
Cellulose / Spray Foam and Some Fiberglass Bats Estimated R Value of Insulation 50+ Good Overall Condition
Improperly Vented Exhaust Fan Tubes in Attic
Restricted View of Attic★
Depth: 14"+/-
Observed Attic Conditions:
Insp. Method: From Attic Hatch
Unable to Determine VentingAttic Venting Good★ Poor Attic Venting
Attic Hatch Missing Insulation/Weather Stripping
Insulation Level Below Recommended Amount
Storms
Representative # Opened★
Windows
Cracks/Broken Panes Found
Some Sanding/Painting Required Suspected Black MouldSome Thermal Seals Breached
Rotting Visible on Frames or Brick Mold
Window Desc.: Thermals - LO E
Upgrading of Windows Due to Failure, Amount of Repairs Repairs or Energy Efficiency is Highly Recommended
Good Condition Thermal LO E Windows
Interior
Horizontal
Step
Vertical
Cracks Exist
Cracks Exist
Cracks Exist
Monitor
Monitor
Monitor
Moisture Visible Not Visible★
Floor Drains
Efflorescence
Visible★
Visible
Not Visible
Not Visible★
Clear★ Obstructed
Physical Obstructions Restricting View: Unable to Inspect
Evidence of Previous Water Damage Present
Normal★
Moisture Levels
High
Over 30%0-15%★ 15%-30%
Normal Levels Levels 0-15% - Over 30% May Indicate Current/Previous Water Penetration Problems
West★Walls Covered North ★ South★ East★
MonitorV Cracks Exist
Previous Damages/Leaks Disclosed
Thermal Imaging/Infra-Red Camera Used on Exterior Walls★ Manual Moisture Readings Taken on Exterior Walls
Basement Dry All Interior Walls are Spray Foamed Good Overall Condiiton
Due to Weather, House Size, Accessibility; Not All Windows Can Be Opened
Stripped Gears / Damaged Locks
Further Evaluation/Inspection/Repairs Required
** Basements, especially finished, may not display water problems unless conditions are present or happened recently. A home inspection is limited to a visible non-instrusive inspection and finished areas are considered out of scope. The inspector disclaims any responsibility for future damages
which may occur due to finished walls/physical obstructions...**
Window Sills Have Deteriorating Caulking/Mortar/Bricks - Joints Should Be Caulked - Brick Sills Should be Waterproofed
Missing or Damaged Screens
Observed Condition of Basement
Interior
Kitchen
GFCI Visible in Kitchen★
Adequate Smoke Detection★ Additional / Newer Smoke Detectors Required Recommend Carbon Monoxide Detectors
*Regulations on external exhaust for any range (gas/electric) are governed by the manufacturers recommendations
Hazardous Materials
Laundry Room
Replace Dryer Vent Transition Hose to Metal - Flex or Rigid
Secondary Lint Trap Should be Installed
Dryer Vent Should be Professionally Cleaned
Recommend Metal-Braided Water Lines
Operated VIA Switch★ Pilot Not Lit - Recommend HVAC InspectionFireplace - Main
Operated VIA Switch Pilot Not Lit - Recommend HVAC InspectionFireplace - 2nd
Fireplace - 3rd Operated VIA Switch Pilot Not Lit - Recommend HVAC Inspection
** Installation and Fitness for Use of Fireplaces are Out of Scope of the Home Inspection - Pilots not Lit Cannot be lit by Inspector **
*It is highly recommended, when possible, to properly exhaust overhead vents to exterior
Microwave/Exhaust < 24" of Clearance; Consult Manufacturer Specs to Determine Proper Recommended Clearance
Dryer 40 Amp Fused - Recommend 30 Amp Max
Service on Fireplace (s) Recommended (Annually)★
Good Condition
Internal Kitchen Exhaust (filter) External Kitchen Exhaust★ No Kitchen Exhaust or N/A
Rot Under Faucet (Leaks)
Description of Abatement Required Quantity Unit Price Amount
** Gas Fireplaces Should Have Screens to Prevent Accidental Contact
As of October 15th, 2014, Carbon Monoxide Detectors are Mandatory in Ontario
W/B Fireplace - S/B WETT Inspected
W/B Fireplace - S/B WETT Inspected
W/B Fireplace - S/B WETT Inspected
Flexible Dryer Vents Can Not be Installed in a Finished Area - Non Accessible
Plumbing Good condition
Electrical Good condition
Cabinetry Good condition
Counter-Tops Good condition
Material Location/Type:
Good Condition
Good Condition
Visual Condition of Appliances in Kitchen
Visual Condition of Appliances (Washer and Dryer)
Filter Requires Cleaning/Replacing
Hot Water
Approx. Age 6 Yrs
Make: ADP Systems Age: 6 Yrs
Additional Combustion Ventilation Required in Furnace Room
Duct Work Requires Cleaning
Filter 20x25x5
Capacity Tankless
Duct Repairs Recommended
HVAC Service Recommended
Oil Tank SN
HRV
Unit Failure Possible
Upgrade/Replacement of Water Tank Recommended
Approx. Age
HVAC Inspection Recommended (Due to Age)
Unit Age 5 Yrs
Size 3 Tons
A/C Condensor
Make American Standard
Unable to Test AC Due to Weather★
High Velocity Hot Water System Good Overall Condition
High Failure RiskModerate Failure RiskLow Failure Risk Further Evaluation/Inspection/Service/Repairs Required
Finished Basements or Enclosed Areas Should Have External Combustion Air
Pressure Relief Valve/Sleeve Missing Temperature Regulator
Type: Forced Air High Velocity Hot Water
There are absolutely no warranties expressed, written or assumed on any HVAC components. Inspection is "AS IS" at inspection time
Interior - HVAC
Humidification System Exists
Operable By: