1. business and industrial
2. company
3. annual report

UNDERSTANDING THIS REPORT
This report is based upon the CAHPI®/ASHI® Standards of Practice (copy attached & referenced throughout the report).
C.A.H.P.I.® - Canadian Association of Home & Property Inspectors
A.S.H.I.® - American Society of Home Inspectors
1) Report Summary;
Preceding the full report are two summaries which provide a brief overview of deficiencies that were
found during the inspection. Reading these two summaries alone will not inform you of all the
observations, recommendations, conditions and limitations identified during the inspection.
The summaries are not a substitute for reading the entire report.
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2) General information section;
This section of the report provides general information about the house,
the conditions at the time of inspection and the report itself.
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3) The house is then broken down into twelve separate systems;
• 3. Structural System
• 4. Exterior
• 5. Roof System
• 6. Plumbing System
• 7. Electrical System
• 8. Heating System
• 9. Air Conditioning Systems
• 10. Interior
• 11. Insulation & Ventilation
• 12. Fireplaces & Solid Fuel Burning Appliances
• 13. Appliances
• 14. Attached and/or Detached Garage(s)
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4) Each of the twelve systems list the requirements of CAHPI®/ASHI® followed by three categories;
• "Description" of the system (then "Report On" if applicable)
This category will contain a description of the system/components.
• "Observations and Recommendations"
This category will contain the deficiencies identified during the course of the inspection.
• "Limitations and Exclusions"
This category will advise you of conditions which restricted or prevented the inspection.
Immediately following each of the above three categories, are framed boxes containing information
that I feel will be of great importance to all clients.
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Confidential
Inspection
Report
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"Raising the bar for home inspections"
248 Queen Alexandra Road S.E.
Calgary, Alberta T2J 3P6
Office: 403-278-4649
Cell: 403-816-4125
email: [email protected]
www.strandhi.com
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Prepared For: Mr. SHI Website Sample
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123 Any Street S.W Calgary, AB A1A-1A1
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Inspection Date: 11/25/2010
Inspector: Rick Strand, CPI
CAHPI# 2010-003 - InterNACHI# 10091304
NOTICE TO THIRD PARTIES: This report is for the sole benefit and confidential use of the client(s) listed above and is not to be disclosed or
transferred to any third parties. Our inspection and this report have been performed with a written Standard Contract that limits its scope and usefulness.
Unauthorized recipients are therefore advised not to rely upon this report, but rather to retain the services of an appropriately qualified home inspector of
their choice to provide them with their own inspection and report.
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Page 1 of 59
11/26/2010
Dear Mr. Sample,
Thank you for allowing STRAND Home Inspections to be part of your real estate transaction. I appreciate the opportunity to be of
service to you by performing a visual home inspection of the property located at 123 Any Street S.W Calgary, AB A1A-1A1 on
11/25/2010. The goal of this inspection is to reduce some of the risk involved in your real estate transaction by putting you in a
better position to make informed decisions concerning this property. However, it will not eliminate all the risk, for this reason, this
home inspection is not to be considered an insurance policy.
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This inspection and the report is a general guide that provides you with some objective information to help you make your own
evaluation of the overall condition of the home. It is not intended to reflect the value of the property, or to make any representation
as to the advisability of purchase. This is not a technically exhaustive inspection of the structure, systems, or components, all
deficiencies might not be identified. As a home owner unexpected repairs should always be anticipated. STRAND Home Inspections
endeavors to perform all inspections in substantial compliance with the Standards of Practice of the Canadian Association of Home
and Property Inspectors (CAHPI®) and the American Society of Home Inspectors (ASHI®). As such, I inspect the readily accessible,
visually observable, installed systems and components of a home as designated in the CAHPI®/ASHI® standards. These Standards of
Practice are clearly spelled out both within the report itself and a complete copy is also included with this report. If you have any
questions on the scope of this report, I encourage you to read these Standards so that you may clearly understand what is, and what
is not included in a professional home inspection.
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Please note that this home inspection report is provided with specific limitations as defined in the Standard Contract. This report is
effectively a snapshot of the house, recording the visual conditions on a given date and time. Home inspectors cannot predict future
behavior, as such, I cannot be responsible for things that occur after the inspection. This inspection is not a guarantee or warranty of
any kind. This report was prepared for your exclusive use, as my client. No use by third parties is intended. STRAND Home
Inspections will not be responsible to any parties for the contents of the report, other than you, my client. The report itself is
copyrighted, and may not be used in whole or in part without STRAND Home Inspection's express written permission. Again,
thanks very much for the opportunity of conducting this inspection for you. Should you have any questions, I am available throughout
your entire real estate transaction process, please call or email.
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Sincerely,
Rick Strand, CPI
CAHPI# 2010-003
InterNACHI# 10091304
STRAND Home Inspections
Office: 403-278-4649
Cell: 403-816-4125
[email protected]
www.strandhi.com
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Page 2 of 59
IMPORTANT
This is only a summary and is provided as a courtesy, it is not a substitute for the complete report. The complete list of issues,
concerns, and deficiencies is found throughout the body of this inspection report including valuable home maintenance advice and
other important information. This entire report including the CAHPI®/ASHI® Standards of Practice, inspection limitations in each
section of the report, and the Standard Contract agreement must be carefully read to fully assess the findings and benefit from the
recommendations.
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The deficiencies listed in this summary are not intended to determine which items need to be addressed per the contractual
requirements of a real estate transaction. The relative importance given to each deficiency and which ones are to be remedied is
your decision. Any areas of uncertainty regarding this should be clarified by consulting an attorney or real estate agent.
SIGNIFICANT DEFICIENCIES
Structural System
Permits
Due to the various deficiencies observed, recommend contacting the governing municipal authority to verify that
this house and any renovations since original construction, have passed the required
footings/foundation/building/framing/structural inspection(s).
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Foundation - Poured concrete walls
Cracking of the foundation wall and parging was observed on the West exterior foundation wall under the
deck/entry door. This area looked to have been previously repaired. Strongly recommend that this condition be
evaluated by a qualified foundation repair contractor or structural engineer to determine the cause of cracking and
the likelihood of continued damage and to discuss options and costs for repair.
Missing and/or deteriorated parging on the exterior of the foundation was noted throughout, recommend repair.
Previous damage and repairs to the foundation wall was observed to the left of the garage door.
Previous damage/repairs and honeycombing of the foundation wall was noted on the right side of the garage door.
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Floor framing - Columns
There were no visible metal columns where they would be anticipated to be installed. Where visible, the first floor
was constructed with 2X10 joists on 16" centers and span approximately 20'. It is recommended that this type of
structuring span a maximum of ~14'. It appeared as though the basement had undergone structural changes since
original construction. Improper or inadequate construction or modifications of structural elements can lead to
structural collapse. Recommend further evaluation by a structural specialist.
Floor framing - Beams
There appeared to be at least one missing beam. A beam is a structural member which supports floor joists above
and would typically be supported itself, by (missing) metal columns mentioned above. With a first floor spanning
~33' from the East wall to the West wall, I would have expected to see two beams which would cut the span of
the floor joists down to recommended length's of no more than ~14' each. There were two interior walls which
may or may not offer the support required, one (West side) was not visible for inspection. The East interior wall
did not appear to be sufficient as a load bearing wall. Recommend further evaluation by a structural specialist.
Exterior
Exterior wall covering
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Page 3 of 59
East exterior garage wall: The foundation wall did not appear to protrude a minimum of 6" above finished grade.
This leaves the wood sills and exterior sheathing vulnerable to premature deterioration and rot as they were too
close to grade level. Recommend repairs of existing damage and consultation with a qualified professional for
advice regarding prevention of future damage.
Inappropriate use of caulking throughout exterior cladding and foundation wall areas. Recommend an exterior
specialist be consulted to advise on possible solutions.
Although many areas of the exterior cladding were inappropriately caulked, quite a few areas where caulking would
be appropriate, were not. Some examples include windows, doors, both exterior garage lights, front door exterior
light, exterior hose bib on West wall and electrical conduits on South wall. Possible concealed moisture damage
may be present at any of these locations or other similar areas not mentioned in this report. Recommend proper
caulking of all exterior cladding penetrations to prevent moisture intrusion and subsequent deterioration/rot.
Moderate to severe cracking of stucco was present throughout the exterior, possible concealed damage to
exterior sheathing and structural elements is possible and likely in the future. Recommend that all stucco defects
be further investigated by a specialist and repaired immediately.
Two vertical cracks were noted in the stucco over the french doors leading to the deck on the south wall of the
house. These were but two of the many cracks in the stucco cladding, however their presence over top of the
french doors could possibly indicate an inadequate lintel over the doors which appear to have been retrofitted into
the wall. Recommend sealing these cracks to prevent moisture intrusion and subsequent deterioration and rot.
Possible concealed damage may already be present anywhere cracks in the stucco are present. In addition, these
two cracks should be carefully monitored for an increase in their severity and an exterior or structural
professional consulted if the situation worsens.
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Back door
No 6" step-up from exterior. This is recommended to minimize any snow or moisture making it's way into the
interior or structure of the house. Any penetration of the house structure such as windows and doors are
vulnerable to premature deterioration and rot if there is moisture intrusion. Since it is not practical to easily
correct this situation, recommend that all snow, moisture or moist debris be kept away from the area at all times.
Security: Hinges on exterior side of door, this is a security concern as the pins can be easily and quickly removed
to gain entry. Recommend contacting a door specialist for advice on how best to remedy the situation.
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Attached deck
Columns: Multiple wood columns supporting the main beams of the deck were not well secured to the beam at
the top and some did not have full bearing. It appeared that the concrete piers were not resting on proper footings
which can lead to settlement and/or frost heaving resulting a deck which is not level and possible collapse. In
addition, the wood columns were in direct contact with the concrete piers which can lead to premature
deterioration and rot.
No flashing was observed on the ledger board, this is a common defect. The purpose of the flashing is to direct any
water down, and over the ledger board so that it does not get between the ledger board and the structure of the
home where it can lead to water damage and rot. Concealed damage to both the ledger board and house structure
is possible, both now and in the future. Since this defect can be quite difficult to correct, I recommend close
regular monitoring of the situation and adding the required flashing when the deck is rebuilt or repaired in the
future.
The stairs leading to the main entrance on the West side of the house did not appear to be adequately attached to
the deck structure nor were they attached to the structure of the house nor did they have adequate / any footings
at grade level. This is a safety hazard and collapse should be expected. Recommend immediate repair.
The stairs were 63" wide, when wider than 44", a second hand rail is also recommended.
The deck on the South side of the house appeared to be over-cantilevered. The joists should not project beyond
the supporting beam more than 1/4 of the horizontal distance before the beam. If enough weight (including
persons) is placed on the cantilevered section, leverage can cause the joists to lift up and out of the joist hangers at
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Page 4 of 59
the ledger board and bring about deck collapse. This is a safety hazard and I recommend that the deck be
restructured immediately.
Guard rail posts were not adequately attached to deck structure, lag bolts with washers are recommended as a
minimum. This is a safety hazard, recommend repair immediately.
The seating / guard rails at the South West corner of the deck were climbable and present a safety hazard,
especially for children who may climb on the horizontal members and fall off of the deck. recommend a re-design
of the guard rail in this area.
Window well
The grade sloped towards the basement windows on the East wall, these windows were less than 6" above grade
and require window wells. Steel window wells appear to be present but are not installed correctly. Recommend
immediate repair.
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Roof System
Roof drainage systems
The eavestrough on the East side of the house was serviced by only one downspout which may prove to be
inadequate. One downspout is recommended for each 40' length of eavestrough. One 2"x3" downspout can
effectively drain ~600 sq. ft. of roof area. Based upon these two guidelines, the situation is marginal on both the
East and West sides of the house. Recommend monitoring the situation during periods of rain or snow melt for
signs of eavestrough overflow which can cause moisture intrusion into the roof and wall structures leading to
premature deterioration and rot. Concealed damage is possible but not confirmed.
The eavestrough on the West side of the house had a reverse slope which will not allow the water drained from
the roof to make it into the downspout on the South end. Recommend re-sloping the eavestrough to ensure than
is slopes 1" for every 17' of horizontal run towards the downspout. Also recommend that the eavestrough on the
East side of the home be evaluated for a similar situation.
Half of the entire roofs water drainage was being discharged onto the ground directly at the foundation wall on the
SE corner of the house. This situation is very likely to result in water intrusion through the foundation and into the
basement. Recommend adding a downspout extension to direct the water a minimum of 6 feet, down and away
from the foundation.
Roof drainage water was being discharged onto the ground directly at the foundation wall at the front of the
house. This situation is likely what caused the current deterioration of the foundation is this area. Recommend
adding a downspout extension to direct the water a minimum of 6 feet, down and away from the foundation.
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Plumbing System
All fixtures & faucets
The shower stall in the upstairs master bedroom en-suite leaked. Poor caulking and grout work throughout.
Recommend immediate repair to prevent future water intrusion into the flooring and structure. Possible concealed
water damage is possible although the area is visible from underneath and appeared to be dry at the time of
inspection.
The shower stall in the downstairs bathroom leaked. Poor caulking and grout work throughout. Recommend
immediate repair.
No access panel to the whirlpool bath mechanical systems was located, this made a visual inspection impossible and
will make any future maintenance or repairs invasive and extremely difficult. Recommend that the area be made
accessible and the system be inspected for any deficiencies.
Electrical System
Conductors
There were 2 conductors present in the basement which were energized/live. This is a life safety issue and must be
corrected immediately. Recommend that a qualified electrician be brought in to correct the situations and inspect
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Page 5 of 59
the entire house for similar deficiencies.
There were conductors which are not well secured, every 5' and at changes in direction, throughout the visible
areas of the house. This is poor practice and an indication of poor and unprofessional electrical work. Recommend
that a qualified electrician be brought in to correct the situations and inspect the entire house for similar
deficiencies.
Receptacles
Multiple receptacles (or device boxes) appeared to be quite loose over the kitchen countertops. These receptacles
were not tested as there was the risk of a short circuit due to the looseness. This is a safety hazard, recommend
that a qualified electrician be brought in to correct the deficiency and evaluate all other areas of the electrical
system.
Multiple receptacles on the exterior of the house were found to be inoperative, this may have been due to the
GFCI circuit breaker in the combination panel which was tripped/off. Some receptacles had not yet been installed
in the basement which appeared to be in the midst of development.
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Ground fault circuit interrupters
The kitchen counter and/or exterior and/or whirlpool bath receptacle(s) did not all appear to have GFCI
protection. A ground fault circuit interrupter (GFCI) is an electrical device which protects people by detecting
potentially hazardous ground faults and quickly disconnecting power from the circuit. They are typically installed in
most new construction where the presence of water can be anticipated. The upstairs bathroom has a GFCI
receptacle which appears to be defective as it does not trip when the test button is pressed. Recommend that all
GFCI receptacles or breakers be evaluated and installed in all appropriate locations by a qualified electrician.
Interior
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Steps & Stairways
The upper bearing of the stair stringers on the first floor structure is questionable and may be inadequate. The
construction of the stair landing support structure is also questionable and may be inadequate. Recommend that a
structural specialist be consulted for an evaluation of this situation. Squeaking was noted in the staircase, this is not
unusual in an older house and may prove to only be an annoyance for the occupants. Recommend that the source
of the squeaks be identified and corrected if/when the finishing material on the stairs is replaced
Insulation & Ventilation
Insulation in unfinished spaces
There was potential biological material present on the insulation in the NE corner of the basement. Recommend
further evaluation by a qualified mold inspector.
Vapor retarders in unfinished spaces
The vapor retarder in the NE corner of the basement was loose and sagging. There was potential biological
material present in this area. Recommend further evaluation by a qualified mold inspector and repair/replacement
of the vapor retarder.
There was no vapor retarder present at the rim joint insulation in the basement. Recommend adding vapor barrier
to prevent condensation and subsequent rot in these areas.
Attached Garage
General
The occupant door leading from the garage to the interior of the house did not completely self-close. This is a
safety hazard as carbon monoxide from a running vehicle could enter the home and asphyxiate occupants.
Recommend immediate repair of this situation.
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Page 6 of 59
OTHER DEFICIENCIES
Structural System
Foundation - General
The foundation wall did not appear to protrude a minimum of 6" above the finished grade. This leaves the wood
wall framing and exterior sheathing vulnerable to premature deterioration and rot as they are too close to grade
level. Recommend repairs of existing damage and consultation with a qualified professional for advice regarding the
prevention of future damage.
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Exterior
Eaves, soffits & fascias where accessible from ground level
Portion of upper soffit was loose on North wall, concealed damage possible, previous or future entry of vermin,
birds etc. is possible. Recommend immediate repair.
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Grading and surface drainage
Front: Generally away from house however grading and drainage should be improved in the area under the front
windows on the garage side. Water appeared to have been draining towards the garage, recommend re-grading to
promote drainage away from the garage and house.
Left: Towards house, grade must slope down and away from the structure at a rate of 1" per foot for 6 feet. This
guideline applies if the adjacent surface is permeable such as grass or gravel. If the surface is non-permeable such as
concrete or asphalt, the slope can be decreased to 1" per four feet for 6 feet. Recommend close monitoring of this
area during rainstorms or when accumulated snow starts to melt, water intrusion into the basement on this side of
the house is likely. This situation may be improved by re landscaping the area to aid in drainage AWAY from the
house.
Right: Flat
Rear: Flat
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Plumbing System
Vent systems, flues & chimneys
A copper water pipe was in direct contact with a galvanized steel vent pipe on the water heater. Contact between
dis-similar metals may result in corrosion and leakage of water and/or exhaust gases into the interior of the home.
Recommend immediate repair.
Any chimneys associated with the water heating equipment are covered in the Heating System section
Electrical System
Combination panel
There appeared to be one GFCI (Ground Fault Circuit Interrupter) which was not the same brand as the panel
and is also tripped or in the off position.
There appeared to be one or more multi-wire or 240VAC circuits (red & black wires) fed by 2 single pole
breakers which are not mechanically linked together. This allows one breaker to be turned off, leaving the other
one on which can be a safety hazard for anyone working on the circuit who expects the power to be off.
There are connection(s)/marrette(s) inside the panel and sheathing not removed from conductors, which is not
best practice, and may indicate that un-professional work has been carried out. Recommend that a qualified
electrician be consulted to further evaluate these potential deficiencies.
Heating System
Chimney
Masonry: This house appeared to have had a fireplace in the basement at one time and the masonry chimney has
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Page 7 of 59
since been abandoned. It appeared as though the section above the chimney's foundation was removed and the
remaining foundation capped with a piece of plywood and plastic sheeting. This situation may be inappropriate and
could lead to moisture intrusion into the interior of the home. Recommend that an exterior contractor be
consulted for an inspection and recommendation.
Metal chimney: Most of the exterior and all of the interior of the metal chimney is concealed and not visible for
inspection. There is mechanical damage to the rain cap on the metal chimney. A close visual inspection was not
possible as access to the roof was prevented by snow cover. Recommend an inspection be conducted when the
area is made accessible.
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Interior
Guard Rails
Loose/weak newel post at top of stairs, this is a safety hazard. It may not be sufficient to stop a person who falls
against it from falling down the stairs. Recommend re-securing / repair.
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Handrails
Loose/weak newel post at landing, this is a safety hazard. It may not be sufficient to stop a person who falls against
it from falling down the stairs. Recommend re-securing / repair.
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Countertops
The laminate on the kitchen counter top was not well adhered to the substrate. Recommend repair.
The countertop in the downstairs bathroom was not well attached to the base cabinet. Recommend repair.
Attached Garage
Garage door(s) 10.1A5
Client's representative requested that the garage door not be operated and advised that garage door was "broken".
Door weatherstripping is missing/deteriorated and is in need of complete replacement.
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Page 8 of 59
CAHPI / ASHI Standards Of Practice...
2.2 The Inspector 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 their
service 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 but were
not inspected and a reason they were not inspected.
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Inspection Conditions
Inspection Time:
Start: 10:00AM
End: 1:30PM
Attending:
Client's representative
Square Footage (from MLS):
1,233
House faces:
The primary entrance faces West
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Building Type:
Detached house, Bungalow
Occupancy:
Vacant
Age of House (from MLS):
1981
Weather Conditions:
Cº 0 to -5 Sunny Calm
Marijuana Grow Operations
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At the time of inspection the Calgary Health Region website did not list this address as having been used for a marijuana grow operation since
2004. Information prior to 2004 was not available on the website. Alberta Health Services does not inspect every marijuana grow operation,
they attend with law enforcement agencies when the premises has been identified as containing a drug operation. Some drug operations are
shut down prior to police involvement and therefore will not show up on this list. This check is in no way a guarantee or absolute
determination that the house was never used as a marijuana grow operation, or for any other illegal purpose.
http://www.calgaryhealthregion.ca/publichealth/envhealth/healthinspections.htm
- Informational -
FURTHER EVALUATION:
Where this report indicates the need for any further investigation or review by additional, qualified personnel, you must make that arrangement and review the further report
from those personnel, prior to proceeding any further with your transaction.
WHAT THIS REPORT IS - AND WHAT IT IS NOT:
This report is carried out in accordance with the current Standards of Practice of C.A.H.P.I.® (Canadian Association of Home and Property Inspectors) and A.S.H.I.® (American
Society of Home Inspectors). These Standards of Practice are clearly spelled out both within the report itself and also attached. This report is based upon a visual and
non-invasive examination of the accessible features of the property and reflects their condition on the day and time of the inspection. It is not a guarantee, warranty or insurance
against current or future defects. It is not a building code, by-law or insurance inspection, or property appraisal. A home inspection is intended to help reduce your risk in buying a
home. The primary purpose is to identify significant issues and deficiencies, it does not focus on cosmetic concerns and is not intended to be a comprehensive all inclusive list of
every single deficiency.
WE DO NOT QUOTE PRICES FOR REPAIRS:
We recommend that you obtain at least two written quotes from qualified contractors, in that way both parties will know the reality of the situation and can proceed from there.
Contractors advice and that of your home inspector are sometimes in conflict. Remember that the home inspector has your best interest in mind. When suggesting that
basement leakage may be resolved by attention to eavestrough, grading and window wells, he has both the problem and the balance of your checking account in mind. A
foundation contractor called to view the same scenario, may suggest an elaborate ten thousand dollar approach. Both may work and you are free to choose which route you
want to take.
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Page 9 of 59
USE OF PHOTOGRAPHS AND DIAGRAMS:
The majority of the photographs and diagrams show deficiencies and are to help clarify what is documented in this report. They are intended to be representative and may show
only a portion of a larger number of similar deficiencies. Not all deficiencies are illustrated with a photograph or diagram, some help clarify where the inspector went, what was
looked at, or record the condition of the area, system or component at the time of the inspection. When reading this report the conventions front, rear, left and right assume that
the reader is facing the front of the building or specified area/component. In any other circumstance, compass points apply.
GENERAL EXCLUSIONS:
The inspector is not required to perform any action or make any determination unless specifically stated in the current CAHPI®/ASHI® Standards of Practice, except as may be
required by lawful authority.
As per CAHPI®/ASHI® Standards of Practice the following items are not required to be inspected: Appliances, including but not limited to window or portable air conditioning
units, humidifiers, de-humidifiers, UV sterilization systems, central vacuums and remote control devices. Decorative items such as paint, wallpaper, carpet, window treatments.
Furnace or heat pump heat exchangers or heat shields, electronic air filters, buried oil tanks, and the interior of chimneys or flue liners. Screening, shutters, awnings, and similar
seasonal accessories, fences and outbuildings. Geological, geotechnical or hydrological conditions. Seawalls, break-walls, and docks. Erosion control and earth stabilization
measures, retaining walls. Alarms and intercoms, telephone, cable, computer LAN or other ancillary low/high voltage wiring/systems and components not a part of the primary
electrical power distribution system. The clothes washing machine connections, wells, well pumps, or water treatment/storage related equipment, fire and lawn sprinkler systems,
the quantity or quality of the water supply, private septic and other below grade sewage and water pipes. Environmental tests (including but not limited to air quality, radon, UFFI
[Urea-Formaldehyde Foam Insulation], lead, asbestos etc.). Recreational facilities (including but not limited to swimming pools, spas, hot tubs and related equipment). For
termites, carpenter ants, any other insects or pests. The operating costs of systems or appliances. The acoustical properties of any appliances, systems or components.
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Inspectors are not required to: Operate shut-off or isolation valves or any system or component which does not respond to normal operating controls or which is shut down or
otherwise inoperable. Move suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice, or debris. Ignite or extinguish fires in any solid fuel burning
appliances or determine draft characteristics.
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Also excluded are: The presence of any environmental hazards including but not limited to electromagnetic fields, toxins, carcinogens, noise and contaminants in soil, water and
air. Any problems whatsoever relating in any way to the presence of wood destroying organisms or any type of mycology (including but not limited to
fungus and molds), potentially hazardous plants, animals or diseases harmful to humans. Clean up costs, remediation, abatements or other related expenses. Hantavirus is a
growing concern in some areas, some properties have mice living in some parts of the building. The inspection does not determine the level of infestation if any. We recommend
that you contact your local rodent control officer/authority or health department for further information on this subject.
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Existing buildings may not be required to comply with the most recent building codes, that is to say, new codes are generally not retroactive. This report makes no claims as to
compliance (or otherwise) with any building, construction, electrical, plumbing or gas related codes (including, but not limited to, fire, zoning & bylaw), specific insurance company
requirements currently in force, or suitability of the structure for any specialized use. Manufacturer recalls on any system, component or appliance is not determined.
We do not dismantle any system or component, except as explicitly required by the CAHPI®/ASHI® Standards of Practice. We do not carry out any destructive testing or
perform any procedure which will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or damage the property or it's systems or components.
WHAT HAPPENS IF THERE IS A PROBLEM?
There may be a time that you discover something wrong with the house, and you may be upset or disappointed with your home inspection. Inevitably, there are times when
things go wrong, some defects may have been hidden (by storage or furniture for instance) at the time of the inspection or may not reveal themselves until you have lived in the
house for a while. Some problems can only be discovered by living in a house, they are unlikely to be discovered during the few hours of a home inspection. For example, some
shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist such as
during certain weather conditions, such as heavy downpour or at specific times of the year. These problems may have existed at the time of the inspection but there were no
clues to their existence. Our inspections are based on the past performance of the house, if there are no clues to a problem, a home inspector is not likely to find it. Sometimes
there are historical clues to previous or potential problems such as stains on walls and ceilings, rotting cabinets, poor drainage and so on. However, in the absence of such clues
or where they are hidden in some way (by decorations, storage, insulation, finished surfaces or soffit/facia for instance), future or even existing problems may be extremely
difficult to identify or predict.
Dissatisfaction with home inspectors can often be due to comments made by contractors whose opinions can differ from ours. It is possible that a roofing contractor will say the
roof needs replacement when we reported only minor problems. While our advice may represent the most prudent thing to do, a contractor may be reluctant to undertake these
minor repairs. This is because of the 'Last-One-In Syndrome'. The contractor fears that the last person to work on the roof will get blamed if the roof leaks, regardless of who's
fault it is. Consequently, there is an understandable reluctance to do a minor repair when the entire house could be re-roofed for more money & profit.
There is more to the 'Last-One-In Syndrome', it suggests that it is human nature to believe the last bit of "expert" advice received, even if it is contrary to previous advice. As
home inspectors, we unfortunately find ourselves in the position of 'first-one-in' and consequently it is our advice that is often misbelieved.
A home inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered
an insurance policy. Consider for a moment the premium that an insurance company would have to charge for a policy with no deductible, no limit and
an indefinite policy period. Even if such a policy was available, it would cost considerably more than the fee we charge (typically less than 0.1% of the
house purchase cost). It would also not include the value added by the inspection itself. We hope this is food for thought.
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CAHPI / ASHI Standards Of Practice...
3.1 The inspector shall:
A. inspect:
1. 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 deterioration exist.
Probing is NOT required when probing would damage any finished surface or where no deterioration is visible.
B. describe:
1. the foundation and report the methods used to inspect the under-floor crawl space.
2. the floor structure.
3. the wall structure.
4. the ceiling structure.
5. the roof structure and report the methods used to inspect the attic.
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3.2 The inspector is NOT required to:
A. provide any engineering service or architectural service.
B. offer an opinion as to the adequacy of any structural system or component.
Structural System Description
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Configuration
Full basement
Foundation
The visible portions of the foundations walls consisted of poured concrete
Floor structure
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Basement floor: Concrete where visible
First floor: 2X10 wood joists, 16" on center, plywood subfloor (where visible)
Wall structure
Basement: 2X4 wood studs where visible
First floor: Not determined as structure was concealed by interior finishes
Ceiling structure
The ceiling was constructed with engineered wood trusses
Roof structure
The roof was constructed with engineered wood trusses
Report on
Methods used to inspect the under-floor crawl space
No crawlspace
Methods used to inspect the attic
The attic space was observed from one access point located in a small storage area off of the master bedroom. The attic space was not
entered as the tops of the lower truss chords were covered by insulation making safe navigation of the area dangerous for the inspector. The
potential for damage to the structure, electrical system, insulation, vapor retarder and interior finishes etc. was also a consideration in the
decision not to enter the attic space.
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Structural System Observations and Recommendations
Permits
Due to the various deficiencies observed, recommend contacting the governing municipal authority to verify that this house and any
renovations since original construction, have passed the required footings/foundation/building/framing/structural inspection(s).
Foundation - General
The foundation wall did not appear to protrude a minimum of 6" above the finished grade. This leaves the wood wall framing and exterior
sheathing vulnerable to premature deterioration and rot as they are too close to grade level. Recommend repairs of existing damage and
consultation with a qualified professional for advice regarding the prevention of future damage.
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Foundation - Poured concrete walls
Cracking of the foundation wall and parging was observed on the West exterior foundation wall under the deck/entry door. This area looked
to have been previously repaired. Strongly recommend that this condition be evaluated by a qualified foundation repair contractor or
structural engineer to determine the cause of cracking and the likelihood of continued damage and to discuss options and costs for repair.
Missing and/or deteriorated parging on the exterior of the foundation was noted throughout, recommend repair.
Previous damage and repairs to the foundation wall was observed to the left of the garage door.
Previous damage/repairs and honeycombing of the foundation wall was noted on the right side of the garage door.
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Framing - General
Due to the various deficiencies observed, recommend contacting the governing municipal authority to verify that this house and any
renovations since original construction, have passed the required footings/foundation/building/framing/structural inspection(s).
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Floor framing - Sills
Where visible, there did not appear to be any sills supporting the wood joists on top of the foundation walls. Sill plates provide a means of
attaching the floor structure to the foundation walls so that the house is physically attached to the foundation. Sills also prevent the direct
contact of wood joists to concrete which can result in premature deterioration and rot. Recommend that the structural specialist brought in
to inspect the other structural and foundation deficiencies be consulted regarding this deficiency.
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Floor framing - Columns
There were no visible metal columns where they would be anticipated to be installed. Where visible, the first floor was constructed with
2X10 joists on 16" centers and span approximately 20'. It is recommended that this type of structuring span a maximum of ~14'. It appeared
as though the basement had undergone structural changes since original construction. Improper or inadequate construction or modifications
of structural elements can lead to structural collapse. Recommend further evaluation by a structural specialist.
Floor framing - Beams
There appeared to be at least one missing beam. A beam is a structural member which supports floor joists above and would typically be
supported itself, by (missing) metal columns mentioned above. With a first floor spanning ~33' from the East wall to the West wall, I would
have expected to see two beams which would cut the span of the floor joists down to recommended length's of no more than ~14' each.
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There were two interior walls which may or may not offer the support required, one (West side) was not visible for inspection. The East
interior wall did not appear to be sufficient as a load bearing wall. Recommend further evaluation by a structural specialist.
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Floor framing - Joists
No significant deficiencies were observed at the time of inspection. The exception being the above mentioned possible over-spanning issue
and the absence of a supporting sill plate or other means of attachment to the foundation wall
Concrete floors
The concrete slab had what appeared to be typical shrinkage cracks of 1/8" or less. The cracks should be monitored for any increase in size,
length or height which may indicate a more serious condition. Recommend sealing the cracks to prevent any water intrusion.
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Wall framing - Wood
There were no girts present in the basement East interior wall, these are required where no wall sheathing or interior finish has been applied
to a load bearing wall. Also see "Floor framing - Beams" above for further information regarding this wall.
The wood sill plate of the basement East interior was is in direct contact with the concrete which may cause premature deterioration and rot.
Recommend consultation with the structural specialist which should be brought in to address the other possible deficiencies described within
this report.
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Wall framing - Lintels
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If the basement East interior wall is intended to be a load bearing wall, the door opening into the utility room should have a lintel installed
over the opening. Missing lintels can cause localized sagging of the area and floor above. Recommend consultation with the structural specialist
which should be brought in to address the other possible deficiencies described within this report.
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Ceiling/roof framing - Trusses
No significant deficiencies were observed at the time of inspection.
Roof framing - Sheathing
No significant deficiencies were observed at the time of inspection.
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Limitations & Exclusions of a Visual Structural Inspection
As described within this report, the standard contract and the CAHPI Standards of Practice, this was a visual inspection limited in scope by
(but not restricted to) the following conditions:
•
Snow covering foundation/building walls
•
Parging covering exterior of foundation walls
•
The presence, or absence of damp/water-proofing on exterior foundation walls was not determined as these items are normally
below grade and not visible.
•
Insulation concealed some foundation/structural components
•
Asbestos may be present in many building products & materials, please refer to the CMHC document at
www.strandhi.com/library/cmhc_asbestos_62029.pdf. Environmental consultants can assist if this is a concern
•
Finishes (drywall, insulation, flooring, roof cladding, etc.) concealed some structural components
•
It is rare for more than about five or ten percent of the exterior foundation walls to be visible as most of it is under the ground.
Where building components are hidden underground or behind interior finishes or furniture etc. it may not be possible to
determine or identify problems.
•
Geotechnical/geological/hydrological conditions not inspected/considered
•
The presence or absence of a footing/foundation weeping tile drainage system was not determined or visible for inspection
•
Footings were not visible for inspection
•
Refer to ASHI/CAHPI Standards of Practice sections 3.2, 13.1 & 13.2
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- Informational -
WET / DAMP BASEMENTS:
Most basements will leak at some time during the life of the building, either from cracks in the walls, the failure of a sump pump or perimeter drainage tile or as a result of poor
or inadequate exterior drainage. Often basements will only leak under certain specific circumstances or at certain times of the year. In these cases, unless there is some evidence
of previous water infiltration, leaks can be impossible to detect. Many basement water infiltration problems can be attributed at least in part, to poor exterior drainage. This
includes gutters or eaves troughs, grading, window wells and so on. In many cases attention to these issues can significantly reduce the problem. Evidence may include visible
efflorescence on the interior surfaces of outer walls, water stains on wood at floor level, and paint peeling on both sides of a concrete floor crack.
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CAHPI / ASHI Standards Of Practice...
4.1 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.
B. describe the exterior wall covering.
4.2 The inspector is NOT required to:
A. inspect:
1. screening, shutters, awnings, and similar seasonal accessories.
2. fences.
3. geological, geotechnical or hydrological conditions.
4. recreational facilities.
5. outbuildings.
6. seawalls, break-walls, and docks.
7. erosion control and earth stabilization measures.
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Exterior Description
Exterior wall covering
Brick veneer, stucco, and vertical wood siding
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Exterior Observations and Recommendations
Exterior wall covering
East exterior garage wall: The foundation wall did not appear to protrude a minimum of 6" above finished grade. This leaves the wood sills and
exterior sheathing vulnerable to premature deterioration and rot as they were too close to grade level. Recommend repairs of existing
damage and consultation with a qualified professional for advice regarding prevention of future damage.
Inappropriate use of caulking throughout exterior cladding and foundation wall areas. Recommend an exterior specialist be consulted to
advise on possible solutions.
Although many areas of the exterior cladding were inappropriately caulked, quite a few areas where caulking would be appropriate, were not.
Some examples include windows, doors, both exterior garage lights, front door exterior light, exterior hose bib on West wall and electrical
conduits on South wall. Possible concealed moisture damage may be present at any of these locations or other similar areas not mentioned in
this report. Recommend proper caulking of all exterior cladding penetrations to prevent moisture intrusion and subsequent deterioration/rot.
Moderate to severe cracking of stucco was present throughout the exterior, possible concealed damage to exterior sheathing and structural
elements is possible and likely in the future. Recommend that all stucco defects be further investigated by a specialist and repaired
immediately.
Two vertical cracks were noted in the stucco over the french doors leading to the deck on the south wall of the house. These were but two
of the many cracks in the stucco cladding, however their presence over top of the french doors could possibly indicate an inadequate lintel
over the doors which appear to have been retrofitted into the wall. Recommend sealing these cracks to prevent moisture intrusion and
subsequent deterioration and rot. Possible concealed damage may already be present anywhere cracks in the stucco are present. In addition,
these two cracks should be carefully monitored for an increase in their severity and an exterior or structural professional consulted if the
situation worsens.
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Exterior flashing
Inspected - Refer to the following sections for detailed observations and recommendations: 1) Exterior: Doors 2) Interior: Windows
Front door
No 6" step-up from exterior. This is recommended to minimize any snow or moisture making it's way into the interior or structure of the
house. Any penetration of the house structure such as windows and doors are vulnerable to premature deterioration and rot if there is
moisture intrusion. Since it is not practical to easily correct this situation, recommend that all snow, moisture or moist debris be kept away
from the area at all times.
Mechanical damage. Paint needed to prevent rusting. Penetrations should be sealed to prevent moisture intrusion.
It appeared as though a storm door was once installed as some hardware is still present. Currently missing.
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Back door
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No 6" step-up from exterior. This is recommended to minimize any snow or moisture making it's way into the interior or structure of the
house. Any penetration of the house structure such as windows and doors are vulnerable to premature deterioration and rot if there is
moisture intrusion. Since it is not practical to easily correct this situation, recommend that all snow, moisture or moist debris be kept away
from the area at all times.
Security: Hinges on exterior side of door, this is a security concern as the pins can be easily and quickly removed to gain entry. Recommend
contacting a door specialist for advice on how best to remedy the situation.
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Attached deck
Columns: Multiple wood columns supporting the main beams of the deck were not well secured to the beam at the top and some did not
have full bearing. It appeared that the concrete piers were not resting on proper footings which can lead to settlement and/or frost heaving
resulting a deck which is not level and possible collapse. In addition, the wood columns were in direct contact with the concrete piers which
can lead to premature deterioration and rot.
No flashing was observed on the ledger board, this is a common defect. The purpose of the flashing is to direct any water down, and over the
ledger board so that it does not get between the ledger board and the structure of the home where it can lead to water damage and rot.
Concealed damage to both the ledger board and house structure is possible, both now and in the future. Since this defect can be quite difficult
to correct, I recommend close regular monitoring of the situation and adding the required flashing when the deck is rebuilt or repaired in the
future.
The stairs leading to the main entrance on the West side of the house did not appear to be adequately attached to the deck structure nor
were they attached to the structure of the house nor did they have adequate / any footings at grade level. This is a safety hazard and
collapse should be expected. Recommend immediate repair. The stairs were 63" wide, when wider than 44", a second hand rail is also
recommended.
The deck on the South side of the house appeared to be over-cantilevered. The joists should not project beyond the supporting beam more
than 1/4 of the horizontal distance before the beam. If enough weight (including persons) is placed on the cantilevered section, leverage can
cause the joists to lift up and out of the joist hangers at the ledger board and bring about deck collapse. This is a safety hazard and I
recommend that the deck be restructured immediately.
Guard rail posts were not adequately attached to deck structure, lag bolts with washers are recommended as a minimum. This is a safety
hazard, recommend repair immediately.
The seating / guard rails at the South West corner of the deck were climbable and present a safety hazard, especially for children who may
climb on the horizontal members and fall off of the deck. recommend a re-design of the guard rail in this area.
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Eaves, soffits & fascias where accessible from ground level
Portion of upper soffit was loose on North wall, concealed damage possible, previous or future entry of vermin, birds etc. is possible.
Recommend immediate repair.
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Grading and surface drainage
Front: Generally away from house however grading and drainage should be improved in the area under the front windows on the garage side.
Water appeared to have been draining towards the garage, recommend re-grading to promote drainage away from the garage and house.
Left: Towards house, grade must slope down and away from the structure at a rate of 1" per foot for 6 feet. This guideline applies if the
adjacent surface is permeable such as grass or gravel. If the surface is non-permeable such as concrete or asphalt, the slope can be decreased
to 1" per four feet for 6 feet. Recommend close monitoring of this area during rainstorms or when accumulated snow starts to melt, water
intrusion into the basement on this side of the house is likely. This situation may be improved by re landscaping the area to aid in drainage
AWAY from the house.
Right: Flat
Rear: Flat
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Window well
The grade sloped towards the basement windows on the East wall, these windows were less than 6" above grade and require window wells.
Steel window wells appear to be present but are not installed correctly. Recommend immediate repair.
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Walkway leading to dwelling entrances
No significant deficiencies were observed at the time of inspection.
Driveway leading to dwelling entrances
Cracked or damaged surfaces, settled, spalling. This can present a trip hazard. If these issues are of concern, the areas will have to be repaired.
Limitations & Exclusions of a Visual Exterior Inspection
As described within this report, the standard contract and the CAHPI Standards of Practice, this was a visual inspection limited in scope by
(but not restricted to) the following conditions:
•
Snow covering such things as walkways, driveways, decks, balconies, patios, grading/landscaping, exterior/retaining walls, etc.
•
Where continuously vented soffit is installed over pre-existing soffit, the presence of ventilation behind was not determined
•
Only a representative amount of caulking was inspected on each exterior wall. Caulking at doors, windows and at any other
penetration in the exterior cladding should be considered a yearly maintenance item to be carefully monitored.
•
Any security bars and their operating/release/opening mechanisms, whether interior or exterior, were not operated or evaluated
•
Any exterior low voltage or accent type lighting systems were not inspected
•
Asbestos may be present in many building products & materials, please refer to the CMHC document at
www.strandhi.com/library/cmhc_asbestos_62029.pdf. Environmental consultants can assist if this is a concern
•
Moisture problems may result in visible or concealed mold growth, please refer to the CMHC document at
www.strandhi.com/library/cmhc_mold_66170.pdf. Environmental consultants can assist if this is a concern
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•
•
Geotechnical/geological/hydrological conditions not inspected/considered
Refer to ASHI/CAHPI Standards of Practice sections 4.2, 13.1 & 13.2
- Informational LOT GRADING:
It is difficult to overemphasize the importance of lot grading. Where houses have basements, wet basements are the most common complaint that home inspectors hear. When
surface water is drained away from the building there are fewer water problems in crawlspaces and basements and much less risk of deterioration to the foundations due to
hydrostatic or frost pressures. Ground sloping toward a building funnels water from rain or melting snow against the building and may cause considerable damage. As with
downspouts, the general rule for lot grading at a foundation wall is down and away 1 inch per foot for six feet.
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SECURITY:
Understanding basic home security 'best practices' could mean the difference between keeping your home safe and becoming the victim of a break-in. Knowing about a burglar's
three worst enemies; Light, Time and Noise can help you protect your home from crime. A burglar won't find your home an "easy mark" if he's forced to work in the light, if he
has to take a lot of time breaking in or if he can't work quietly. Trim trees and shrubs away from your doors and windows, place alarm company stickers or signs on/near entry
points which are secluded. A prominent security company sign at both the front and rear entrances is a very good idea (whether you choose to invest in a security system or not).
Are any of your valuables easy to see from outside? Lock your home, even if you go out only for a short time, many burglars just walk in through an unlocked door, attached
garage or open window. Older horizontal slider type windows are easy to defeat, a piece of wood dowling can be laid in the lower track to prevent the window from being slid
open from the outside, make sure the locking hardware is functioning correctly. All entry doors should have a deadbolt and the striker plates should use screws which penetrate
through the door jamb and into the structure of the house ie. the wall stud. Exterior doors should be equipped with a peep hole so that you can identify a visitor before deciding
to open the door. When you are away for a while, arrange for your mail to be picked up, grass to be mowed, walks shoveled and put some interior lights and radios on timers to
give your home that "lived in" appearance. The choice to carry insurance on the contents of your home is also up to you. The CMHC (Canada Mortgage and Housing
Corporation) website is a great resource for home security information as well as a multitude of other topics. www.cmhc.gc.ca
For important information regarding security bars, please read the "Means of egress" informational portion of the report in the Interior section.
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CAHPI / ASHI Standards Of Practice...
5.1 The inspector shall:
A. inspect:
1. the roof covering.
2. the roof drainage systems.
3. the flashings.
4. the skylights, chimneys, and roof penetrations.
B. 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.
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Roof System Description
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Roof covering
Asphalt shingles
Roof drainage systems
Eavestroughs: Aluminum
Downspouts: Aluminum, discharge above grade
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Method(s) used to inspect the roof
Ladder at edge and binoculars from ground
Roof System Observations and Recommendations
Roof covering(s)
Most of the roof surface was covered with snow and not visible for inspection. No significant deficiencies were observed at the time of
inspection. Recommend that a roof inspection be performed as soon as the roof becomes accessible.
Roof drainage systems
The eavestrough on the East side of the house was serviced by only one downspout which may prove to be inadequate. One downspout is
recommended for each 40' length of eavestrough. One 2"x3" downspout can effectively drain ~600 sq. ft. of roof area. Based upon these two
guidelines, the situation is marginal on both the East and West sides of the house. Recommend monitoring the situation during periods of rain
or snow melt for signs of eavestrough overflow which can cause moisture intrusion into the roof and wall structures leading to premature
deterioration and rot. Concealed damage is possible but not confirmed.
The eavestrough on the West side of the house had a reverse slope which will not allow the water drained from the roof to make it into the
downspout on the South end. Recommend re-sloping the eavestrough to ensure than is slopes 1" for every 17' of horizontal run towards the
downspout. Also recommend that the eavestrough on the East side of the home be evaluated for a similar situation.
Half of the entire roofs water drainage was being discharged onto the ground directly at the foundation wall on the SE corner of the house.
This situation is very likely to result in water intrusion through the foundation and into the basement. Recommend adding a downspout
extension to direct the water a minimum of 6 feet, down and away from the foundation.
Roof drainage water was being discharged onto the ground directly at the foundation wall at the front of the house. This situation is likely
what caused the current deterioration of the foundation is this area. Recommend adding a downspout extension to direct the water a
minimum of 6 feet, down and away from the foundation.
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Metal chimney flashings
Unable to inspect due to snow cover. Recommend that the area(s) be inspected for any deficiencies as soon as they become accessible.
Pipe/stack flashings
Unable to inspect due to snow cover. Recommend that the area(s) be inspected for any deficiencies as soon as they become accessible.
Roof/sidewall flashings
Inspection limited by snow cover. No significant deficiencies were observed at the time of inspection. Recommend that the area(s) be
inspected for any deficiencies as soon as they become accessible.
Ridge/hip flashings
Unable to inspect due to snow cover. Recommend that the area(s) be inspected for any deficiencies as soon as they become accessible.
Drip edge flashings
No significant deficiencies were observed at the time of inspection.
Attic vent/flashings
Unable to inspect due to snow cover. Recommend that the area(s) be inspected for any deficiencies as soon as they become accessible.
Exhaust vent/flashings
Unable to inspect due to snow cover. Recommend that the area(s) be inspected for any deficiencies as soon as they become accessible.
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Limitations & Exclusions of a Visual Roof System Inspection
As described within this report, the standard contract and the CAHPI Standards of Practice, this was a visual inspection limited in scope by
(but not restricted to) the following conditions:
•
Inspection of the roof(s) and flashings were limited to visible sections which were not covered by snow/ice
•
Client's representative requested that the roof not be walked on
•
Not the entire underside of the roof sheathing was inspected for evidence of leaks.
•
Evidence of current or prior leaks may have been disguised by interior finishes.
•
Refer to ASHI/CAHPI Standards of Practice sections 5.2, 13.1 & 13.2
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- Informational -
EAVESTROUGHS & DOWNSPOUTS:
Eavestroughs should be cleaned out at least once per year, more often if there are adjacent trees dropping leaves/needles/twigs. Downspouts must be kept clear and extend at
least 6 feet down & away from the house at a rate of 1 inch per foot (total of a 6 inch drop at 6 feet away). These simple maintenance steps can help to prevent such things as
water/dampness in the basement/crawlspace and rot/water damage to the structure of the house.
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CAHPI / ASHI Standards Of Practice...
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.
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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 sprinkler systems.
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.
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Plumbing System Description
Water supply piping material(s)
Service to house: Plastic
Piping in house: Copper, plastic
Drain, waste & vent piping material(s)
Observed materials included: Plastic
Water heating equipment including the energy source
Energy source: Natural gas
Type: Conventional
BTU's: Not determined as data plate was not found
Tank capacity: Not determined as data plate was not found
Location of main water shut-off valve
Basement utility room
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Location of main fuel shut-off valve
Exterior South wall
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Plumbing System Observations and Recommendations
Permits
Due to the various deficiencies observed, recommend contacting the governing municipal authority to verify that this house and any
renovations since original construction, have passed the required plumbing and gas inspection(s).
Interior water supply & distribution systems
No significant deficiencies were observed at the time of inspection.
All fixtures & faucets
The shower stall in the upstairs master bedroom en-suite leaked. Poor caulking and grout work throughout. Recommend immediate repair to
prevent future water intrusion into the flooring and structure. Possible concealed water damage is possible although the area is visible from
underneath and appeared to be dry at the time of inspection.
The shower stall in the downstairs bathroom leaked. Poor caulking and grout work throughout. Recommend immediate repair.
No access panel to the whirlpool bath mechanical systems was located, this made a visual inspection impossible and will make any future
maintenance or repairs invasive and extremely difficult. Recommend that the area be made accessible and the system be inspected for any
deficiencies.
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Drain, waste & vent systems including all fixtures
An air admittance valve was observed in the basement utility room behind the furnace ducting. These types of valves are generally not good
practice and may not be permitted by the governing municipal authority. These types of valves may not allow proper drainage of plumbing
fixtures within the home although drainage appeared to be functional at all fixtures at the time of inspection. The governing municipal
authority can be contacted for guidance regarding this situation and to ensure that this house and any renovations since original construction
have passed the required plumbing and gas inspection(s).
There was what appeared to be a plumbing vent stack located on the West side of the roof over the kitchen area. The stack did not protrude
far enough above the roof and was vulnerable to closure by snowfall. This can affect the ability of some plumbing fixtures to drain properly
and also prevent the venting of sewer gases to the exterior of the home. Recommend that the situation be corrected.
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Water heating equipment
No significant deficiencies were observed at the time of inspection.
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Vent systems, flues & chimneys
A copper water pipe was in direct contact with a galvanized steel vent pipe on the water heater. Contact between dis-similar metals may
result in corrosion and leakage of water and/or exhaust gases into the interior of the home. Recommend immediate repair.
Any chimneys associated with the water heating equipment are covered in the Heating System section
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Fuel storage & fuel distribution systems
No significant deficiencies were observed at the time of inspection.
Limitations & Exclusions of a Visual Plumbing System Inspection
As described within this report, the standard contract and the CAHPI Standards of Practice, this was a visual inspection limited in scope by
(but not restricted to) the following conditions:
•
Much of the plumbing piping and many components were concealed which limited the inspection to only visible plumbing
•
Underground storage tanks were not identified or inspected during the inspection as per the ASHI/CAHPI Standards of practice
•
Shut-off/isolation/safety valves were not operated during the inspection. These valves are rarely operated by homeowners and
problems such as leaks are common when they are turned on/off by an inspector.
•
Outside hose bibs are not operated or tested when outside temperatures are at or below freezing.
•
Drains on exterior of house or inside garage(s) were not tested
•
Water quality, potability or reliability of the water supply or source was not determined
•
Private water supply, pumps and treatment systems were not identified or inspected. Recommend a separate inspection be
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Page 38 of 59
•
•
•
•
•
performed by a specialist.
Private sewer/septic systems were not identified or inspected. Recommend a separate inspection be performed by a specialist.
No determination was made in regards to whether there was sufficient clean-outs for easy or effective cleaning of drain/waste/vent
piping/systems
Water softening or filtering systems, well pumps, water storage, safety or isolation valves and lawn or fire sprinkler systems were
not considered or inspected
The presence or absence of Poly-B (polybutylene) plumbing and it's condition was not determined
Refer to ASHI/CAHPI Standards of Practice sections 6.2, 13.1 & 13.2
- Informational -
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WATER QUALITY:
We recommend that a qualified person be consulted to test the potability, quality and quantity of the water supply to all homes drawing water from private wells or rural water
supplies. These are not determined as part of our inspection services.
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WATER TEMPERATURE:
Scalding is a serious concern with any heated water supply. Human skin burns very quickly at 140ºF, lower temperatures can still cause burns if the exposure times are
sufficient. Older people and children suffer more serious burns and are more susceptible to burns at a given temperature and in a shorter exposure time. People with disabilities
can also be at a greater risk if their reaction times are slower. Safety and energy conservation are key factors to be considered when selecting the water temperature setting of
the water heater's thermostat. The lower the temperature, the greater the safety and savings in energy cost. The U.S. Consumer Product Safety Commission and the plumbing
industry have published a voluntary standard which states that the maximum allowable temperature at the water outlet to the bathing area should be 120ºF. Dishwashers clean
more effectively with a higher water temperature and most have integral electric heating elements to achieve this.
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OUTDOOR HOSE BIBS (Sillcocks):
Any time the outdoor temperature falls below 0ºC, you should remove and drain any garden hose(s) from the hose bib(s) on the exterior of the house. If you leave a garden hose
connected, any water inside could freeze and damage the hose. MORE IMPORTANTLY; After you have removed all hoses from the outside hose bib(s), you should find the
isolation valve for each hose bib and turn it/them off. An isolation valve makes it possible to cut the flow of water to the outside hose bib and should be somewhere within the
warm interior of the house, usually within a few feet of the exterior hose bib. Once you have removed/drained any garden hoses and shut off the isolation valve(s), you will want
to leave the outdoor hose bib(s) open. If these steps are not followed it is quite possible that the water left trapped between a closed outside hose bib and an interior isolation
valve will freeze, expand and burst the pipe. The result can be flooding in the interior of the house! An alternate style of outside hose bib is available which may not require a
separate isolation valve, these are called 'frost-free taps'. This design is much less likely to freeze because the valve mechanism shuts off the flow of water inside the building
where it is not subject to the freezing outdoor temperature. Attached hoses must still be removed so that any trapped water can freely drain out.
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GARBARATORS:
Food waste grinders (also known as garbarators, garbage disposals or disposers) are designed to grind foods including bones, into small-sized bits that can flow through the
drainage piping. Using them to dispose of fibrous and stringy foods such as corn husks, celery, banana skins and onions is not recommended because fibers tend to pass by the
grinder teeth, move into the drain pipe, and cause drains to clog. Water must be supplied to the grinder to assist during its operation in transporting waste. The water flushes the
grinder chamber and carries the waste down the drain pipe. Blockage may result if the grinder is used without running the water during operation.
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CAHPI / ASHI Standards Of Practice...
7.1 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.
3. the wiring methods.
C. report:
1. on the presence of solid conductor aluminum branch circuit wiring.
2. on the absence of smoke detectors.
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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.
B. measure amperage, voltage, or impedance.
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Electrical System Description
Main service from utility
The electrical service cable from the utility to the house appeared to be copper and was run underground. When the wires enter the
house underground, they are referred to as service laterals and are not visible for inspection
Main service amperage rating
The electrical service size from the utility to the house appeared to be 100 amps. This is a common service size and is adequate for most
modern lifestyles in a typical 1600 sq. ft. three-bedroom, two-story house. It may not be large enough if the house has many occupants,
electric heat, and many electrical appliances, including central air conditioning, electric stove, electric clothes dryer and electric water heater.
Large saunas, jacuzzi type spas and electric swimming pool heaters may also result in a need for a larger service than 100-amps. If there is a
large garage, workshop, pottery kilns, or some other craft that requires considerable electricity, 100-amps may also be insufficient
Main service voltage
The voltage supplied from the utility to the house appeared to be 120/240 volts AC (Alternating Current), this is by far the most common
voltage delivered to detached & semi detached residential buildings
Location of the main disconnect
The main electrical disconnect was located in the basement utility room
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Type of main disconnect
This house was equipped with a combination panel which included both the 100 amp main breaker and a distribution panel in one cabinet.
The combination panel is typically the point within the house where the service entrance conductors from the utility are connected, think of
it as where your house is plugged into the power grid. It also provides a means of "turning off" your entire house with one switch. The
distribution part of this panel allows the electricity to be distributed to other sub-panels, switches, receptacles, appliances etc. Individual
circuits must be protected by fuses or breakers which are correctly sized for the circuit wiring.
Location of sub-panel
There did not appear to be any sub-panels in this house as none were located. Please be aware that sub-panels can be well hidden or
disguised and subsequently not be located in the course of a house inspection
Wiring Methods
Over current protection devices observed at the panel: Circuit breakers which can be reset if tripped and GFCI (Ground Fault Circuit
Interrupter) breakers.
Wiring type(s) observed at the panel: Non-metallic sheathed cable
Wiring type(s) observed in other areas of the house: Non-metallic sheathed cable, armored cable
Report on
Smoke detectors
Smoke detectors were located in the home but were not tested and also not evaluated for proper location. Be aware that not all types of
smoke detectors are permanently installed and could be removed before you take possession of the house. Some smoke detectors may be
interconnected with alarm systems which are not part of a house inspection. Recommend that smoke detectors be present be on
every floor level of a home, and should be near all sleeping areas. Interconnecting detectors is a good idea (and usually
required in homes with separate suites), but can be expensive to do in an existing home. Maintenance and testing of these
safety devices is extremely important
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Electrical System Observations and Recommendations
Service drop
The electrical service cable from the utility to the house was underground, they are referred to as service laterals and are not visible for
inspection
Service entrance conductors, cables & raceways
No significant deficiencies were observed at the time of inspection.
Service equipment & main disconnects
No significant deficiencies were observed at the time of inspection.
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Service grounding
The natural gas piping did not appear to be bonded to the earth grounding system, this may also leave the HVAC ducting and furnace cabinet
ungrounded. Some governing municipal authorities require that the gas piping be bonded to ground, they can be contacted for guidance in
regards to this situation.
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Combination panel
There appeared to be one GFCI (Ground Fault Circuit Interrupter) which was not the same brand as the panel and is also tripped or in the
off position.
There appeared to be one or more multi-wire or 240VAC circuits (red & black wires) fed by 2 single pole breakers which are not
mechanically linked together. This allows one breaker to be turned off, leaving the other one on which can be a safety hazard for anyone
working on the circuit who expects the power to be off.
There are connection(s)/marrette(s) inside the panel and sheathing not removed from conductors, which is not best practice, and may
indicate that un-professional work has been carried out. Recommend that a qualified electrician be consulted to further evaluate these
potential deficiencies.
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Conductors
There were 2 conductors present in the basement which were energized/live. This is a life safety issue and must be corrected immediately.
Recommend that a qualified electrician be brought in to correct the situations and inspect the entire house for similar deficiencies.
There were conductors which are not well secured, every 5' and at changes in direction, throughout the visible areas of the house. This is
poor practice and an indication of poor and unprofessional electrical work. Recommend that a qualified electrician be brought in to correct
the situations and inspect the entire house for similar deficiencies.
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Lighting fixtures
No significant deficiencies were observed at the time of inspection. Some fixtures had not yet been installed in the basement which appeared
to be in the midst of development.
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Switches
No significant deficiencies were observed at the time of inspection. Some switches had not yet been installed in the basement which appeared
to be in the midst of development.
Receptacles
Multiple receptacles (or device boxes) appeared to be quite loose over the kitchen countertops. These receptacles were not tested as there
was the risk of a short circuit due to the looseness. This is a safety hazard, recommend that a qualified electrician be brought in to correct the
deficiency and evaluate all other areas of the electrical system.
Multiple receptacles on the exterior of the house were found to be inoperative, this may have been due to the GFCI circuit breaker in the
combination panel which was tripped/off. Some receptacles had not yet been installed in the basement which appeared to be in the midst of
development.
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Ground fault circuit interrupters
The kitchen counter and/or exterior and/or whirlpool bath receptacle(s) did not all appear to have GFCI protection. A ground fault circuit
interrupter (GFCI) is an electrical device which protects people by detecting potentially hazardous ground faults and quickly disconnecting
power from the circuit. They are typically installed in most new construction where the presence of water can be anticipated. The upstairs
bathroom has a GFCI receptacle which appears to be defective as it does not trip when the test button is pressed. Recommend that all GFCI
receptacles or breakers be evaluated and installed in all appropriate locations by a qualified electrician.
Limitations & Exclusions of a Visual Electrical System Inspection
As described within this report, the standard contract and the CAHPI Standards of Practice, this was a visual inspection limited in scope by
(but not restricted to) the following conditions:
•
The grounding electrode conductor was not completely visible/accessible for inspection
•
Only a representative sampling of receptacles, switches and light fixtures were tested
•
Main disconnect covers/fuse blocks are generally not removed as this can be extremely dangerous to do when the service is
energized
•
Positive identification of the house service amperage rating is not usually possible. The determination made in this report is based
upon the rating of the installed main breaker/fuse(s) but this is not a fool-proof method. The most accurate method is to
measure/identify the wire gauge of the service entrance conductors but in most cases this is very difficult as normally there is no
bare wire exposed to measure and it is extremely dangerous to attempt when the circuit is energized
•
Many of the electrical components were concealed and not visible during the inspection
•
Concealed wiring limited the inspection to only visible wiring. The presence of aluminum or knob and tube wiring in walls/floors or
other concealed areas was not determined
•
Labeling of electric circuit locations were not checked for accuracy on any panels
•
Alarms, telephone, coax cable, audio, intercoms, networking, home automation, low voltage systems, roof de-icing tapes etc. were
not inspected
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•
Refer to ASHI/CAHPI Standards of Practice sections 7.2, 13.1 & 13.2
- Informational GROUND FAULT CIRCUIT INTERRUPTERS (GFCI):
These are the special outlets with the 'test' and 'reset' buttons (often black and red). On new construction they are installed in potentially wet locations such as bath/washrooms,
over kitchen/wet bar countertops, exterior locations less than 8' from grade level etc. Standard receptacles are also afforded GFCI protection if they are in the same circuit and
have been wired downstream of a GFCI receptacle. If a receptacle does not appear functional, try pressing the 'reset' button of a GFCI which is in close proximity. Some
hard-wired (not plugged in) electrical appliances such as whirlpool tubs, jacuzzi/spas, swimming pool equipment etc. are fed with a circuit protected by a GFCI breaker which is
located in the main electrical panel, these breakers have similar 'test' and 'reset' buttons. Appliances with induction type motors such as fridge, freezer, garage door openers etc.
fed by GFCI protected circuits can cause nuisance tripping.
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ARC FAULT CIRCUIT INTERRUPTERS (AFCI):
These are special circuit breakers installed in the main electrical panel which detect arcing and help protect against fire hazards. On new construction they are used to feed the
bedroom electrical circuits to help prevent fire caused by arcing at outlets and switches.
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SURGE SUPPRESSORS:
Whole house surge protectors/suppressors claim to stop invisible voltage spikes or surges from harming electronics or appliances in the house, these power spikes/surges can be
caused by a blown transformer, downed power lines, lightning, electric power grid switching, etc. These devices are designed to protect sensitive electronic appliances from
potentially damaging electrical surges which can travel from the utility power lines into the house circuits. They can be installed in or near the main electrical panel and,
depending upon the design/model, protect all of the circuits in the house.
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CAHPI / ASHI Standards Of Practice...
8.1 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.
B. determine heat supply adequacy or distribution balance.
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Heating System Description
Energy source
Natural gas
Heating method by its distinguishing characteristics
Type: Forced air furnace with air to air heat exchanger
Efficiency: Mid
Capacity: 110,000 Btu's
Age: Year built: 2002
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Heating System Observations and Recommendations
Thermostat
No significant deficiencies were observed at the time of inspection.
Air filter
No significant deficiencies were observed at the time of inspection. Filter size was 25" X 20" X 1"
Blower
No significant deficiencies were observed at the time of inspection.
Gas forced air furnace
No significant deficiencies were observed at the time of inspection.
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Forced air supply ducts
No significant deficiencies were observed at the time of inspection.
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Forced air supply registers
No significant deficiencies were observed at the time of inspection.
Forced air return ducts
No significant deficiencies were observed at the time of inspection.
Vent systems & flues
No significant deficiencies were observed at the time of inspection.
Chimney
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Masonry: This house appeared to have had a fireplace in the basement at one time and the masonry chimney has since been abandoned. It
appeared as though the section above the chimney's foundation was removed and the remaining foundation capped with a piece of plywood
and plastic sheeting. This situation may be inappropriate and could lead to moisture intrusion into the interior of the home. Recommend that
an exterior contractor be consulted for an inspection and recommendation.
Metal chimney: Most of the exterior and all of the interior of the metal chimney is concealed and not visible for inspection. There is
mechanical damage to the rain cap on the metal chimney. A close visual inspection was not possible as access to the roof was prevented by
snow cover. Recommend an inspection be conducted when the area is made accessible.
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Limitations & Exclusions of a Visual Heating System Inspection
As described within this report, the standard contract and the CAHPI Standards of Practice, this was a visual inspection limited in scope by
(but not restricted to) the following conditions:
•
Sections of chimneys and vents concealed by structural components and/or finished surfaces were not visible for inspection
•
Interiors of chimney/flue/liner were not visible for inspection
•
Asbestos may be present in many building products & materials, please refer to the CMHC document at
www.strandhi.com/library/cmhc_asbestos_62029.pdf. Environmental consultants can assist if this is a concern
•
Underground storage tanks/supply lines were not identified or inspected during a the inspection as per the ASHI/CAHPI Standards
of Practice
•
Electric radiant heating panels were not identified or inspected. Recommend that a qualified person be consulted regarding the
safety of any panels present in the home
•
Refer to ASHI/CAHPI Standards of Practice sections 8.2, 13.1 & 13.2
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- Informational -
FURNACE FILTERS:
All central forced air heating and cooling systems should have air filtration installed in the path of the air that re-enters the system through the return duct, plenum or grilles.
There is a wide variety of air filters available including disposable fiberglass and paper, washable, electrostatic, HEPA (High Efficiency Particulate Air) and electronic. Proper
maintenance of the air filter(s) is very important for the efficiency and longevity of the furnace and A/C system and contributes to good indoor air quality. A disposable air filter
should be checked every month and replaced when dirty. Electronic air cleaners or other filters that are designed to collect dust for health reasons need even more attention than
standard filters because they get dirty quicker. Electronic air cleaners are sometimes cleaned by removing their core and metal pre-filter and washing them in the automatic
dishwasher or with a hose outside, check the owners manual for the correct procedure. Clean or replace other specialty filters according to the manufacturer's instructions
packaged with the filter. Things which can help promote good indoor air quality inside your house include: Removing shoes when indoors. Not smoking inside the house. Not
allowing pets indoors. Installing hard surface floors such as vinyl, tile, or wood rather than carpet in high-traffic areas of the house. Improving the air-tightness of your house to
reduce outdoor dust (as well as save energy) by installing/repairing weather-stripping and sealing air leaks in walls, floors, and ceilings. Invest in a HEPA vacuum cleaner rather
than a standard vacuum cleaner, so that you don't redistribute dust when vacuuming. Ensure than any central vacuums are vented to the exterior of the house.
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ANNUAL FURNACE SERVICE:
We recommend that all fuel burning appliances such as furnaces, hot water heaters, boilers etc. be inspected by a qualified person after taking possession of your home and on
an annual basis thereafter. The utility company providing your fuel (ATCO, Enmax etc.) is a good place to start as some may offer this service for a reduced rate or even free of
charge.
WALL THERMOSTATS / BATTERIES:
There are two basic types of wall thermostats, the older coil (or bi-metallic ) type and the newer digital (or set-back/programmable) type. One of the most noticeable features of
any home is the heating and cooling system, it is what keeps you comfortable and it can also be a major utility expense. If you have an older wall thermostat, consider upgrading
to the newer digital type. The big advantage is the ability to have the thermostat vary the home's temperature based upon your lifestyle and comfort needs. You can for example
program the thermostat to automatically reduce the heating/cooling at night (or during a workday when you are not home) and then go back to the normal setting just before
you wake up or return home. Virtually all older thermostats can be easily upgraded but sometimes the new digital thermostat will have to rely on it's own internal batteries for
power, this is because the older coil type thermostats did not require power to operate and the house may not be equipped with power wires at the thermostat's current location.
The concern is that if you let the batteries in your thermostat go dead the home will have no heat, not a good situation if you happen to have left on a 2 week vacation! Be sure
to check or change the batteries before leaving the home unattended for a period of time.
UNDERCUTTING DOORS:
You can not blow air into a bottle... A forced air furnace in a home is blowing air into each room of the house via supply ducts, this air must displace an equal amount of air
which eventually makes it's way back into the furnace via 'return ducts'. Although every room should have a supply duct, not every room has a return duct. In fact it is common
for only one return duct to be present on each floor, typically in a central location. If a room is isolated, say by closing the door, that room may not be properly conditioned
(heated or cooled) adequately because the displaced air in the room can not find it's way into a return duct. Another important consideration is any room with an exhaust fan
such as a bathroom with a shower & fan, or a laundry room with a clothes dryer. If the fan is exhausting air to the exterior of the house, where is the exhausted air coming
from? If an operating clothes dryer is located in a small room along with a fuel burning furnace and hot water heater, the danger is that the exhaust products from the furnace
and water heater will not properly rise up into their respective vents/chimney, and instead be drawn into the house due to the suction of the clothes dryer fan. This can be a very
dangerous situation (refer to the carbon monoxide information in the Interior section). One solution is to install a grill / grate between the room in question and the space where
the existing return duct is located, these can be installed in a wall or door. If this is impractical or undesirable an alternative may be to undercut the bottom of the door allowing
air to more freely flow between spaces. A fire rated door (eg. attached garage) or any door equipped with weather stripping should not be modified. We recommend that a
qualified person with knowledge of ventilation be consulted if any of these issues are of concern, more detailed information can also be viewed at
www.strandhi.com/library/return_ducts.pdf
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CAHPI / ASHI Standards Of Practice...
10.1 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.
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Interior Observations and Recommendations
Walls
No significant deficiencies were observed at the time of inspection.
Ceilings
No significant deficiencies were observed at the time of inspection.
Floors
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Squeaks were noted throughout the main floor of the house but were more pronounced on the main stairway, and stairs leading to the
sunken living room. Squeaks are often caused by the movement between the subfloor and floor joists and/or their associated fasteners.
Newer construction techniques include bonding the subfloor plywood/OSB to the top of the joists with construction adhesive and the use of
screws instead of nails. Floor squeaks are normally just an annoyance to the occupants rather than a deficiency and can be remedied, although
often times the flooring, carpets etc must be removed to affect the repairs.
Steps & Stairways
The upper bearing of the stair stringers on the first floor structure is questionable and may be inadequate. The construction of the stair
landing support structure is also questionable and may be inadequate. Recommend that a structural specialist be consulted for an evaluation of
this situation. Squeaking was noted in the staircase, this is not unusual in an older house and may prove to only be an annoyance for the
occupants. Recommend that the source of the squeaks be identified and corrected if/when the finishing material on the stairs is replaced
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Page 48 of 59
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Guard Rails
Loose/weak newel post at top of stairs, this is a safety hazard. It may not be sufficient to stop a person who falls against it from falling down
the stairs. Recommend re-securing / repair.
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Handrails
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Loose/weak newel post at landing, this is a safety hazard. It may not be sufficient to stop a person who falls against it from falling down the
stairs. Recommend re-securing / repair.
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Page 50 of 59
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Countertops
The laminate on the kitchen counter top was not well adhered to the substrate. Recommend repair.
The countertop in the downstairs bathroom was not well attached to the base cabinet. Recommend repair.
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Page 51 of 59
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Installed cabinets
Worn. Two doors were noted to not close completely. Recommend repair at occupants discretion.
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Basements / Crawlspaces
No significant deficiencies were observed at the time of inspection.
Interior doors
No significant deficiencies were observed at the time of inspection.
Windows
All inspected windows appeared to be poorly installed as evidenced by the cracking of the exterior stucco in the corners. Flashing was also
poor in areas and no caulking was visible between the stucco and the windows. Poor window installation can lead to water intrusion and
subsequent premature deterioration and rot of the exterior sheathing & structural components. Recommend that a qualified exterior cladding
contractor evaluate the situation and make recommendations.
Three windows on the main floor were found to be inoperable, it is possible that they were frozen shut, but this could not be confirmed.
Windows in the basement were found to be inoperable, they appeared to be sealed shut with paint. Inoperable windows impair an occupants
ability to ventilate the adjacent space and also would prevent any possible escape during any emergency. Recommend repair.
The North West corner of the basement appeared to be framed for a bedroom as there was a closet area. The window in this room did not
provide an adequate means of egress to the exterior of the house and would be a serious safety hazard if indeed this room will be used to
sleep in. Recommend that this area never be slept in until an adequate means of egress is provided for the area.
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Garage door(s)
Please refer to section 14, the garage portion of the report
Garage door operator(s)
Please refer to section 14, the garage portion of the report
Limitations & Exclusions of a Visual Interior Inspection
As described within this report, the standard contract and the CAHPI Standards of Practice, this was a visual inspection limited in scope by
(but not restricted to) the following conditions:
•
The absence or presence of safety type glass was not determined
•
Carbon monoxide and smoke detectors were not tested or evaluated for proper operation or location
•
Asbestos may be present in many building products & materials, please refer to the CMHC document at
www.strandhi.com/library/cmhc_asbestos_62029.pdf. Environmental consultants can assist if this is a concern
•
Moisture problems may result in visible or concealed mold growth, please refer to the CMHC document at
www.strandhi.com/library/cmhc_mold_66170.pdf. Environmental consultants can assist if this is a concern
•
Alarms, telephone, coax cable, audio, intercoms, networking, home automation, low voltage systems etc. were not inspected
•
Security bars and their operating/release/opening mechanisms, whether interior or exterior, were not operated or evaluated
•
Refer to ASHI/CAHPI Standards of Practice sections 10.2, 13.1 & 13.2
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- Informational SMOKE DETECTORS:
Smoke detectors protect people by notifying them of fire in the home, especially when people are sleeping. They usually provide an audible alarm, and some have a visual alarm
consisting of a flashing light. Many authorities recommend that battery powered smoke detectors have the battery replaced every year, some units emit a loud chirping sound
every few seconds when the battery is low. Many authorities insist on smoke detectors powered by the house electrical system. Some detectors operate on house power but have
battery backup systems. The thinking is that a fire, especially if it's electrical, may cut power to the detector before it can sound an alarm. Many jurisdictions call for smoke
detectors to be interconnected, so if one senses smoke, all will sound an alarm. This desirable arrangement is typically only found on newer homes. Recommend that
smoke detectors be present be on every floor level of a home, and should be near all sleeping areas. Interconnecting detectors is a good idea (and usually
required in homes with separate suites), but can be expensive to do in an existing home. Maintenance and testing of these safety devices is extremely important,
battery operated units should be tested weekly while hard wired systems should be tested monthly.
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CARBON MONOXIDE DETECTORS:
Carbon monoxide is a colorless, odorless gas. It is a by-product of incomplete combustion from fuel burning appliances such as a furnace or hot water heater. When you inhale
carbon monoxide, it gets absorbed into your body the same way that oxygen does. It replaces the oxygen on the hemoglobin in your blood which deprives your body of oxygen.
The result is an increased heart rate as your heart tries to get more oxygen to your brain and other vital organs. The symptoms of long term exposure to low concentrations are
slight headaches, fatigue and shortness of breath with only moderate exertion. Continued exposure or high concentrations can result in severe headaches, breathing difficulties,
dizziness, confusion, cardiac trauma, brain damage and ultimately, death. To help reduce the risk of exposure to carbon monoxide, fuel burning appliances should be
inspected annually by a qualified technician. Recommend that Carbon monoxide detectors be installed near sleeping areas, they can also be installed on or near the
ceiling in each room where there is a fuel burning appliance. Much like smoke detectors, carbon monoxide detectors can be wired directly into the homes electrical system or
they can be battery operated. Also, like smoke detectors, battery operated units should be tested weekly while hard wired systems should be tested monthly.
If a CO detector does go off, immediately open doors and windows to ventilate the house. Call the fire department and evacuate everyone from the house. Remember that
because carbon monoxide is colorless and odorless, never ignore an alarm even if you feel no adverse symptoms.
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MEANS OF EGRESS:
DEFINITION: "A continuous path of travel provided for the escape of occupants from a structure". During an emergency, time is of great importance. Nothing should prevent a
person from opening a window as quickly as possible. The use of tools, keys or special knowledge to open a window may involve too much time, not to mention that it may have
to be done in the dark under duress. Window bars on the exterior of a bedroom window should be considered a significant safety concern, interior bars should be easy to open or
remove by any person quickly and without instructions. A room can be considered a bedroom if it has a closet or if anyone will sleep in it, a window of sufficient size must be
provided and should be close enough to the floor so that any occupant could exit. Windows and window wells below grade must be large enough to allow an occupant to easily
escape.
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FIRE SAFETY:
Type ABC fire extinguishers are highly recommended for vulnerable locations of the property including the kitchen, garage (attached & detached), workshop and laundry/utility
room. Class A extinguishers are for ordinary combustible materials such as paper, wood, cardboard, and most plastics. Class B extinguishers are for flammable or combustible
liquids such as gasoline, kerosene, grease and oil. Class C extinguishers are for electrical equipment, such as appliances, wiring, circuit breakers and receptacles. A combination
type ABC fire extinguisher is suitable for use on all of the afore-mentioned fires, smaller ones are inexpensive and readily available at many retailers. Remember to familiarize
yourself and all other occupants with the operating instructions and location of all the extinguishers on the property. The extinguisher instructions should inform you of any
regular maintenance or checks that should be performed and the interval. Other fire safety considerations can include a family emergency/evacuation plan and escape/rope
ladders for upper story windows.
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CAHPI / ASHI Standards Of Practice...
11.1 The inspector shall:
A. inspect:
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.
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11.2 The inspector is NOT required to:
A. disturb insulation or vapor retarders.
B. determine indoor air quality.
Description - Insulation in unfinished spaces
Basement floor
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None found
Basement exterior wall
The visible wall framing in the East side of the basement was wood 2X4 construction. Visible insulation was glass fiber batts ~3-1/2" deep
providing a ~R12 value. The west side was not visible due to interior/exterior finishes.
First floor exterior wall
Not visible, concealed by interior and exterior finishes.
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Lower (Main) attic
Insulation appeared to be glass fiber batts and was approximately 10" deep. Approximate total R-value was ~R30
Description - Vapor retarders in unfinished spaces
Basement exterior wall
The visible vapor barrier in the East side of the basement was plastic, the west side was not visible due to interior/exterior finishes.
First floor exterior wall
Not visible, concealed by interior and exterior finishes.
Lower (main) attic floor
Not visible, observed areas were covered by insulation
Report on
Absence of insulation in unfinished spaces at conditioned surfaces
There was a small area of the basement utility room which was not insulated on the exterior foundation wall, this could be considered an area
for improvement rather than a deficiency.
Insulation & Ventilation Observations and Recommendations
Insulation in unfinished spaces
There was potential biological material present on the insulation in the NE corner of the basement. Recommend further evaluation by a
qualified mold inspector.
Vapor retarders in unfinished spaces
The vapor retarder in the NE corner of the basement was loose and sagging. There was potential biological material present in this area.
Recommend further evaluation by a qualified mold inspector and repair/replacement of the vapor retarder.
There was no vapor retarder present at the rim joint insulation in the basement. Recommend adding vapor barrier to prevent condensation
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and subsequent rot in these areas.
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Ventilation of attics
No significant deficiencies were observed at the time of inspection.
Ventilation of foundation areas
No significant deficiencies were observed at the time of inspection.
Mechanical ventilation systems
No significant deficiencies were observed at the time of inspection.
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Limitations & Exclusions of a Visual Insulation & Ventilation Inspection
As described within this report, the standard contract and the CAHPI Standards of Practice, this was a visual inspection limited in scope by
(but not restricted to) the following conditions:
•
Where continuously vented soffit was installed over pre-existing soffit, the presence of adequate ventilation behind was not
determined
•
Attic space(s) were not entered and seen only from access hatch(s)
•
Moisture problems may result in visible or concealed mold growth, please refer to the CMHC document at
www.strandhi.com/library/cmhc_mold_66170.pdf. Environmental consultants can assist if this is a concern
•
Asbestos may be present in many building products & materials, please refer to the CMHC document at
www.strandhi.com/library/cmhc_asbestos_62029.pdf. Environmental consultants can assist if this is a concern
•
Finishes (drywall, flooring, etc.) concealed some insulation and vapor retarders
•
Refer to ASHI/CAHPI Standards of Practice sections 11.2, 13.1 & 13.2
- Informational BATHROOM EXHAUST FANS:
The importance of bathroom ventilation fans can not be overstated! The amount of moisture generated in a bathroom with a running shower is considerable and this moisture
must be exhausted to the exterior of the structure at least as quickly as it is created. A fan with a CFM (Cubic Feet per Minute) rating of at least 90 is highly recommended,
most fans installed by home builders do not meet this criteria and are inadequate. If there is any evidence of condensation on the walls or ceiling of your bathroom while/after
showering, consider upgrading your ventilation fan. It is critical that the fan exhausts to the exterior of the house, in some cases the exhaust is routed into the attic space or
under the eaves/soffits of the roof which pumps warm moist air into this otherwise unconditioned space. This ultimately can lead to mould and rotting of the structural
components in the attic space - a very undesirable situation to say the lest! A great fan is of no value if it is not turned on, some designs have an automatic humidity sensor that
will turn the fan on and off when needed. Another good option is replacing the simple on/off fan switch on the wall with an electronic timer switch that can be set to run the fan
for 10/20/30/60 minutes as selected by the user before starting the shower. Be sure to keep both the grille and the fan blades themselves clean, the combination of moist air
and dust really stick well to surfaces and it doesn't take much of a build-up to impair the CFM rating of a fan.
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RH - RELATIVE HUMIDITY:
Warm air is capable of holding more water vapor than cold air, when warm moist air meets colder air, some of the water vapor can condense (turns back into a liquid). This is
the water that you may have seen running down the interior of windows on a cold winters day or on the outside of your cold slurpee on a hot summer day. An inexpensive and
easy-to-use instrument called a hygrometer (sometimes referred to as a humidity sensor or relative humidity indicator) can measure the humidity level in your house and confirm
whether the house has too much or too little humidity. Humidity is normally measured as Relative Humidity expressed as a percentage indicating the amount of moisture in the
air relative to the maximum amount the air can hold at that temperature. To prevent window condensation during the heating season a conservative recommendation for indoor
relative humidity is between 5% and 15%. Relative humidity of up to 40% is acceptable for the cooling season. Humidity can be added to the home with a humidifier and
removed with a dehumidifier. The CMHC website is a great resource for information on this and other topics www.cmhc-schl.gc.ca
WHOLE HOUSE HUMIDIFIERS:
Although humidifiers are not included as part of a CAHPI/ASHI compliant home inspection, some information about these systems may be useful. People feel comfortable with
40% to 60% relative humidity, houses can tolerate this level as well but only in moderate to hot weather. If however the outside temperature is minus 10ºC and the
interior of the house is plus 20ºC, any of the warm interior air (at say 50% relative humidity) which escapes into the wall will get colder. As the air cools, the relative humidity
goes up and when it reaches 100% you get condensation within the walls which can cause mildew, mold and rot, damaging the structure of the home. In
our conservative example, to reach the dew point (100% RH), the point at which the moisture will begin to drop out of the air, the +20ºC air need only be cooled to +9ºC !!
Although newer homes are being built with better products and more attention paid to air movement through the "building envelope", there will always be some air movement.
Humidity inside the home MUST be lowered in the heating season to prevent mildew, mold and rot.
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CAHPI / ASHI Standards Of Practice...
10.1 The inspector shall:
A. inspect:
5. garage doors
5. garage door operators
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Attached Garage Observations and Recommendations
General
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The occupant door leading from the garage to the interior of the house did not completely self-close. This is a safety hazard as carbon
monoxide from a running vehicle could enter the home and asphyxiate occupants. Recommend immediate repair of this situation.
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Garage door(s) 10.1A5
Client's representative requested that the garage door not be operated and advised that garage door was "broken".
Door weatherstripping is missing/deteriorated and is in need of complete replacement.
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Garage door operator(s) 10.1A5
Client's representative requested that the garage door not be operated and advised that garage door was "broken".
The wall control was noted to be disconnected.
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Limitations & Exclusions of a Visual Attached Garage Inspection
As described within this report, the standard contract and the CAHPI Standards of Practice, this was a visual inspection limited in scope by
(but not restricted to) the following conditions:
•
Client's representative requested that the garage door not be operated.
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