Inspection Report
Mr. S Sample
Property Address:
123 Sample St
Pitt Meadows BC
Street View of Home
Fairbairn Inspection Services
David Fairbairn BC License 60397
204 12 K de K Court
New Westminster, BC, V3M 6C5
604 395-2795
Fairbairn Inspection Services
Sample
1. Roofing / Chimneys / Flashings
The home inspector is required to observe and report on the systems and components herein: Roof covering materials; Roof drainage systems;
Flashings; Skylights, chimneys, and roof penetrations; Observe and report evidence of water penetration; General structure of the roof from the
readily accessible panels, doors, stairs or hatch.
The home inspector is not required to observe and report on the following systems and components herein: Accessories that do not make up part
of the roofing such as lightning arrestor systems, antennae, solar heating systems, de-icing equipment; Predict the service life expectancy of the roof;
Inspect underground downspout diverter drainage pipes; Move or disturb insulation; Perform a water test; Walk on roofing where in judgement of the
inspector could be dangerous or cause damage; Warrant or certify or guarantee the roof.
Styles & Materials
Viewed roof covering from:
Percent of Roof Visible:
Roof Style:
Walked roof
100%
Gable
Roof Covering:
Chimney (exterior):
Sky Light(s):
Asphalt/Fiberglass
Brick
None
IN
•
1.0 Roof Coverings
1.1 Flashings
NI NP RR
•
1.2 Skylights, Chimneys and Roof Penetrations
•
1.3 Roof Drainage Systems (gutters and downspouts)
•
IN
NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
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Comments:
1.0 The roof covering should be evaluated by a roofing contractor. Heavy granule loss was noted in the gutters,
indicating premature wear of the asphalt shingles. In addition, several "spongy" or soft areas of the roof were noted.
See attic section for more information.
Granules
Spongy
Wavy roof
1.2 The chimney flashing was poorly
designed and may direct water against
the chimney head flashing. A cricket or
other solution should be installed by a
qualified roofing contractor.
Poor drainage
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1.3 Two downspouts at the east side of
the home were loose and should be
secured.
Secure
The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,
some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection
makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned
in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues
as it relates to the comments in this inspection report.
2. Attic
The home inspector is required to observe and report on the systems and components herein: Insulation and vapour barriers in accessible attics,
crawlspaces and unfinished basements; Ventilation of attics and unheated crawl spaces; Report on the general absence or lack of insulation; Operate
exhaust fan ventilation systems.
The home inspector is not required to observe and report on the following systems and components herein: Concealed insulation and vapour
barrier systems; Inspect areas that are not reasonably accessible or visible; Move, touch, or disturb insulation or vapour barriers; Identify the
composition or exact R-value of insulation material; Determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers,
and wiring; Determine the adequacy of ventilation.
Styles & Materials
Method used to observe attic:
Roof Ventilation:
Roof Structure:
From entry
Gable vents
Plywood
Sheathing
Rafters
Attic info:
Attic Insulation:
Attic access
Blown
Attic hatch
Fiberglass
IN
NI NP RR
2.0 Roof Ventilation
•
2.1 Roof Structure and Attic (Report leak signs or condensation)
•
2.2 Insulation in Attic
•
2.3 Visible Electric Wiring in Attic
•
•
2.4 Ventilation Fans and Thermostatic Controls (Attic)
IN
NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
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Comments:
2.0 Organic growth was noted throughout the attic, and was particularly heavy at the East end of the attic. Much of
the sheathing was moisture damaged, and delaminating in several areas. A roofing/attic contractor should be
contacted for further evaluation and repair. Replacement of sheathing may be needed. A mold remediation company
should be consulted to test/remove all growth.
Note: A swab sample was taken of visible growth in attic and send to a lab for analysis.
Growth in Attic
Delamination
2.1 Attic ventilation should be improved.
Many of the soffit vents were blocked by
insulation. A contractor should be
contacted.
Growth / Staining
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2.2 The interior attic hatches should be
weather stripped and insulated to
prevent heat loss.
Seal
2.3 Bare wire was noted resting on the
attic insulation. This presents a fire and
safety risk, and should be repaired
immediately by an electrician.
Bare wire
3. Exterior
The Home Inspector is required to observe and report on the following systems and components herein: Exterior wall covering/surfaces, eaves and
trim; Doors, windows, and flashings; All exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias; Balconies including
stairs, guards and railings; Observe and report impact of lot grading and vegetation; Retaining walls when these are likely to adversely affect the
structure; Walkways and driveways on the building.
The Home Inspector is not required to observe and report on the following systems and components herein: Geological, hydrological and/or ground
and soil conditions; Yard fencing; Seasonal accessories such as removable storm windows, Storm doors, screens and shutters; Storage sheds and
other structures not part of the building; Any items or facilities not directly related to the building structure, such as swimming pools, saunas, hot tubs,
tennis courts, etc.; Seawalls, break-walls and docks; Playground equipment or recreation facilities; Erosion control and earth stabilization measures;
Drain fields or dry-wells, septic systems or cesspools; Water wells or springs; Determine the integrity of the thermal window seals or damaged glass.
Styles & Materials
Siding Material:
Exterior Entry Doors:
Appurtenance:
Cement Stucco
Steel
Patio
Vinyl
Wood
Sidewalk
Driveway:
Concrete
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IN
NI NP RR
3.0 Wall Cladding, Flashing and Trim
•
3.1 Doors (Exterior)
•
3.2 Windows
•
3.3 Decks, Balconies, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings
•
3.4
Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to
their effect on the condition of the building)
•
•
3.5 Eaves, Soffits and Fascias
3.6 Plumbing Water Faucets (hose bibs)
•
IN
NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
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Comments:
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3.0 (Picture 1) The front trim boards at the garage were beginning to deteriorate and should be repaired.
(Picture 2) Caulking was needed in several areas of the exterior.
(Picture 3, 5, ) The East rear corner of the home had several damaged areas in the stucco. Grading was poor and
evidence of caulking/sealing was present, indicating possible moisture intrusion into the home. Moisture testing on
the interior of the garage showed moisture in the wood wall members. A contractor should be contacted for further
evaluation / repair.
(Pictures 5 - 8) Many sidewall penetrations were improperly flashed or missing, and should be sealed or flashed by a
contractor.
(Picture 9) Some vinyl siding at the rear of the home was loose and should be repaired.
Contact
Caulk
Prior repairs
Damaged
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Poor sealing
Improper
No flashing
Seal Chimney
Loose
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3.1 The rubber door sweep at the rear exterior door should be replaced, and the hardware repaired as it was loose.
Also, the door did not latch.
Replace
Loose hardware
3.2 The front entrance window was cracked and should be replaced. Several windows around the home were
missing flashing and it should be installed. A lack of flashing may allow water to penetrate behind the window frame.
Cracked
No flashing
Flashing
Typical settlement cracking - should be sealed
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3.3 (Picture 1) The stair riser at the rear of the home should have a standoff/footing installed to prevent potential
moisture damage.
(Picture 2) Some deck columns were split and should be repaired as necessary by a general contractor.
Contact
123 Sample St
Split
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3.4 Lot grading / siding clearance was poor in some areas, and should be improved to provide 6-8" of clearance
from the ground.
(Picture 2) A pipe was noted at the west side of the home near the chimney. An oil tank scan should be performed to
determine if there is a possible buried tank.
(Picture 3) The tree at the east side of the roof should be trimmed back to allow 5 ft of clearance. Moss was noted on
this section of roof and it should be cleaned.
(Picture 4) The driveway showed typical cracking and possible ant activity.
Wood contact
Possible oil tank
Tree
Driveway cracking and possible ant hill
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3.5 Staining was noted on the soffit
vents in multiple locations and should be
repaired/cleaned as necessary (see attic
section for more info)
Staining on Soffits
The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of
concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report
should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to
the comments in this inspection report.
4. Garage
The Home Inspector is required to observe and report on the following systems and components herein: Garages and carports that are attached to
the main building; Test the operation of power operated garage door openers, including the stop and automatic reverse functions.
The Home Inspector is not required to observe and report on the following systems and components herein: Verify or certify safe operation of any
auto reverse or related safety function of a garage doors.
Styles & Materials
Garage Configuration:
Garage Door Type:
Garage Door Material:
Attached
One automatic
Wood
Auto-opener Manufacturer:
N/A
IN
NI NP RR
4.0 Garage Ceiling
•
4.1 Garage Walls (Including Firewall Separation)
•
4.2 Garage Floor
•
4.3 Garage Door (s)
•
4.4 Occupant Door from Garage to inside home
•
4.5 Garage Door Operators (Report whether or not doors will reverse when met with resistance)
•
IN
NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
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Comments:
4.0 The garage light had moisture
stains in it and it should be evaluated by
a general contractor.
Moisture
4.1 The downspout in the garage was
leaking and active growth was noted in
the adjacent wall. A contractor should
evaluate and repair both the leak and
moisture damage. There may be hidden
damage behind the wall which is not
visible and investigation is needed.
Mold
4.3 The garage door was split and
damaged in several areas. It should
repaired or replaced as necessary.
Split
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4.4 Safety Hazard: The garage
passage door is an improper type and
should be replaced with a fire-rated, self
closing door with proper sealing. An
improper door installation may allow
carbon monoxide or other gases into the
home.
Replace passage door
5. Kitchen / Laundry Room
The Home Inspector is required to observe and report on the following systems and components: Floors, Walls, Ceilings and Trim, Fire
separating walls and party walls, stairs, guards, railings, observe condition of permanently installed counters and cabinets, observe and report on any
evidence of water penetration and condensation, the presence of smoke detectors, and randomly select and operate where reasonably accessible a
representative number of doors and windows.
The Inspector is NOT required to observe and report on: Treatments such as paint, wallpaper, carpeting, blinds, drapes, and other similar
treatments, Kitchen, Bathroom and laundry appliances, Observe fireplace insert installation, Any items or facilities not directly related to the interior
systems and components such as swimming pools, saunas, hot tubs, ponds and waterfalls, Move furniture, stored items, or any coverings like
carpets or rugs in order to inspect the concealed floor structure, Move drop/suspended ceiling tiles, Operate or examine any sauna, steam-jenny, kiln,
toaster, plug-in kitchen appliances, or other ancillary devices, Inspect elevators, remote controls, appliances, or any items not permanently installed,
Examine or operate any above-ground, movable, freestanding, or non-permanently installed pool/spa, recreational equipment or self-contained
equipment, Test the operation of Smoke Detectors, and Solid fuel burning appliances including wood burning fireplaces and wood stoves.
Styles & Materials
Exhaust/Range hood:
Cabinetry:
Countertop:
VENTED
Wood
Laminate
Washer Hose Material:
Clothes Dryer Vent Material:
Dryer Power Source:
Braided
Flexible Metal
220 Electric
Washer Drain Size:
Not visible
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IN
NI NP RR
•
5.0
Ceiling
5.1
Walls
•
5.2
Floor
•
5.3
Pantry/Closet Doors
•
5.4
Windows
5.5
Counters and a representative number of Cabinets
•
5.6
Plumbing Drain and Vent Systems
•
5.7
Plumbing Water Supply Faucets and Fixtures
•
5.8
Outlets Wall Switches and Fixtures
•
5.9
Range Hood
•
•
•
5.10 Garburator
5.11 Dishwasher
•
5.12 Ranges/Ovens/Cooktops
•
5.13 Fridge
•
•
5.14 Laundry Appliance Connections
•
5.15 Clothes Dryer Vent Piping
IN
NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
Comments:
5.0 A vent was installed above the
dryer, leading into the attic. This is
potentially a source of heat loss and
other air quality issues, and it should be
removed or repaired by a general
contractor.
Vent
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5.14 Note: The downstairs washing
machine was not installed, inoperable
and connections were not present to
allow installation.
Not hooked up
The Kitchen Components were inspected and reported on with the above information. While the inspector makes every effort to find all areas of
concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report
should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to
the comments in this inspection report.
6. Rooms
The Home Inspector is required to observe and report on the following systems and components: Floors, Walls, Ceilings and Trim, Fire
separating walls and party walls, stairs, guards, railings, observe condition of permanently installed counters and cabinets, observe and report on any
evidence of water penetration and condensation, the presence of smoke detectors, and randomly select and operate where reasonably accessible a
representative number of doors and windows.
The Inspector is NOT required to observe and report on: Treatments such as paint, wallpaper, carpeting, blinds, drapes, and other similar
treatments, Kitchen, Bathroom and laundry appliances, Observe fireplace insert installation, Any items or facilities not directly related to the interior
systems and components such as swimming pools, saunas, hot tubs, ponds and waterfalls, Move furniture, stored items, or any coverings like
carpets or rugs in order to inspect the concealed floor structure, Move drop/suspended ceiling tiles, Operate or examine any sauna, steam-jenny, kiln,
toaster, plug-in kitchen appliances, or other ancillary devices, Inspect elevators, remote controls, appliances, or any items not permanently installed,
Examine or operate any above-ground, movable, freestanding, or non-permanently installed pool/spa, recreational equipment or self-contained
equipment, Test the operation of Smoke Detectors, and Solid fuel burning appliances including wood burning fireplaces and wood stoves.
Styles & Materials
Ceiling Materials:
Wall Material:
Floor Covering(s):
Drywall
Drywall
Laminate
Suspended ceiling panels
Stone
Tile
Interior Doors:
Window Types:
Hollow core
Double-Paned
Wood
Sliders
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IN
6.0 Ceilings
•
6.1 Walls
•
6.2 Floors
•
6.3 Steps, Stairways, Balconies and Railings
•
6.4 Doors (Representative number)
•
6.5 Windows (Representative number)
•
6.6 Outlets, Switches and Fixtures
•
6.7 Heat Source
•
IN
NI NP RR
NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
Comments:
6.0 Note: In the basement there is
evidence of prior repairs to the ceiling.
Moisture testing showed no moisture
present and this is included as
information only.
Prior repairs Thermal image showing prior repairs in basement
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of
concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed
from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before
purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this
inspection report.
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7. Bathroom and Components
The Home Inspector is required to observe and report on the following systems and components: Floors, Walls, Ceilings and Trim, Fire
separating walls and party walls, stairs, guards, railings, observe condition of permanently installed counters and cabinets, observe and report on any
evidence of water penetration and condensation, the presence of smoke detectors, and randomly select and operate where reasonably accessible a
representative number of doors and windows.
The Inspector is NOT required to observe and report on: Treatments such as paint, wallpaper, carpeting, blinds, drapes, and other similar
treatments, Kitchen, Bathroom and laundry appliances, Observe fireplace insert installation, Any items or facilities not directly related to the interior
systems and components such as swimming pools, saunas, hot tubs, ponds and waterfalls, Move furniture, stored items, or any coverings like
carpets or rugs in order to inspect the concealed floor structure, Move drop/suspended ceiling tiles, Operate or examine any sauna, steam-jenny, kiln,
toaster, plug-in kitchen appliances, or other ancillary devices, Inspect elevators, remote controls, appliances, or any items not permanently installed,
Examine or operate any above-ground, movable, freestanding, or non-permanently installed pool/spa, recreational equipment or self-contained
equipment, Test the operation of Smoke Detectors, and Solid fuel burning appliances including wood burning fireplaces and wood stoves.
Styles & Materials
Exhaust Fans:
Fan
IN
7.0 Counters and Cabinets
•
7.1 Doors (Representative number)
•
7.2 Windows
•
7.3 Plumbing Drain, Waste and Vent Systems
•
NI NP RR
•
7.4 Plumbing Water Supply and Distribution Systems and Fixtures
•
7.5 Outlets Switches and Fixtures
•
7.6 Exhaust Fan / Ventilation
•
7.7 Heat Source
IN
NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
Comments:
7.4 The upstairs bathroom faucet was
loose and should be repaired.
The ensuite sink drain leaked when run
and should be repaired.
Loose
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7.6 The basement washroom fan did not perform properly and should be replaced.
8. Structural Components
The Home Inspector is required to observe and report on the following systems and components: Visible foundation walls; Floors, columns, walls,
roofs, attics; Report any general indications of foundation movement observed by the inspector, such as but not limited to drywall cracks, brick cracks,
out-of-square door frames or floor slopes and concrete wall cracks; report on any cutting, notching and boring of framing members which may present
a structural or safety concern; Chimneys; Wood in contact or near soil; Crawl spaces, basements; Observe and report any evidence of water
penetration and condensation; Observe and report any evidence of deterioration from insects, rot, or fire.
The Home Inspector is not required to observe and report on the following systems and components: Inspect areas that are not reasonably
accessible or visible; Enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector;
Move stored items or debris; Identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist spans or support
systems; Provide any engineering or architectural service; Report on the adequacy of any structural system or component.
Styles & Materials
Configuration:
Foundation:
Method used to observe Crawlspace:
Slab-on-Grade
Poured concrete
No crawlspace
Floor Structure:
Wall Structure:
Columns or Piers:
Wood joists
Wood
N/A
Slab
Floor System Insulation:
Not Visible
IN
8.0
NI NP RR
Foundations, Basements and Crawlspaces (Report signs of abnormal or harmful water penetration into
the building or signs of abnormal or harmful condensation on building components.)
•
•
8.1 Walls (Structural)
•
8.2 Columns or Piers
8.3 Floors (Structural)
•
8.4 Ceilings (Structural)
•
8.5 Insulation under Floor System
•
8.6 Vapor Retarders (On ground in crawlspace or basement)
•
8.7 Ventilation of Foundation Area (crawlspace or basement)
•
IN
NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
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Comments:
8.0 Some settlement cracking was noted around the home's foundation. These cracks should be sealed and
monitored for signs of further movement. If movement is noted, a foundation contractor should be contacted.
Seal
Rear
Crack
The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of
concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report
should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to
the comments in this inspection report.
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9. Plumbing System
The Home Inspector is required to observe and report on the following systems and components: Verify the presence of and identify the location of
the main water shutoff valve; Water supply piping into house and within house, pipe supports and insulation; Drain, waste, and vent piping, pipe
supports and insulation; Inspect the water heating equipment, including combustion air, venting, connections, energy sources, seismic bracing, and
verify the presence or absence of temperature-pressure relief valves and/or Watts 210 valves; Inspect the drainage sump pumps and test pumps with
accessible floats; Presence of cross-connections that could contaminate the potable water; Water volume and pressure should be tested by opening
the faucets to obtain a reasonable flow of one or more fixtures simultaneously, and at various locations in the house; Water drainage should be tested
by draining one or more fixtures simultaneously, and at various locations in the house; Test the water supply by operating valves and faucets;
Observe and report any leaks in the piping systems; Determine if the water supply is public or private; Determine the presence and location of
accessible clean-outs for the drain/waste/vent piping.
The Home Inspector is not required to observe and report on the following systems and components: Ignite or extinguish fires, pilot lights, change
settings or conditions on equipment; Determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply; Operate any
valves other than those used on a regular or daily basis; Inspect interiors of flues or chimneys, water softening or filtering systems, well pumps, tanks,
safety or shut-off valves, floor drains, lawn sprinkler systems or fire sprinkler systems; Determine the water quality or pot ability or the reliability of the
water supply or source; Foundation drainage system and yard piping; Inspect clothes washing machines or their connections; Test shower pans, tub
and shower surrounds or enclosures for leakage; Evaluate the compliance with local conservation or energy standards, or the proper design or sizing
of any water, waste or venting components, fixtures or piping; Determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices;
Determine whether there are sufficient clean-outs for effective cleaning of drains; Test, operate, open or close safety controls, manual stop valves
and/or temperature or pressure relief valves; Inspect water storage tanks, pressure pumps or bladder tanks; Evaluate wait time to obtain hot water at
fixtures, or perform testing of any kind to water heater elements; Inspect water treatment systems or water filters; Determine the existence or
condition of polybutylene plumbing; Dismantle, remove, adjust or perform any function on any plumbing equipment that would require a qualified
trades person to perform.
Styles & Materials
Water Source:
Plumbing Water Supply (into home):
Plumbing Water Distribution (inside
Public
Copper
home):
Copper
Plumbing Waste Line:
Drain Clean-outs Visible:
Water Heater Power Source:
ABS
No
Gas (quick recovery)
Cast iron
Water Heater Manufacturer:
Water Heater Location:
JOHNWOOD
Basement
Water Heater Serial # : U1307F03602
Boiler Room
IN
9.0 Plumbing Water Supply and Distribution Systems and Fixtures
•
9.1 Hot Water Systems, Controls, Chimneys, Flues and Vents
•
NI NP RR
•
9.2 Main Water Shut-off Device (Describe location)
9.3 Plumbing Drain, Waste and Vent Systems
•
9.4 Drain Clean-Outs (Describe Location)
•
9.5 Main Fuel Shut-off (Describe Location)
•
9.6 Fuels Storage and Distribution Systems (Interior fuel storage, piping, venting, supports, leaks)
•
•
9.7 Sump Pump
IN
NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
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Comments:
9.1 Recommendation: A pan should
be installed around the hot water heater
to prevent damage in the event of a tank
failure. Seismic bracing should also be
installed.
Install pan
9.2 The water service entry piping
(located in the foyer coat closet) was
corroded and should be repaired by a
qualified plumber. Corroded service
piping may burst and cause flood
damage. NOTE: To perform the work the
water supply from the street may need to
be shut off, which will require additional
labor.
Corroded
9.5 The main fuel shut-off valve was located at the gas meter, on the west side of the home.
9.6 Note: An oil-like substance was
noted at the base of the natural gas pipe
drip leg. It should be cleaned and a
plumber contacted if it returns.
Oil
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The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of
concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume
during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but
then fails under heavy use. Only a reasonable amount of water is used to inspect the drain systems and if there are any concerns, the client should
have the pipes inspected with a video camera by a qualified plumbing company. If the water is turned off or not used for periods of time (like a vacant
home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best
interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be
used in your further inspection or repair issues as it relates to the comments in this inspection report.
10. Electrical System
The home inspector is required to observe and report on the systems and components herein: Service entrance cable and location and integrity of
the insulation, drip loop, or separation of conductors at weather heads and clearances from grade or rooftops; Main service panel, auxiliary panels
and location; Test all Ground Fault Circuit Interrupter (GFCI) receptacles and GFCI circuit breakers observed and deemed to be GFCI's during the
inspection using a GFCI tester; Panel over current protection and system grounding; Branch circuit wiring and related over current protection; Report
on any unused circuit breaker panel openings that are not filled; Amperage and voltage ratings of the main service panel; A representative number of
switches, receptacles, lighting fixtures, AFCI receptacles; The means for disconnecting the service main; Outlets noted above are to be checked for
polarity and grounding; All exterior outlets and those within 1.5 meters of plumbing fixtures will be checked for polarity, grounding and ground fault
circuit protection; Report the absence of smoke detectors; Report the presence of solid conductor aluminum branch circuit wiring if readily visible.
The home inspector is not required to observe and report on the systems and components herein: Insert any tool, probe or device into the main
panel board, sub-panels, distribution panel boards, or electrical fixtures; Secondary wiring systems such as low voltage wiring, telephone wiring,
cable television wiring, etc; Any components not related to the primary electrical systems such as security systems, swimming pool wiring and timecontrol devices; Inspect private or emergency electrical supply sources, including but not limited to generators, windmills, solar panels, or battery or
electrical storage facilities; Provide or remove power for equipment; Inspect or test de-icing equipment; Conduct voltage drop calculations; Determine
the accuracy of circuit labelling; Verify the service ground; Test the operation of smoke detectors; Dismantle, remove, adjust or perform any task on
any electrical equipment that would require a qualified trades person to perform; Insert or remove fuses, or operate circuit breakers.
Styles & Materials
Electrical Service Conductors:
Panel capacity:
Panel Type:
220 volts
125 AMP
Circuit breakers
Electric Panel Manufacturer:
Branch wire 15 and 20 AMP:
Wiring Material:
FEDERAL PIONEER
Copper
Romex
IN
NI NP RR
•
10.0 Service Entrance Conductors
10.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels
•
10.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage
•
Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans,
10.3 lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's
exterior walls)
10.4
Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures, and all receptacles in
garage, carport and exterior walls
•
•
10.5 Operation of GFCI (Ground Fault Circuit Interrupters)
•
10.6 Location of Main and Distribution Panels
•
•
10.7 Fire Safety Equipment (Smoke Detectors, Heat Rise Sensors and Sprinklers)
•
10.8 Carbon Monoxide Detectors
IN
NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
123 Sample St
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Fairbairn Inspection Services
Sample
Comments:
10.3 Safety Hazard: In multiple areas there were open/loose receptacles and switches, which pose a risk of electric
shock to the occupants. Also, at the rear stairs, temporary wiring was being used permanently, which is improper. An
electrician should be contacted to repair these issues.
Unsafe
Loose cover in bedroom
Garage
Front of home
Temporary wiring used permanently
123 Sample St
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Fairbairn Inspection Services
Sample
10.7 A smoke detector was missing
from the basement suite and should be
installed.
Missing basement
10.8 Safety Item: I recommend purchasing and installing at least one Carbon Monoxide (CO) Detector near the
main fireplace. This device will warn the occupants of the home if CO levels build up to an unsafe level, such as if the
fireplace flue becomes blocked. These devices can be purchased from a local hardware store.
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas
of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the
refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items
mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or
repair issues as it relates to the comments in this inspection report.
11. Heating / Central Air Conditioning
The home inspector is required to observe and report on the systems and components herein: The heating systems using normal operating
controls and describe the energy source and heating method; Furnace and distribution system, including fans, ducts, dampers, supports, filters,
insulation and registers; Boilers and distribution system including pumps, piping, valves, supports, insulation, radiators and convectors; Flue piping,
vents, and chimneys; Heat recovery ventilator; Interior fuel storage equipment supply piping, venting, supports, and evidence of leakage; Cooling
equipment and distribution system including fans, ducts, dampers, supports, filters, insulation, registers and piping; The presence of manufacturer's
build-in safety controls; The presence of a heat source in each room; Test system using the thermostat or other similar standard operating controls;
Readily accessible and removable panel covers designed for homeowner access may be removed for inspection purposes.
The Home Inspector is not required to observe and report on the following systems and components: Inspect or evaluate interiors of flues or
chimneys, fire chambers, heat exchangers, humidifiers, dehumidifiers, electronic air filters, solar heating systems or fuel tanks; Determine the
uniformity, temperature, flow, balance, distribution, size, capacity, adequacy, BTU, or supply adequacy of the heating system; Any portable heating/
cooling, humidifying, dehumidifying or air cleaning equipment; Activate any HVAC systems when ambient temperatures or when other circumstances
are not conducive to safe operation or may damage the equipment; Evaluate fuel quality; Verify thermostat calibration, heat anticipation or automatic
setbacks, timers, programs or clocks; Examine electrical current, coolant fluids or gases, or coolant leakage; Dismantle, remove, adjust or perform
any function on any heating or cooling equipment that would require a qualified trades person to perform; Light or ignite pilot flames; Change settings
or conditions on equipment.
Styles & Materials
Heat System Type:
Heat System Brand:
Energy Source:
Forced Air
CHRYSLER
Gas
Number of Heat Systems (excluding
Heating System Serviced in Last 12
Manufacturer's Safety Controls:
wood):
Months:
Present
One
No
Ductwork:
Filter Type:
Fireplace Type:
Non-insulated
N/A
Solid Fuel
Vented gas logs
123 Sample St
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Fairbairn Inspection Services
Sample
Fireplaces:
Two
IN
NI NP RR
•
11.0
Heating Equipment
11.1
Thermostat & Normal Operating Controls
•
11.2
Automatic Safety Controls
•
11.3
Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters,
registers, radiators, fan coil units and convectors)
•
11.4
Presence of installed heat source in each room
•
11.5
Chimneys, Flues and Vents (for fireplaces, gas water heaters or heat systems)
•
11.6
Solid Fuel heating Devices (Fireplaces, Woodstove)
•
11.7
Gas/LP Firelogs and Fireplaces
•
11.8
Cooling and Air Handler Equipment
•
11.9
Normal Operating Controls
•
11.10 Presence of installed cooling source in each room
•
11.11 Heat Recovery Ventilator (HRV)
•
IN
NI NP RR
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace
Comments:
11.0 While the furnace was functional, it
has exceeded its life expectancy and
client is advised to budget for
replacement in the near future.
Replace
123 Sample St
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Fairbairn Inspection Services
Sample
11.6 The fireplace flue had soot and dirt
build-up, and the fireplace and chimney
should be serviced by a qualified
chimney contractor, and evaluated for
flow and safety, prior to initial use.
Dirty
11.7 Safety Hazard: The downstairs
fireplace was loose and poorly installed.
This presents a safety hazard and it
should be repaired to avoid the chance
of tipping or damage to the venting.
Loose
The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to
find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve
removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover.
Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It
is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
123 Sample St
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