Post on 28-May-2020
INSPECTION REPORT
For the Property at:
123 XXXXXX XXXXXXXXX XECALGARY, AB XXXXXX
Prepared for: XXXXXX XXXXXXInspection Date: Monday, February 16, 2015
Prepared by: Jim Powlesland
Spot-On Home Inspections Ltd.77 Tuscany Valley Green NW
Calgary, AB T3L 2K3403-239-4242
Fax: 403-239-4277
www.spotoninspections.cajim@spotoninspections.ca
Helping you make an informed decision.
SUMMARY
Note: For the purpose of this report the building is considered to be facing North.
This Summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as acourtesy and cannot be considered a substitute for reading the entire report. Please read the complete document.
Priority Maintenance Items
Electrical
DISTRIBUTION SYSTEM \ Outlets (receptacles)Condition: GFI test faultyAll bathroom GFI receptacles not working, Recommend replacing defective master bathroom GFI receptacle immediatelyImplication(s): Electric shockLocation: First Floor Second Floor BathroomTask: ReplaceTime: Immediate
Plumbing
FIXTURES AND FAUCETS \ Shower stallCondition: LeakLeak detected below master bathroom shower, Recommend repair to shower to prevent further leakage and damage tohalf-bathroom ceilingImplication(s): Chance of water damage to contents, finishes and/or structureLocation: Master Bathroom ShowerTask: RepairTime: Immediate
Interior
GARAGE \ Walls and ceilingsCondition: Not gastightDrywall not taped in garage, Recommend taping all drywall seams to make garage gas proofImplication(s): Hazardous combustion products entering homeLocation: GarageTask: ProvideTime: Immediate
GARAGE \ Man-door between garage and living spaceCondition: Does not close door fullyGarage man-door does not self-close fully, Recommend adjusting self-closing hingesImplication(s): Hazardous combustion products entering homeLocation: GarageTask: CorrectTime: Immediatexxxxxxxx
xxxxxxxx, Calgary, AB February 16, 2 www.spotoninspections.ca
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Report No. 1132
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
REFERENCE
SUMMARY
This concludes the Summary section.
The remainder of the report describes each of the home's systems and also details any recommendations we have forimprovements. Limitations that restricted our inspection are included as well.
The suggested time frames for completing recommendations are based on the limited information available during apre-purchase home inspection. These may have to be adjusted based on the findings of specialists.
Home Improvement - ballpark costsxxxx
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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Report No. 1132
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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ROOFING
DescriptionGeneral: Flashings
1. Flashings
General: Chimneys
2. Chimney
General: Roof penetrations
3. Roof penetrations
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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ROOFING
General: Roof drainage systems
4. Roof drainage systems
Sloped roofing material:Asphalt shingles
5. Asphalt shingles 6. Asphalt shingles
Sloped roof flashing material: Metal
Probability of leakage: Low
LimitationsInspection performed: By Eye-Stick
Inspection performed: From the ground
123 Brightonstone Common SE, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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ROOFING
RecommendationsRECOMMENDATIONS \ Overview1. Condition: No roofing recommendations are offered as a result of this inspection.
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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EXTERIOR
DescriptionGutter & downspout material: Aluminum
Gutter & downspout type: Eave mounted
Gutter & downspout discharge: Above grade
Lot slope: Flat
Wall surfaces - wood: Boards
Wall surfaces - masonry: Stone
Wall surfaces: Vinyl siding
Soffit and fascia: Aluminum
Driveway: Concrete
Walkway: Concrete
Deck: Raised Pressure-treated wood Railings
Porch: Concrete
Exterior steps: Concrete
Fence: Wood
Garage: Double attached
LimitationsInspection limited/prevented by: Storage
Upper floors inspected from: Ground level
Exterior inspected from: Ground level
RecommendationsPORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Handrails and guards2. Condition: WeakWeak railing in NE corner of deck, Recommend strengthening railing by attaching to houseImplication(s): Fall hazardTask: RepairTime: Discretionary
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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EXTERIOR
7. Weak corner on deck guardrail
3. Condition: Spindles missingMissing spindles under deck, Recommend replacing missing spindlesImplication(s): Fall hazardLocation: DeckTask: ReplaceTime: Discretionary
8. Spindles missing on deck
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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Report No. 1132
Page 7 of 33
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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STRUCTURE
DescriptionConfiguration: Basement
Foundation material: Poured concrete
Floor construction:Wood I-joists
9. Wood I-joists and OSB subflooring
Steel columns
10. Steel columns and laminated beams
Laminated wood beamsSubfloor - OSB (Oriented Strand Board)
Exterior wall construction: Wood frame
Roof and ceiling framing:Trusses
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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STRUCTURE
11. Trusses and OSB roof sheathing
OSB (Oriented Strand Board) sheathing
LimitationsInspection limited/prevented by: Wall, floor and ceiling coverings Storage
Attic/roof space: Inspected from access hatch
Percent of foundation not visible: 99 %
Not included as part of a building inspection: Visible mold evaluation is not included in the building inspection report
RecommendationsFOUNDATIONS \ Foundation4. Condition: Typical minor cracksTypical minor cracks in foundation, Recommend sealing cracks with masonary caulking and keeping water away fromfoundationImplication(s): Chance of water entering buildingTask: MonitorTime: Ongoing
12. Typical minor crack in East wall
Calgary, AB February 16, 2015 www.spotoninspections.ca
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Report No. 1132
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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STRUCTURE
13. Typical minor crack in East wall
123 Brightonstone Common SE, Calgary, AB February 16, 2015 www.spotoninspections.ca
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Report No. 1132
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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ELECTRICAL
DescriptionService entrance cable and location:
Underground - not visible
14. Underground electrical service
Service size:100 Amps (240 Volts)
15. Electrical panel and main disconnect
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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Report No. 1132
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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ELECTRICAL
Main disconnect/service box rating: 125 Amps
Main disconnect/service box type and location: Breakers - basement
System grounding material and type: Copper - other
Distribution wire material and type: Copper - non-metallic sheathed Copper - metallic sheathed
Type and number of outlets (receptacles): Grounded - typical
Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI):GFCI - bathroomGFCI - outside
16. Outdoor GFI next to electrical panel
GFCI - kitchenAFCI - bedroom
Smoke detectors:Present
17. Smoke detector
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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ELECTRICAL
Carbon monoxide (CO) detectors: None noted
LimitationsSystem ground: Continuity not verified Quality of ground not determined
Circuit labels: The accuracy of the circuit index (labels) was not verified.
RecommendationsDISTRIBUTION SYSTEM \ Outlets (receptacles)5. Condition: GFI test faultyAll bathroom GFI receptacles not working, Recommend replacing defective master bathroom GFI receptacle immediatelyImplication(s): Electric shockLocation: First Floor Second Floor BathroomTask: ReplaceTime: Immediate
18. Bathroom GFI receptacles not working
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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Report No. 1132
Page 13 of 33
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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HEATING
DescriptionFuel/energy source: Gas
System type:Furnace
19. Furnace
Furnace manufacturer:Carrier
20. Carrier data plate
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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HEATING
Heat distribution: Ducts and registers
Approximate capacity: 90,000 BTU/hr
Efficiency:Mid-efficiency
21. Mid-efficiency furnace
Exhaust venting method: Forced draft
Approximate age: 8 years
Typical life expectancy: Furnace (high efficiency) 15 to 20 years
Main fuel shut off at:Meter
22. Gas meter and main shut-off valve
Failure probability: Low
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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HEATING
Exhaust pipe (vent connector): Galvanized steel
Fireplace: Gas fireplace
Chimney/vent: Metal
Chimney liner: B-vent (double-wall metal liner)
Combustion air source:Outside
23. Outside air source
Humidifiers:Trickle/cascade type
24. Humidifier on furnace
Mechanical ventilation system for home: Kitchen exhaust fan Bathroom exhaust fan
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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Report No. 1132
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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HEATING
LimitationsSafety devices: Not tested as part of a building inspection
Heat loss calculations: Not done as part of a building inspection
Fireplace/wood stove: Tested OK
Fireplace/wood stove: Fireplace was in use
Heat exchanger: Only a small portion visible
RecommendationsGAS FURNACE \ Humidifier6. Condition: Clogged pad, mesh or nozzleRecommend inspecting annually and changing humidifier pad when dirtyImplication(s): Equipment not operating properlyLocation: Furnace RoomTask: ReplaceTime: When necessary
25. Dirty humidifer pad
7. Condition: Poor locationHumidifier installed over heat exchanger, Recommend installing humidifier on cold air return plenumImplication(s): Damage to equipmentLocation: Furnace RoomTask: CorrectTime: Discretionary
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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Report No. 1132
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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HEATING
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FIREPLACE \ General8. Condition: Fireplace vent less than 7' above deck, Recommend installing vent termination guard to prevent touchinghot ventImplication(s): Burn hazardLocation: Rear DeckTask: ImproveTime: Discretionary
26. Fireplace vent next to deck
27. Vent termination guard
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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HEATING
HEAT RECOVERY VENTILATOR \ General9. Condition: No HRV installed
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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COOLING & HEAT PUMP
DescriptionAir conditioning type: None present
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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INSULATION AND VENTILATION
DescriptionAttic/roof insulation material:
Glass fiber
28. Glass fiber blown-in attic insulation
Attic/roof insulation amount/value: R-24
Attic/roof ventilation: Roof and soffit vents
Attic/roof air/vapor barrier: Plastic
Wall insulation material: Not determined
Wall insulation amount/value: R-20
Wall air/vapor barrier: Not determined
Foundation wall insulation material:Glass fiber
29. Glass fiber batt insulation in basement
Foundation wall insulation amount/value: R-12
Foundation wall air/vapor barrier: Plastic
Floor above porch/garage insulation material: Not determined
Floor above porch/garage insulation amount/value: Not determined
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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INSULATION AND VENTILATION
Floor above porch/garage air/vapor barrier: Not determined
LimitationsAttic inspection performed: From access hatch
Roof ventilation system performance: Not evaluated
Air/vapor barrier system: Continuity not verified
Mechanical ventilation effectiveness: Not verified
RecommendationsATTIC/ROOF \ Insulation10. Condition: Amount less than current standardsAttic insulation less than current standards, Recommend adding more attic insulation to R-40 or moreImplication(s): Increased heating and cooling costsLocation: Throughout AtticTask: ProvideTime: Discretionary
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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PLUMBING
DescriptionWater supply source: Public
Service piping into building: Plastic
Supply piping in building: Plastic
Main water shut off valve at the:Meter
30. Water meter and main shut-off valve
Water flow and pressure: Functional
Water heater fuel/energy source:Gas
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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Report No. 1132
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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PLUMBING
31. Gas water heater
Water heater type: Conventional
Water heater exhaust venting method: Natural draft
Water heater manufacturer:Bradford White
32. Bradford White data plate
Tank capacity: 50 gallons
Water heater approximate age: 8 years
Typical life expectancy: 8 to 12 years
Water heater failure probability: Low
Waste disposal system: Public
Waste piping in building: Plastic
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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Report No. 1132
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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PLUMBING
Floor drain location:Near heating system
33. Floor drain
Gas piping: Steel
Main fuel shut off valve at the: Gas meter
LimitationsFixtures not tested/not in service: Hot tub
Items excluded from a building inspection: Isolating/relief valves & main shut-off valve Concealed plumbingTub/sink overflows Water heater relief valves are not tested The performance of floor drains or clothes washingmachine drains
RecommendationsWASTE PLUMBING \ Venting system11. Condition: Automatic air ventsAutomatic air admittance valve may fail in open position after several years, Recommend replacing valve when sewergas is smelled under kitchen sinkImplication(s): Sewer gases entering the buildingLocation: First Floor KitchenTask: MonitorTime: Ongoing
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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PLUMBING
34. Automatic air vent under kitchen sink
FIXTURES AND FAUCETS \ Shower stall12. Condition: LeakLeak detected below master bathroom shower, Recommend repair to shower to prevent further leakage and damage tohalf-bathroom ceilingImplication(s): Chance of water damage to contents, finishes and/or structureLocation: Master Bathroom ShowerTask: RepairTime: Immediate
35. Leak detected below master bathroom shower
36. Leak detected below master bathroom shower
FIXTURES AND FAUCETS \ Shower stall enclosure13. Condition: LeakLeaking shower head, Recommend repairing leak
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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PLUMBING
Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Second Floor BathroomTask: RepairTime: Discretionary
37. Leaking shower head in second floor bathroom
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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INTERIOR
DescriptionMajor floor finishes: Carpet Hardwood Ceramic
Major wall finishes: Plaster/drywall
Major ceiling finishes: Stucco/texture/stipple
Windows: Fixed Single/double hung Sliders Vinyl
Glazing: Double
Exterior doors - type/material: Hinged Metal-clad Garage door - wood
Doors: Inspected
Oven fuel: Electricity
Range fuel: Electricity
Appliances:RefrigeratorRange hoodDishwasherWaste disposalMicrowave ovenCentral vacuum
38. Central vacuum in garage
Door bell
Laundry facilities:Washer
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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INTERIOR
39. Laundry room on first floor
Hot/cold water supplyDryerVented to outside120-Volt outlet240-Volt outletWaste standpipe
Kitchen ventilation:Exhaust fan
40. Microwave exhaust above stove
Discharges to exterior
Bathroom ventilation: Discharges to exterior
Bathroom ventilation: Exhaust fan
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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Report No. 1132
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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INTERIOR
Laundry room ventilation: None
Counters and cabinets: Inspected
Stairs and railings: Inspected
LimitationsInspection limited/prevented by: Carpet Storage/furnishings
Not included as part of a building inspection: Central vacuum systems Cosmetic issues Appliances Perimeterdrainage tile around foundation, if any
Basement leakage: Cannot predict how often or how badly basement will leak
Garage door: Tested
Garage door opener: Tested
RecommendationsWINDOWS \ Hardware14. Condition: Right window latch installed improperly and difficult to operate, Recommend adjusting latch for better fit.Implication(s): Security, Ease of useLocation: Second Floor Bonus Room WindowTask: RepairTime: Discretionary
41. Bonus room window latch not effective
CARPENTRY \ Cabinets15. Condition: Inspected
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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INTERIOR
CARPENTRY \ Countertops16. Condition: Inspected
GARAGE \ Walls and ceilings17. Condition: Not gastightDrywall not taped in garage, Recommend taping all drywall seams to make garage gas proofImplication(s): Hazardous combustion products entering homeLocation: GarageTask: ProvideTime: Immediate
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42. Drywall not taped in garage 43. Drywall not taped in garage
GARAGE \ Man-door between garage and living space18. Condition: Does not close door fullyGarage man-door does not self-close fully, Recommend adjusting self-closing hingesImplication(s): Hazardous combustion products entering homeLocation: Garage
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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INTERIOR
Task: CorrectTime: Immediate
44. Garage man-door does not self-close
END OF REPORT
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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REFERENCE
REFERENCE LIBRARY
The links below connect you to a series of documents that will help you understand your home and how it works. Theseare in addition to links attached to specific items in the report.
Click on any link to read about that system.
01. ROOFING, FLASHINGS AND CHIMNEYS
02. EXTERIOR
03. STRUCTURE
04. ELECTRICAL
05. HEATING
06. COOLING/HEAT PUMPS
07. INSULATION
08. PLUMBING
09. INTERIOR
10. APPLIANCES
11. LIFE CYCLES AND COSTS
12. SUPPLEMENTARYAsbestos
Radon
Urea Formaldehyde Foam Insulation (UFFI)
Lead
Carbon Monoxide
Mold
Household Pests
Termites and Carpenter Ants
13. HOME SET-UP AND MAINTENANCE
14. MORE ABOUT HOME INSPECTIONS
, Calgary, AB February 16, 2015 www.spotoninspections.ca
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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