Visual Property Inspection Inspection.pdf · Mississauga, ON Prepared for : Chantal and Nick Meffe...

Inspection No. 14071-2065Date: 11-Jul-2013

Visual Property Inspection

543 Avonwick AvenueMississauga, ON

Prepared for :

Chantal and Nick Meffe

Phone No. : (416) 905-5461

Inspected by :

Gary Bostock2345 Stanfield Rd. Suite 204

Mississauga, Ontario L4Y 3Y3Phone: (905) 568-8202 Email: [email protected]

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Please review the report prior to closing. Items indicated in the report as requiring repair, furtherinvestigation, evaluation or assessment by a qualified contractor, frequently have costs associated withthem that should bear consideration. The Home Inspection is NOT a building code compliance inspection.Various construction codes are revised and changed regularly. Components that require repair or alterationmay require replacement and/or upgrading to meet current building, gas or electrical code installationrequirements and may have an associated costs.

Pools and other related equipment/buildings have not been inspected. These related areas are outside ourscope in this home inspection.

543 Avonwick Avenue, Mississauga, ONDate: 11-Jul-2013

Property and Site

Pre-Listing Summary

The following report summary reflects the key findings of our recent inspection at 543 Avonwick Avenue,Mississauga.

The summary is NOT the complete report. The full report may be available for review as a PDF file or hasbeen inserted in the Pillar To Post inspection binder.

This property is an older well maintained three (plus two) bedroom two-storey detached home that is typicalfor this neighborhood. Homes in this neighborhood were built largely in the early 1990's.

The brick exterior walls are supported by poured concrete foundation which is common for a home of thisage.

Windows have been updated.

The home has a 100 amp electrical service and a circuit breaker panel. The electrical distribution wiring iscopper romex-type / plastic-sheathed cable. Recent electrical upgrades have been completed by a certifiedelectrician.

The visible water service entrance from the municipal water main is a standard 3/4 inch copper pipe. Waterdistribution plumbing is copper pipe. The drainage waste / vent plumbing is ABS.

Gas water heater is approximately 2 years old and is owned.

The forced air gas High Efficiency heating system is approximately 3 year old. Central air conditioningsystem is 2 years old.

The roof shingles are estimated to be approximately 10 years old. Shingles appear to be in relatively goodcondition.

Overall, this home has been well maintained and incorporates a some recent remodeling of kitchen andbathrooms.

This report was completed for the owner or listing real estate agent in order to help prepare the property forsale. A home inspection is a two part system, the verbal portion and the written report. Purchasers shouldread the entire report carefully in order to avoid any misinterpretation. Pillar To Post recommends thatinterested parties have their own independent home inspection "prior" to purchasing.

This is a Visual Inspection OnlyVegetationSnowDebrisRestricted

Limitations

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THE INSPECTION: A visual property inspection is a reasonable effort to disclose the condition of theproperty on the day and time of the inspection. The inspection is only "visual" and not forensic. Theinspector can not inspect inside walls, move personal belongings, furniture, or forecast future water leaks.The inspection is comprised of two parts, the verbal on-site discussions and the written report. The propertyinspection you requested is comprised of both.

READ THE COMPLETE REPORT: The "full" inspection report should be reviewed carefully prior to wavingthe inspection condition. This includes the summary, the main report, photographs and the attachedInformation Pages. If there are any discrepancies with what was discussed during the on-site inspectionprocess, or the report is unclear in any way, it is recommended the inspector be contacted for clarificationimmediately, prior to waving the inspection condition.

THE REPORT: The completed inspection report, with photographs, is emailed to the client the sameevening, unless otherwise discussed. A preliminary draft version of the inspection report may have beenprinted on-site to facilitate a real estate deadline. The inspection report attempts to summarize the on-sitediscussions that took place during the inspection, highlight the main concerns and educate, by providingpurchasers with additional background information, in order that there will be a better understanding of theproperty, its associated systems and inherent limitations. If additional clarification is required, it is"recommended" that Pillar To Post be contacted immediately, prior to waving the inspection condition.

IF PURCHASER NOT PRESENT: The inspection report can not possibly detail all the on-site discussionsand explanations that normally take place during the inspection. Therefore, it is "recommended" and in yourbest interest, that any principal purchasers not present at the inspection (i.e. spouse, relative, partner, etc.),contact the inspector for a full inspection briefing of the property prior to waiving the inspection condition.Second hand inspection briefings "do not" always convey identical concerns, priorities, and explain theinspection limitations in the same detail, as an on-site inspection briefing would.

SHARING REPORT: This inspection is a two part system - the verbal portion and the written report.Therefore, the report must not be shared or forwarded to any third party (i.e. insurance companies, banks,builders, etc.), as they have not had the benefit of the on-site discussions and the full picture, possiblyresulting in an inaccurate interpretation of the report.

LIMITATIONS: A property inspection is only visual. It is not an environmental assessment. There are visual,technical and safety limitations to any visual property inspection. It should not be considered a BuildingCode, Plumbing Code or Electrical Code Inspection, as this is beyond the scope. Building Codes areconstantly evolving, being revised and updated. Therefore, resale properties will never meet the currentCodes. The inspector is "not qualified" to investigate or comment on environmental $$ issues (i.e. radon,mould, asbestos, etc.) or any previous illegal activities that may have taken place at the property. If yourequire an environmental assessment $$ or referral to such a company call Pillar To Post.

COST ESTIMATES: Repair or improvement cost estimates are not normally provided in the report, as costestimates will vary, depending on the time of year, neighborhood, urgency, supply and demand, and theextent, combination and price level of the improvements undertaken. If you require cost estimates, pleaserefer to the comprehensive cost guide included in the back of the inspection binder or on our web site at:www.pillartopost.com and click "Real Estate Professionals". If you require more specific information, callour office or contact a licensed contractor.

FINAL INSPECTION: It must be understood that between the time of the initial inspection and the finalclosing date, the inspector has no control over what events occur at the property. Therefore, werecommend that several scheduled visitations to the property be requested prior to closing to do a "finalinspection", looking for any changes, new water stains, new water leaks or additional damage that mayhave occurred by the occupants or animals since the inspection.

TITLE INSURANCE: It is recommended that all purchasers obtain "Title Insurance" to providecomprehensive insurance coverage for certain title related risks with home buying. Coverage is usually foras long as the purchaser own the property. Title Insurance may insure against defects in titles (i.e.ownership claims, liens, undischarged mortgages & consents). Also covers compliance & access issues(work orders, permit violations, fences, boundaries, tenancies, rights of way & certain easements).

SPIS FORM: It is in your best interest to inquire if a "Seller's Property Information Statement" (SPIS)disclosure form will be made available, regarding this property prior to closing. An SPIS is not mandatory inall real estate boards, but it is "recommended". Also recommended, is that the purchaser request theproperty owner to provide a full disclosure of any latent defects that they may be aware of (i.e. foundation,structure, plumbing, electrical and basement leaks, etc.).

MOULD: It is beyond the scope of a visual property inspection to comment on indoor air quality, and to testor investigate for the presence of mould and fungi. Mould sampling and lab testing is time consuming andcostly. It is normal for mould spores to be found both inside and outside dwellings. Indoor mould growth isthe result of excessive indoor humidity (using humidifiers), poor ventilation (ie. closets, attics, basements,etc.), or prolonged humid or damp conditions commonly found in basements (poor outside water drainage),around windows (condensation), inside closets, attics and behind finished basement walls (poor aircirculation). Mould presence may be concealed by walls, furniture, clutter, storage and poor lighting. Theinspector is "not qualified" to comment on environmental issues or mould. The presence and type of mouldcan only be determined by sampling and lab testings, which can be arranged $$ at additional cost. It isrecommended that if you have any concerns regarding mould that preliminary screening for mould beconducted to determine its presence.

ASBESTOS: Be aware that resale properties built before 1985 may have materials containing asbestosproducts, and if built before 1970, almost certainly will. Asbestos was used extensively for decades in manyconstruction and building products, such as: attic insulation, vinyl flooring, floor tiles, floor adhesives,drywall patching compound, insulation, vermiculite insulation, siding, shingles, heating air duct shims, andinsulation, pipe wrap, boilers, furnace B-vents, hardboard and ceiling tiles, just to name a few. If you arepurchasing an older property in an established neighbourhood that has not been "totally" remediated, this isthe risk you take and assume. Any renovation or remodeling performed by yourself must be done followingasbestos-safe practices. It is recommended that you investigate this topic thoroughly prior to purchasingany older home. It is recommended that preliminary screening be conducted to determine the likelihood ofthe presence of asbestos containing materials if this is a concern for you. if you have any concernsregarding asbestos-containing materials, it is recommended that an environmental testing company $$ becontacted for more information.

LEAD PAINT: Be aware that resale properties built before 1978 may have been painted with paint productsthat contain lead, and if built before 1970, almost certainly will. Lead was used extensively for decades inboth interior and exterior paints. If you are purchasing an older property in an established neighbourhoodthat has not been "totally" renovated, this is the risk you take and assume. It is recommended youinvestigate this topic thoroughly prior to purchasing an older home. Any renovation, remodeling or paintingperformed by yourself must be done following lead-safe practices. It is recommended that preliminaryscreening be conducted for lead based paint to determine the likelihood of the presence of lead beforeclosing if this is a concern for you. Sampling and lab testing can be arranged $$ at additional cost. If youhave any concerns regarding lead, it is recommended that an environmental testing company $$ becontacted for more information.


Property and SitePlease review the report prior to closing. Items indicated in the report as requiring repair, furtherinvestigation, evaluation or assessment by a qualified contractor, frequently have costs associated withthem that should bear consideration. The Home Inspection is NOT a building code compliance inspection.Various construction codes are revised and changed regularly. Components that require repair or alterationmay require replacement and/or upgrading to meet current building, gas or electrical code installationrequirements and may have an associated costs.

Pools and other related equipment/buildings have not been inspected. These related areas are outside ourscope in this home inspection.

Scope of a Visual Inspection and Purchaser Due Diligence

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Property and Site

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Property and Site














Approx. Hydrant Distance 1000FApprox. Outside Temperature 25c

WetRainCloudySunny

Weather Conditions

Various weather conditions can prevent, conceal or limit some areas from inspection.

House Facing for purpose of report westESTIMATED AGE: 1990

Town HouseDuplex2 StoryDetached

Type of Property

The home inspection is a visual inspection limited to and based on the conditions of the building at the dayand time of the inspection.Stored items, furniture and vehicles may conceal some defects that cannot be discovered until thoselimitations have been removed. Request any paperwork associated with recent upgrades and/or repairs forinformation and warranty purposes. This will also help determine if newer work was professionally done. Doit yourself upgrades/repairs are frequently prone to an elevated level of maintenance and repair.

All homes/buildings require regular maintenance and occasional repairs to keep components in goodoperating condition. Expect periodic repairs.Items indicated in the report as requiring maintenance or repair may have an increased level of urgency orfurther deterioration or activity by the time possession of the home has taken place.

TreeEarth to Wood ContactShrubSlopes to house

Damaged: NoLandscaping

Notice: Take note of the following important advice in regards to exterior grading and landscaping.It is not unusual for the ground around a dwelling to gradually compact and settle with time, and slopetowards the foundation. This is considered a normal process, but should be corrected, as frequently thischange results in water and melting snow draining towards and ponding near the foundation wall. Notsurprisingly, this is seldom noticed or corrected by property owners.

It is recommended that when you take possession of the property, you observe the gardens, landscapegrading, walkway and patio slope near and along the foundation wall during a rainy period. Water mustdrain away from the premises, and not pond towards the foundation wall. Low areas along the foundationmust be filled and re leveled. Doing so will minimize the chance of basement dampness or water leakageoccurring in the future.

Landscaping, regrading and gardening improvement costs can vary significantly, depending on the time ofyear and who does the work. The majority of homeowners consider landscaping improvements a seasonaldo-it-yourself project at relatively minimal cost. Hiring a landscaping specialist or contractor to complete anexterior landscaping project can cost substantially more.

AsphaltPaving StoneSlopes to House

FunctionalDriveway

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All poured concrete foundations have "hairline cracks". The property in question did not have anysignificant cracking that required immediate attention unless otherwise noted. As reported, the client should"monitor" as they may become a source of water entry in the future.

The following is important information and advice for a better understanding of a foundation system andbasement leaks:Cracks are common in all types of foundation walls, but these cracks can leak if the grading around thefoundation is poorly sloped. Old foundations are "much more porous" than newer concrete ones and canleak even without any cracks.Foundation walls were never built to be waterproof. They are only considered “damp proof". Only propertieswrapped with a water proofing-type plastic membrane (i.e. Delta MS, Blueskin, etc.) around the outside ofthe foundation wall will have a reasonable chance of resisting water penetration. Note that properties builtbefore 1993 had no foundation liners, unless installed at a later date.Therefore, it is very important to make sure that rain and snow runoff drains well away from the foundationwall (i.e. lawns, walkways, patios, etc.). Improper grading, prolonged or heavy rainfalls, overflowing guttersand improperly positioned downspout leaders are the most common reasons for basement leaks and waterpenetration.The following Information Bulletins will provide more information: "Foundation Cracks" & "Basement LeaksAnd Moisture".


Property and Site

Flashing not presentAsphaltConcreteSlopes to House

FunctionalWalkway/Path

During the frost-free months, a walkway must visibly slope away from the foundation wall. During thewinter months, frost will cause a walkway to heave. Any previously level walkway will then slope improperlytowards the foundation, resulting in possible water penetration during the rainy periods.

RotRepaintConcreteConcealed

FunctionalPorch

UnsecuredNone present

Operational: YesLighting

CrackConcreteUnsecuredSlopes to House

FunctionalDeck/Patio

Note the following advice in regards to patio drainage:It is important that a patio slope away from the foundation wall in order to minimize the chance of waterpenetration. It is a normal process for the patio to gradually settle with time, allowing water to drain towardsthe foundation. This should be corrected, as it can result in basement water leakage during periods of rainand snowmelt.Improvement costs can vary significantly. For many home buyers, this is considered a do-it-yourself projectat minimal cost. If you don't fall into this category it is recommended that you obtain estimates.

Note the following advice in regards to decks:It is good building practice to provide plenty of ventilation and good water drainage under the structure tominimize moisture and water penetrating the foundation wall. The ground (grading) under the structureshould be sloped away from the foundation wall in order to minimize the chance of water penetrating intothe basement.

Exterior

SnowShrubObstructionClearance

Limitations

Limitation: Assessing the condition of foundation weeping tiles is beyond the scope of a visual propertyinspection, as they are buried well below the ground level. Weeping tiles can become rather ineffective asthey age, especially in homes built prior to 1975.

CrackPoured ConcreteNot exposed

FunctionalFoundation Wall

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Exterior

All poured concrete foundations have "hairline cracks". The property in question did not have anysignificant cracking that required immediate attention unless otherwise noted. As reported, the client should"monitor" as they may become a source of water entry in the future.

The following is important information and advice for a better understanding of a foundation system andbasement leaks:Cracks are common in all types of foundation walls, but these cracks can leak if the grading around thefoundation is poorly sloped. Old foundations are "much more porous" than newer concrete ones and canleak even without any cracks.Foundation walls were never built to be waterproof. They are only considered “damp proof". Only propertieswrapped with a water proofing-type plastic membrane (i.e. Delta MS, Blueskin, etc.) around the outside ofthe foundation wall will have a reasonable chance of resisting water penetration. Note that properties builtbefore 1993 had no foundation liners, unless installed at a later date.Therefore, it is very important to make sure that rain and snow runoff drains well away from the foundationwall (i.e. lawns, walkways, patios, etc.). Improper grading, prolonged or heavy rainfalls, overflowing guttersand improperly positioned downspout leaders are the most common reasons for basement leaks and waterpenetration.The following Information Bulletins will provide more information: "Foundation Cracks" & "Basement LeaksAnd Moisture".

PeelingSpallingRepoint

CrackStoneBrickVinyl sidingIn contact with soil

FunctionalWall Surface

Note the following information about the exterior envelope system:Anticipate that the building envelope exposed to the weather and elements will have to be maintained on anon-going basis. Recommend that gaps and cracks that frequently develop as a dwelling ages aremaintained and sealed. Exterior trim and cladding typically will require re caulking, re fastening and repainting on a regular basis due to the effects of our Canadian weather.

RotDeteriorationRepaintRecaulkUpper storeys inspected with binoculars

FunctionalWindows

Extend the caulking around the perimeter of window and door openings where absent to include the mortarjoint at the end of the stone/concrete sills (including the vertical edge of the sill) to discourage wateraccumulation and deterioration to the mortar supporting the window sills.

Limitation: Only a representative sample of fenestration will have been assessed or tested. Cracked orfogged window panes will not always be evident at the time of an inspection, due to light conditions, airtemperature, humidity and window coverings.

Note the following information and good advice in regards to the fenestration system:As windows age, they require regular preventative maintenance and upkeep in order to maintain theirperformance. Anticipate that occasional recaulking and sealing will be required around the window framesand sills.

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Apply an approved sealant around the light fixtures to discourage further water penetration to promote safeoperation.


Exterior

Seal with an exterior caulking.

Recommended Improper Drainage

FunctionalWindow Well

By design window wells have a vertical drain connected to the weeping tiles. At this time we cannot confirmwhether or not that is the case as often they are concealed. If at any time you see accumulation of water inthe window well contact a qualified contractor to evaluate.

Rear basement window is at grade. Installation of wells with drainage is advised to reduce risk of leaks intothe basement.

StainMildewRepaintBinds

Operational: YesDoors

UnsecuredNone


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ExteriorApply an approved sealant around the light fixtures to discourage further water penetration to promote safeoperation.

Conduit requiredNo GroundRecommend GFCI outletDamaged

Operational: YesExterior electrical/receptacle

Test GFCI receptacles monthly to help maintain operation for improved safety. Have the units replaces ifthe testers fails to operate.

Garage

Parked vehicleStorage/ClutterNo Access

Limitations

Attic AccessInsulatedDoubleAttached

Type

Paint & SealAutomaticStainBinds

Operational: YesDoor

Adjust height or photo eye sensors to reduce personal injury/property damage to between 4 - 6 inches.

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Garage

ConcealedStainConcrete

FunctionalFloor/Foundation

Note that a few cracks in a concrete garage floor are quite typical. Assessing the likelihood of waterponding on the garage floor is beyond the scope of a property inspection.

StainBlockDrywall/PlasterNo Fire Barrier

FunctionalWall

NOTICE: The wall and ceiling between the garage and the house interior are required to be a continuousgas barrier, to prevent the spread of vehicle exhaust (carbon monoxide) into the house. It is commonlyconstructed from (sealed) block, masonry, drywall or cement plaster. Any noticeable cracks and gaps in thegas / fire barrier (both wall & ceiling) should be patched and sealed to prevent exhaust gases from enteringthe house.

Not testedDamaged

FunctionalWindow

Rafters must not be used for storageStainDrywall/PlasterNo Fire/Gas Barrier

FunctionalCeiling

UnsecuredNone


Open GroundInstall GFCINo Cover

Operational: YesReceptacle

UnprotectedImproperUnsecuredConcealed

Circuit Wire

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Notice: Anticipate that a roofing system exposed to the weather and elements will have to be maintainedon an on-going basis in order to continue performing as designed.As shingles age, the probability of weather related damage and leakage increases. Be vigilant for looseshingles, age-related deterioration, and wind and rodent damage. Take note that south or west facingshingles and darker coloured shingles generally have a shorter life expectancy than lighter colouredshingles, and that as shingles age and dry out, roofs are more prone to wind and weather related damageand subsequent leakage.For additional information about roofs, please read the provided Information Bulletins: "Asphalt Shingles" &"Roof Leaks / Moisture".


Garage

Exterior

InteriorDamagedGas ProofMetal cladAuto Door Close

Operational: YesAccess Door

Roof Structure

From Ground LevelWalk OnRoof EdgeBinocular

Inspected By:

RainHeightSteep SlopeDeck

Limitations

Roof has not been walked. No safety tie offs were available to restrain inspector and ladder prior toaccessing roof where height is over 8' above ground.

Pitch 4/12+/-Estimated Age in Years 10

MansardShedHipGable

Type of Roof

Request any available information and paperwork i.e. bill of sale, pertaining to the age of the roofingmaterial from the vendors and to ensure all work was professionally completed.

Clean Gutters of DebrisDrains above ground

Drains below groundLeakGalvanizedAluminumUnsecured

FunctionalGutter/Downspout

Note the following important information and good advice about a roof drainage system:Gutters must be kept clean of leaves and seeds in order to maintain performance. The weight of watertrapped in the gutters will cause connections to loosen and gutters to fail.Limitation: Gutter leaks can not be determined during dry or below freezing temperatures. Anticipate thatthere may be some future water leakage at joints and corner connections.Recommend cleaning the gutters when you take possession of the property. Gutters must not be allowed toplug up with leaves and seeds, and overflow saturating the foundation. Gutter downspouts must dischargetheir water well away from the foundation.

MildewLooseAluminumDamaged venting

FunctionalFascia/Soffit

FungusCurling

MildewMissingNail PopTarConcreteAsphalt Shingle

Damaged: NoSloped Roof Covering

Minor fish-mouthing noted in a few areas, continue to monitor as they can be prone to lifting in high winds.

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Roof Structure

Notice: Anticipate that a roofing system exposed to the weather and elements will have to be maintainedon an on-going basis in order to continue performing as designed.As shingles age, the probability of weather related damage and leakage increases. Be vigilant for looseshingles, age-related deterioration, and wind and rodent damage. Take note that south or west facingshingles and darker coloured shingles generally have a shorter life expectancy than lighter colouredshingles, and that as shingles age and dry out, roofs are more prone to wind and weather related damageand subsequent leakage.For additional information about roofs, please read the provided Information Bulletins: "Asphalt Shingles" &"Roof Leaks / Moisture".

ExceededEndMiddle to EndTypical

Sloped Roof Covering Life Expectancy

Shingles typically last between 15 and 20 years and commonly leak as they approach the end of their lifeexpectancy.

SkylightVent StackAir VentUnsecured

FunctionalAccessory

Replace When Re-roofingResealCorrosionCorrosionGap

CopperAluminumRoll RoofingValleyStackRoof to Wall

SkylightFlat RoofDrip EdgeDormerChimneyNot Checked

No Visible Damage NotedFlashing

Because of height/steep pitch limitations, access to roof was not possible. Most flashings, because ofthere nature are concealed by roof covering and are primarily concealed from our view.

Maintain all flashing fasteners and sealants. Inspect seals frequently. Exterior caulking splits and peelsregularly and requires regular maintenance. Ensure all flashing is secured to reduce the stress on the sealsand to discourage water penetration and associated damage.

Water heaterMetal Liner requiredDeteriorationCrackMetal

BrickFurnaceFireplaceLeaningSide Wall Vented

FunctionalChimney/Vent

CrackDeteriorationConcreteNone

FunctionalChimney Cap

Install chimney cap to provide intended weathering/vermin protection or have a qualified mason seal of alltogether as neither chimney are working chimney's.

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Roof Structure

Advise CleaningImproper installation

CrackRain CapClayBrickNone

Not ApplicableVisible Flue Liner

Chimney - The interior of chimneys and their flue liners are not visible on our visual inspection. You areadvised to obtain the services of a qualified chimneysweeper or other qualified personnel to perform acomplete inspection and tune up of your fireplace/stove prior to using the appliance.

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Note the following important information and good advice in regards to attic ventilation:It is important for fresh air to infiltrate in between the roof and the ceiling in order to keep the attic relativelycool, dry and condensation free. Having adequate roof and soffit ventilation, and insuring that air vents arenot being obstructed by snow, birds nests, debris and insulation, will minimize the chance of condensation,ice damming and icicles forming in the winter.

The occurrence of mildew or mould on attic sheathing is common, especially in older dwellings due tocondensation. When humid air leaks into the attic from the living space below condensation can form in theattic during the winter months, especially if roof ventilation (i.e. snow blocking the roof vents, etc.) iscompromised. Using a furnace power humidifier to add moisture to the interior living space just contributesto this situation. Assessing or testing for the likelihood of mould or mildew in the attic space is beyond thescope of a property inspection. A property inspector is not qualified to identify or determine the type ofmould that may be present in the attic. To alleviate any concerns mould sampling and testing $$ isavailable.


Attic

HatchLooked In OnlySealedNo Access

Limitations

The attic hatch should be well fitted, weather stripped and kept closed to prevent warm, humid householdair from infiltrating into the attic.

Limitation: The attic was only observed from the entrance, as walking or crawling across an insulationcovered attic would compress and disturb the attic insulation, reducing its effectiveness. In addition,insulation spillage and contamination of the homeowner's living area below, would occur when exiting.There are serious safety concerns when walking or crawling across insulation-covered ceiling joists orclimbing over attic trusses or collar ties. Locating ceiling joists concealed by insulation is tricky, andslipping off means falling through the plaster or drywall ceiling below with ceiling damage and probableinjury.In Ontario workers can not be put at risk, jeopardizing their safety. For these reason, inspectors do not walkacross attivs during a inspection, especially if there is no prior written acknowledgment from thehomeowner that insulation contamination and damage could occur. Therefore, not all of the attic structure,insulation and roof underside were observed or assessed.

Limitation: It is beyond the scope of a visual property inspection to determine if there is mildew or moldpresent in the attic. Mould will be found in all attics, especially in older properties, due to the inherent cooland damp conditions that occur during the winter months. The probability of mildew or mould, its type andextent can only be determined if mould testing $$$ is conducted. A property inspector is not qualified tocomment on environmental issues. Mould sampling and testing is beyond the scope of a visual propertyinspection. The inspector is "not qualified" to comment on environmental issues or mould. The presenceand type of mould can only be determined by sampling and lab testing, which can be arranged $$ atadditional cost. It is recommended that if you have any concerns regarding mould that preliminaryscreening for mould be conducted to determine its presence.

InfestationOpen jointsRafterTruss

Damaged: NoStructure

Stain

SagBlack SubstanceRoofing FeltPlywoodCondensation

FunctionalSheathing

No signs of leaks at this time, but monitor seasonally for future signs of water penetration.

Estimated Depth in Inches 9-12

Blown

BattMineral FiberFiberglassConcealedVapour barrier concealed

FunctionalInsulation

Aprox. depth was measured from the immediate area around attic hatch only. This depth may varythroughout attic and has not been measured.

BlockedBafflesRoofGable EndSoffitNone

FunctionalVentilation

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The finishing (drywall, wood paneling, composite materials, other materials) of the basement preventsvisual inspection of interior foundation walls. mechanical and structural components. Furniture, clutter andstorage may limit our ability to check 100% of the foundation walls. Acceptable and normal moisturereadings in areas where these readings could be measured were found at the time of inspection exceptwhere otherwise noted. Despite these test results, a dry basement at this time or any time in the future isnot guaranteed.


Attic

Note the following important information and good advice in regards to attic ventilation:It is important for fresh air to infiltrate in between the roof and the ceiling in order to keep the attic relativelycool, dry and condensation free. Having adequate roof and soffit ventilation, and insuring that air vents arenot being obstructed by snow, birds nests, debris and insulation, will minimize the chance of condensation,ice damming and icicles forming in the winter.

The occurrence of mildew or mould on attic sheathing is common, especially in older dwellings due tocondensation. When humid air leaks into the attic from the living space below condensation can form in theattic during the winter months, especially if roof ventilation (i.e. snow blocking the roof vents, etc.) iscompromised. Using a furnace power humidifier to add moisture to the interior living space just contributesto this situation. Assessing or testing for the likelihood of mould or mildew in the attic space is beyond thescope of a property inspection. A property inspector is not qualified to identify or determine the type ofmould that may be present in the attic. To alleviate any concerns mould sampling and testing $$ isavailable.

PlasticInto AtticNot InsulatedConcealed

FunctionalExhaust Duct

Push insulation over exhaust vent to reducecondensation fallback.

Open SpliceKnob and TubeAbandonedConcealed

FunctionalElectrical

Basement/Structure

Dry GroundDry WeatherClutterFinished

Limitations

Concealed - Not assessedMildewCarpetConcreteCrack

FunctionalFloor

Concealed - Not assessedMildewCarpetConcrete Crack

FunctionalFoundation Wall

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Basement/Structure

The finishing (drywall, wood paneling, composite materials, other materials) of the basement preventsvisual inspection of interior foundation walls. mechanical and structural components. Furniture, clutter andstorage may limit our ability to check 100% of the foundation walls. Acceptable and normal moisturereadings in areas where these readings could be measured were found at the time of inspection exceptwhere otherwise noted. Despite these test results, a dry basement at this time or any time in the future isnot guaranteed.

StippleDrywallUnfinishedStain

FunctionalCeiling

Not Tested

Not ApplicableWindow

DamagedBinds

FunctionalDoor

UnsecuredMinimal

FunctionalLighting

Cover Plate RequiredReverse PolarityInstall GFCIOpen Ground

FunctionalReceptacle

ImproperUnsecuredConcealed

Circuit Wire

ConvectorAir RegisterElectricNone

Heat Source

Trip HazardWornWoodUnsecured

FunctionalBasement Stairway

NoneIncompleteWoodUnsecured

FunctionalRailing

StainSplitUnsecuredConcealed

Not ApplicableFloor Joist

Solid WoodX-WoodX-MetalConcealed

Not ApplicableBridging

MildewMoisture GasketConcealed

Not ApplicableSill Plate

SagWoodMetalConcealed

Not ApplicableBeam

BrickAdjustableConcealedOn Slab

Not ApplicablePost

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Basement/Structure

Concealed

Not ApplicableBearing Wall

Electrical Service

No ConduitImproperly secured120/240 VoltUnderground

Service Entrance

CopperAluminumConcealed

Entrance Cable

Service entry wire cover panel is not removed in accordance with WSIB and ESA regulations.

BreakerSwitch/Cartridge Fuse

Main Disconnect

Amps 100

Have Electrician Evaluate

Disconnect Rating

Location Basement

CorrosionUnsecuredNot OpenedS/W Wall

FunctionalDistribution Panel

Note the following advice: The condition of the electrical connections in the distribution panel can not beassessed while the power is on. It is recommended that when you take possession, an electrician turn themain power off and tighten all the electric terminal screws, including the neutrals and grounds, and checkthe buss prongs / clamps for scorching. Contacts and terminals do loosen with age or they may not havebeen fully tightened initially.

14071-2065


Electrical Service

Amps 100

No Room for Expansion

Panel Rating

Double Tap(s) Noted

CartridgeGlassOver-FusedAFCI BreakerGFCI BreakerBreaker

Fuse

Double tapping of single pole breakers has been noted. Advise expansion to provide space for thesebranch wires, consult a qualified electrician.

Wiring mostly concealedPlastic/nylon sheathedAluminumCopper

FunctionalVisible Distribution Circuit Wiring

Limitation: Finished interior walls and ceilings conceal the electrical wiring and cabling, supplying power tothe rooms of the property, preventing a full evaluation of the electrical distribution wiring. This is a normallimitation of a visual inspection.

Grounded at water meterOtherGrounding concealed not assessed

Grounding

Unsecured

CorrosionImproper ConnectionGas PipeWater PipeConcealed

Bonding

Location Pool House

Obsolete

CorrosionUnsecuredNot OpenedNon Standard InstallationConcealed

FunctionalAuxiliary Panel

ScorchedOver FusedBlownGFCI BreakerGlassBreaker

Auxiliary Fuse

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SMOKE DETECTORS & CARBON MONOXIDE DETECTORSWe do not test smoke alarms during the inspection, since we do not want to leave you with a false sense ofsecurity. A smoke alarm that tests as functional today could fail before you take possession of the property.We strongly recommend that upon moving in, you replace the batteries in all smoke alarms and test eachone to make sure they are operational. Any older smoke alarms should be replaced promptly. Failure to acton this, risks loss of life should a fire break out. This is a high priority concern.For more information the Ontario Fire Marshall's Office lists some commonly asked questions and answersabout smoke alarms on their website: www.firesafetycouncil.com/english/pubsafet/safact

Operable smoke sensors are required on every level/floor or apartment unit of the property. They have alife expectancy of only 10 years. If they are original or older than 10 years, recommend replacing with newones (approximately $35 each with battery).

Carbon Monoxide sensors are required in every home with an attached garage or a fuel burning appliance,such as an oil or gas furnace, gas water heater, gas fireplace or wood burning fireplaces. The plug-in COsensors are recommended over the battery ones. Carbon Monoxide sensors should be located in thebedroom areas (i.e. bedroom hallway) of the dwelling and in any room with a fuel burning appliances suchas a fireplace and it is required to have one on each level of the home. The plug-in CO sensors have a lifeexpectancy of only 5 years - 3 years for the battery type. Replacement cost is approximately $45.


Heating

Year 2010BTU"s 100000Make Keepright

Not VisibleIncompleteNot Legible

Data Plate

ExceededEndMiddle to EndTypical

Life Expectancy A

Location In vicinity of furnace & tagged

Concealed

Heating Fuel Source

Not accessiblePiping Concealed

System InoperativeSystem Operating In AC ModeOil Tank Not Visible

Limitations

Limitation: High efficiency furnace. Due to design, only a very small area of burners and combustionchamber can be seen from view port hole. It is not possible to determine if cracks in heat exchanger existwithout dismantling the furnace. Dismantling the furnace is beyond our scope and can be performed by aqualified heating technician.

Failure probability is unpredictable.Heat exchangers are not included in the inspection due to limited visibility.The system performance cannot be determined in a visual inspection.Also exterior temperatures and weather conditions can effect the system performance.Consult a qualified technician if uneven temperatures are noted in various rooms/areas in the building.Servicing or repairs may be required duct system to correct.Have a qualified technician balance the air flow seasonally to provide optimum performance in both theheating and cooling seasons.

Check all upon occupancy

Smoke/CO Detectors

14071-2065


Heating

SMOKE DETECTORS & CARBON MONOXIDE DETECTORSWe do not test smoke alarms during the inspection, since we do not want to leave you with a false sense ofsecurity. A smoke alarm that tests as functional today could fail before you take possession of the property.We strongly recommend that upon moving in, you replace the batteries in all smoke alarms and test eachone to make sure they are operational. Any older smoke alarms should be replaced promptly. Failure to acton this, risks loss of life should a fire break out. This is a high priority concern.For more information the Ontario Fire Marshall's Office lists some commonly asked questions and answersabout smoke alarms on their website: www.firesafetycouncil.com/english/pubsafet/safact

Operable smoke sensors are required on every level/floor or apartment unit of the property. They have alife expectancy of only 10 years. If they are original or older than 10 years, recommend replacing with newones (approximately $35 each with battery).

Carbon Monoxide sensors are required in every home with an attached garage or a fuel burning appliance,such as an oil or gas furnace, gas water heater, gas fireplace or wood burning fireplaces. The plug-in COsensors are recommended over the battery ones. Carbon Monoxide sensors should be located in thebedroom areas (i.e. bedroom hallway) of the dwelling and in any room with a fuel burning appliances suchas a fireplace and it is required to have one on each level of the home. The plug-in CO sensors have a lifeexpectancy of only 5 years - 3 years for the battery type. Replacement cost is approximately $45.

Thermostat Location: Dinning Room

Standard/Suggest upgrade to ProgrammableProgrammableUnsecured

Operational: YesThermostat/Humidistat

RadiatorForced AirConvector

Heat Type

Note the following is good information and advice in regards to the air filtering system:

The heating system must always have a clean and operational air filtration system. The furnace air filteringsystem must be checked monthly and serviced when dirty. An obstructed air filtering system will impedeairflow and shorten the life expectancy of the heating system.. For better home comfort, a forced airsystem should be re balanced seasonally for optimum air flow between summer, winter cooling and heatingseasons.

Limitation: Air register airflow measurements are beyond the scope of a visual home inspection.

Recommend having the forced air heating ducts cleaned and the air flow balancing checked after takingpossession.

High EfficiencyMid EfficiencyConventional

Burner Type

Advise Yearly Service

Heating System

Notice: The following is important information and advice regarding a gas heating system:A gas heating system should be serviced, cleaned and checked before the start of every heating season.The probability a heating system's mechanical and electrical components breaking down is unpredictable,as is the failure of the internal heat exchanger.Heating systems only come with a limited 1 or 2 year manufactures warranty, and they do occasionallybreak down during and after that period. Inducer fan assemblies $$ only have a life expectancy of 4 to 7years. No one can predict when a heat exchanger $$$$ will crack or fail prematurely, although they typicallycome with a 10 to 20 year manufactures parts only warranty, depending on model.Limitation: Inspecting the internal heat exchanger is beyond the scope of a visual property inspection.Therefore, it is "strongly recommended" that you subscribe to a Heating Insurance Plan with a heatingcompany as soon as you take possession of the property. Direct Energy (formerly Enbridge/ConsumersGas) has the most popular heating insurance plan in the GTA (approximately $200 - $350 per year), butthey are not necessarily the best or cheapest. Shop around!

Notice: In the domestic heating business service technicians working for large heating companies arefrequently on commission and may try to convince homeowners into completely replacing an aging heatingsystem prematurely, instead of repairing them, by alarming them or red tagging (turning off the gas supply)the heating unit. In this respect, Direct Energy is not the final authority, as many consumers mistakenlybelieve. Shop around and call another independent heating contractor for second opinion. Prices can varysignificantly depending on the company, urgency, the time of year, and supply and demand. A new heatingsystem does not necessarily have to be bought.Reliance Home Comfort (Union Gas) now rents new furnaces much the same as Direct Energy rents waterheaters.

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Heating

InadequateExternalInternal

Air Requirement

SootCorrosionUnsecuredImproper RiseMetalSidewall

Venting

Not Checked

Operational: YesGas Burner

Pilot & ThermocouplElectronic

Ignition

SootCorrosionMissing

Heat Shield

Advise InspectionOtherNoisyDirty

Motor/Blower

Advise InspectionOtherMisalignedLoose

Fan Belt

UndersizedDirty MissingDisposable

Filter

KinkCorrosionUnsecured

Duct/Joint/Housing

The system performance cannot be determined in a visual inspection. Also exterior temperatures andweather conditions can effect the system performance.Consult a qualified technician if uneven temperatures are noted in various rooms/areas in the building.Servicing or repairs may be required duct system to correct.Have a qualified technician balance the air flow seasonally to provide optimum performance in both theheating and cooling seasons.

Air Conditioner

Ton 3Year 2011Make Keepright

Not VisibleIncompleteNot Legible

Data Plate

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Air Conditioner

ExceededMiddleTypical

Life Expectancy

DirtyCorrosionDamaged FinsCentralAir CooledNot Checked

Not ApplicableAir Conditioner

Note the following good advice and information to better understand a typical central air conditioningsystem:The life expectancy of an air conditioning unit will vary, depending on how it was maintained, but generallyranges between 15 to 20 years. An air conditioning system should never be turned on when thetemperature drops below 16 C (60 F), as serious damage can occur. Also, power to the unit should beturned on for 24-hours prior to operating. This is especially important at the beginning of the season.Remember to remove the outside AC condenser cover before turning on air conditioning unit in thespringtime or you will damage it. The failure probability of an air conditioning unit is always unpredictable,as AC units are complex mechanical systems. Temperature differential readings were not taken, as this isbeyond the scope.Air conditioning system should be serviced and cleaned annually to maintainperformance.

Temperature Differential

OtherGasElectric

Cooling Fuel Source

LeakCorrosionImproper Drain

Condensation Line

LeakNot InsulatedUnsecured

Refrigerant Line

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Plumbing Components

Private SystemWater Shut OffFinished Basement

Limitation

A finished or partially finished basement conceals some components and prevents a complete inspection.Supply pipes and drainpipes and connections are visible at the fixture connections only.

CopperPlasticConcealedMetered

Public Supply

LeakEasily identifiedNot Tested

Shut-Off Valve

Main water shut-off was not tested, as sometimes they can be difficult to turn and begin to leak if they havenot been used for a long time, especially if they are old.

Only a small length of the inside portion of the water service entrance pipe can be observed. We can notdetermine the composition and the condition of the pipe that runs underground to the water main.

CorrosionFrost FreeNot Checked

Not ApplicableHose Bibb

Shut off for the winter season. Remember to make sure that during the cold winter months the indoor shut-off valve (tap) is always turned off and that the pipe and tap are drained and left open so they don't freezeand break. Not all hose bibbs may have been checked.

PlasticOtherCopperConcealed

FunctionalDistribution Piping

Note the following good advice:It is good practice to ensure that copper pipes do not touch any dissimilar metals, such as steel studs, pipesor heating ducts, in order to prevent galvanic corrosion. When making any modifications, use only copper orplastic hangers and fasten any noticeably loose or rattling sections of pipe securely. Keep in mind thatalthough copper plumbing does have a long life expectancy, leaks can occur unexpectedly. If some of theplumbing fixtures were not used for a while, its possible that a leak could show up at a later date, asgaskets and seals do dry out with age, increasing the potential for future leaks.

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Plumbing Components

Hose BibbLaundryKitchen

Cross Connection

UnsecuredSeptic TankConcealedPlastic

FunctionalWaste Drainage

The following is good information and advice with regards to the plumbing system: If this property will notbe occupied for a period of time after the closing date, blockages in drains and traps can occur due togrease, dirt and scum drying out. In recently renovated homes, wasted drywall compound flushed downthe sinks can plug-up the drains.

Limitation: Bathtubs and sinks were not filled to the brim to test the drain overflows. Drain gaskets andseals do dry out as they age, increasing the chance of future leaks. Due to the nature of waste plumbing, itis impossible to predict if and when there may be future plumbing blockages or leaks.

Limitation: It is not possible to assess the condition of the concealed sewer pipes and drains under thebasement floor. Therfore, it is recommended the sewers be inspected using a video camera $$ by aqualified plumber for your peace of mind.

No WaterBacked UpNo trap notedMechanical Primer

Floor Drain

OtherUndersizedPlasticConcealed

FunctionalVent Stack/Piping

For your information: Properties built after 1965 will typically have a ABS plastic plumbing stack. Propertiesgenerally built before 1965 may have a copper/brass plumbing stack. A property built before 1960, usuallywill have a cast iron stack. As the plumbing ages, anticipate that in the future there could be some leaks.

Location West wall

Improper PlugConcealed

Damaged: NoMain Cleanout

Hot Water Tank

Estimated Capacity I.G. 50

DirtyGasRentPower Vented

Operational: YesHot Water Tank

Failure probability of a hot water heater is unpredictable. The hot water temperature should not be sethigher than 120°F or 50°C in order to prevent scalding and burns.

Hot water tanks can be either rented or bought, therefore, vendor should be contacted to confirm whetherthis tank is still being rented and has not been bought out. This will determine who pays for any futurerepairs or tank replacements. Obtain rental contract or buy-out information.

Hot water tank life expectancy is approximately 10 - 15 years.

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Hot Water Tank

Location In vicinity of hot water tank

Concealed

Fuel Shut-Off

OtherCorrosionNo Test Lever

Relief Valve

DischargeUndersized

Discharge Tube

MetalUnsecuredImproper RiseSidewallFlue

Damaged: NoVenting

Needs AdjustmentNot Checked

Burn Chamber

Laundry

No Floor DrainCeramicConcreteWorn

FunctionalFloor

OtherPanelDrywall/PlasterUnfinished

FunctionalWall

OtherTileDrywall/PlasterUnfinished

FunctionalCeiling

Other


UnsecuredNone


OtherReverse PolarityOpen GroundDamaged


OtherCorrosion Unsecured

FunctionalTub/Faucet

CorrosionSlow DrainImproper TrapUnsecured

FunctionalTrap/Drain

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Laundry

Other Make Samsung

Front Load Cannot Test - Full Cycle RequiredWhirlpool

FunctionalWasher

Washer is used and in as is condition.

Other Make Samsung

ElectricTested ON/OFFWhirlpool

FunctionalDryer

Dryer is used and in as is condition.

Metal DuctTo AtticTo CrawlspaceUnsecured

Damaged: NoDryer Vent


Heat Source

Common Bathroom

3rd Floor2nd Floor1st FloorBasement

Location

A bathroom is a high moisture and humidity area. Expect some deterioration to be concealed. If futurerepairs are required or renovations planned, expect unforeseen repairs to be required.

LowSuspectNormal

Water Flow

OtherVinylCeramicWood/Laminate

Damaged: NoFloor

WoodBrickDrywall/PlasterCrack

Damaged: NoWall

WoodStippleDrywall/PlasterCrack

Damaged: NoCeiling

OtherWoodVinylMetal

Operational: YesWindow

DamagedBinds


UnsecuredNone


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Common Bathroom

Install GCFINo CoverReverse PolarityNo Ground


Advise Installation

Operational: YesExhaust Fan

Pedestal SinkChipWorn

Damaged: NoSink

CorrosionUnsecuredWorn

Operational: YesFaucet

LeakCorrosionSlow DrainImproper Trap

Damaged: NoTrap/Drain

Missing HardwareMildewWorn

FunctionalVanity and Counter

OtherLeakCrackToilet Loose

Operational: YesToilet

Pump accessCorrosion GFCI ProtectedNot Tested

Operational: YesJetted Tub

Recaulk top of tub where separating to reduce secondary water damages.

LeaksNot TestedWorn

Operational: YesFaucet/Shower Head

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Common Bathroom

MildewRegroutCeramicWorn

Damaged: NoShower Enclosure


Heat Source

Master Ensuite


Location


LowSuspectNormal

Water Flow


Damaged: NoFloor


Damaged: NoWall


Damaged: NoCeiling

OtherWoodVinylMetal


DamagedBinds


UnsecuredNone




Advise Installation



Damaged: NoSink

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Master Ensuite






Damaged: NoVanity and Counter



LeaksNot TestedWorn


MildewRegroutCeramicWorn



Heat Source

2 Piece Bathroom


Location

LowSuspectNormal

Water Flow

Wood/LaminateVinylCeramicCrack

Damaged: NoFloor


Damaged: NoWall


Damaged: NoCeiling

DamagedBinds


UnsecuredNone


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2 Piece Bathroom

No CoverReverse PolarityInstall GFCINo Ground


Advise Installation


PedestalChipWorn

Damaged: NoSink

LeakCorrosionUnsecuredSticks







Heat Source

Basement


Location


LowSuspectNormal

Water Flow


Damaged: NoFloor


Damaged: NoWall


Damaged: NoCeiling

DamagedBinds


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Basement

UnsecuredNone




Advise Installation



Damaged: NoSink






FunctionalVanity and Counter



LeaksNot TestedWorn


MildewRegroutPlasticWorn



Heat Source

Kitchen

OtherWood/LaminateCeramicVinyl

FunctionalFloor

CeramicBrickDrywall/PlasterCrack

FunctionalWall


FunctionalCeiling

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Kitchen

OtherWoodVinylMetal

FunctionalWindow

Ceiling FanNone


Reverse PolarityNo GroundUnsecuredOther


WornOtherDouble

FunctionalSink

WornOtherCorrosionUnsecured


OtherSlow DrainUnsecured

FunctionalTrap/Drain

MildewRegroutOther Unsecured

FunctionalCounter and Cabinets

Appliances

OtherNoisyNo Exhaust

Operational: YesRange Hood

To ExteriorConcealedDuctlessUnsecured

Exhaust vent

Suggest hi-loop drainNot Tested for Full CyclesBosch

Operational: YesDishwasher

Dishwasher is used and in as is condition

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Appliances

Interior cold to the touchFrigidaire

Operational: YesRefrigerator

Refrigerator is used and in as is condition.

Other Make Wolf

GasOven Tested On/OffPlates Tested On/OffWhirlpool

Operational: YesOven/Range/Cooktop

Stove is used and in as is condition.

14071-2065


Appliances

Main Floor Living Area Living Room

CeramicWood/LaminateVinylCarpet

FunctionalFloor

WallpaperWoodDrywall/PlasterPaneling

FunctionalWall


FunctionalCeiling

OtherWoodVinylMetal

Operational: YesWindows

ClosetPatioInteriorExterior


OtherVinylCarpetWood

FunctionalStairway

OtherMetalWood

FunctionalRailing

Railing is loose. Secure for safety.

Ceiling FanSwitched OutletNone


Reverse PolarityNo GroundSwitchedDamaged

Operational: YesReceptacles

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Main Floor Living Area Living Room


Heat Source

All Bedrooms Bedroom

Wood/LaminateCeramic CarpetCrack

FunctionalFloor


FunctionalWall


FunctionalCeiling

OtherWoodVinylMetal


ClosetPatioInteriorExterior


Ceiling FanSwitched OutletNone


No GroundNo GroundReverse PolarityDamaged



Heat Source

14071-2065


Additional Comments

General Comments

Confirm with vendor whether there are any components within the house and are intended to stay in thehouse that are rented such as hot water heater, furnace, air conditioner etc. as we only inspect the workingorder of such items and cannot confirm ownership.

Where improvements, alterations and repairs are indicated as being required, a qualifiedcontractor/technician should be consulted to help ensure that all work is performed safety in a professionalfashion.Where moisture meter readings are taken the readings are considered to be within normal range unlessotherwise stated in the report.All moisture readings are taken at the time of the inspection and can change depending on the weather,season, interior and exterior humidity levels and use of the building.Plumbing and building leaks can occur at any time, condensation accumulation typically occurs seasonallyand can lead to water penetration and related damage.Areas in the report where a moisture meter has been used should be inspected regularly for a change ofcondition.Areas with visible damage or staining will require further investigation by a qualified contractor to determinethe extent of concealed damage andrequired repairs.For all electrical item noted consult a qualified electrical contractor to review and correct to reduce hazardsassociated with incorrect electrical practices.

Limitations

Not all windows, doors or receptacle outlets may have been checked or tested due to obstructions orlimited accessibility (i.e. blinds, curtains, furniture, clutter).

Circuit Sizing - The Inspector is required to address the compatibility of conductors and overcurrentdevices. In some instances, general trade procedures include over-sizing overcurrent devices to guardagainst nuisance (e.g. air conditioning units, dryers). The Inspector is not required to evaluate such generaltrade procedures, but to inform you of incompatibility.

Occupied Home – Where the home is occupied by seller/tenant, personal belongings and furniture whichmay limit some areas to inspect.

Supplementary Comments

It is very important that water & runoff drain away from foundations to minimize chance of water leakageinto the basement, as cracks in foundation walls are common. Make sure the ground, patios and walkwaysslope away from the house for the first six feet.

Make sure that eaves troughs remain fastened securely, gutters are kept clean seasonally from leaves &debris and leaks are sealed. Also, if trees are present ensure that the tree branches are not rubbing againsteve troughs and roof.

Monitor the roof and attic on a seasonal basis for leaks and (wind) damage. Repair as soon as possible.

Ensure that any cracks / gaps in bathroom or kitchen ceramic tiles are grouted, caulked and sealed toprevent leaks.

Keep humidity low to prevent condensation, stains, mildew forming on windows & walls (<25% = -20 C;<40% = 0 C)

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This summary is not the entire report. The complete report may include additional information of concern to theclient. It is recommended that the client read the entire report.

543 Avonwick Avenue, Mississauga, ON

Report Commentary

Date: 11-Jul-2013

Property and Site1.0

Pre-Listing Summary1.1

The following report summary reflects the key findings of our recent inspection at 543 Avonwick Avenue,Mississauga.

The summary is NOT the complete report. The full report may be available for review as a PDF file or hasbeen inserted in the Pillar To Post inspection binder.

This property is an older well maintained three (plus two) bedroom two-storey detached home that istypical for this neighborhood. Homes in this neighborhood were built largely in the early 1990's.

The brick exterior walls are supported by poured concrete foundation which is common for a home of thisage.

Windows have been updated.

The home has a 100 amp electrical service and a circuit breaker panel. The electrical distribution wiringis copper romex-type / plastic-sheathed cable. Recent electrical upgrades have been completed by acertified electrician.

The visible water service entrance from the municipal water main is a standard 3/4 inch copper pipe.Water distribution plumbing is copper pipe. The drainage waste / vent plumbing is ABS.

Gas water heater is approximately 2 years old and is owned.

The forced air gas High Efficiency heating system is approximately 3 year old. Central air conditioningsystem is 2 years old.

The roof shingles are estimated to be approximately 10 years old. Shingles appear to be in relativelygood condition.

Overall, this home has been well maintained and incorporates a some recent remodeling of kitchen andbathrooms.

This report was completed for the owner or listing real estate agent in order to help prepare the propertyfor sale. A home inspection is a two part system, the verbal portion and the written report. Purchasersshould read the entire report carefully in order to avoid any misinterpretation. Pillar To Post recommendsthat interested parties have their own independent home inspection "prior" to purchasing.

14071-2065

This summary is not the entire report. The complete report may include additional information of concern to theclient. It is recommended that the client read the entire report.


Report Commentary

Date: 11-Jul-2013

Exterior2.0

Window Well2.1

Rear basement window is at grade. Installation of wells with drainage is advised to reduce risk of leaksinto the basement.

Garage3.0

Door3.1

Adjust height or photo eye sensors to reduce personal injury/property damage to between 4 - 6 inches.

Roof Structure4.0

Sloped Roof Covering4.1

Minor fish-mouthing noted in a few areas, continue to monitor as they can be prone to lifting in highwinds.

Chimney Cap4.2

Install chimney cap to provide intended weathering/vermin protection or have a qualified mason seal ofall together as neither chimney are working chimney's.

Electrical Service5.0

Fuse5.1

Double tapping of single pole breakers has been noted. Advise expansion to provide space for thesebranch wires, consult a qualified electrician.

Common Bathroom9.0

Jetted Tub9.1

Recaulk top of tub where separating to reduce secondary water damages.

Main Floor Living AreaLiving Room11.0

Railing11.1

Railing is loose. Secure for safety.

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®Swimming Pool Safety

Information Series©2007 Pillar To Post Inc.

Every year, hundreds of children drown in residential swimming pools. In addition, there are thousands of children that suffer near drowning. The U.S. Consumer Product Safety Commission (CPSC) has a strategic goal to reduce the rate of drowning of children under age 5 by ten percent over the next ten years.

The statistics show that drowning and near drowning of children in residential pools is happening at an alarming rate. As you will see, there is a common theme to these accidents: Most of the drownings and near drownings happened while the child was being supervised by one or both parents; 69 percent of the children were not expected to be in or near the pool, but were found drowned or submerged in the water; 77 percent of the accident victims had been missing for five minutes or less when they were found in the pool

Here is what we can learn from these statisticsYoung children and toddlers move faster than you think. Drowning and near drowning

can happen in an instant.Swimming pool drownings are silent. You won’t hear a call for help.These accidents are preventable.

BarriersThe consensus among experts is that the best way to improve these statistics is through construction and maintenance of effective barriers to prevent access to the pool area. Look carefully at the barrier around the pool. The barrier should be continuous around the pool. Shrubs are not an acceptable barrier. The barrier should prevent a child from climbing over, crawling under or passing through. Here are a few things to consider:

Door From House to Pool AreaWhere the wall of the house makes up part of the barrier, there is usually a door that leads from the house directly into the pool area. This door should have an alarm that sounds immediately when the door is opened. Typically the alarm is set up with a bypass switch or keypad that is located out of reach of children. The bypass switch deactivates the alarm for a single opening of the door and then resets.

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Pillar To Post®, the home of home inspectionWe welcome your comments and suggestions for future Information Series topics

[email protected] 1-800-294-5591 www.pillartopost.com

GatesThe gate to the pool area should be self closing and self latching and should have a locking mechanism. The latch should be located out of reach of children. In addition, the gate should open out from the pool area so that a toddler leaning on an ‘almost latched’ gate will close the gate.

Barrier HeightThe barrier (fence) should be at least 48 inches high. Look for anything that could negate the height of the barrier such as a bench, storage bin or tree next to the barrier. The barrier should come to within 4 inches of the ground in all areas otherwise a child could squeeze under. The design of your barrier may make it easy to climb. For example, the standard chain link fence is too easy to climb. There are guidelines available for this (see references below).

Vertical MembersVertical members of a fence should be spaced close enough together to prevent a child from squeezing through. Four inches is the maximum opening size.

Pool Safety CoversA power safety cover can be used to increase the safety of the pool. When in place, these covers will prevent kids from falling into an unattended pool. These are not standard pool covers. They are designed specifically for this purpose.

Educate YourselfThe suggestions above will simply stack the odds in your favor. There is no question that close supervision of your children is the most important consideration. Educate all people involved with caring for your children about the dangers. Learn cardio pulmonary resuscitation (CPR).

This document is based on information collected from the Consumer Product and Safety Commission.

ReferencesCPSC publication No 359 – How to

plan for the unexpectedCPSC publication No 362 – Safety

Barrier Guidelines for Home PoolsCPSC news release - #04-165, June

21, 2004. Public Hearing in Tampa Florida on Swimming Pool Safety.

14

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®Smoke Alarms


Smoke alarms are an incredible success story. Once the concept took hold in the 1970s, it wasn’t long before the fire death rate was cut in half! Now, more than three decades later, most homes have at least one smoke alarm but we still have a problem – the smoke alarms aren’t working! In one quarter of the homes with smoke alarms, the smoke alarms don’t work. The cause is missing, dead or disconnected batteries (National Fire Protection Association). Pillar To Post® would like to encourage you to pay more attention to your smoke alarms.

The two key goals of smoke alarms are –To wake you up. You can’t sense smoke and flame when you are asleep.Early warning. The sooner you know about a fire the better the possible outcome

Placement of Smoke AlarmsWhile you should consult the instructions provided with the smoke alarm, here are some general guidelines. We do not address local bylaws and codes here.There should be at least one smoke alarm per floor including the basement.Smoke alarms should be placed outside every separate sleeping area. Many authorities

suggest an alarm inside each bedroom as well.The alarm can be placed on the ceiling or high up on the wall. If the alarm is on the

ceiling, it should be at least four inches away from any walls. If the alarm is on the wall, it should be at least four inches but not more than twelve inches from the ceiling.

Peaked ceilings have stagnant air at the top. The smoke alarm should be three feet from the highest point.

Do not place the smoke alarm where it could be affected by drafts such as next to a window or air vent.

14071-2065



MaintainingTest the smoke alarm once per month by pressing the test button until the alarm sounds then release the button. If the smoke alarm is battery operated, replace the battery every year. If you hear a chirping sound from the smoke alarm, change the batteries. Dust or vacuum the surface periodically. Replace the entire unit if it is older than 10 years or if you are not sure how old it is. Print the installation date inside the cover.

False AlarmsNuisance tripping of your smoke alarm is bound to happen occasionally. Unfortunately, many people remove the battery to silence the alarm with the good intention of replacing it after the smoke clears. Here are some better ways to deal with nuisance tripping: Use an alarm with a ‘hush button’. Move the smoke alarm a little further from the kitchen area. Try a different type of alarm. Some experts say that a photoelectric smoke alarm is a little less sensitive to common causes of false alarms.

Hard Wired AlarmsMany homes today have smoke alarms wired right into the household electrical system. In addition, some homes have interconnected smoke alarms. This means if one alarm in the home sounds then the others sound as well.

Escape PlanSmoke and flame can spread quickly so you need to react quickly. It is vital that you and your family know what to do on hearing a smoke alarm. You should plan an escape route from every area of the home and identify a safe area to meet outside the home. You should rehearse the escape plan with your family. Walk through and identify obstacles that may slow you down such as windows that are jammed or exits that are crowded with storage etc.

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®Carbon Monoxide


Carbon monoxide, or CO, a byproduct of incomplete combustion of fossil fuels, is a colorless, odorless gas. Breathing CO reduces the blood’s ability to carry oxygen. In severe cases, CO can cause death.

Defective or malfunctioning fossil fuel appliances, or inappropriate use of appliances that burn fossil fuel close to or inside the home can pose a serious health hazard. Here are a few examples of dangerous operations:

• Runninganautomobileor gas lawn mower inside the garage

• Operatingabarbequeinside the home

• Agasoroilburningfurnacewithablockageinthechimney• Kerosenespaceheaters• Operatingageneratorinthehomeduringapowerfailure

Symptoms of Carbon Monoxide PoisoningSymptoms of carbon monoxide poisoning include headache, dizziness, nausea, vomiting, weakness,chestpain,confusion,andlossofconsciousness.Carbonmonoxidepoisoningcanleadtodeath.Lowlevelpoisoningmaygounnoticedbecauseitmaybemistakenforthe flu.

Carbon Monoxide DetectorYou should have at least one carbon monoxide detector in your home. In some geographic areas,aCOdetectorisrequiredbylaw.TheCOdetectorshouldbeplacedwhereyoucanhearitifitgoesoffwhenyouareasleep.ACOdetectordoesnothavetobeplacedontheceiling,sinceunlikesmoke,COhasapproximatelythesameweightasairsoitmixes

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uniformlythroughouttheroomratherthanfloatinguptotheceiling.Toavoidfalsealarms,donotinstallthedetectornexttoheatingandcookingappliances,vents,flues,orchimneys.Makesureyoureadandfollow the operating, placement, and testing instructions that come with the detector.

Ifthecarbonmonoxidedetectoralarms,takeitseriously.

Avoiding CO Poisoning• Haveyourheatingsystemsservicedeveryyearbyaqualifiedtechnician.• Haveyourfireplacechimneycleanedandinspectedeveryyear.• InstallatleastoneCOdetectorinyourhomeandreplacethebatteriestwiceperyear.• Openthegaragedoorpriortostartingyourcar;drivethecaroutpromptly.Donotleaveitidlinginthe

garage. Do not use a remote car starter when the car is in the garage.• Donotuseacharcoalorpropanebarbequeinthehome.

14071-2065

Receipt

1160448 Ontario Inc.

Client

Property

Service NameServices Service Cost

Date:Jul-11-2013

Chantal and Nick Meffe


ON

Gary Bostock

Email :[email protected]

2345 Stanfield Rd. Suite 204,Mississauga,Ontario,L4Y 3Y3

Receipt#: 14071 - 2065

Visual Inspection $415.00

SubTotal:

Thank you for your business

Tax @13.00% $53.95

Total : $468.95

PAID IN FULL $0.00Balance Outstanding:

$415.00

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Visual Property Inspection Inspection.pdf · Mississauga, ON Prepared for : Chantal and Nick Meffe...

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Transcript of Visual Property Inspection Inspection.pdf · Mississauga, ON Prepared for : Chantal and Nick Meffe...