inspection report · furnace 19. furnace furnace manufacturer: carrier 20. carrier data plate,...

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

[email protected]

Helping you make an informed decision.

www.spotoninspections.ca

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

Helping you make an informed decision

Report No. 1132

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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

REFERENCE

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_13_Maintenance_2011.pdf

http://www.discoverhorizon.com/hrb/article.aspx?ASKID=551&DROPDOWN=7388





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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REFERENCE

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_11_Life_Cycles_2011.pdf


ROOFING

DescriptionGeneral: Flashings

1. Flashings

General: Chimneys

2. Chimney

General: Roof penetrations

3. Roof penetrations



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REFERENCE


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


Report No. 1132

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REFERENCE

http://www.discoverhorizon.com/hrb/HHRB.aspx?id=9&DROPDOWN=240

http://www.eye-stick.com


ROOFING

RecommendationsRECOMMENDATIONS \ Overview1. Condition: No roofing recommendations are offered as a result of this inspection.



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REFERENCE


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



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REFERENCE











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



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REFERENCE



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



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REFERENCE







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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REFERENCE



STRUCTURE

13. Typical minor crack in East wall

123 Brightonstone Common SE, Calgary, AB February 16, 2015 www.spotoninspections.ca


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REFERENCE


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



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REFERENCE




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



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REFERENCE













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



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REFERENCE



HEATING

DescriptionFuel/energy source: Gas

System type:Furnace

19. Furnace

Furnace manufacturer:Carrier

20. Carrier data plate



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REFERENCE




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



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REFERENCE








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



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REFERENCE





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



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REFERENCE




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



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REFERENCE

http://www.discoverhorizon.com/hrb/LargeImage.aspx?IMAGE=0788.gif


HEATING

HEAT RECOVERY VENTILATOR \ General9. Condition: No HRV installed



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REFERENCE


COOLING & HEAT PUMP

DescriptionAir conditioning type: None present



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REFERENCE


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



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REFERENCE









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



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REFERENCE



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



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REFERENCE






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



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REFERENCE






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



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REFERENCE



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



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REFERENCE




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



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REFERENCE


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



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REFERENCE











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



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REFERENCE


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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REFERENCE


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



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REFERENCE


http://www.discoverhorizon.com/hrb/LargeImage.aspx?IMAGE=2000.gif



INTERIOR

Task: CorrectTime: Immediate

44. Garage man-door does not self-close

END OF REPORT



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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



Report No. 1132

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REFERENCE

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_1_Roofing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_2_Exterior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_3_Structure_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_4_Electrical_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_5_Heating_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_6_Cooling_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_7_Insulation_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_8_Plumbing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_9_Interior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_10_Appliances_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_11_Life_Cycles_2013.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_12_Supplementary_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_13_Maintenance_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_14_Appendix_A_2011.pdf


inspection report · furnace 19. furnace furnace manufacturer: carrier 20. carrier data plate,...

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