rgc inspections inc · 2019. 8. 22. · rgc inspections inc 100 main street, edmonton, ab page 3 of...

RGC Inspections IncYour Property Inspection Report

Cover Page

100 Main street, Edmonton, AB

Inspection prepared for: & Your Name Date of Inspection: 5/8/2018 Time: 12.00pm

Age of Building: 13 years Size: 1740sq Weather: 14 C

Inspector: Nick KlassenLicense #333222

PO Box 92583, Sherwood Park, AB T8A 3X4Phone: 780.570.5824

Email: [email protected]

RGC Inspections Inc 100 Main street, Edmonton, AB

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Summary of ItemsSummary of Items

Exterior AreasPage 3 Item: 2 Gutters & Grading • Yard Grading: Appears to slope towards the house.

Recommend grading soil so it slopes down and awayfrom the building to direct rainwater away.

Page 8 Item: 6 Decks & Steps • A part of deck railing is loose. Re-secure for safety.

Garage, Basement & AtticPage 10 Item: 1 Garage • - Fire wall between garage & house does not have

drywall. Recommend to install fire rated drywall and tapethe joint for fire safety.


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Exterior Areas 1. RoofMaterials: 3-tab asphalt shingles, life expectancy is about 20 yearsObservations:• No major system safety or function concerns noted at time of inspection. Normal aged.

2. Gutters & GradingInformation: Aluminum GuttersObservations:• Clean gutters: Significant amounts of debris evident.• Downspout extensions are damaged in front of home; recommend replacement for easy waterflow.• Maintenance tip: re-grading due to settlement every 7-8 years recommended.• Maintenance tip: addressing parging every 3-4 years recommended

• Yard Grading: Appears to slope towards the house. Recommend grading soil so it slopesdown and away from the building to direct rainwater away.


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Downspout extensions are damaged in front ofhome; recommend replacement for easy water

flow.

Clean gutters: Significant amounts of debris evident.3. Drives & WalksInformation: Concrete driveway, Concrete sidewalk.Observations:• No major system safety or function concerns noted at time of inspection.• Minor cracks in driveway. Repair and / or monitor for expansion and development of triphazards.• Minor cracks in sidewalk. Repair and / or monitor for expansion and development of trip hazards.


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4. FacadeInformation: Vinyl siding, wood frame construction, concrete foundation.Observations:• No major system safety or function concerns noted at time of inspection.• Clean furnace air intake cover yearly.

• Clean dryer vent yearly.• Exposed wood under master bedroom bay window needs priming and repainting.• Some areas need priming and repainting.• All exterior exposed wood surfaces need to be scraped, primed and repainted every 2-3 years.• Caulk and seal all gaps, cracks and openings.

Caulk and seal all gaps, cracks and openings.

Clean dryer vent yearly. Clean furnace air intake cover yearly.


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Exposed wood under master bedroom baywindow needs priming and repainting.

Some areas need priming and repainting.


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5. VegetationObservations:• No major system safety or function concerns noted at time of inspection.• Maintenance Tip: When landscaping keep plants, even at full growth, at least a foot (preferably18 inches) from house siding and windows. Keep trees away from foundation and roof. Plants incontact or proximity to home can provide pathways to wood destroying insects and abrade anddamage siding, screens and roofs.

6. Decks & StepsObservations:• Steps and deck are in good condition at time of inspection.• Clean and Seal Deck: Recommend cleaning deck and treating with a waterproof sealant claimingto waterproof, block ultraviolet light, and stop mildew.• A part of deck railing is loose. Re-secure for safety.

7. Electrical, ExteriorObservations:• No major system safety or function concerns noted at time of inspection.


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8. DoorsObservations:• No major system safety or function concerns noted at time of inspection.• Normally aged.• Recommend re-caulking around doors every 2-3 years.

9. Window ConditionObservations:• No major system safety or function concerns noted at time of inspection.• Recommend window well cover for safety and to keep clean from debris, rain water and snow.• Recommend re-caulking around windows every 2-3 years.

Recommend window well cover for safety and to keep clean from debris, rain water and snow.


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Garage, Basement & Attic 1. GarageObservations:• Personal items in garage block complete inspection of all floor, wall and ceiling areas.• Minor crack(s) on garage floor. This is often a common occurrence, but should be monitored forexpansion.• - Fire wall between garage & house does not have drywall. Recommend to install fire rateddrywall and tape the joint for fire safety.

Personal items in garage block completeinspection of all floor, wall and ceiling areas.

- Fire wall between garage & house does not have drywall. Recommend to install fire rated drywalland tape the joint for fire safety.

2. Basement / CrawlspaceObservations:• No major system safety or function concerns noted at time of inspection.• Structural not inspected due to finished basement.• Insulation not visible, finished basement.


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3. AtticObservations:• No major system safety or function concerns noted at time of inspection.• Viewed from Hatch• Maintenance Tip: Keep attic hatch sealed/caulked to minimize warm moist air escaping to attic,which could promote conditions conducive to mold growth.• Cellulose Insulation• Insulation averages about 8-10 inches in depth

Cellulose Insulation

Insulation averages about 8-10 inches in depth


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Electric, Heat, Water Heater 1. Electrical PanelMaterials: Overhead Service, 200 Amp Service, Panel box located in basementObservations:• No major system safety or function concerns noted at time of inspection at main panel box.• All circuits wiring is cooper - meets todays safety requirements

2. HVAC UnitInformation: Lennox, natural gas furnace, in basement.Observations:• No major system safety or function concerns noted at time of inspection.• Manufactured in 2005 (13 years). Life expectancy of a mid efficiency furnace is about 25 years

• Recommend furnace and duct cleaning every 2 years as part a regular maintenance.• Fuel Furnace: Last service date is over one year ago, or is unable to be determined. Althoughthis unit appears to be operating properly from controls, there are areas which cannot be seenwithout specialized equipment and training. One such area is the combustion chamber / heatexchanger where cold air blows across the "fire box", becoming the hot air that circulatesthroughout your home. During the life span of any furnace, this metal wall may develop a crack ora broken weld, allowing carbon monoxide to circulate throughout the home. This is why furnacespecialists recommend a complete inspection annually; consider having unit inspected by certifiedHVAC technician.


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A/C unit Manufactured in 2005 (13 years). Life expectancyof a mid efficiency furnace is about 25 years

Fuel Furnace: Last service date is over one yearago, or is unable to be determined. Although this

unit appears to be operating properly fromcontrols, there are areas which cannot be seen

without specialized equipment and training. Onesuch area is the combustion chamber / heat

exchanger where cold air blows across the "firebox", becoming the hot air that circulates

throughout your home. During the life span of anyfurnace, this metal wall may develop a crack or a

broken weld, allowing carbon monoxide tocirculate throughout the home. This is whyfurnace specialists recommend a completeinspection annually; consider having unitinspected by certified HVAC technician.

Recommend furnace and duct cleaning every 2years as part a regular maintenance.


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3. Water HeaterInformation: Natural Gas water heater (fuel shutoff at meter and in-line), 40 +/- gallons, Located inbasementObservations:• No major system safety or function concerns noted at time of inspection.• Manufactured in 2005 (13 years). Life expectancy of a water heater is about 15 years

• Water Source: Public

Manufactured in 2005 (13 years). Life expectancyof a water heater is about 15 years

Main water shut off


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Interior Features 1. KitchenObservations:• No major system safety or function concerns noted at time of inspection.• Recommend shut off valves to kitchen faucet for maintenance purposes

Recommend shut off valves to kitchen faucet formaintenance purposes

2. Main Floor bathObservations:• No major system safety or function concerns noted at time of inspection.• Maintenance Tip: Keep caulked/grouted areas maintained, including sink backsplash, showersurround, floor tub/shower junction and around windows in shower area. Also be sure to useexhaust fan when showering or bathing.

Maintenance Tip: Keep caulked/grouted areasmaintained, including sink backsplash, showersurround, floor tub/shower junction and aroundwindows in shower area. Also be sure to use

exhaust fan when showering or bathing.


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3. Basement bathroomObservations:• No major system safety or function concerns noted at time of inspection.• Maintenance Tip: Keep caulked/grouted areas maintained, including sink backsplash, showersurround, floor tub/shower junction and around windows in shower area. Also be sure to useexhaust fan for 10-15 minutes after bathing.

4. Plumbing & LaundryObservations:• No major system safety or function concerns noted at time of inspection.

Cooper water lines5. Interior ElectricObservations:• No major system safety or function concerns noted at time of inspection.• Recommend GFCI by kitchen sink (within 3' of water source) for safety.• Replace smoke detector due to age


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Recommend GFCI by kitchen sink (within 3' of water source) for safety.6. Floors, Ceilings & WallsObservations:• No major system safety or function concerns noted at time of inspection.• Some wall and floor surfaces were obscured by furniture and/or stored items, preventing a fullevaluation of some areas.• Minor settlement cracks noted, which is normal for a house of this age.


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Some wall and floor surfaces were obscured by furniture and/or stored items, preventing a fullevaluation of some areas.

7. DoorsObservations:• No major system safety or function concerns noted at time of inspection.• Door binds in jamb or floor in basement.• Door handle missing.

Door handle missing Door binds in jamb or floor in basement.


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Door stop missing.8. WindowsObservations:• No major system safety or function concerns noted at time of inspection.• Clean window tracks for smoother operation.• Maintenance Tip: Caulk around windows where settlement and temperature changes havecaused cracks.

9. StairwaysObservations:• No major system safety or function concerns noted at time of inspection.


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An Inspection is a non-invasive visual examination of a building, performed for a fee, which isdesigned to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or otheressential systems or portions of the home, as identified and agreed to by the Client and Inspector,prior to the inspection process.A building inspection is intended to assist in evaluation of the overall condition of the dwelling. Theinspection is based on observation of the visible and apparent condition of the structure and itscomponents on the date of the inspection and not the prediction of future conditions.A building inspection will not reveal every concern that exists or ever could exist, but only thosematerial defects observed on the day of the inspection.A material defect is a condition with a residential real property or any portion of it that would have asignificant adverse impact on the value of the real property or that involves an unreasonable risk topeople on the property. The fact that a structural element, system or subsystem is near, at or beyondthe end of the normal useful life of such a structural element, system or subsystem is not by itself amaterial defect.An Inspection report shall describe and identify in written format the inspected systems, structures,and components of the dwelling and shall identify material defects observed. Inspection reports maycontain recommendations regarding conditions reported or recommendations for correction,monitoring or further evaluation by professionals, but this is not required.


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General Notes 1. General NotesObservations:

The House was occupied at time of inspection.

This inspection does not include environmental investigation, condition assessment only.

Final Walk-Through: This report is a snapshot in time, at the time and date of the inspection.Conditions in a house can change at any time, for any number of reasons (think about your vehiclesuddenly breaking down!).

Pictures are included to help you understand and see what I saw at the time of the inspection. Theyare intended to show an example or illustration of an area of concern but may not show everyoccurrence and may not accurately depict its severity. Also note that not all areas of concern will bepictured. Do not rely on pictures alone.

Structures that are occupied and fully or partially furnished at the time of the inspection many timesprevent home inspectors from seeing everything, testing everything, or having access toeverything. Concealed defects are not within the scope of the home inspection.

Your Home Inspection Report is not a code inspection, nor is the inspector licensed to perform anycode inspections pertaining to this specific property. All code enforcement questions must bedirected to the authority having jurisdiction.

This report is not a guaranty or warranty. Anything can fail at any time. This inspection report is onlyreporting on the conditions as observed at the time of the inspection, and is not intended to beconsidered as a guaranty or warranty, expressed or implied, of the adequacy of, or performance of,systems or structures, or their component parts, or of their remaining life expectancy or usefulness.Systems, equipment and components can, and do, fail—randomly and without prior warning.

Once again, thank you for your business, and for your trust!

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