2738 coughlan green sw / home inspector experts / dorian ... · we are not professional roofers....

Inspection ReportMr. ....... ........Property Address:

______________________________Edmonton Alberta X6X X7X

House - Front view House - Rear view

Delta Home Inspection

Dorian [email protected]

780-265-0641

Table of Contents

Cover Page.................................................................1

Table of Contents ........................................................2

Intro Page ...................................................................3

1 Roof System and Chimneys ....................................4

2 Exterior.....................................................................8

3 Garage...................................................................17

4 Attic ........................................................................20

5 Structural Components ..........................................24

6 Plumbing System...................................................26

7 Electrical System ...................................................31

8 Heating / Central Air Conditioning..........................37

9 Rooms....................................................................42

10 Laundry ................................................................44

11 Bathroom and Components .................................46

12 Kitchen Components and Appliances ..................50

General Summary.....................................................54

Invoice.......................................................................57

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Date: 2019-05-30 Time: 09:00 AM Report ID: 19-02 xxxx-xxxxProperty:xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx

Customer: Mr. xxxxx xxxxx

Real Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should beconsidered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a secondopinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair orreplacement of item, component or unit should be considered before you purchase the property.

Inspected (I) = This item was inspected. An item, component or unit has been visually observed. If no other comments weremade on the inspection report, then the item appeared at the time of inspection to be operating/functioning as it wasintended to (accounting for normal wear and tear).

Not Inspected (NI)= This item was not inspected. A reason for not inspecting will be provided on the report. The reasoncould be from having utilities on or not being able to gain access to a specific location. Other reason may result from safetyissues or fear of injury.

Repairs and Improvement Recommended (REP) = Denotes a system or component needing further evaluation and/orcorrection but is not causing immediate harm or damage to the property. Any item noted in this category should receivenormal maintenance, repair or adjustment in order to function properly.

Defect (D) = Denotes a system or component that is significantly deficient, safety hazard or at the end of its service life, andneeds corrective action by a professional.We recommend the professional making any corrective action to further evaluate inorder to discover and repair related problems. All corrections and evaluations must be made prior to closing or purchasingthe property.

In Attendance:Customer

Type of building:Duplex Residential

Style of Home:1/2 duplex

Approximate age of building:3 years

Home Faces:South

Temperature:16 deg. C

Weather:Cloudy and smoky

Ground/Soil surface condition:Dry

Rain in last 3 days:No

Radon Test:No

Water Test:No

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1. Roof System and ChimneysWe are not professional roofers. Feel free to hire one prior to closing.

Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. Itis recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

We do our best to inspect the roof system within the time allotted. We inspect the roof covering, drainage systems, the flashings, the skylights,chimneys, and roof penetrations. We are not required to inspect antennae, interiors of flues or chimneys which are not readily accessible, and otherinstalled accessories. This is not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specificationsor construction codes.

It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection. Werecommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurancepolicy.

The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, andlightning arrestors.

Styles & Materials

Roof Covering:3-Tab fiberglass

Viewed roof covering from:GroundLadderBinoculars

Sky Light(s):None

Chimney (exterior):N/A

Attic Insulation:Blown

Ventilation:Soffit VentsTurbinesPassive

Roof Structure:Engineered wood trusses

Roof-Type:GableHip

Attic info:Attic access

Method used to observe attic:Walked

Items

1.0 For your information

1.1 Method of Evaluation

1.2 Roof ConditionComments: Inspected

The shingles are comprised of asphalt or fiberglass materials impregnated with mineral granules that aredesigned to deflect the deteriorating ultra-violet rays of the sun. The most common of these roofs arewarranted by manufacturers to last from fifteen to twenty-five years. The actual service life of the roof will vary,depending on a number of interrelated factors including the quality of the material and the method ofinstallation. Regular maintenance will certainly extend the life of any roof.

I was unable to walk upon the roof surface because it was too steep and some areas inaccessible. Inspectionrestriction. I moved my ladder around and inspected from the top of my ladder and much as I could (mostly thelower surfaces). I have also used a binocular.

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1.3 Estimated Age

1.4 FlashingsComments: Improvement and Repair Recommended

The roof shingles appears to be in good condition with no visible damages or cracks.

1.2 Item 1(Picture) Roof at front ofhouse above the garage

1.2 Item 2(Picture) Roof at front ofhouse above the main entry

1.2 Item 3(Picture) Lower roof atrear of the house

1.2 Item 4(Picture) Lower roof atrear at rear deck

1.2 Item 5(Picture) Front roofperspective

Based on the customer's comments the roof is approx. 3 years old.

Based on the fact that none of the lower roof planes have no drip edges installed, my assumption is that thehigher edges are on the same condition. This is not a defect, but more likely reside on the "good to have"category as the roof structure is better protected over time. Consider requesting to be installed by your roofingcontractor when the roof shingles will be replaced in the future.

Nails for the metal flashings are sealed. Good.

1.4 Item 1(Picture) Missing dripedge flashing (front of the house)

1.4 Item 2(Picture) Missing dripedge flashing (rear of the house)

1.4 Item 3(Picture) Metalflashings. Good

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1.5 VentilationComments: Inspected

1.6 Roof Drainage Systems (Gutters/Downspouts)Comments: Inspected

1.7 Skylights, Chimneys and Roof PenetrationsComments: Inspected

1.4 Item 4(Picture) Metal flashing.Good

The roof ventilation is completed through soffit vents (see comments in the attic section), one wind activatedturbine and two passive penetrations.

1.5 Item 1(Picture) Roofpenetrations for ventilation

The gutters are properly sloped and downspouts appear to be in functional condition.Small quantity of sediments are visible in the gutters. These needs to be periodically be cleaned.

1.6 Item 1(Picture) 1.6 Item 2(Picture) Downspoutwith hinged extension (front of

house)

1.6 Item 3(Picture) Downspoutwith extension (front of house)

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2. ExteriorThe home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage dooroperators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage,driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wallcladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanentlyinstalled controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meetingreasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required toobserve: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doorsand windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas,saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detachedbuildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels,furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

Styles & Materials

Siding Material:WoodVinylBrick

Exterior Entry Doors:SteelInsulated glass

Driveway:Concrete - Broom

Items

2.0 For your information

2.1 Surface Water Management (grading)Comments: DEFECT- Further Evaluation Required

Water can be destructive and foster conditions that can be harmful to health. For this reason, the idealproperty will have the ground around the foundation perimeter that slopes away from the residence about 6inches for the first 10 feet from the foundation, and the interior floors will be several inches higher than theexterior grade. Also, the residence will have roof gutters and downspouts that discharge into drains or traysthat carry or divert water away from the foundation. The sellers or occupants will have a more intimateknowledge of the site than we will have during our limited visit. Recommend asking the seller about waterproblems including but not limited to water puddles in the yard, gutter or downspout problems, waterpenetration into the lowest level of the structure, and drainage systems.

Recommend closely monitoring and inspecting the exterior during a heavy rainstorm to observe the way thesurface water is managed. Standing puddles near the house foundation are to be avoided.

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2.2 Sump Pump PipeComments: Inspected

2.3 House Wall Cladding Flashing and TrimComments: Improvement and Repair Recommended, DEFECT- Further Evaluation Required

The general grading around the house foundation perimeter appears functional. However on the followingareas the grading (slope away from the house) must be increased or improved:Photo 1: Section on the right side of the house from the main entry to mid depth of the housePhotos 2 & 3: Below the deck.

Monitoring during a rainstorm is recommended.

2.1 Item 1(Picture) Left side of thehouse grading.

2.1 Item 2(Picture) Back of thehouse grading

2.1 Item 3(Picture) Negative slopeunder the rear deck

Sump pump discharge pipe of located on the right side of the house. Discharge is done undergrown.

2.2 Item 1(Picture) Sump pumpdischarge pipe.

We moved around the house exterior several times, inspecting the vinyl siding on the exterior of the house.Checked for loose panels, missing panels, warped panels, cracked or damaged panels. This inspection doesnot include determining whether the siding has been installed to code, rule, or manufacturer'srecommendations.

The vinyl siding appears functional. No major damage or deterioration was apparent. Recommend monitoringduring a rain storm to see how the siding repels water. Be sure that the places where siding meets a differentmaterial is sealed or water-tight.

The exposed areas of the foundation have been parade and did not detect any cracks. Good.

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2.4 House Wall Cladding - BrickComments: DEFECT- Further Evaluation Required

Areas of concern:Photos 1 and 2: The joints between the painted wood panels and around the windows start to show (cracks).All these areas should be closely monitored over time as they will become more visible and allow the water topenetrate into the wall.2. DEFECT: Photo 3: A vast majority of the window water mitigation (discharge) flaps at the bottom of thewindows have been painted over making them inoperable. In the long run, the water will find a way into thewall framing is does not have a way out.

2.3 Item 1(Picture) Front of house- Cracked joint between the

painted wood panels.

2.3 Item 2(Picture)

2.3 Item 3(Picture)

2.3 Item 4(Picture) Cracks at frontentry columns base moulding.

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2.5 DrivewayComments: Improvement and Repair Recommended

2.6 SidewalksComments: Inspected

The brick wall cladding in front of the house is missing the top metal flashing and the weep holes. This freelyallows the water to penetrate behind the wall and damage the structure over time.Recommendation: Hire a mason to correct these defects.

2.4 Item 1(Picture) Missing topflashing and exposed brick holes.

2.4 Item 2(Picture) Missing weepholes

Broom concrete driveway appears functional with no visible cracks. However there are some areas of futureimprovement:

1. Photo 1: The driveway is sinking at the garage entry. Monitor over time as the level difference between thegarage floor and the driveway will increase over time and become a tripping hazard.

2. Photos 2 and 3: The street water shut-off cap is protruding through the driveway surface and is a trippinghazard.

2.5 Item 1(Picture) 2.5 Item 2(Picture) Street waterdisconnect - Top view

2.5 Item 3(Picture) Street waterdisconnect - Side view

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2.7 Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable RailingsComments: Improvement and Repair Recommended

2.8 DeckComments: DEFECT- Further Evaluation Required

Small area of broom concrete sidewalk appears functional with small hairline cracks. Monitoring required.

2.6 Item 1(Picture)

Photo 1: For your information, the covered holes in the front entry concrete pad are more likely to have beendone by the house builder to rise or level the pad using foam or concrete slur - technique called mudjacking.No problem.

Photo 2 and 3: Steps at front and rear entries are 6" high. Recommended step height is 2.5". This isconsidered tripping hazard.

2.7 Item 1(Picture) Entry pre-castconcrete pad.

2.7 Item 2(Picture) Step at mainfront entry

2.7 Item 3(Picture) Step at rearentry from deck.

DEFECT.

The deck is a real hazard at this point on time because of the following:

1. Photos 1 and 4: Deck posts are in direct contact with soil and just siting on the screw piles. The posts mustbe bolted to the screw piles (see photo #9 for correct hardware)

2. Photo 2: Ledger board is screwed to the house structure. Bolting is required.

3. Photo 3: Deck supply gas line is attached to the improper anchored ledger board. This is a real danger if thedeck detaches from the house.

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4. Photo 5: Some of the deck railing spindles warped and increase the spacing between them. Max. allowableclearance is 4"

5. Photo 6: The stairs are in direct contact with the soil

6. Photo 7: Based on customer's comments, the deck is older than 1 year. Recommend painting or staining toincrease life span

7. Photo 8: The stairs are supported by a 3/8" thick plywood. They must be anchored to the actual deckstructure.

2.8 Item 1(Picture) Missinganchor at both deck posts.

2.8 Item 2(Picture) Ledger boardattached with screws. Bolting

required.

2.8 Item 3(Picture) Supply gasline for deck.

2.8 Item 4(Picture) Deck posts indirect contact with soil.

2.8 Item 5(Picture) Spindlespacing

2.8 Item 6(Picture) Bottom ofstairs in direct contact with soil

2.8 Item 7(Picture) Deck notpainted

2.8 Item 8(Picture) Unacceptablestair connection with the main dec

structure

2.8 Item 9(Picture) Correcthardware for deck posts

anchoring

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2.9 Doors (Exterior)Comments: Inspected

2.10 Exterior Water FaucetsComments: Inspected

2.11 Gas MeterComments: Inspected

2.12 Electrical MeterComments: Inspected

Front and rear entries appears to be functional.

The front and rear water faucets are frost-free. The faucet is designed so that it should not freeze and burst inthe cold winter time. Good.

2.10 Item 1(Picture) Exteriorfaucet

The gas meter is located on the right side of the house and in good condition.

2.11 Item 1(Picture) Gas meter 2.11 Item 2(Picture) Sealed gasmeter penetration

2.11 Item 3(Picture) Inspections

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2.13 Light fixtures and electrical outlets (exterior)Comments: Inspected

2.14 Dryer Vent and other penetrationsComments: Inspected, Improvement and Repair Recommended

The electrical meter is located on the right side of the house and in good condition.

2.12 Item 1(Picture) Electricmeter.

2.12 Item 2(Picture) Electricalmeter top flashing

2.12 Item 3(Picture) Electricalmeter - PVC pprotective piping at

ground level.

Electrical fixtures and plugs are functional.

2.13 Item 1(Picture) Front lightfixture

2.13 Item 2(Picture) Front GFCIoutlet - verified

2.13 Item 3(Picture) Rear GFCIoutlet - Verified

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2.15 Vegetation (With respect to their effect on the condition of the building)Comments: Inspected

The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates tothe comments in this inspection report.

The dryer exhaust hood appears functional. No damage to hood or damper. No major lint build-up. Werecommend inspecting and cleaning the dryer's exhaust pipe every year.

LNB (for phone or internet cable) is not screwed in place.

2.14 Item 1(Picture) Dryerexhaust

2.14 Item 2(Picture) Air intakeand exhausts

2.14 Item 3(Picture) Penetrationswell sealed

2.14 Item 4(Picture) Rear ventpenetration not in use and taped -

Good

2.14 Item 5(Picture) LNB access

There is no vegetation around the house.

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Styles & Materials

Garage Door Type:One automatic

Garage Door Material:InsulatedMetal

Auto-opener Manufacturer:LIFEMASTER

Items

3.0 Garage Walls and Walls (including Firewall Separation)Comments: Inspected

3.1 Garage FloorComments: DEFECT- Further Evaluation Required

3.2 Garage Door(s) and HardwareComments: Inspected

Garage walls and ceiling is drywalled and taped.

3.0 Item 1(Picture) Garage -general perspective

The concrete slab floor was improperly poured and the water pools in the middle of the garage. The slabshould be sloped to outside to divert the water water outside.

3.1 Item 1(Picture)

3. Garage

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3.3 Garage Door Operators (Report whether or not doors will reverse when met with resistance)Comments: Inspected

3.4 Garage window (s)Comments: Inspected

3.5 ReceptaclesComments: Inspected, Improvement and Repair Recommended

3.2 Item 1(Picture) Hardware andcables are in good condition

3.2 Item 2(Picture) Garage door in open position

The manual garage doors opened and closed using the interior control and the exterior remote opener (by thecustomer). Unlocked and locked.Tested the auto-reverse by blocking the infrared sensors and by blocking it by hand.Tested with the door disconnected, and the door opened and closeted the by hand.Appears functional.

3.3 Item 1(Picture) Auto-opener 3.3 Item 2(Picture) Remotegarage opener

In good condition.

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3.6 Occupant Door (from garage to inside of home)Comments: Inspected

The receptacles that were tested are functional.Noticed an unidentified material bulging out around the cover. Further evaluation required. Noticed that thedrywall cutout around the light is too large. Consider fixing during the drywall mudding.

3.5 Item 1(Picture) Ceilingreceptacle

3.5 Item 2(Picture) Ceiling light

Door from the garage to house is self-closing, looks in good condition and locks.

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4. AtticWe are not professional roofers. Feel free to hire one prior to closing.

Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. Itis recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

We do our best to inspect the roof system within the time allotted. We inspect the roof covering, drainage systems, the flashings, the skylights,chimneys, and roof penetrations. We are not required to inspect antennae, interiors of flues or chimneys which are not readily accessible, and otherinstalled accessories. This is not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specificationsor construction codes.

It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection. Werecommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurancepolicy.

The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, andlightning arrestors.

Styles & Materials

Roof Covering:3-Tab fiberglass

Viewed roof covering from:GroundLadderBinoculars

Sky Light(s):None

Chimney (exterior):Metal Flue Pipe

Attic Insulation:Blown

Ventilation:Soffit VentsTurbinesPassive

Roof Structure:Engineered wood trusses

Roof-Type:GableHip

Attic info:No StorageAttic hatch

Method used to observe attic:From entryWalked

Items

4.0 Method of Evaluation

4.1 FramingComments: Inspected

I inspected the attic by entering it.

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4.2 Ventilation of Roof/AtticComments: DEFECT- Further Evaluation Required

4.3 Water PenetrationComments: Inspected, Improvement and Repair Recommended

The roof framing consists of an engineered truss system, comprised of components called chords, webs, andstruts that are connected by wood or metal gussets nailed or glued in place. Each component of the truss isdesigned for a specific purpose, and cannot be removed or modified without compromising the integrity of theentire truss. The lowest component, which is called the chord and to which the ceiling is attached, can move bythermal expansion and contraction, and may cause common drywall pops and drywall cracks.

4.1 Item 1(Picture) Roof structureframing

4.1 Item 2(Picture) Roof structureframing

DEFECT:Photos 2: Missing rafter vents throughout. This is a key component to a proper attic ventilation. (see photo #6for showing the installation of the missing item) Roof ventilation consists on 1 wind-activated turbine and 2passive vents.

4.2 Item 1(Picture) Turbine 4.2 Item 2(Picture) Missing raftervents

4.2 Item 3(Picture) Vent

4.2 Item 4(Picture) Rafter vents -sample

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4.4 Insulation in AtticComments: Inspected

4.5 Ventilation Fans and Thermostatic Controls in AtticComments: Not Inspected

No signs of water penetration.Noticed a 1"x1/2" hole on the right side panel. Recommend to cover it to avoid water and moisture penetration.

4.3 Item 1(Picture) Hole in the side panel

Measured 10" of blown insulation throughout. This is approx. R-33. Meets the standard. A R51+ in the attic isconsidered ideal.

The attic access panel has 3 layers of hard insulation glued to it and the gasket sealant is in good condition.

4.4 Item 1(Picture) 4.4 Item 2(Picture) 4.4 Item 3(Picture) Consistentinsulation. Good.

4.4 Item 4(Picture) Insulation

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5. Structural ComponentsThe Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspectorshall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall:Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access isobstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observeunder floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmfulcondensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage theproperty or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

Styles & Materials

Foundation:Poured concrete

Method used to observe Crawlspace:No crawlspace

Floor Structure:2 X 10Engineered floor joists

Wall Structure:Wood2 X 6 Wood

Ceiling Structure:Not visible

Floor System Insulation:Not visible.

Items

5.0 For Your Information

5.1 Foundations, Basement and CrawlspaceComments: Inspected

5.2 Walls (Structural)Comments: Inspected

5.3 Columns or PiersComments: Inspected

5.4 Floors (Structural)Comments: Inspected

A poured concrete foundation sometimes develops cracks. Typically within the first few years of life. Cracks inpoured concrete foundations, known as shrinkage cracks, are the most common. Usually they are notindications of major structural defects. When a concrete foundation is poured, it is at its largest mass. As theconcrete cures (or dries), it shrinks. Small cracks often form, diagonally or vertically. They are typically hair-lineand vertical.

Cracks larger than ¼" and are considered defects and should be fixed by a contractor, usually by injecting withepoxy.

No foundation cracks have been identified during the inspection.

Walls structure are new and look in good condition.

Exterior column looks in good condition. Monitor the cracks developed on the wood cladding as mentioned onsection #2 (Exterior)

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5.5 Ceilings (Structural)Comments: Inspected

5.6 Wall insulationComments: DEFECT- Further Evaluation Required

5.7 Insulation Under Floor SystemComments: Not Inspected

The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates tothe comments in this inspection report.

Floors appear to be in good conditions. I did not detect any cracks on the tiled areas. Good.

Ceilings appear to be in good condition. I did not detect any cracks on the ceilings during the inspection.Good.

The only exposed insulation areas are visible in the unfinished basement.

DEFECTS:

1. Missing acoustical sealant throughout the basement between the the 6mm poly vapor barrier and studs (top,bottom and sides where applicable).For your information, the water vapor can pass through building materials in several ways, including directtransmission, and by heat transfer, but studies suggest that fully 98 percent of the moisture transfer throughwalls occurs through air gaps, including cracks around electrical fixtures and outlets, and gaps alongbaseboards. Thus, installing vapor barriers on wall surfaces must be done in conjunction with sealing these airflow-gaps in walls and ceilings, and along floor surfaces.

2. Improper installation of the batt insulation noticed in multiple areas.To benefit from a full R value of the installed wall insulation, it should not be squeezed or pressed into cavities.

5.6 Item 1(Picture) Improperinsulation installation

5.6 Item 2(Picture) Missingacoustical sealant

5.6 Item 3(Picture) Missingacoustical sealant

Aside on the un-insulated main floor joists (visible from the unfinished basement), I am not able to confirm orinfirm the any floor insulation for the second floor.

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6. Plumbing SystemThe home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures andfaucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; pipingsupports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls;automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supplypiping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain,waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate allplumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to anappliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposalsystems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hosefaucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposalsystems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment;or Observe the system for proper sizing, design, or use of proper materials.

Styles & Materials

Water Source:Public

Water Filters:None

Plumbing Water Supply (into home):Pex

Plumbing Water Distribution (insidehome):

PEX

Washer Drain Size:2" Diameter

Plumbing Waste:PVC

Water Heater Power Source:Electric

Water Heater Capacity:80 Gallon (plenty)

Water Heater Location:Basement

WH Manufacturer:A.O. SMITH

Items

6.0 Plumbing Water SupplyComments: Inspected

6.1 Main Water Shut-off DeviceComments: Inspected

The main water supply is located in the basement.

6.0 Item 1(Picture)

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6.2 Plumbing Drain, Waste and Vent SystemsComments: Inspected

6.3 Water heater

The main water shut-off valve is located in the basement.The water meter is located near the main water shut-off valve.

6.1 Item 1(Picture) Main watershut-off valve

Hot water tank drain pan - not installed. We recommend installing one and having it drain into the near floordrain.

6.2 Item 1(Picture) Drain withcleaning access.

6.2 Item 2(Picture) Drain withcleanout

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6.4 Main Fuel Shut-off locationComments: Inspected

6.5 Hot Water Systems, Controls, Chimneys, Flues and VentsComments: Not Inspected

6.3 Item 1(Picture) Water heater

6.3 Item 2(Picture) Water heater -details

6.3 Item 3(Picture) Water heater -top view

6.3 Item 4(Picture) Manufacturerand service info.

Shut-off located in the main electric panel.

(1) Step by step instruction to adjust the water temperature from the manufacturer's spec:

NOTE: It is not necessary to adjust the upper thermostat. However, if it is adjusted above the factory set point(120°F (49°C)) it is recommended that it not be set higher than the lower thermostat setting.

1. Turn off the heater electrical supply. Do not attempt to adjust thermostat with power on.2. Remove the thermostat access panel(s) and fold up insulation to expose the thermostats. Do not removethe plastic personnel protectors covering the thermostats.3. Using a fl at tip screwdriver, rotate the adjustment knob to the desired temperature setting.4. Replace the insulation and access panels and turn on heater electrical supply.

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6.6 Sump PumpComments: Inspected

More information about this unit could be found following this link:https://www.hotwater.com/lit/im/res_elec/185762-000.pdf

6.5 Item 1(Picture) Unit

(2) Manifold is installed at the basement ceiling level.

6.5 Item 2(Picture) Manifold

Visually inspected the sump pump by opening the cover. There was no sign of standing water. Verified theelectrical plug and is working. Verified the sump pump to be plugged in after the inspection.

6.6 Item 1(Picture) Sump pump

6.6 Item 2(Picture) Interior of thesump pump. enclosure.

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6.7 Relief Valve and Discharge PipeComments: Inspected

The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volumeduring drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection butthen fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within thepipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates tothe comments in this inspection report.

Monitoring recommended.

The water heater is equipped with a pressure-temperature relief valve. The pipe is extended to the floor forsafety. Good.

The pressure temperature valve is a safety device that opens up and releases pressure (and hot scaldingwater) from the tank. This opening of the valve would happen if there's an excessive build-up of pressure orextreme temperatures in the water tank. The end of the pipe should be conspicuous, so that you can easilynotice if it is leaking or discharging water. If the valve is discharging, something is wrong, turn off the watervalve, turn off the gas, and call a plumber. All hot-water-distribution pipe and tubing shall have a minimumpressure rating of 100 psi at 180°F.

6.7 Item 1(Picture) Pressure-temperature relief valve

6.7 Item 2(Picture) TPR pipeextended to floor

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7. Electrical SystemThe home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main anddistribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of theirampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located insidethe house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, andall receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smokedetectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead orunderground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The homeinspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of acentral system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over currentdevice except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliarydistribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security,cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Styles & Materials

Electrical Service Conductors:Below groundCopper220 volts110 volt only

Panel Capacity:100 AMP

Panel Type:Circuit breakersAFCI Breakers

Electric Panel Manufacturer:EATON

Branch wire 15 and 20 AMP:Copper

Wiring Methods:Conduit

Items


7.1 Service Entrance ConductorsComments: Inspected

7.2 Electric MeterComments: Inspected

If we feel that it is safe enough to open the electrical panel, we will check the interior components of servicepanels and sub panels, the conductors, and the over-current protection devices. Inside the house, we willcheck a representative number of installed lighting fixtures, switches, and receptacles. This is not anexhaustive inspection of every component and installation detail. Ask property owner about all of the wallswitches. Therefore, it is essential that any recommendations that we may make for correction should becompleted before the close of escrow, because an electrician could reveal other problems or recommendrepairs.

The main electric service line is underground. The line appears to be in good shape.

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7.3 Breaker LabelingComments: Inspected

7.4 Location of Main and Distribution PanelsComments: Inspected

There is one electric meter located on the left-side of the house.

The meter box exterior appears functional. No rust or damage. Not loose. Good.

7.2 Item 1(Picture) Electric meter

All of the breakers are labeled. Good.

7.3 Item 1(Picture) Electric panellabels

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7.5 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution PanelsComments: Not Inspected

7.6 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and VoltageComments: Inspected

Electrical panel is located in the basement.

7.4 Item 1(Picture) Electricalpanel

7.4 Item 2(Picture) Open lidbreaker panel

Grounding wire is visible but I am wasn't able to locate the actual grounding rod or plate.

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7.7 Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lightingfixtures, switches and receptacles located inside the house)

Comments: Inspected

7.8 Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures, all receptacles in garage,carport and exterior walls of inspected structure

Comments: Inspected

The main electrical panel appears to be 100-amps.There is apparently open room for additional breakers and circuits.

Verified for loose wires, correct wiring in relation with the corresponding breakers.

The system does include arc-fault circuit interrupters, but did not test it as requested by the customer (theremay be computers or other fixtures connected).

7.6 Item 1(Picture) 100 Ampservice

7.6 Item 2(Picture) Breakers andwiring

Connected devices and fixtures include: kitchen refrigerator, dishwasher, electric range, range hood,microwave, computers, washer and dryer. Also each room has ceiling light fixtures.

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7.9 Operation of GFCI (Ground Fault Circuit Interrupters)Comments: Inspected

7.10 Operation of AFCI (ARC Fault Circuit Interrupters)Comments: Not Inspected

7.11 Smoke and Carbon Monoxide DetectorsComments: Not Inspected

Verified all accessible receptacles and they are properly wired.

Some visible but inaccessible plugs haven't been inspected due to shelving units being installed in front ofthem or components were connected.

7.8 Item 1(Picture) shelving infront of plug

GFCI's been inspected and are operational.

The system does include arc-fault circuit interrupters but have not been verified at customer's request.(may beitems already connected)

For your information, AFCI breakers are required to be installed on all the bedroom circuits. These safetydevices are intended to detect the kinds of electrical arcs that can cause fires. An AFCI breaker is designed totrip when it detects a dangerous arc, either in the house wiring or in a defective extension cord or appliance.

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The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areasof concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind therefrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair itemsmentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection orrepair issues as it relates to the comments in this inspection report.

The smoke were present in the hallways, each bedrooms, main floor, hallway and in the basement but havenot been tested because I have no knowledge if they are being connected with a third party such as an alarmcompany. The detector should be tested at common hallway to bedrooms upon moving in to home.

Most manufacturers recommend testing detectors every week. And replacing the detectors every 10 years.

7.11 Item 1(Picture) Smokedetector

7.11 Item 2(Picture) Basementsmoke detector

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8. Heating / Central Air ConditioningThe home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is centralto home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heatdistribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; andthe presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distributiontype. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panelsprovided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems whenweather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; orObserve: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to thevarious rooms.

Styles & Materials

Heat Type:Furnace

Energy Source:Gas

Number of Heat Systems (excludingwood):

One

Heat System Brand:GARRISON

Ductwork:Non-insulated

Filter Type:Disposable

Filter Size:20x25

Types of Fireplaces:None

Number of Woodstoves:None

Cooling Equipment Type:None

Number of AC Only Units:None

Items


8.1 Heating EquipmentComments: Inspected

This inspection of the heating system is a visual inspection using only the normal operating controls for thesystem. The inspection of the heating is general and not technically exhaustive. A detailed evaluation of theinterior components of the heating system is beyond the scope of a home inspection. We do not inspect thehumidifier or dehumidifier, the electronic air filter, and determine heating supply adequacy or distributionbalance. We do not operate the heating system when the air temperature is too hot, to prevent damaging theunit.

It is essential that any recommendation that we make for service, correction, or repair be scheduled prior toclosing or purchasing the property, because the hired-professional could reveal defects or recommend furtherrepairs that could affect your evaluation of the property.

Note: Health is a deeply personal responsibility. You should have the air quality tested and the ductwork orbaseboards cleaned as a prudent investment in environmental hygiene, especially if any family membersuffers from allergies or asthma.

High-efficiency furnace is installed in the basement. Opened the front covers and everything seems to beokay.

There is no visible record of recent service of the heating system (within the past year). Possibly indicatingdelayed maintenance. The heating system needs serviced every yearly a HVAC professional technician. Make

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sure they record the service on a tag near the heating system, including date, name of technician, and whatwas done.

8.1 Item 1(Picture) High-efficiencyfurnace

8.1 Item 2(Picture) Efficiencylabel

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8.2 Normal Operating ControlsComments: Inspected

8.1 Item 3(Picture) Furnace with front covers removed

8.1 Item 4(Picture) Hole in thefurnace

8.1 Item 5(Picture) HVACcontractor

8.1 Item 6(Picture) City ofEdmonton Inspection sticker

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8.3 Air FiterComments: Inspected, Improvement and Repair Recommended

The thermostat is installed on the main floor and is functional. A fan switch is installed just below thethermostat (photo #1)Gas shut-off valve is installed (see photo #3)Furnace switch is installed on the left side of the electrical panel (photo #2)

8.2 Item 1(Picture) Thermostat

8.2 Item 2(Picture) Furnaceswitch

8.2 Item 3(Picture) Furnace gasshut-off valve

8.2 Item 4(Picture) Furnaceswitch.

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8.4 Registers and Presence of Installed Heat Source in Each RoomComments: Inspected

8.5 Solid Fuel Heating Devices (Fireplaces, Woodstove)Comments: Not Inspected

8.6 Cooling and Air Handler Equipment (including disconnect)Comments: Not Inspected

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort tofind all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involveremoval and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover.Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. Itis recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

The air filter is disposable, installed correctly and requires to be replaced.Check the filter every 30 days and replace when necessary.

8.3 Item 1(Picture) Air filter andair flow direction.

Turned on the furnace on heating and verified all the floor register in the house with exception of the upstairsbedroom which was blocked by a shelving unit. All seem to be connected and working well.

Not installed.

Not installed.

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The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number ofinstalled cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows andinterior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on buildingcomponents. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors;Carpeting; or Draperies, blinds, or other window treatments.

Styles & Materials

Ceiling Materials:Splater texture

Wall Material:Gypsum Board

Floor Covering(s):CarpetLaminated T&GTile

Interior Doors:Hollow coreWood

Window Types:Single-hungSingle paneCasementAwning

Items

9.0 Master Bedroom (ceiling, walls, floor, doors and windows)Comments: Inspected

9.1 Bedrooms (ceiling, walls, floor, doors and windows)Comments: Inspected

9.2 Hallways, Steps, Stairways, Balconies and RailingsComments: Inspected

No signs of water marks or stains, cracks or wall damage on master bedroom walls, and ceiling.The floor is covered with carpet. The baseboards and the trims are installed and in good condition.Window operates properly.

No signs of water marks or stains, cracks or wall damage on the 2 bedroom walls, and ceilings.The floors is covered with carpet. The baseboards and the trims are installed and in good condition.Windows operate properly.

9. Rooms

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9.3 Outlets, Switches and FixturesComments: Inspected

The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructedfrom view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered beforepurchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.

No signs of water marks or stains, cracks or wall damage on hallways walls, and ceiling.The floor is covered with carpet. The baseboards and the trims are installed and in good condition.

Mud room floor and the stairs to main floor are tiled and in good condition.

Handrails (wood with metal brackets) are installed and in good condition.

9.2 Item 1(Picture) Stairs andmud room

A significant number of switches,outlets and fixtures been inspected and appears to function properly.

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10. LaundryStyles & Materials

Countertop:Laminate

Dryer Power Source:220 Electric

Dryer Vent:Flexible Metal

Floor:Tile

Items

10.0 Ceiling, Walls, Floor, Door and WindowsComments: Inspected

10.1 Plumbing Drain, Water Supply, Waste and Vent SystemsComments: Inspected, Improvement and Repair Recommended


No signs of water marks or stains, cracks or wall damage on master bedroom walls, and ceiling.The floor is tiled and in good condition. No signs of stain or active water on floor. The baseboards and the trimsare installed and in good condition.

Flexible pipe installed and seems in good condition. However, the clearance between the wall and the dryer isvery small and may constrict the flow of hot air. Consider pulling the dryer a couple of inches more from thewall and ensure that the hot air is properly discharged to outside. The washer and dryer are located at thesecond floor and could not confirm the air flow.

I did not test the machines. The customer mentioned that they work well.

10.1 Item 1(Picture) Washer drainwith hot and cold water supply

10.1 Item 2(Picture) Dryer flexiblepipe

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Both units are connected

Switches, plugs and lights fixture have been tester and work well.

10.2 Item 1(Picture) Washer plug

10.2 Item 2(Picture) Dryer plug

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11. Bathroom and ComponentsStyles & Materials

Exhaust Fans:Fan only

Items

11.0 Ceilings, Walls, Floors, Doors and WindowsComments: Inspected

11.1 Counters and Cabinets (representative number)Comments: Inspected, Improvement and Repair Recommended

11.2 Plumbing Drain, Waste and Vent Systems

No signs of water marks or stains, cracks or wall damage on 2 full bathroom and the half bathroom walls, andceiling.The floors are tiled and no signs of cracks or water marks. The baseboards and the trims are installed and ingood condition.Window operates properly.

Plastic laminate counters and stain grade cabinets are in good condition.I noticed that the chalking have to be redone on all counter backsplashes to avoid water penetration.Stain grade exterior and melamine interior vanities are in good condition.

11.1 Item 1(Picture) Counter top

11.1 Item 2(Picture) Sealantrequired at all backplashes

11.1 Item 3(Picture) Sealantrequired at all backplashes.

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11.3 Plumbing Water Supply, Distribution System and FixturesComments: Inspected, Improvement and Repair Recommended

11.2 Item 1(Picture) Half bath sinkdrain and water supply

11.2 Item 2(Picture) Vanity "P" tapdrain and water supply

All bathroom hot and cold water supplies have shut-off valves and work properly.All sink and tub water stops work properly.

Missing silicone around the sink and tub faucets and the shower fixtures.

11.3 Item 1(Picture) Half-bath sink

11.3 Item 2(Picture) Full-bath sink

11.3 Item 3(Picture) Acrylic tub

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11.4 ToiletsComments: Inspected, Improvement and Repair Recommended


11.6 Ehaust fanComments: Inspected

11.3 Item 4(Picture) Shower head 11.3 Item 5(Picture) 11.3 Item 6(Picture)

Operated all the toilets and they work properly.One toilet at the second bedroom is slightly moving and requires to be properly attached to floor. Very theintegrity of the wax sealant and proper drainage during repair.

11.4 Item 1(Picture) Toilet

Outlets are GFCI protected and work properly.Bathrooms have vent timers installed. Good

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Exhaust fans tested and seem to work properly

11.6 Item 1(Picture) Bathroomswitch with venting timer

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12. Kitchen Components and AppliancesThe home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through itsnormal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; andPermanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats forcalibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; orAny appliance that is shut down or otherwise inoperable.

Styles & Materials

Dishwasher Brand:KENMORE

Exhaust/Range hood:KENMORE

Range/Oven:KENMORE

Cabinetry:VeneerMelamine

Countertop:Plastic Laminate

Flooring:Vinyl planks

Items

12.0 Ceiling, Walls, Floor, Door and WindowsComments: Inspected

12.1 Counters and Cabinets (representative number)Comments: Inspected

No signs of water marks or stains, cracks or wall damage in the kitchen/dining and living areas.The floor has vinyl planks installed and in good condition. The baseboards and the trims are installed and ingood condition.Window and sliding door operate properly.

12.0 Item 1(Picture) Kitchen 12.0 Item 2(Picture) Dining/Livingroom

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12.2 Plumbing Drain, Water Supply, Waste and Vent SystemsComments: Inspected


Kitchen cabinets are in good condition. All drawers and doors operate properly.Countertops are plastic laminate and in good condition.Adjust the range hood cover

12.1 Item 1(Picture) Kitchen

12.1 Item 2(Picture) Vent hood cover not in place

Kitchen sink is installed in the island and has internal siphoning.Water supplies have shut-offs. No signs of water marks or active water dripping.

12.2 Item 1(Picture) Kitchen shinkcabinet - interior view

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12.4 DishwasherComments: Not Inspected

12.5 Ranges/Ovens/CooktopsComments: Inspected

12.6 Range Hood (s)Comments: Inspected

12.7 Trash CompactorComments: Not Inspected

12.8 Food Waste DisposerComments: Not Inspected

12.9 Microwave Cooking EquipmentComments: Not Inspected

All switches, outlets and fixtures work properly.Island plug is GFCI and work properly.

12.3 Item 1(Picture) Kitchen wallplug

Did not turned on the dishwasher - there were dishes inside.

No sign of water marks around the dishwasher.

Operated the electric range and work properly.

Operated the stove hood and work properly.

Not installed

Over the counter. Not inspected.

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General Summary

Delta Home Inspection

[email protected]

CustomerMr. xxxxx xxxxx

Addressxxxxxxxxxxxxxxxxxxxxxxxxxxxxx

The following items or discoveries indicate that these systems or components do not function as intended or adverselyaffects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequentobservation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it inproper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. ThisSummary is not the entire report. The complete report may include additional information of concern to the customer. It isrecommended that the customer read the complete report.

2. Exterior

2.1 Surface Water Management (grading)DEFECT- Further Evaluation RequiredThe general grading around the house foundation perimeter appears functional. However on the following areas thegrading (slope away from the house) must be increased or improved:Photo 1: Section on the right side of the house from the main entry to mid depth of the housePhotos 2 & 3: Below the deck.

Monitoring during a rainstorm is recommended.

2.3 House Wall Cladding Flashing and TrimImprovement and Repair Recommended, DEFECT- Further Evaluation RequiredWe moved around the house exterior several times, inspecting the vinyl siding on the exterior of the house. Checkedfor loose panels, missing panels, warped panels, cracked or damaged panels. This inspection does not includedetermining whether the siding has been installed to code, rule, or manufacturer's recommendations.

The vinyl siding appears functional. No major damage or deterioration was apparent. Recommend monitoring duringa rain storm to see how the siding repels water. Be sure that the places where siding meets a different material issealed or water-tight.

The exposed areas of the foundation have been parade and did not detect any cracks. Good.

Areas of concern:Photos 1 and 2: The joints between the painted wood panels and around the windows start to show (cracks). Allthese areas should be closely monitored over time as they will become more visible and allow the water to penetrateinto the wall.2. DEFECT: Photo 3: A vast majority of the window water mitigation (discharge) flaps at the bottom of the windows

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have been painted over making them inoperable. In the long run, the water will find a way into the wall framing isdoes not have a way out.

2.4 House Wall Cladding - BrickDEFECT- Further Evaluation RequiredThe brick wall cladding in front of the house is missing the top metal flashing and the weep holes. This freely allowsthe water to penetrate behind the wall and damage the structure over time.Recommendation: Hire a mason to correct these defects.

2.8 DeckDEFECT- Further Evaluation RequiredDEFECT.

The deck is a real hazard at this point on time because of the following:

1. Photos 1 and 4: Deck posts are in direct contact with soil and just siting on the screw piles. The posts must bebolted to the screw piles (see photo #9 for correct hardware)

2. Photo 2: Ledger board is screwed to the house structure. Bolting is required.

3. Photo 3: Deck supply gas line is attached to the improper anchored ledger board. This is a real danger if the deckdetaches from the house.

4. Photo 5: Some of the deck railing spindles warped and increase the spacing between them. Max. allowableclearance is 4"

5. Photo 6: The stairs are in direct contact with the soil

6. Photo 7: Based on customer's comments, the deck is older than 1 year. Recommend painting or staining toincrease life span

7. Photo 8: The stairs are supported by a 3/8" thick plywood. They must be anchored to the actual deck structure.

3. Garage

3.1 Garage FloorDEFECT- Further Evaluation RequiredThe concrete slab floor was improperly poured and the water pools in the middle of the garage. The slab should besloped to outside to divert the water water outside.

4. Attic

4.2 Ventilation of Roof/AtticDEFECT- Further Evaluation RequiredDEFECT:Photos 2: Missing rafter vents throughout. This is a key component to a proper attic ventilation. (see photo #6 forshowing the installation of the missing item) Roof ventilation consists on 1 wind-activated turbine and 2 passivevents.

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5. Structural Components

5.6 Wall insulationDEFECT- Further Evaluation RequiredThe only exposed insulation areas are visible in the unfinished basement.

DEFECTS:

1. Missing acoustical sealant throughout the basement between the the 6mm poly vapor barrier and studs (top,bottom and sides where applicable).For your information, the water vapor can pass through building materials in several ways, including directtransmission, and by heat transfer, but studies suggest that fully 98 percent of the moisture transfer through wallsoccurs through air gaps, including cracks around electrical fixtures and outlets, and gaps along baseboards. Thus,installing vapor barriers on wall surfaces must be done in conjunction with sealing these air flow-gaps in walls andceilings, and along floor surfaces.

2. Improper installation of the batt insulation noticed in multiple areas.To benefit from a full R value of the installed wall insulation, it should not be squeezed or pressed into cavities.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

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