Home Inspection Report
Prepared by APG Home Inspections
Adrian Guertin, PMP, CMI, CCHI www.apghomeinspections.ca
40 Morse Street February 25th, 2019
Furnace Make: Goodman
Amperage: 100 Amp
Inspection Component Summary:
Unknown
Age: < 3 Yrs
Basement - East Side of House
Approximate Age of Home: 70+/- Report # INS022502
Age of Hot Water Tank < 1
Unknown
Brick/Masonry
Refrigerator Stove Dishwasher
Dryer HW Tank
Washer
Furnace AC
Breakers
Copper
Basement - Furnace Room
40 Morse Street
Backwater Valve Exists★ Storm Crocks Still Connected
Copper Distribution Synthetic Distribution (100%)★ SyntheticAluminum Core (Kitec - PE-AL-PE) Galvanized Plumbing
Synthetic Drainage★ Copper Drainage Cast Iron Drainage Galvanized Drainage
Estimated Age New
Estimated Age of Plumbing New
Roof Covering Type!
Inspection Address!
Foundation Type!
Insulation R Value:!
AC Make:! Luxaire!
Unit Age:! < !2!
Tons! 2 Tons!
Panel:! Eaton!
Location:
Circuit Type:!
Branch Wiring:!
Insulation:
Water Meter Location:
Flat Roof and Architectural Shingles Estimated Age Newer
Executive/Narrative Summary
Major ConcernsMinor ConcernsGood Overall Condition★
No Attic Access Thermal Imaging Normal Good Overall Condition
Attic and Insulation Observations
Newer Furnace and ACAppear in Very Good ConditionService Units Annually - Change Filter Every 3-4 Months
HVAC System Observations
100 Amp Service Copper Wiring Good Overall Condition
Electrical Observations
Newer Torched Membrane and Architectural Shingles Good Overall Condition
Roofing Observations
Potential Hazards ExistSubstantial Concerns
N/A
Masonry/Chimney Observations
Good Overall Condition
Plumbing/Washroom Observations
Panel Eaton Amperage 100 Amp Circuit Breakers
Age <!2 Size 2 TonsAC Make Luxaire
Furnace Make: Goodman Age: < 3 Type: Forced air 60K BTU's
Insulation: Unknown Estimated R Value: Unknown
Copper Distribution Synthetic Distribution (100%)★ Synthetic Aluminum Core (Kitec - PE-AL-PE) Galvanized Plumbing
Synthetic Drainage★ Copper Drainage Cast Iron Drainage Galvanized Drainage
House in Good Condition No Major Defects Deficiencies or Hazards Observed
Miscellaneous Recommendations
Good Overall Condition Good Quality Lo E Windows
Window Observations
Good Condition
Siding Observations
Executive/Narrative Summary
Good Condition Interior Weeping/Waterproofing System and Sump Pump Observed
Observed Condition of Basement
No Damages Observed
Observed Condition of Exterior Foundation
None Observed
Observed Condition of Landscape and Grade
Good Condition
Observed Condition of Drainage, Gutters, Downspouts
Good Condition
Exterior Deck
None Observed
Miscellaneous Safety Recommendations
N/A
Exposed Delta Wrap
Window Well Re-Grading Required
Step or Vertical Cracks Visible
Tree Root Obstructions Possible due to Size/Proximity
Walkout/Basement Access with Drain s/b Clear of Obstructions
Neighbouring Grading may Drain onto Property
Parging Damages
Foundation Type: Brick/Masonry
Grading Requires Adjustment/Repairs
Extension Cord Wiring of Opener (recommend outlet install)Garage Door Damages Exist
** It is Code to Have a Fire Rated Door to Garage with an Auto-Closure Mechanism to Prevent Fire Spread and CO Penetration
Fire-Rated/Auto-Closure Door Improper or Non-Functional Fire DoorMissing/Non-Functional Auto-Closure
Drywall Damages Exist - S/B Repaired
N/A
Observed Condition of Chimney(s)
Exterior
Garage
1- Overhead Service - Secure 2- Gas Line - 1" Feed 3- Siding in Good Condition
Grade Infringes on Weeper Holes at Sill Plate
Basement Windows Should Have Wells Installed
Gas Line to House < 1"
Gas Line to House 1" +★
Exterior
Roof Accessed in Compliance with 2015 Working at Heights Legislation (< 3 Meters Access)
Multi-layer Shingles: Not Recommended
Evidence of Critter Penetration
Vent Stacks Too Short - S/B Extended
Ice Damming
Tree Overhang S/B Monitored
Newer Torched Membrane and Architectural Shingles Good Overall Condition
Re-engineer Roof Drainage
Improper Mixture of Roof Venting Exists
High Failure RiskModerate Failure RiskLow Failure Risk★ Further Evaluation/Inspection/Repairs Required
Covering Type Flat Roof and Architectural Shingles
Inspected by Accessed
Possible Leak Points Identified
Observed Condition of Roof/Shingles
Cross Venting Exists
Roof vents★ Soffit vents★ Ridge Vent Turbine vent Gable vents
Metal valleys Asphalt valleys
Good condition★ Poor condition Unable to inspectFlashings
Valleys
Vents
N/A★
Visible/Proper★ Improper None ObservedExhaust Vents
Maxxum Vents
Fascia/Soffit Damages Visible
Exterior
Siding Damages/Deficiencies Exist - Further Inspection Recommended
Good Condition
Potentially Unsafe Decking (Missing Handrails, Rotting Deck, Unstable) - REPAIRS REQUIRED *see below*
Hot Tub < 4 Feet From Foundation; Recommend Verifying Local (Municipal Code) Regulations
Hornets/Wasp/Insect Infestation etc... Visible Around House - Recommend Removal (Pest Control)
Good Condition
Missing or Damaged Elbow/Splash Blocks
Repairs Required to Gutters and Downspouts (Slope and Secure)
Possible Weeping System Damages/Failure Due to Age/Root Obstructions
Downspout Elbows Require Repointing to Drain away from Foundation
Grade, Slope or Concrete Repairs Required on Front Porch (Uneven Treads and Risers etc...)
Good Condition
Exterior Deck
None Observed
Grading Deficiencies
Combined Sewer/Storm
Separate Sewer/Storm
Storm Crocks Still Connected
Septic
Siding: Vinyl
General Drainage, Gutters and Downspouts
Neighbouring Grading may Drain onto Property
Extend Downspouts Away From House
Damages Observed to Gutters/Downspouts-Repairs Recommended
Gutters are Clogged - Require Cleaning
Ensure all gutters and downspouts drain minimum 2 feet from house. Maintain a positive grade away from house. Ensure minimum 5 degree slope away from foundations. Maintain and inspect grading and drainage often. Storm crocks should capped and sealed and all downspouts empty well away from house.
Improper Build/Fastening
Further Inspection Required
Rotting/Unstable - Damaged
Trip Hazards Exist
Sub-Panels Exist
Ungrounded Outlets Observed
Breakers other than Panel Manufacturer Exist
Reversed Polarity on Existing Outlets Detected
Double Tapping Exists at Panel
Location Basement - Furnace Room
Service Upgrade Recommended (Panel or Amperage)
Knockouts/Grommets Missing -At Panel
Overfusing at Panel Exists
Further Evaluation/Inspection Required (ESA Inspection)
Fuse to Breaker Upgrade Recommended
Electrical Deficiencies Observed: Recommend Electrical Inspection/Repairs by Licensed Electrician
100 Amp Service Copper Wiring Good Overall Condition
Electrical Panel Branch Wiring
High Failure RiskModerate Failure RiskLow Failure Risk★ Further Evaluation/Inspection/Repairs Required
Amperage Location
Obsolete Panel Type (Pushmatic, Federal Pacific, Sylvania etc...)
Branch Wiring: Copper
Observed Electrical/Wiring Details
Interior Components
Panel Eaton Amperage 100 Amp Circuit Breakers
Washroom Ventilation HRV NoneAll★
GFCI★Electrical Faulty Recommend GFCI
Recommend Installation of Ventilation Fans
Suspect Possible Improper Shower Installation
Grandfathered (Window Vented Washrooms) - Pre-1994
Caulked Toilet Base (not recommended)
Exhaust or Light Installed in Shower or Above Bath (Verify Model Specs)
Older Plumbing Should be Assessed by Plumber and Should be Scoped if Necessary (Where Cast Iron/Clay Pipes Exist-High Recommendation)
Slow Draining/Clogs Exist
Backwater Valve Exists★
Further Evaluation/Inspection/Repairs Required
Recommend Septic Inspection
Sanitary Supply
City★ Septic
Lead Feed Line
CisternCity★ Well Potability Tests Required Well Inspection Recommended
Cross Connections:
Good Overall Condition
Observed Plumbing Conditions Electrical is Grounded
Observed Drain Pipe Material (If Visible) Unknown
Video Inspection of Sewage/Waste Drains Recommended (Sewage Drains are Considered Hidden Components and not in Scope of Inspection)
In Older Homes, A Sewer Drain Scope Can Assess the Condition of Older Street Drains and Can Detect Potential Problems that May Occur Most Regions Offer Excellent Rebates for Installation of Flood Prevention Devices: Contact Your Region for Details
Good Condition
Loose Toilets - Soft Floors Observed - FURTHERNSPECTION RECOMMENDED
Unsafe Washroom Electrical - SB Inspected by Electrician
Meter Location: Basement - East Side of House
GFCI Reset: All Washrooms
Pressure: Good
Drainage: Good
Copper Distribution Synthetic Distribution (100%)★ Synthetic Aluminum Core (Kitec - PE-AL-PE) Galvanized Plumbing
Synthetic Drainage★ Copper Drainage Cast Iron Drainage Galvanized Drainage
Interior
Operates FaultySump Pump Does Not Drain Above Grade/EXT. Check Valve (Backwater Valve) Present
Sump Pump Discharge Pipe Not Properly Braced Check Valve Leaks
It is recommended to contact your insurance carrier to inform them of galvanized, lead, cast iron or aluminum core plumbing as rates and coverage may vary from carrier to carrier...
Regional Flood Prevention: https://www.toronto.ca/services-payments/water-environment/managing-rain-melted-snow/basement-flooding/basement-flooding
Mould/Mildew in Cold Cellar
Wood Framing S/B Removed From Cold Room
Missing or Blocked Venting in Cold Room
Interior
High Moisture/Water Penetration Visible
N/A
Living Space
Some Doors Require Adjustment/Repairs
Damages or Possible Concealed Damages Consistent with Fire or Smoke Damages
Damages or Possible Concealed Damages Consistent with Potential "Grow House" Operation
None Observed Good Overall Condition
Interior Observed Deficiencies
1- Access to Backwater Valve 2- Interior Weeping System 3- Storm Water Sump Pump with Check Valve
Water Staining Visible: None
Structural Concerns: None
Waterproofing System: None
All Stairwells with More than 3 Treads/Risers Should Have Handrails Meeting Building Code (Code May Vary Based on Age)
Recommend Upgrading Insulation
Insulation: Unknown
Sheathing: Unknown
Suspected Black Mould
Interior
Damaged/Displaced Insulation/Critter Penetration Possible
Further Evaluation/Inspection Required
Estimated R Value: Unknown
No Attic Access Thermal Imaging Normal Good Overall Condition
Improperly Vented Exhaust Fan Tubes in Attic
Restricted View of Attic★
Depth: Unknown
Observed Attic Conditions:
Insp. Method: No Access
Unable to Determine VentingAttic Venting Good Poor Attic Venting
Attic Hatch Missing Insulation/Weather Stripping
Insulation Level Below Recommended Amount
Storms
Representative # Opened★
Windows
Cracks/Broken Panes Found
Some Sanding/Painting Required Suspected Black MouldSome Thermal Seals Breached
Rotting Visible on Frames or Brick Mold
Window Desc.: Thermals - LO E
Upgrading of Windows Due to Failure, Amount of Repairs Repairs or Energy Efficiency is Highly Recommended
Good Overall Condition Good Quality Lo E Windows
Interior
Horizontal
Step
Vertical
Cracks Exist
Cracks Exist
Cracks Exist
Monitor
Monitor
Monitor
Moisture Visible Not Visible★
Floor Drains
Efflorescence
Visible
Visible
Not Visible★
Not Visible★
Clear Obstructed
Physical Obstructions Restricting View: Unable to Inspect
Evidence of Previous Water Damage Present
Normal★
Moisture Levels
High
Over 30%0-15%★ 15%-30%
Normal Levels Levels 0-15% - Over 30% May Indicate Current/Previous Water Penetration Problems
West★Walls Covered North ★ South★ East★
MonitorV Cracks Exist
Previous Damages/Leaks Disclosed
Thermal Imaging/Infra-Red Camera Used on Exterior Walls★ Manual Moisture Readings Taken on Exterior Walls
Good Condition Interior Weeping/Waterproofing System and Sump Pump Observed
Due to Weather, House Size, Accessibility; Not All Windows Can Be Opened
Stripped Gears / Damaged Locks
Further Evaluation/Inspection/Repairs Required
** Basements, especially finished, may not display water problems unless conditions are present or happened recently. A home inspection is limited to a visible non-instrusive inspection and finished areas are considered out of scope. The inspector disclaims any responsibility for future
damages which may occur due to finished walls/physical obstructions...**
Window Sills Have Deteriorating Caulking/Mortar/Bricks - Joints Should Be Caulked - Brick Sills Should be Waterproofed
Missing or Damaged Screens
Observed Condition of Basement
Interior
Kitchen
GFCI Visible in Kitchen★
Adequate Smoke Detection★ Additional / Newer Smoke Detectors Required Recommend Carbon Monoxide Detectors
*Regulations on external exhaust for any range (gas/electric) are governed by the manufacturers recommendations
Hazardous Materials
Laundry Room
Dryer Vents Should be Metal - Should not Use Vinyl
Secondary Lint Trap Should be Installed
Dryer Vent Should be Professionally Cleaned★
Recommend Metal-Braided Water Lines
Operated VIA Switch Pilot Not Lit - Recommend HVAC InspectionFireplace - Main
Operated VIA Switch Pilot Not Lit - Recommend HVAC InspectionFireplace - 2nd
Fireplace - 3rd Operated VIA Switch Pilot Not Lit - Recommend HVAC Inspection
** Installation and Fitness for Use of Fireplaces are Out of Scope of the Home Inspection - Pilots not Lit Cannot be lit by Inspector **
*It is highly recommended, when possible, to properly exhaust overhead vents to exterior
Microwave/Exhaust < 24" of Clearance; Consult Manufacturer Specs to Determine Proper Recommended Clearance
Dryer 40 Amp Fused - Recommend 30 Amp Max
Service on Fireplace (s) Recommended (Annually)
Good Overall Condition
Internal Kitchen Exhaust (filter) External Kitchen Exhaust★ No Kitchen Exhaust or N/A
Rot Under Faucet (Leaks)
Description of Abatement Required Quantity Unit Price Amount
** Gas Fireplaces Should Have Screens to Prevent Accidental Contact
As of October 15th, 2014, Carbon Monoxide Detectors are Mandatory in Ontario
W/B Fireplace - S/B WETT Inspected
W/B Fireplace - S/B WETT Inspected
W/B Fireplace - S/B WETT Inspected
Flexible Dryer Vents Can Not be Installed in a Finished Area - Non Accessible
Plumbing Good Condition
Electrical Good Condition
Cabinetry Good Condition
Counter-Tops Good Condition
Material Location/Type: None
Good Condition
Good Condition
Visual Condition of Appliances in Kitchen
Visual Condition of Appliances (Washer and Dryer)
Filter Requires Cleaning/Replacing
Hot Water
Make: Goodman Age: +/- 3 Yrs
Additional Combustion Ventilation Required in Furnace Room
Duct Work Requires Cleaning
Filter 16x25x1
Capacity 50 Gal
Duct Repairs Recommended
HVAC Service Recommended
Oil Tank SN
HRV
Unit Failure Possible
Upgrade/Replacement of Water Tank Recommended
Approx. Age
HVAC Inspection Recommended (Due to Age)
Unit Age +/- 2 Yrs
Size 2 Tons
A/C Condensor
Make Luxaire
Unable to Test AC Due to Weather
High Failure RiskModerate Failure RiskLow Failure Risk Further Evaluation/Inspection/Service/Repairs Required
Finished Basements or Enclosed Areas Should Have External Combustion Air
Pressure Relief Valve/Sleeve Missing!!!!!!!!
Approx. Age! !!+/- 2 Yrs
Temperature Regulator
Type: Forced air 60K BTU's
There are absolutely no warranties expressed, written or assumed on any HVAC components. Inspection is "AS IS" at inspection time
Interior - HVAC
Humidification System Exists
Operable By:
Newer Furnace and ACAppear in Very Good ConditionService Units Annually - Change Filter Every 3-4 Months