inspection report - global inspect · 26 anselme-lavigne, dollard des ormeaux, qc., h9a 1n4 tel. :...

LAWADESSA INC. 26 Anselme-Lavigne, Dollard Des Ormeaux, Qc., H9A 1N4

Tel.: (514) 813-8721, Fax: (514) 421-1942

Inspection Report

Deeb Mawad

Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942

000, Rue Exemple, Laval (Qc)

CONTENTS

CLIENT AND BUILDING INFORMATION ................................................................... 3

SUMMARY ........................................................................................................................ 4

CONVENTIONS USED ........................................................................................................ 5

THE SCOPE OF INSPECTION ......................................................................................... 6

STRUCTURE ..................................................................................................................... 7

ROOF & ATTIC ................................................................................................................. 9

EXTERIOR ....................................................................................................................... 12

GARAGE .......................................................................................................................... 15

WINDOWS & DOORS .................................................................................................... 17

INTERIOR ........................................................................................................................ 19

ELECTRICAL SYSTEM ................................................................................................. 23

PLUMBING SYSTEM ..................................................................................................... 25

HEATING SYSTEM ........................................................................................................ 27

COMMON ENVIRONMENTAL ISSUES ...................................................................... 29

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Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


CLIENT AND BUILDING INFORMATION

Clients Names: Mr. XXX

Inspection Date and Time: September 13, 2012. 18:00 Weather condition: Sunny +28 C Persons Present: The buyer, the owners and the real estate brokers.

Building Address: 000, Rue Exemple, Laval (QC) Construction Year: 2004, as state in the MLS listing Building Occupied: Yes, by the owners Building Type: Detached cottage Number of Stories: Two stories and a basement Space below Grade: The basement Owner Declaration: A declaration was provided to the buyer Inspector Name: Nizar Nofal Report Number: I130912-3

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Tel. : (514) 813-8721, Fax : (514) 421-1942


SUMMARY

The building is a family residence detached cottage of two stories and a basement, built

in 2004 as stated in the MLS listing.

The house consists of three bedrooms, a family room and two bathrooms in the second

floor; a kitchen, a dining room, a powder room and a living room in the first floor. The

basement is finished with a ply room, one room, a powder room, a mechanical room and

a storage room.

The garage is integrated in the house at the entrance level.

The foundation is made of concrete. The covering of the roof is made of asphalt shingles.

Exterior sidings are made of bricks and vinyl.

Building structure appears to be within typical construction practices.

Notice: The inspection of the swimming pool is not included and it is beyond the

scope of this inspection. You must inspect it by a specialist to insure its

conformity and security.

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Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


CONVENTIONS USED

Good: Items or elements, there were no visible defects noted at the time of the

inspection.

Satisfactory: Item or element, was in working or operating order and its condition was

at least sufficient for the minimum required function at the time of the

inspection, with no readily visible evidence of being significantly

deficient.

Fair: Element condition was sufficient for its minimum required function at

the time of the inspection, but exhibited condition limitations and/or

other notable concerns such as visible wear, deterioration, damage, or

other material defect or advanced age, near the end of or beyond its

normal design or service life. Elements in fair condition require

monitoring, maintenance, repair, replacement and/or other remedial work

now or in near future.

Unacceptable: The element was not functioning, did not function properly, or exhibited

substantial wear, deterioration, damage and/or other defects including

those that may present a risk of consequential damage. It may also

include conditions that may be deemed unsafe and present a risk of

injury due to the defects present or changes in accepted construction

practices.

N/A: Items or elements are not included in the report. The item may not be

present, not included within the scope of the report, not accessible, not

available, not addressed, not applicable, not appropriate and/or not

examined.

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Tel. : (514) 813-8721, Fax : (514) 421-1942


THE SCOPE OF INSPECTION The purpose of this inspection is to identify and disclose visually observable major

deficiencies of the inspected systems and items at the time of the inspection. Detached

structures or buildings are not included.

This inspection is visual only and not intended to be technically exhaustive; no

destructive testing or dismantling of building components is performed; it is an overview

of the property; representative samples of building components are viewed in areas that

are readily accessible at the time of the inspection.

This inspection can help you reduce your risk, but we cannot eliminate it nor do we

assume it and we cannot find every defect.

The inspection and related report do not address and are not intended to address code

and/or regulation compliance, the older a house is, the more likely that it does not meet

today’s building codes, mold, mildew, indoor air quality, asbestos, radon gas, lead paint,

urea formaldehyde, soils contamination and any other indoor or outdoor substances. The

client is urged to contact a competent specialist if information, identification or testing of

the above is desired.

Lawadessa Inc. is neither a guarantor nor insurer. This inspection is not considered a

guarantee or warranty, expressed or implied, regarding the conditions of the property,

items and systems inspected. The inspection and report should not be relied on as such.

Lawadessa Inc. shall not be held responsible or liable for any repairs or replacements

with regard to this property, systems, components, or the contents therein.

The acceptance of this report by the client acknowledges the client’s agreement to all of

the terms and conditions of the inspection contract. Please refer to the inspection contract

for a full explanation of the scope of the inspection.

This inspection report shall not be transferred or relied upon by any other person or

company without the written consent of Lawadessa Inc

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Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


STRUCTURE Therefore, the structural inspection consists of looking for signs of deterioration or

movement; if there are no visible symptoms and then hidden problems may go

undetected.

A representative sampling of visible structural components was inspected. Concealed or

inaccessible structural components are not inspected.

Engineering or architectural services such as calculation of structural capacities,

adequacy, or integrity are not part of a home inspection.

Termites, wood boring insects, dry rot, fungus, rodents, or other pests are outside the

scope of this inspection.

Foundation: Poured-in-place concrete; basement in configuration.

Floors Structure: The floors structures are made of wooden joists in the first and

second floor, concrete slab in the basement. The structures

elements are concealed behind the floor and ceiling finishing (they

are not visible).

Exterior Walls: Wood framed, concealed behind finished surfaces.

Roof Structure: Prefabricated wood trusses

OBSERVATIONS AND RECOMMENDATIONS

• Walls framing, the first floor and the second floor structure are nowhere

visible; however no symptoms of non-performance were evident.

• The visible roof structure elements appear to be in satisfactory condition.

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Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


• The visible areas of the foundation appear to be stable; no abnormal sags or

deformations were observed. One hairy crack was observed on the right wall

foundation. (No immediate intervention is required). If the crack widens or if

water infiltration is observed, it would require attention through the use of an

accredited contractor.

Photo: 1

Photo: 2

Deeb Mawad

Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


ROOF & ATTIC

The inspection of the roof system includes a visual examination of the surface materials

and roof drainage systems.

We examine the roofing material for damage and deterioration. The entire underside of

the roof sheathing is not inspected for evidence of leakage. We may offer opinions

concerning repair and/or replacement if warranted. Opinions stated herein concerning the

roofing material are based on the general condition of the roof system as evidence by our

visual inspection. These do not constitute a warranty that the roof is or will remain, free

of leaks.

All roofing systems require annual maintenance. Failure to perform routine maintenance

will usually result in leaks and accelerated deterioration of the roof covering and

flashings. When provided, our estimates of the roof's life expectancy are based on the

assumption that the roof will be properly maintained during that period. Leakage can

develop at any time and may depend on rain intensity and/or wind direction. Evidence of

prior leakage may be disguised by interior finishes. We suggest that an annual inspection

of the roof covering and the attic area be performed to identify if any leaks are evident.

Covering: Asphalt shingles

Estimated Age: About 8 years; the original Examination of the roof: Viewed from the ground with the camera zoom x21. Gutters & Downspouts: Metal Gutters and downspouts discharge above grade. Flashing: Not visible

Examination of the attic: Exanimate through its access hatch Insulation: Cellulose Estimated Depth: Approximately 8 inches Ventilation The attic is ventilated by soffits and roof vents.

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Tel. : (514) 813-8721, Fax : (514) 421-1942



• The roofs covering appear to be in satisfactory condition. One shingle on the

front façade owing roof and four shingles on the left side are curling.

• Gutters and downspouts appear to be in satisfactory condition. Downspouts

should be extended to discharge water at least five feet from the foundation or

drain into a functioning subsurface drainage system.

• The ventilation of the attic appears to be in satisfactory condition.

• The insulation thickness in the attic is approximately 8‘’ of cellulose which is

an acceptable thermal resistance value in this area (about R30).

• The vapor barrier is available under the insulation; a vapor barrier is designed

to keep moisture in your home from getting inside the attic.

• We have not seen any signs of recent water or moisture infiltration or other

evidence indicating the lack of waterproofing of the roofs.

Photo: 3

Deeb Mawad

Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


Photo: 4

Photo: 5

Deeb Mawad

Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


EXTERIOR The inspection of the exterior grounds includes the surface drainage, sidewalks,

driveways, patio and retaining walls adjacent to the building structure.

The inspection of the exterior of the building includes the claddings, trim, eaves, fascia,

decks, porches, railings, doors, windows and flashings.

Areas hidden from view by finished walls or stored items cannot be judged and are not a

part of this inspection.

All items listed are inspected for their proper function; poor installation, excessive wear

and general state of repair.

You should routinely check the outside of the house. Exteriors need regular maintenance

to stay sealed against the weather.

There can be hidden damage when the exterior is not sealed or is poorly finished,

damaged or decayed. Areas with little or no roof overhang need particular attention.

Heavy vegetation should be kept trimmed since it can cause or hide damage.

Proper drainage (slope of the ground surface) is important. Water entering the ground

near the foundation can cause various problems ranging from a wet basement to

structural problems.

Fences, recreational facilities, detached buildings, trees and landscaping, erosion control

and earth stabilization measures, assessment of geological, geotechnical, hydrological

conditions, or environmental hazards are not inspected unless specifically documented.

Primary Siding: Bricks (cement stones)

Other Siding: Bricks and vinyl

Entry, walkway: Integrated in the driveway.

Driveways: Paving unistones.

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Tel. : (514) 813-8721, Fax : (514) 421-1942


Porches: Porch and stairs are made of concrete with three steps of

paving unistones.

Decks and guards: N/A.

Eave Trim and soffits: Eave trim is made of wood covered by aluminum; soffits

are made of aluminum.

Retaining wall: N/A

Grounds: The ground slopes are negative around the house and they

must be corrected.


• Exterior walls sidings (bricks and aluminum) appear to be in satisfactory

condition.

• The caulking of the exterior doors and windows appears to be in fair

condition and we recommend replacing it in the near future to prevent any

water infiltration inside of the walls.

• The porch appears to be in satisfactory condition. For safety purposes, we

recommend installing guards on the porch landing and railings on the stair.

• The landing of the rear side stair appears to be in satisfactory/fair condition;

some stones are undone and we recommend to be repaired to conserve their

integrity. For safety purposes, we recommend installing guards on the landing

and railings on the stair.

• Soffits appear to be in satisfactory condition.

• The paving unistones of the driveway/walkway appear to be in satisfactory

condition.

• We recommend repairing (reinstalling) the paving unistones on the left side.

Deeb Mawad

Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


• We noticed that the swimming pool doesn’t have a security barrier. For a

safety purpose, you must refer to the concerned authority whether it conforms

to regulations.

• The ground’s slopes are inadequate around the house and must be corrected

to slope the water away from the building.

Photo: 6

Photo: 7

Deeb Mawad

Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


GARAGE

The garage is single parking car, integrated in the house at the ground level.

Doors: One pre-painted metal overhead vehicle door in the main façade.

The door on the left side façade is made of pre-painted metal.

The door between the house and the garage is made of wood/mazonite.

Floor: Concrete slab.

Floor drain: Available


• For safety purposes; the door between the garage and the interior of the house

must be replaced by a fire proof one equipped by auto closer device.

• The front façade overhead door was functional and it appears to be in

satisfactory condition; electronic sensors are available; auto reverse is not

available. The rubber joint on the bottom side must be replaced.

• The concrete slab appears to be in satisfactory condition. Common cracks on

the concrete slab must be sealed to prevent water and gas infiltration inside

the garage.

• The lateral door on the left side façade appears to be in satisfactory condition.

• The garage door is the largest moving object in the home. It can cause severe

injuries if it malfunctions. You should check its operation monthly.

Deeb Mawad

Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


Photo: 8

Photo: 9

Deeb Mawad

Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


WINDOWS & DOORS

We only report on physical condition and operability. Thermal efficiency is not a part of

this inspection; many older windows leak air and are not energy efficient. We cannot

check windows or doors that are blocked by furniture.

Broken seals on double pane window units are sometimes difficult to see and may not be

reported. Storm windows, screens, storm doors, window and door coverings, shutters and

other seasonal items are not inspected unless specifically documented.

Exterior Doors: The main entrance door is a casement type, made of pre-painted

metal with glazed pane. The rear door is made of PVC double

sliding panels

Interior Doors: Wooden Hollow-core doors and French doors.

Windows: The windows are made of PVC; casement type with crank

mechanism and double sliding panels’ type.


• The exterior doors appear to be in satisfactory condition.

• The windows appear to be in satisfactory condition.

• Interior doors appear to be in satisfactory condition.

Deeb Mawad

Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


Photo: 10

Photo: 11

Photo: 12

Deeb Mawad

Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


INTERIOR The inspection of the Interior includes a visual inspection of the readily accessible

portions of the walls, ceilings, floors, doors, cabinetry, steps, stairways, balconies and

railings. Please note that a representative sample of the accessible windows and electrical

receptacles are inspected.

These features are examined for proper function, excessive wear and general state of

repair. In some cases, all or portions of these components may not be visible because of

furnishings and personal items. In these cases some of the items may not be inspected.

The condition of walls behind wall coverings, paneling and furnishings cannot be judged.

Only the general condition of visible portions of floors is included in this inspection. As a

general rule, cosmetic deficiencies are considered normal wear and tear and are not

reported. Determining the source of odors or like conditions is not a part of this

inspection. Floor covering damage or stains may be hidden by furniture. The condition of

underlying floor coverings is not inspected. Determining the condition of insulated glass

windows is not always possible due to temperature, weather and lighting conditions.

Check with owners for further information. All fireplaces should be cleaned and

inspected on a regular basis to make sure that no cracks have developed. Large fires in

the firebox can overheat the firebox and flue liners, sometimes resulting in internal

damage.

Many times, mold infestations occur inside walls cavities or in a under building spaces

where they cannot be seen without destructive disassembly of the building.

Flooring

Second level floor covering

o Bedrooms: Wooden parquetry

o Family room: Hardwood

o Bathrooms: Ceramics

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Tel. : (514) 813-8721, Fax : (514) 421-1942


First floor level covering:

o Living room: Hardwood

o Dining room: Hardwood

o Kitchen: Ceramics

o Powder room: Ceramics

Basement floor is covering:

o Ply room: Floating floor

o The room: Floating floor

o Mechanical room: Concrete

o Storage room: Concrete

o Powder room: Ceramics

Walls: The finishing of the walls is made from gyps’ panels

(drywall).

Ceilings: The finishing of the ceilings is made from gyps’ panels

(drywall).

Stairs: The interior stairs are made of wood. Steps of the basement

stair are covered by carpet, while the steps of the second

floor stair are made of varnished hardwood.

Kitchen Exhaust: Provided and functioning.

Dryer Vent: Available and connected to the exterior; the washing

machine and the dryer are located in the bathroom of the

second floor.

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Tel. : (514) 813-8721, Fax : (514) 421-1942


Bathrooms Ventilation: Available.

Basement Ventilations (Air exchanger) : Available.

Exterior walls insulation: Non visible

Vapour Barriers: Not visible


• The interior walls appear to be relatively plumb and in satisfactory condition.

• The ceilings appear to be in satisfactory condition in the exception of the

mechanical room and the storage room in the basement ceiling which remains

unfinished.

• We observed that the floors have slight uneven/unlevel finishing. However no

symptoms of non-performance were evident.

• The kitchen cabinets and the countertop appear to be in satisfactory

condition.

• The kitchen exhaust (kitchen hood) appears to be in satisfactory condition.

• The riser of the first step of the basement stairs is smaller than the others; this

situation represents a trip hazard and we recommend to be repaired.

• For a safety reasons, we recommend installing a carbon monoxide detector

near the garage/house door.

• We observed that the air exchanger is controlled by the furnace thermostat.

We recommend verifying this installation by a qualified technician to make

necessary repairs.

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Tel. : (514) 813-8721, Fax : (514) 421-1942


Photo: 13

Photo: 14

Photo: 15

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Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


ELECTRICAL SYSTEM The inspection of the electrical system consists of testing receptacles and lights and

observing wiring in accessible areas. The hidden nature of the electrical system prevents

inspection of many components.

Electrical components cannot be inspected if access is blocked by furniture and/or

storage.

Most electrical problems are either shock and/or fire hazard. Repairs should be made by a

qualified licensed electrician.

The electrical inspection does not include: low voltage systems, telephone, cable or

satellite TV systems, sound systems, intercoms, data/communications wiring, security

systems, timers, sensors, lightening or surge protection systems or operation of smoke

alarms (the smoke detectors are designed so that you can test them yourself on a regular

basis).

Service: Drop service; the meter is located on the rear side exterior wall.

Size: 120/230 volt. 200 amps Main Disconnect: Breaker, located in the main distribution panel

Grounding: Yes Wiring: Copper. Main panel: Breakers circuits, located in the mechanical room.


• The tested electrical outlets are grounded.

• The exterior light fixtures must be secured on the exterior walls and caulked

where they meet the exterior finishes.

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Tel. : (514) 813-8721, Fax : (514) 421-1942


• We recommend installing ground fault circuit interrupter (GFCI) devices in

the kitchen; all receptacles that serve countertop surface within six feet of

water should have GFCI protection. The GFCI device will improve safety,

even though the receptacles will not be grounded.

• A light switch on the entrance door is defective and we recommend to be

replaced for safety purposes.

• Fr safety reasons, we recommend that the closets’ lamps to be protected by

globs.

• The grounding connection of the main panel to the water supply pipe was not

located because of the wall finishing. We recommend verifying this

installation by an electrician to ensure its conformity.

• Smoke Detectors (not checked) are designed so that you can test them

yourself on a regular basis. More importantly, the test button only checks for

power, it does not test the sensing mechanism. Older smoke detectors may

not work even if they respond to the test button.

Photo: 16

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Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


PLUMBING SYSTEM

The plumbing inspection consists of examination of exposed portion of the domestic

water supply, drain waste, vent, faucets, fixtures, looking for visible signs of problems

and checking fixtures for functional flow and drainage. In other words: “Is it working or

not?” Concealed pipes within walls, floors and ceilings or that are buried below soil

cannot be evaluated.

Keep in mind that leaks can and do occur at any time without warning. You should

expect to have leaks, clogs and toilets fixed from time to time.

Water Source: Public. As stated in the MLS listing Sewage Disposal: Public. As stated in the MLS listing Main Valve Location: Located in the powder room of the basement.

Service Pipe: The service pipe of the city is made of copper, 3/4’’ Interior Supply Pipes: Pex Waste Pipes: Plastic ABS Cleanout waste pipes: Available Sump pump: Available and functional Back water valve: Available Basement drain: Available Water Heater: Electric heated water tank of 60 gallons.

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Tel. : (514) 813-8721, Fax : (514) 421-1942



• Debit of water (water pressure) is acceptable.

• The plumbing system installation appears to be generally functioning.

• The water heater tank appears to be in satisfactory condition; inlets, outlets,

pressure relief valves were properly installed and are in good condition.

(Installed in 2004).

• The sump pump is available and functional.

• We recommend keeping the main water valve readily accessible.

• Shutoff Valves Not Tested; Shutoff valves that are not used on a regular basis

by the homeowner are not operated during the inspection because they can

fail to reopen or can drip after being operated. If you want to verify their

proper operation prior to closing you should have a qualified licensed

plumber do this so the plumber can make any repairs that are needed.

Photo: 17

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Tel. : (514) 813-8721, Fax : (514) 421-1942


HEATING SYSTEM

The inspection of the heating system consists of visually examining readily accessible

areas and verifying that the system responds to the thermostat; the adequacy of heat

supply or distribution balance was not inspected.

Further evaluation by an HVAC contractor may reveal defects that were not readily

apparent to the inspector.

HVAC equipment can fail at any time without warning, including the day after the

inspection.

Regular service is important for efficient operation and to achieve maximum life from

equipment. Most manufacturers recommend annual service.

Energy Source: Electricity

Heating System: Forced air; the systems consist of an electric furnace, a heat pump

and metallic ducts. Baseboards in the basement as an auxiliary

system.

Fireplace: N/A

Chimneys: N/A

Verification of the furnace, the heat pump and several baseboards was made by

manipulating the thermostats.


• The furnace was functional and responded to the thermostat.

• The heat pump was functional and responded to the thermostat.

• We noticed the absence of air register (outlet) in the room of the basement and we

recommend installing one.

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Tel. : (514) 813-8721, Fax : (514) 421-1942


• The baseboards were functional and responded to the thermostats.

• The air flow of the family room register is low and we recommend to be verified

by a qualified technician to make the necessary repair.

• The furnace heat elements are not inspected.

• The amount cooling/heating supply adequacy or distribution balance was not

inspected

• The inspection of the fire places and chimneys is not included and it is beyond the

scope of this inspection.

• The inspection of the ducts was limited.

Photo: 18

Photo: 19

Deeb Mawad

Deeb Mawad


Tel. : (514) 813-8721, Fax : (514) 421-1942


COMMON ENVIRONMENTAL ISSUES A standard home inspection does not include screening for potentially hazardous or toxic

substances or biological hazards. Here are some things you may want to know. This is

presented for your information only, and is not intended to be a representation or

warranty by LAWADESSA.

Carbon Monoxide Carbon monoxide, which can be fatal, can be produced by anything with a flame (such as

ranges, dryers, fireplaces, furnaces and water heaters). All gas appliances should be

professionally serviced on a regular basis (see the manufacturer's instructions). Thorough

carbon monoxide testing of a house is a specialized service that LAWADESSA does not

perform. You are strongly encouraged to install carbon monoxide detectors. They are

readily available from hardware stores for a reasonable cost.

Radon Gas Radon is a radioactive gas that is odorless, tasteless and invisible. It occurs naturally in

soils and rocks, and enters houses through the foundation or through well water. The

Environmental Protection Agency (EPA) recommends testing for radon in all houses

below the 3rd floor and fixing houses with elevated levels of radon. LAWADESSA does

not test for radon unless agreed-to under a separate contract.

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Deeb Mawad

inspection report - global inspect · 26 anselme-lavigne, dollard des ormeaux, qc., h9a 1n4 tel. :...

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