Home Inspection Report
Prepared by
APG Home Inspections
Adrian Guertin, PMP, CMI, CCHI
www.apghomeinspections.ca
48 Harcourt Avenue
Furnace Make: Keeprite AC Make: Payne
Amperage: 200 amps Inspection Component Summary:
Age: 5 years
Unit Age: 5 years
Tons 2.5 tons
Water Meter Location: Basement SW
Age of Home: 70+ Report # INS090402
Panel: Cuttler-Hammer
Age of Hot Water Tank 5 years Insulation R Value:
R50+/-Foundation Type Poured Concrete/Cinder locks
Refrigerator Stove Dishwasher Dryer HW Tank Washer Furnace AC Circuit Type: Breakers
Branch Wiring: Copper
Location: Basement
Inspection Address 48 Harcourt Avenue
Backwater Valve Exists
✔ Storm Crocks Still Connected
Microwave
Copper Distribution
✔ ✔Synthetic Distribution (100%) SyntheticAluminum Core (Kitec - PE-AL-PE)
Galvanized Plumbing Synthetic Drainage
✔ Copper Drainage Cast Iron Drainage
Galvanized Drainage Roof Covering Type Architectural shingles and flat torched membrane
Possible ZURN Brass F1807 Fittings - Further Inspection Recommended Customer Name Date 2020-09-04 City Toronto Postal Code Phone # email HRV Other Other Other Other Other Other Other Other Other Other
Appliances Over 10 Years Old are Excluded from Warranty and Should be Considered AS IS. You should Test All Appliances on Closing Day and Contact Your Lawyer Should They Not Function Properly or Have Been Damaged
Executive/Narrative Summary
Major Concerns Minor Concerns
Good Overall Condition
✔
Fiberglass loose fill Approximately 15"+/- Approximate R value 50 Sheathing dry - Ventilation good
Attic and Insulation Observations
Tested HVAC in heat / cool modes Units operated successfully Newer HW tank with mixing valve
Service units annually - change filter every 3-4 months
HVAC System Observations
200 amp service
Cuttler-Hammer breaker panel Copper branch wiring Good overall condition
Electrical Observations
Newer architectural shingles
Torched membrane at front, side and on garage Good overall condition
Roofing Observations
Potential Hazards Exist Substantial Concerns
N/A
Masonry/Chimney Observations
Plumbing/Washroom Observations
Panel Cuttler-Hammer Amperage 200 amps Circuit Breakers
Age 5 years Size 2.5 tons
AC Make Payne
Furnace Make: Keeprite Age: 5 years Type: Forced air high efficiency 60k BTU's
Insulation: Fiberglass loose fill Estimated R Value:
R50+/-Copper Distribution
✔ ✔ Synthetic Distribution (100%) Synthetic Aluminum Core (Kitec - PE-AL-PE) Galvanized Plumbing Synthetic Drainage
✔ Copper Drainage Cast Iron Drainage Galvanized Drainage
Pressure and drainage good No evidence of leaks
Taps and faucets operated successfully GFCI and exhaust fans operational
House observed to be in excellent condition Old critter trap can be removed
Louver on West side of house should be replaced Good overall condition
Miscellaneous Defects, Repairs and Hazards
All units tested were functional Good overall condition
Window Observations Good condition No damages observed Siding Observations Executive/Narrative Summary Basement dry
No evidence of water penetration No structural deficiencies
No evidence of any wood destroying insects or rodents
Observed Condition of Basement
No damages observed Restricted view due to grade Good overall condition
Observed Condition of Exterior Foundation
Good overall condition
Observed Condition of Landscape and Grading
Clean dryer vent
Replace transition hose to metal - flex or rigid Clean gutters seasonally
Recommendations
Good condition
Exterior Deck
None observed
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: Poured Concrete/Cinder locks
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 Missing/Non-Functional Auto-Closure Improper or Non-Functional Fire Door
Drywall Damages Exist - S/B Repaired
Good condition Detached unit
Observed Condition of Chimney(s)
Exterior
Garage
1- Missing louver on West side of house - S/B replaced 2- Overhead (Drop) service - secured
3- Garage roof - 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" +
✔ No damages observed
Restricted view due to grade Good overall condition
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 architectural shingles
Torched membrane at front, side and on garage Good overall condition
Re-engineer Roof Drainage
Improper Mixture of Roof Venting Exists
High Failure Risk Moderate Failure Risk
Low Failure Risk Further Evaluation/Inspection/Repairs Required
Covering Type Architectural shingles and flat torched membrane 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 inspect
Flashings Valleys Vents
N/A
Visible/Proper
✔ Improper None Observed
Exhaust Vents
Fascia/Soffit Damages Visible
Exterior
Siding Damages/Deficiencies Exist - Further Inspection Recommended
Good condition No damages observed
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
Good overall condition
Grading Deficiencies
Combined Sewer/Storm
Separate Sewer/Storm
Storm Crocks Still Connected Septic
Siding: EIFS - Exterior insulated finishing system
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
Landscape and Grade Repairs Highly Recommended Around House - Should Slope Minimum 5 Degrees Away from House and 1st 24" Moisture Dissipating
Negative Grading / Possible Water Penetration Points (pooling) Too Much Mulch/Greenery Along Foundation
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
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
200 amp service
Cuttler-Hammer breaker panel Copper branch wiring Good overall condition
High Failure Risk Moderate Failure Risk
Low Failure Risk
✔
Further Evaluation/Inspection/Repairs Required
Amperage Location
Obsolete Panel Type (Pushmatic, Stablock Pioneer or Pacific, Sylvania etc...)
Branch Wiring: Copper
Observed Electrical/Wiring Details
Interior Components
Panel Cuttler-Hammer
Amperage 200 amps
Washroom Ventilation ✔ All/Function HRV Some GFCI
✔
Electrical Faulty Recommend GFCI
Recommend Installation of Ventilation Fans
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 Cistern
City
✔ Well Potability Tests Required Well Inspection Recommended
Cross Connections:
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
Tested
✔
Meter Location: Basement SW 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
✔ Faulty
Sump 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...
Flood Prevention Program
None Toronto ✔ Halton Hamilton Wentworth Niagara Region Peel Region None Located Other
Possible ZURN Brass F1807 Fittings - Further Inspection Recommended
Pressure and drainage good No evidence of leaks
Taps and faucets operated successfully GFCI and exhaust fans operational
Faucets/Fixtures Functional Faulty Repairs Needed
Main water shut off Storm water sump pump Backwater valve access Exterior Shut Offs Located
✔
Exterior Taps are Frost Free/Self Winterizing
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
Basement dry
No evidence of water penetration No structural deficiencies
No evidence of any wood destroying insects or rodents
Basement
1- Attic sheathing DRY
2- Humidifier exists - never operate when AC running 3- Dryer hose should be replaced to metal - flex or rigid
Water Staining Visible: None
Structural Concerns: None
Waterproofing System: Exterior waterproofing and sump pump
Recommend Upgrading Insulation Insulation: Fiberglass loose fill
Sheathing: Planks/plywood
Suspected Black Mould
Interior
Damaged/Displaced Insulation/Critter Penetration Possible
Further Evaluation/Inspection Required
Estimated R Value:
R50+/-Fiberglass loose fill Approximately 15"+/- Approximate R value 50 Sheathing dry - Ventilation good
Improperly Vented Exhaust Fan Tubes in Attic
Restricted View of Attic
✔
Depth:
14-15"+/-Observed Attic Conditions: Insp. Method: From attic hatch
Unable to Determine Venting Attic Venting Good
✔ Poor Attic Venting
Attic Hatch Missing Insulation/Weather Stripping
Storms Representative # Opened
✔
Windows
Cracks/Broken Panes Found
Some Sanding/Painting Required Some Thermal Seals Breached Suspected Black Mould Rotting Visible on Frames or Brick Mold
Window Desc.: Thermal LO E windows
Upgrading of Windows Due to Failure, Amount of Repairs Repairs or Energy Efficiency is Highly Recommended
All units tested were functional Good overall condition
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 0-15% Over 30% High
✔ 15%-30%
Normal Levels Levels 0-15% - Over 30% May Indicate Current/Previous Water Penetration Problems West
✔
Walls Covered ✔ North ✔ South ✔ East
Monitor
V Cracks Exist
Previous Damages/Leaks Disclosed
Thermal Imaging/Infra-Red Camera Used on Exterior Walls
✔ Manual Moisture Readings Taken on Exterior Walls
Basement dry
No evidence of water penetration
Due to Weather, House Size, Accessibility; Not All Windows Can Be Opened - Only a Representative Number are Operated During Inspection 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 Thermal Imaging:
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
Replace Dryer Vent Transition Hose to Metal - Flex or Rigid
✔
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 Inspection Fireplace - Main
Operated VIA Switch Pilot Not Lit - Recommend HVAC Inspection Fireplace - 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 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 observed
Good condition Good condition
Visual Condition of Appliances in Kitchen
Visual Condition of Appliances (Washer and Dryer)
Filter Requires Cleaning/Replacing
Hot Water
Approx. Age 5 years
Make: Keeprite Age: 5 years
Additional Combustion Ventilation Required in Furnace Room Duct Work Requires Cleaning
Filter 16x25x1
Capacity 50 gallon
Duct Repairs Recommended HVAC Service Recommended
Oil Tank SN HRV
Unit Failure Possible
Upgrade/Replacement of Water Tank Recommended after 10 years
Approx. Age HVAC Inspection Recommended (Due to Age)
Unit Age 5 years
Size 2.5 tons A/C Condensor
Make Payne
Unable to Test AC Due to Weather
Tested HVAC in heat / cool modes Units operated successfully Newer HW tank with mixing valve
Service units annually - change filter every 3-4 months
High Failure Risk Moderate Failure Risk
Low Failure Risk Further Evaluation/Inspection/Service/Repairs Required
Finished Basements or Enclosed Areas Should Have External Combustion Air
Pressure Relief Valve/Sleeve Missing ✔ Thermostatic Mixing Valve Type: Forced air high efficiency 60k BTU's
There are absolutely no warranties expressed, written or assumed on any HVAC components. Inspection is "AS IS" at inspection time Units Over 10 Yrs Old are not included in 90 Day Warranty...
Interior - HVAC
Humidification System Exists
✔
Operable By: Unable to Test Furnace Due to Weather
