Howe Technological Services

House Inspections on the Miramichi and surrounding areas
Home

Sample Report

Here is a sample report similar to what you will receive at the end of your home inspection.


Suite 203 1750 Water Street
Miramichi, NB E1N 1B5
506-778-8694


Home Inspection

Report

Property: 123 Main Street, Miramichi, NB
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Property Inspection Date: January 20, 2010
Inspection Time: 1:00 pm – 5:20 pm
Inspection by: Karen Howe, PTech, CET, CHI
Report prepared for: Client Name
Inspection Report
Summary
Property inspected is a two storey, 3 bedroom home c/w attached two-car garage within city limits. Building is 13 years old and appears well-maintained. Climate during inspection was cold and snowing. Landscaping and building were snow covered, which hindered inspection of the roof and the building site. Inspection was 4hr 20m and included basement, main floor, second floor, and garage.
 
Deficiency Summary
Item #
Description
Deficiency
2.c.ii
Tubs
Recaulk/regrout at base
3.a.iii
Bay window
Install covering/soffit over exposed vapour barrier
3.d
Basement windows
Too high above floor – install new windows
3.e
Deck
Should not be sitting directly on ground.
3.f.i
Eavestrough debris
Clean and monitor regularly
3.f.ii
Downspout @ roof
Extend to gutter
3.f.iii
Downspouts
Add 6’ extensions or splashblock
3.g
Soffit over front window
Remove debris
4.a.iii
Porch roof
Investigate roofing material, remove moss growth
5.a.i.5.a
Main bath faucet/taps
Difficult to operate, drips – replace/repair
5.a.i.5.b
Ensuite Shower faucet
Loose – repair/replace
5.a.vii
Hose Bib
Leaking – replace/repair
6.f
Exterior outlets;
Not all GFCI – electrician to evaluate, missing cover
6.g
Ensuite receptacle
GFCI not functioning, electrician to evaluate
6h
Junction box
Missing cover
6.i
Basement receptacles
Install covers
6.j
Kitchen receptacles
GFCI missing/not functioning – electrician to evaluate.
6.l
Missing light
Install light in watersoftener room
7.c
Heat Pump ext. unit
Pipe insulation deteriorated – reinstall
8.d
Basement Stairs
Missing hand/wall rail – install
8.e
Main Stairs
Hand/wall/guard rails too low
8.g
Garage Joining Door
Install self-closer and latch.
9.a.i
Attic Insulation
Install additional insulation as req’d
9.c.i
Missing Insulation
Basement window above water heater – install insul.
9.d.ii
Ensuite exhaust
Not drawing sufficiently - repair



 
Inspection Report
 
1.    SITE
a.    Site was snow covered, but appeared to be well graded and sloped away from the building. No major vegetation was evidenced near the foundation. Perimeter of building has layer of crushed stone which will aid in the drainage of water from site.
b.    Asphalt driveway appears well maintained and slopes away from the garage. Regular maintenance of driveway is recommended.
c.     Retaining wall for flower bed near front step is plumb and solid, and stone walkway was level with no tripping hazards.
d.    Building is within city limits and therefore does not have a septic field.
e.    This report does not include geological or soil conditions. For this information a Geotechnical Engineer should be consulted.
 
2.    STRUCTURAL SYSTEM 
a.    Building foundation consists of concrete basement c/w frost wall below garage. Exterior of foundation could not be inspected due to backfill, other than that which protrudes above soil level. 
                                       i.    Some minor settlement cracks at perimeter (< 1/8”) as wellas some minor honeycombing below living room window. 
                                      ii.    No evidence of leaning, buckling or improper renovations to the foundation wall appear from the exterior.
                                     iii.    Entire perimeter of interior basement walls is covered and therefore not visible for inspection.  Existing drywall and framing does not show any sign of moisture intrusion from the foundation walls. 
                                     iv.    Basement floor has a previously repaired crack. 
1.    Crack was up to ½” wide in places.
2.    Repair was not recent.
3.    Minor re-cracking was evident, but there is no evidence that the crack is spreading in any direction.
4.    No sign of efflorescence, mold growth or staining that would indicate the presence of moisture.
5.    Crack appears to be a settlement crack which has stabilized. Recommend structural engineer toevaluate should crack begin to spread.
6.    New walls framed on existing floor have been properly gasketed.
    1. Exterior walls consist of wood frame structure and building appears sound upon inspection. No evidence of leaning, bucking or deteriorating walls in any area of the building. No exterior wall members are visible and size of material cannot be commented upon.
    2. Floor structure is approximately only 10% visible (in basement ceilings). 
                                       i.    Structure that is visible consists of 2x10 wood construction c/w blocking. No major notches, cracks or decay were evident.
                                      ii.    Floors appeared sound and level except for ensuite bath. Floor in this area sloped towards shower and was slightly creaky. Based upon the inspection of the ceramic tile, it appears as though the creaking is not affecting the structure (no cracks in tile evident), however a flooring specialist should review to confirm. No evidence of moisture or wood deterioration was present in ensuite bath. Recommend recaulking/regrouting at trim in order to prevent moisture entrance to area below ensuite tub.   Recommend recaulking/regrouting at main bathroom tub.
                                     iii.    Ceiling area below ensuite bath showed no evidence of moisture problems.
    1. Attic interior was inspected by traversing the main portion of the attic. Access to other areas of the attic was not possible due to lack of flooring and size restrictions. 
                                       i.    Interior was dry with no evidence of moisture, and no evidence of deterioration/decay of wood. Testing of random sampling of members showed moisture levels well below acceptable limits.
                                      ii.    Sheathing in inspected area appeared dry and tight.
                                     iii.    Roof members were straight/plumb with no sign of buckling or sagging. Some minor cracking/splintering of members was evidenced, but appears to be the result of drying wood and not a cause for concern.
    1. Concealed and/or obstructed structural components are not inspected and cannot be commented upon.
    2. No engineering or structural analysis is performed during this inspection. A structural Engineer should be consulted if necessary.
 
 
3.    EXTERIOR
a.    Exterior of home is covered with vinyl siding c/w vinyl/aluminum trim. Some evidence of proper house wrap was noted, but continuity cannot be commented upon. 
                                       i.    Majority of siding in good condition. Some general buckling in various areas.
                                      ii.    Some siding cracking was visible. As vinyl siding ages, it becomes more brittle and caution should be taken to notfurther damage the siding. Minor cracking is not problematic, only indicative of the age of the siding and a useful determinate as to the functional life of the siding. This vinyl siding may soon be nearing the end of its useful life and replacement will be necessary at some point in the future. 
                                     iii.    Below bay window in kitchen there is no soffit or any type of enclosure to prevent the entrance of rodents or other pests. It is also a potential entrance for moisture, although not probable given the location. Recommend installation of covering over vapour barrier.
    1. All exterior doors are steel c/w glazing. Doors are securely installed, plumb, functional, and have smooth working hardware.
    2. All main and second floor windows are casement windows. Windows are securely installed, plumb, and functional with smooth working hardware. Window in exercise room has broken security latch. Most windows did not have window screens in place.
    3. Basement windows are horizontal sliders. Windows did not open smoothly, but obviously hadn’t been opened in some time. Screens were missing on one basement window. For safety reasons, finished basement rooms require windows to be <44” above the finished floor height. Current window 67” above finished floor. Recommend installing deeper windows for emergency exits c/w window wells.
    4. Current deck is wood construction and low profile therefore not requiring guard rails. Majority of deck was snow covered and not visible for inspection. Installation of the deck was directly on gravel/soil. This is not recommended unless lumber is pressure treated. Proper inspection of supports was not possible and closer inspection is recommended. If lumber is not pressure treated, a gasket/vapour barrier should be placed between the lumber and the gravel/soil to prevent moisture penetration into the wood. This will prolong the life of the deck.
    5. Eavestroughs are securely installed and properly sloped. 
 
It should be noted that water runoff from the roof is a prime factor in basement leakage, and every attempt should be made to direct runoff away from the home.
 
                                       i.    Recommend regular inspection by homeowner to clear debris from eavestroughs, particularly particulates from shingles. Excessive debris from the shingles is an indicator of the potential future lifespan of the shingled roof. 
                                      ii.    Roof-to-roof drainage at the rear of the garage is too great a gap. Recommend extending the length of the downspoutdirectly into the eavestrough to prevent further damage to the roof and to prevent water backup into the wall system. 
                                     iii.    Downspouts at front door, garage door and front left corner of the home have neither splashblocks nor extensions. Recommend installation of extensions to direct water away from foundation and to prevent water damage to basement.
                                     iv.    Eavestroughs are not water tested for leakage or blockage. These components require regular maintenance to avoid water problems at the roof and foundation.
    1. Soffit and fascia are securely installed and in good repair. Venting of attic is important to proper circulation of attic air. Blocked soffitholes impede air circulation and should be cleaned when necessary. Recommend removal or hornets’ nest debris from soffit.
 
4.    ROOF SYSTEM 
a.    Roofing is composed of asphalt shingles. Most of the roof was snow covered and not visible for inspection. Roof was inspected from ground level with binoculars, from garage eave with a ladder, and from a second storey window with binoculars.
                                       i.    Minerals from the shingles were evident in the eavestrough which can be an indicator of the potential lifespan of the shingles.  Recommend monitoring roof for bare patches or buckling shingles not visible during inspection. 
                                      ii.    Shingles visible from eaves appeared to be well fastened, and in good condition. Multiple layers not in evidence.  It could possibly be assumed that the balance of the shingles is in similar condition.
                                     iii.    Roofing over front porch appeared to be asphalt shingles near eaves, but between eave and wall appeared to be rolled roofing. Due to snow and distance from area, closer inspection was not possible. Area between wall and porch roof was covered in aluminum flashing. Flashing was not broken, cracked or punctured. No evidence of moisture intrusion inside the home was found. Excessive growth of moss at window corner is possible evidence of excess moisture retention. Recommend removal of moss and qualified roofer to evaluate condition of wood below.
                                     iv.    Shingles appear to be mid-way through their useable life span.
    1. Roof penetrations (vents) were not visible during the inspection and cannot be commented upon.
    2. Inspection was restricted to accessibility by ladder and visual inspection with binoculars due to the height of the roof. Walking a roof is potentially damaging to the roofing system, particularly during winter.
    3. Roof structure had level rooflines and no sagging was evident.
    4. Roof venting was in the form of ridge vents on each roof segment.
    5. This report is an opinion of the general quality and condition of the roofing. As such we cannot offer a warranty as to whether the roof has leaked in the past, leaks now or is subject to future leakage.   
 
5.    PLUMBING SYSTEM 
a.    Plumbing for the home is tied into the municipal system for both water and sewage.
                                       i.    Water Supply
1.    Meter is installed securely and is c/w with master shut-off valve in basement room along with water softener.
2.    Supply lines consisted of ¾” copper lines.
3.    Distribution lines that were visible were copper with some plastic.
4.    Water flow and pressure was average.
5.    Most faucets were functioning and solid and most were dripless. 
a.    Faucet in shower in main bath continued to drip for some time after being turned off. Turning on faucet took some force. Recommend replacing faucet in main bathroom shower.
b.    Faucet handle in ensuite shower somewhat loose. Recommend tightening or replacement of faucet.
6.    Water softening system is functional. Efficiency is not evaluated nor part of this inspection.
                                      ii.    Hot water supply
1.    Cascade 60 electric water heater supplied and owned by NB Power. Date plate on tank indicates tank is 15 years old. 
2.    Tank supplies 60 gal/mr
3.    Tank in good condition with no rust, corrosion, or leaks and proper automatic safety controls
                                     iii.    Waste piping
1.    Piping that was visible was PVC.
2.    All drains functioned well with no apparent blockages or leaks. 
3.    Main cleanout located in basement room with water meter. 
4.    No odors, moisture or other evidence of leaks.
5.    Ensuite shower drain continued to sound of dripping water long after shower was empty of water. While not indicative of a plumbing problem, it can be an annoyance. Recommend cleaning of drain to prevent water retention.
                                     iv.    All fixtures including sinks, toilets, showers, tubs and surrounds were securely installed with no stains, cracks, mildew or evidence of leaks. All fixtures were properly caulked.
                                      v.    Concealed/underground plumbing not inspected or judged for leaks or deterioration.
                                     vi.    Isolating/relief and main valves not tested.
                                    vii.    Testing for water quality, lead and other hazardous materials is not part of this inspection.
                                   viii.    Hose bib at front door has apparent leak. Recommend replacing with new hose bib.
 
6.    ELECTRICAL SYSTEM 
    1. Overhead service entrance with 3-wire copper cable with a 220V entrance. Lines are clear from obstructions and not reachable from windows. Masthead is securely attached to the building with proper drip loops and insulators. No splices are evident.
    2. Meter is a 200A rated meter that appears weatherproof and tamper resistant and is well secured to the building.
    3. Grounding of the services is to the water supply.
    4. Main panel box contains breakers (as opposed to fuses) and is located in the garage.
                                       i.    Panel contains neat and even wiring, no double tapping or mismatched wire-to-breaker amperages.
                                      ii.    No unconnected or abandoned wires were in the panel, nor missing breakers.
                                     iii.    Panel has ample room for additional breakers to be added.
                                     iv.    Panel was labeled, but labels appear to be fading and should be redone.
                                      v.    Separate circuits were used for large appliances and split circuits were utilized for the kitchen.
    1. Main circuit wiring for the home was done with standard copper wire.
    2. Outdoor receptacles should all be covered, GFCI outlets. The GFCI outlet is missing a cover, and of all outdoor receptacles, this is the only one appears to be GFCI. It is possible that the other receptacles are tied into the GFCI that is in existence, but tester could not trip circuit properly. Recommend electrician to evaluate.  Recommend installation of new cover over existing GFCI outlet.
    3. Ensuite GFCI receptacle not functioning properly. Recommend electrician to evaluate.
    4. Junction box above water heater in basement is not covered. Recommend installation of box cover.
    5. Household receptacles that were tested were all functioning, although basement receptacles require proper covers. Receptacles placed behind heavy furniture were not tested. Recommend installation of outlet covers on basement receptacles.
    6. Kitchen receptacles within 3’ of sink are not GFCI protected. Recommend installation of GFCI receptacle for both locations.
    7. There are a sufficient number of receptacles in each room at proper spacings.
    8. No faulty lights/switches were discovered during the inspection. Room with water softener/water meter did not have a light. Recommend installation of light for proper servicing.
    9. Bathroom receptacles are GFCI, but ensuite bath receptacle GFCI not functioning properly. Recommend electrician to evaluate.
 
7.    HVAC SYSTEM
    1. Unit is a York Stellar Plus high efficiency heat pump. Model is an air to air split system c/w electric backup. Air to air pumps can be less efficient in cold weather climates; however this model is rated at 48 Mbh with a SEER of 12, and a HSPF of 8.1. Recommended values for colder climates are minimum SEER of 12 and a HSPF of 7.7.
    2. Due to exterior air temperature, air conditioning system was not tested.
    3. Exterior unit pipe wrap has deteriorated. Recommend replacement with new pipe wrap to maintain efficiency of unit operation.
    4. Both units of the system were functioning in heating mode with little frost buildup on outside units.
    5. Exterior unit showed no damage or condensate leakage.
    6. Interior unit showed no signs of rust, corrosion, soot or other problem indicators.
    7. Interior visible ducts showed no indication of leaks.
    8. Sufficient numbers of registers/cold air returns were noted in each room.
    9. Only two zones were noted in the home.
    10. Recommend regular monitoring of air filters for proper unit efficiency, and regular maintenance of coils and fans. Proper servicing by a technician once per year is recommended.
    11. Failure probability: low
 
8.    INTERIOR 
    1. Interior of the home was in good repair. No evidence of major damage to any floor, wall, or ceiling. Minor cracking of drywall at left corner of kitchen bay window.
    2. Cabinetry composed of painted wood and all were square, secure, and with functioning doors and hardware.
    3. Counters were securely installed and showed no damage, stains, or water penetration. All areas of the backsplash were properly caulked.
    4. Stairs in basement are not finished and lack both wallrails and handrails. Recommend installation of wallrails and handrails.
    5. Main floor stairs are secure and well built. Picket spacing is sufficient. For safety reasons, handrails and wall rails should be mounted 36” above the nosing line. Current rails are mounted at approximately 31”. Guardrails at landings should be a minimum of 42” above the floor; current guardrail is 35” high. Recommend reinstalling to proper height.
    6. Windows are well trimmed, and all trim is securely caulked. Bedroom windows meet the requirement to be no more than 44” above the finished floor level.
    7. Garage walls were 75% obscured by equipment/tools, but visible areas were in good condition. For safety reasons, garage door leading directly to home should be steel c/w self-closing latch. Recommend installation of self-closer to door.
    8. Cosmetic finishes are not commented on.
    9. Condition of flooring hidden by heavy furniture or other covering is not inspected.
    10. Determining the rating of fire walls is beyond the scope of this investigation.
 
9.    INSULATION AND VENTILATION
    1. Attic
                                       i.    Insulation consists of 9” of blown in place cellulose insulation. Recommended levels, prior to settling, are 10-12” of insulation to acquire R40 value. Insulations does not show any evidence of moisture, dirt or rodents. Insulation levels are consistent through visible area. Recommend additional insulation is installed as required.
                                      ii.    Venting consists of ridge vents and baffles. Vents and baffles are unobstructed.
    1. Main building area insulation and vapour barrier are not visible in any of the main or second floor areas and their continuity were not inspected.
    2. Basement
                                       i.    Walls covered with drywall, but small area in furnace room shows evidence of proper vapour barrier and insulation. Area above basement window is missing insulation.  Recommend installing proper batt insulation above window.
    1. Exhaust fan ventilation
                                       i.    Kitchen exhaust fan is functioning with sufficient exhaust power. Lights on hood were not tested as no bulbs were installed in the unit.
                                      ii.    Bathroom exhaust fans are operational, but ensuite exhaust does not have sufficient exhaust power. With the presence of windows, an exhaust fan is not a necessity, but recommends evaluation by a technician.
                                     iii.    Dryer is properly vented to the outdoor. Recommend cleaning on a yearly basis to lower fire hazard.
 
10.FIREPLACES AND SOLID FUEL BURING APPLIANCES
    1. Living room contains propane fireplace, Napoleon model. 
                                       i.    Exterior flue shows no sign of soot, corrosion or damage.
                                      ii.     Flames burned consistently with no evidence of improper firing.
                                     iii.    Proper shut-off valve in place.
                                     iv.    Exterior fuel storage tank place on level gravel surface. Tank was in good condition with no evidence of rust, corrosion or damage. Date on tank: 2004.
                                      v.    Thermostat was not checked for calibration.
                                     vi.    No pressure testing was done on the storage tank.
 
11. MISCELLANEOUS ITEMS
a.    Central vacuum, model Broan V20C-1, appears to be functional. Life of the vacuum cannot be commented upon. Recommend regular cleaning of system to maintain fullest possible life.
b.    Built-in appliances were functional, but otherwise not inspected for efficiency. Dishwasher shows no evidence of moisture leakage.
c.     Smoke detectors were not tested. Recommend the installation of carbon monoxide detectors.
d.    No inspection was done of the security system as installed in the home.
e.    Concealed areas are not inspected including: vapour barrier continuity, insulation. Recommend Thermal Infrared inspector to evaluated building envelope.
f.     Cosmetic finishes not commented upon, nor is condition of flooring hidden by large pieces of furniture.