The Building Inspection Report

HOME INSPECTIONS ARE CLOSE to becoming mandatory as a condition of every home purchase in BC. Realtors are already obligated, by legal precedent, and by BC Real Estate Council regulation, to recommend a building inspection with every home purchase, or face potential liability risks for defects discovered post completion Realtors are obliged to obtain a written waiver when clients decline to obtain a building inspection report stating that the client chose to proceed without an inspection report notwithstanding the advice received by their agent to get one.

We believe that the provincial government will mandate inspection reports for every home purchase in the future, much like they have imposed mandatory insurance requirements on the construction industry, but so far this is still optional, as it should be.

In reality, many home inspections performed are actually unnecessary and a waste of the clients money. In the case of newer strata condominium or townhouse complexes, or brand new single family homes, the chances of discovering defects that exceed the cost of the report are almost non-existent. With building code standards evolving of the last 20 years, the introduction of Homeowner Protection Insurance which cover most things that are typically discovered by an inspection report, and the introduction of mandatory strata depreciation reports, the chances of discovering significant defects that are not either the responsibility of the strata or covered under insurance are negligible.

Nevertheless, inspection reports on older homes are often a must, especially in the case of homes built prior to the 1970's there can be a host of really expensive issues that a building inspection report can discover.

What to look for in a Building Inspector.

You want someone who comes well equipped for the job with all the latest technologies available to the inspection industry, such as moisture detectors, borescope cameras and infrared scanners, etc, with significant building industry experience, preferably a contracting background, but definitely someone with plenty of construction experience. The mandatory training requirements imposed on the building inspection industry by the government are not enough to equip the inspector with the knowledge and experience necessary to provide sufficiently comprehensive advice to their clients on the condition of a home, building, or structure they intend to purchase.

Building inspectors require a well rounded knowledge of construction defect remediation costs in order to provide suitable advice on the consequences of what has been uncovered in the report and to put these into perspective. What will it cost to replace this roof, what's involved in replacing those popped windows, what does it cost to replace the plumbing or wiring, how do I get rid of the mold that we just discovered in the attic, and how long will it take to undertake necessary repairs are all common questions the inspector should be able to answer without resorting to time consuming consultations with third party contractors.

What is the expected life span of the gutters, hot water tank, furnace, or roof in their current condition, what is involved in removing the asbestos we found, and what are the consequences of the polybutylene piping that was discovered, etc, etc, are all questions that can typically only be answered by someone with significant inspection experienced.

You want someone who is thorough in thorough enough to uncover every defect but who is also not a fear monger blowing issues completely out of proportion, thereby discourages you from proceeding on a perfectly viable deal.

There is a bit of a mythology out there that Realtors only recommend inspectors who will do everything they can to keep the deal together. Nothing could be further from the truth. We want someone highly skilled in discovering any and all defects but who has the ability to quantify and qualify the same, and to put what was found into perspective in terms of cost, time, and effort to resolve. As Realtors we know the inspectors who have all the necessary skills.

Back in the 80's when Realtors were less trusted, clients typically always insisted on hiring their own building inspectors There was Sherlock Homes Building Inspections, who was notorious for killing deals unnecessary by making mountains out of molehills, killing perfectly viable deals for no good reasons in the process. The discovery of an ant became a major termite infestation, and a crack in the foundation meant the whole house was on the verge of crumbling into dust.

Fortunately lessons have been learned from this mistake, and clients are today much more apt to go along with the recommendations of their Real Estate advisors

I typically recommend these two building inspection companies to my clients.

Insight Home Inspections Inspectech Pillar to Post

Kerry Smith from Inspectech is the longest standing and most well respected inspector in Victoria. Used by the majority of Realtors for his reliability, superior knowledge, efficiency, experience and his professional style of delivering inspection findings to his clients, Kerry consistently produces top level results for his clients and their representatives alike. Kerry has a long standing background as a builder and contractor, comes well equipped for the job, and has impeccable bedside manners.

Below is a list of items typically examined by a building inspector, along with sample recommendations made in actual reports.

ROOF SYSTEM, DRAINAGE AND ROOF PENETRATIONS

The home inspector will observe: Roof covering; Roof drainage systems, flashings, Skylights, chimneys, and roof penetrations, and signs of leaks or abnormal condensation on building components.

The home inspector will describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

The inspector would then make comments on his findings. A sample finding upon inspection of the roof might be as follows: The three tab fiberglass roof covering appears to be installed over a 1X8 shiplap board and is estimated to be approximately 20 +/- years old. It is not recommended to install this type of roof shingle over a 1x8 board as it can result in failure, potential leakage and may void any manufacturer warranty. It is recommended to have further consultation with a licensed roofing contractor and replace/repair as recommended. The typical estimated service life of this type of roofing material is approximately 25 +/- years, however, may be reduced due to installation over the existing 1X8 boards. An accumulation of moss was noted on portions of the roof surface. It is recommended that the affected areas be treated with zinc sulfate. It is important not to disturb the moss during treatment so as not to spread the spores and compound the problem.

The visible flashings are functioning as intended, no signs of failure noted. Examine roof flashings regularly for gaps, looseness, deterioration it is important that these flashings function properly, as this is essential to the roofs performance.

The inspector will also examine skylights, chimneys and roof penetrations and may make the following observations: Chimney structure was examined on today's inspection and found to be in good condition at time of inspection. It was observed that the mortar condition is showing evidence of deterioration of the mortar materials in various areas. It is recommended that mortar be re-pointed using a licensed masonry contractor. Recommend installing a screened metal rain cap on the furnace flue to prevent access to pests and water entry. Recommend maintaining sealant materials on the installed metal flue cap for the living room fireplace to prevent possible water ingression.

An inspection of the rain gutters may reveal the following: Debris and standing water observed in gutters. It is recommended that gutters be cleaned and further maintained at least 2-3 times a year to maintain intended function. Recommend that regular maintenance is kept to prevent debris from washing down into perimeter drains. Due to the gutter system age, it was observed that possible leakage may occur at the connections and that various fasteners have become loose. Recommend having connections cleaned/sealed and to ensure all fasteners are secure.

The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

EXTERIOR COMPONENTS

The home inspector will observe things like wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; 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 wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and 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); Detached buildings or structures other than garages and/or carports; 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.

The performance of the exterior of any building is vital to the homes longevity and the occupants well being. Maintenance must be conducted regularly. If you are not familiar with the type of maintenance needed for a home of this type you may want to contact a reputable building maintenance contractor to perform the needed maintenance for you. Failure to conduct regular maintenance may result in future repairs to the building. Keep all bushes, trees and soil from being in contact with the exterior finishes of the building, deterioration of the homes components could result from moisture penetration and insect activity. Recommend that any water flows away from the perimeter of the building and not towards the building. This will keep the walls and lower levels dryer and reduce associated moisture concerns and related repairs.

The inspector will examine Eaves, Soffits, and Facias and may make the following observations: Cracking and staining of the stucco soffit materials were observed. The cracking is speculated to have occurred due to expansion/contraction of the wood framed roof structure and staining caused by leaking gutter connections. No obvious evidence of structural damages was evident during the examination, however, inspection is limited due to finished materials. Recommend having repairs made to the stucco soffit materials as needed.

The inspector will also examine wall claddings, flashings, and trim, and might make the following observations: Sections of the exterior woodwork and painted surfaces are showing deterioration to the paint/stain finish. It is important that these building components are kept well protected to ensure a maximum service life. Maintenance to these finishes is now indicated. Subsequent paint maintenance can be carried out as the usual signs of failure such as cracking, peeling or blistering of the painted surface become evident. Typically this would occur at intervals of five to seven years.

A representative sampling of exterior building details such as, flashings, wall intersections, doors and windows and the various materials in place to prevent moisture penetration were examined. Special care should be taken with respect to these areas. It is important that flashing and trim intersections as well as all architectural design details are kept well sealed using a good quality polyurethane caulking to protect against damp and weather penetration. Recommend resealing around exterior wood trim and windows to protect from possible water ingression.

The building inspector will have a close look at DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, DOORS, WINDOWS PORCHES AND APPLICABLE RAILINGS and might make the following observations: The deck structure was observed to be in acceptable condition showing no obvious evidence of deterioration and/or structural failure. The sheet vinyl deck membrane was observed to have severe UV fading along the South exposure, while other protected areas were found to be in acceptable condition. This could indicate that the section of the membrane exposed to the UV is at or nearing the end of the expected service life. Membrane around deck posts or other penetrations were found to have failed sealant and could allow for water penetration under the membrane and deterioration of the decking components. Recommend having further review of the deck membrane by a licensed decking contractor and have repairs/replacement made as recommended. Front entry wrought iron railing system does not meet today's safety requirements as the spacing of the spindles are too great. Recommend having repair/replacement made to protect small children from possible safety hazards.

EXTERIOR FOUNDATION WALLS AND MORTAR JOINTS will be examined and the following deficiencies may be discovered: Small sized foundation crack was visible along the East exterior of the home. This appears to be insignificant and is presumed to have resulted during the initial concrete curing process or possibly minor settling occurring shortly thereafter. If desired, the crack can be filled with a special epoxy to improve the appearance of the foundation and prevent possible water entry through the crack.

The reader should understand that this is the assessment of a home inspector - not a professional engineer - and that despite this opinion; we are not licensed or certified to provide any guarantee that this foundation will not develop additional cracks or otherwise fail. If the reader requires additional assurance or structural certification, it is suggested that a professional engineer is consulted to independently evaluate the foundation prior to making a final purchase decision.

A review of SURFACE DRAINAGE AND CATCH BASINS may reveal the following: The home was observed to have an older clay tile drainage system in place. The system appears to be functional with no obvious evidence of moisture ingression within the below grade basement areas, however due to the age of the system, it is speculated that the system may have unseen defects that could result in possible failure under certain weather conditions leading to possible water ingression. It is difficult to determine whether or not the perimeter drains or piping have been installed correctly or consistently around the building due to the system being below ground. It is recommended that surface drains be further scoped/cleaned by a licensed drainage plumbing contractor to confirm connection, operation and condition. It is further recommended that the drain system be serviced approximately every five years in order to maximize their functionality.

An examination of the retaining walls may reveal defects such as: Cracking of the curved concrete retaining wall was observed. This appears to be a typical shrinkage/settlement crack and does not show evidence of lateral movement or structural failure. Recommend monitoring and have repairs made as needed. The retaining wall is not part of the homes structure and does not risk the structural integrity of the home.

The inspector will examine Walkways, Patios, and Driveways and may find the following deficiencies: Settlement of the front walkway has result in uneven rise of the entry step and could lead to a possible fall trip hazard. Also the settlement could direct water flow towards the stair assembly increasing possible water ingression into the below grade basement areas. Recommend having repairs/replacement made as required.

THE GARAGE

The inspector will review garage door openers, doors, garage ceilings, walls, windows, and floors, and may report as follows: Garage door will reverse when met with resistance and when safety beams were interrupted. The garage entry door into the home is noted to have one of the following safety defects present. These doors are required to be fire rated, sealed and self closing to prevent possible vehicle gasses or fire from entering the home. Recommend having required repairs made to correct. The overhead garage door does not set fully onto the South corner of the garage floor resulting in a void that could allow for water and/or pest entry. Recommend having further review by a licensed overhead door contractor and have repairs/adjustments made to the lower door panel as needed to correct.

Observed cracks/voids noted with wall/ceiling materials. All cracks/voids are to be sealed using a fire rated material to prevent potential entry of carbon monoxide and/or spread of fire into the homes living areas. Recommend having proper repairs made to correct.

THE ELECTRICAL SYSTEM

The home inspector will inspect: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels.

The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution 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.

The inspector may report on problems discovered in panel such as circuits not fully labeled or identified and any other problems that an electrician may discover while performing repairs need correcting. May recommend a licensed electrician inspect further and correct as needed. You have a Federal Pacific (Stab-Lok) sub panel which is legal, but there is a possibility that the circuit breakers may not trip when shorted possibly causing an electrical hazard. Opinions by licensed electricians on this panel varies between safe and unsafe. I recommend you consult a licensed electrician for an opinion and correct if necessary.

Handyman electrical installation and connections were observed in both the basement furnace utility room as well as within the attic entry stairs and attic area. These installation could be a potential electrical safety/fire hazard and should have immediate further review and repairs made by a licensed electrical contractor.

The inspector will examine POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE

Will also examine OPERATION OF GFCI/AFCI (GROUND FAULT/ARC FAULT CIRCUIT INTERRUPTERS), SMOKE DETECTORS/CARBON MONOXIDE DETECTORS and may have the following comments. The home is noted to have 1 battery operated smoke detector installed in the upper hallway to the bedrooms dated for replacement in 2029. Detector was tested and found to be operational. Recommend having additional smoke detectors installed in lower basement areas to alert occupants of possible fire hazards. Recommend inquiring with a licensed electrical contractor as to the costs for installing hardwired and interconnected detectors within the home. No installed carbon monoxide detectors observed within the home as fossil fuel and/or solid fuel burning appliances/equipment were observed within the home. This can result in a life safety hazard. Recommend having carbon monoxide detectors installed.

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

HEATING SYSTEM

The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type.

The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

The homes main heating is supplied by an oiled fired forced air furnace dated 2001 with secondary electric baseboard heaters installed in some basement areas. The heating equipment was tested using normal thermostat controls and found to be operational at today's inspection. The furnace was observed to have had regular annual servicing. Typically furnaces have a service life of approximately 20-25 years. Recommend continued annual servicing as to prolong performance and service life.

Upon inspecting operating controls, safety controls, chimneys, flues, and vents as well as the heat distribution system (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) the inspector may make the following findings.

An asbestos containing material has been used to insulate sections of the ducting in the building. Obvious breaks, deterioration or damage was noted in the observed areas of this material. It is a standard recommendation that a certified asbestos abatement contractor examines the work.

The single wall oil tank appears to be an older tank dated 2005. Some insurance companies require oil storage tanks to be replaced after 10 +/- years. Recommend inquiry with your insurance company regarding their policy. It is not confirmed that a buried oil storage tank is located on the property. There is no evidence noted on today's date indicating of such storage tank. Homes up to the 1970's may have buried oil tanks present on the property. Recommend inquiry to the local municipal authorities to determine the status of this issue and to have property scanned by a Ground Penetrating Radar Contractor.

While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal 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. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

PLUMBING SYSTEM

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports 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, supply piping, 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 all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; 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.

The inspector will examine interior drains, waste and vent systems, the water supply and distribution system and fixtures, the inspector may make the following observations.

The visible sections of drainage and supply piping were examined and their condition observed. The work appears functional. Up until the 1960’s, cast and galvanized steel waste piping were the industry standard in residential construction. This material is projected to have a typical service life of 50+ years. It is considered common for steel piping to develop corrosion and rough interior pipe surfaces over time. As the system ages, risk of leakage and failure increases as the rough interior surface tends to collect solid material and precipitate a build up of debris and corrosion resulting in pipe blockage and leaks. Typical signs of corrosion and aging pipe are slow drains, rust cysts at the bottom of horizontal runs of pipe and/or leaks and rust stains at or around leaded joints. It is suggested that periodic maintenance will be necessary from time to time and may include replacement of piping sections. Further review of this item is referred to the attention of a licensed and reputable plumbing contractor.

After inspecting HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS the following items may be discovered.

Hot water tank appears to be older dated 2006 and is at or past the end of the expected service life, typically hot water tanks have a service life of 8-12 years. Recommend having a qualified plumbing contractor further evaluate the service life remaining and replace as recommended. Recommend having seismic strapping and an expansion tank installed with new tank installation. No observed floor drain and/or drip pan was detected at the hot water tank. Recommend having some type of water protection installed in the event of a tank leak. Recommend having further inquiry with a licensed plumbing contractor on options and costs.

STRUCTURAL COMPONENTS

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure.

The home inspector will probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.

The home inspector is not required to enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

The inspector may conclude that the interior railing system on the stairs is considered non conforming with today's safety requirements. The spacing of the spindles were found to be too wide as today's requirement is a maximum of 4 inch spacing, and may recommend having repairs made as needed to protect small children from possible safety hazards.

The inspector may also observe that the kitchen hood vent is observed to be terminated to a soffit vent and is uninsulated. Uninsulated ducting can result in possible condensation forming within the duct. It is recommended to have a dedicated through roof vent installed and connect using an insulated rigid duct material.

If cracking of the plaster finishes is observed like in areas of the plaster ceiling, the inspector will make reference to that in his report. This is typically caused from typical expansion/contraction of the roof structure as well as possible weight bearing on the ceiling rafters due to storage or walking within the attic. Inspector will note if no observed structural defects were obvious during the examination. Recommendation will be made to have repairs made to ceiling finishes as desired. Staining on the basement bedroom ceiling near the closet was examined and found to be dry. Recommend monitoring and have further examination by a licensed plumbing contractor.

The inspector may also make certain disclaimers such as that due to the buildings age, potential materials used during the construction may or may not contain an asbestos or lead based materials. It is not confirmed if an asbestos or lead based products are present within the building materials and that further examination and testing should be performed by a licensed hazardous material contractor to confirm.

BATHROOMS AND COMPONENTS

After examining the bathrooms the inspector may note the following observations: Floor sheathing and structure around the toilet located in the basement bathroom was found to have severe deflection indicating deterioration of the sheathing/structure. The area around the toilet base was examined using a non invasive moisture meter and was found to be dry, however, toilet is believed not to have been used recently and could have dried out. Recommend having immediate repairs made by a licensed building contractor.

May also recommend having an exhaust fan installed in the upper bathroom to allow for proper venting of moist air during showering or recommend having a dedicated through roof vent installed and connect using an insulated duct, or note that the base trim piece in upper bathroom has become loose from the wall. This appears to have occurred due to poor adhesion of the material. Areas around the defect were examined using a non invasive moisture meter and were found to be dry.

GAS/LP FIRELOGS AND FIREPLACES

After examining fireplaces the inspector may make the following notes: It is recommended that the unit is serviced routinely Every 2-3 years to ensure safe, efficient and extended service life. Recommend that any dust accumulations under the fireplace be cleaned regularly. Your insurer may request the installation paperwork on the gas unit to ensure that it has been installed to the industry standards.

ATTIC AND ROOF STRUCTURE

The inspector will examine the attic access entry door and might find that the same was not insulated or weather-stripped as recommended. It is important that all access panels are carefully constructed and fitted. Panels should be well insulated, weather stripped and tightly closed at all times. Correction of this defect will increase energy efficiency and reduce potential entry of warm moist air into the attic areas.

CONCLUSION

Upon conclusion of the report the inspector may make the following recommendations.

ATTIC AND ROOF STRUCTURE

The three tab fiberglass roof covering appears to be installed over a 1X8 shiplap board and is estimated to be approximately 20 +/- years old. It is not recommended to install this type of roof shingle over a 1x8 board as it can result in failure, potential leakage and may void any manufacturer warranty. It is recommended to have further consultation with a licensed roofing contractor and replace/repair as recommended. The typical estimated service life of this type of roofing material is approximately 25 +/- years, however, may be reduced due to installation over the existing 1X8 boards.

An accumulation of moss was noted on portions of the roof surface. It is recommended that the affected areas be treated with zinc sulfate. It is important not to disturb the moss during treatment so as not to spread the spores and compound the problem.

1.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS

Chimney structure was examined on today's inspection and found to be in good condition at time of inspection. It as observed that the mortar condition is showing evidence of deterioration of the mortar materials in various areas. It is recommended that mortar be re-pointed using a licensed masonry contractor. Recommend installing a screened metal rain cap on the furnace flue to prevent access to pests and water entry. Recommend maintaining sealant materials on the installed metal flue cap for the living room fireplace to prevent possible water ingression.

1.4 CONDITION OF THE RAIN GUTTERS

Debris and standing water observed in gutters. It is recommended that gutters be cleaned and further maintained at least 2-3 times a year to maintain intended function. Recommend that regular maintenance is kept to prevent

1. ROOF SYSTEM, DRAINAGE AND ROOF PENETRATIONS

Debris from washing down into perimeter drains. Due to the gutter system age, it was observed that possible leakage may occur at the connections and that various fasteners have become loose. Recommend having connections cleaned/sealed and to ensure all fasteners are secure.

2. EXTERIOR COMPONENTS

The deck structure was observed to be in acceptable condition showing no obvious evidence of deterioration and/or structural failure. The sheet vinyl deck membrane was observed to have severe UV fading along the South exposure, while other protected areas were found to be in acceptable condition. This could indicate that the section of the membrane exposed to the UV is at or nearing the end of the expected service life. Membrane around deck posts or other penetrations were found to have failed sealant and could allow for water penetration under the membrane and deterioration of the decking components. Recommend having further review of the deck membrane by a licensed decking contractor and have repairs/replacement made as recommended. Front entry wrought iron railing system does not meet today's safety requirements as the spacing of the spindles are too great. Recommend having repair/replacement made to protect small children from possible safety hazards.

2.8 SURFACE DRAINAGE AND CATCH BASINS

The home was observed to have an older clay tile drainage system in place. The system appears to be functional with no obvious evidence of moisture ingression within the below grade basement areas, however due to the age of the system, it is speculated that the system may have unseen defects that could result in possible failure under certain weather conditions leading to possible water ingression. It is difficult to determine whether or not the perimeter drains or piping have been installed correctly or consistently around the building due to the system being below ground. It is recommended that surface drains be further scoped/cleaned by a licensed drainage plumbing contractor to confirm connection, operation and condition. It is further recommended that the drain system be serviced approximately every five years in order to maximize their functionality.

2.11 WALKWAY, PATIOS AND DRIVEWAY

Settlement of the front walkway has result in uneven rise of the entry step and could lead to a possible fall trip hazard. Also the settlement could direct water flow towards the stair assembly increasing possible water ingression into the below grade basement areas. Recommend having repairs/replacement made as required.

3. GARAGE

The garage entry door into the home is noted to have one of the following safety defects present. These doors are required to be fire rated, sealed and self closing to prevent possible vehicle gasses or fire from entering the home. Recommend having required repairs made to correct. The overhead garage door does not set fully onto the South corner of the garage floor resulting in a void that could allow for water and/or pest entry. Recommend having further review by a licensed overhead door contractor and have repairs/adjustments made to the lower door panel as needed to correct.

4. ELECTRICAL SYSTEMS

No obvious major irregularities noted with the electrical connections within the home. If further evaluation is desired, the reader is referred to the services of a licensed and reputable electrical contractor. Handyman electrical installation and connections were observed in both the basement furnace utility room as well as within the attic entry stairs and attic area. These installation could be a potential electrical safety/fire hazard and should have immediate further review and repairs made by a licensed electrical contractor.

4.9 SMOKE DETECTORS/CARBON MONOXIDE DETECTORS

The home is noted to have 1 battery operated smoke detector installed in the upper hallway to the bedrooms dated for replacement in 2029. Detector was tested and found to be operational. Recommend having additional smoke detectors installed in lower basement areas to alert occupants of possible fire hazards. Recommend inquiring with a licensed electrical contractor as to the costs for installing hardwired and interconnected detectors within the home.

No installed carbon monoxide detectors observed within the home as fossil fuel and/or solid fuel burning appliances/equipment were observed within the home. This can result in a life safety hazard. Recommend having carbon monoxide detectors installed.

5. HEATING

5.4 HEAT DISTRIBUTION SYSTEMS (

5.6 FUEL STORAGE AND DISTRIBUTION SYSTEMS

6. PLUMBING SYSTEM

8. KITCHEN AND COMPONENTS

Recommend having an air trap loop in place with the dishwasher drain tube and secured to the rear of the cabinet to protect from possible damages. Recommend having anti-hammer valve installed on dishwasher water supply line as required.

8.10 RANGE HOOD

The kitchen hood vent is observed to be terminated to a soffit vent and is uninsulated. Uninsulated ducting can result in possible condensation forming within the duct. It is recommended to have a dedicated through roof vent installed and connect using an insulated rigid duct material.

9. FOYER/HALLWAY/STAIRWAY

Interior railing system on the stairs is considered non conforming with today's safety requirements. The spacing of the spindles were found to be too wide as today's requirement is a maximum of 4 inch spacing. Recommend having repairs made as needed to protect small children from possible safety hazards.

11 CEILINGS

Cracking of the plaster finishes was observed in areas of the plaster ceiling, mostly in the living room where ceiling spans are greater. This appears to be caused from typical expansion/contraction of the roof structure as well as possible weight bearing on the ceiling rafters due to storage or walking within the attic. No observed structural defects were obvious during the examination. Recommend having repairs made to ceiling finishes as desired. Staining on the basement bedroom ceiling near the closet was examined and found to be dry. Recommend monitoring and have further examination by a licensed plumbing contractor.

12. BATHROOM AND COMPONENTS

Floor sheathing and structure around the toilet located in the basement bathroom was found to have severe deflection indicating deterioration of the sheathing/structure. The area around the toilet base was examined using a non invasive moisture meter and was found to be dry, however, toilet is believed not to have been used recently and could have dried out. Recommend having immediate repairs made by a licensed building contractor.

12.15 EXHAUST FAN

Recommend having an exhaust fan installed in the upper bathroom to allow for proper venting of moist air during showering. Recommend having a dedicated through roof vent installed and connect using an insulated duct.

12. BATHROOM AND COMPONENTS

Solid base trim piece in upper bathroom has become loose from the wall. This appears to have occurred due to poor adhesion of the material. Areas around the defect were examined using a non invasive moisture meter and were found to be dry.

14. ATTIC AND ROOF STRUCTURE

The attic access entry door was not insulated or weather-stripped as recommended. It is important that all access panels are carefully constructed and fitted. Panels should be well insulated, weather stripped and tightly closed at all times. Correction of this defect will increase energy efficiency and reduce potential entry of warm moist air into the attic areas.

DISCLAIMER

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes for 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.

THE ABOVE EXERPTS ARE FROM AN ACTUAL BUILDING INSPECTION REPORT BY A HIGHLY SKILLED LOCAL INSPECTOR. WE ARE POSTING THEM AS AN ILLUSTRATION OF WHAT SUCH A REPORT TYPICALLY LOOKS LIKE FOR THOSE WHO HAVE NEVER SEEN ONE. IT IS BY NO MEANS AN EXHAUSTIVE LIST OF THE DEFECTS THAT ARE AND CAN TYPICALLY BE FOUND IN A HOME, THE LIST OF WHICH IS TRULY ENDLESS.