36 Geoffrey Street, Toronto, Ontario

Transcription

1 National Home Inspection Ltd Woodbine Avenue Toronto, Ontario M4C 4C2 TEL: (416) Geoffrey Street, Toronto, Ontario 1

2 National Home Inspection Ltd Woodbine Avenue Toronto, Ontario M4C 4C2 TEL: (416) September 14, 2018 SUMMARY INSPECTION REPORT PROPERTY: 36 Geoffrey Street, Toronto, Ontario Inspector: Richard Gaughan It is recommended that the Detailed Inspection Report following this Summary report be read thoroughly. OVERALL CONDITION: Very good. The house is in good structural condition. No foundation seepage was detected. The roof shingles are recent and in good condition. The exterior brickwork is sound. The windows have been largely upgraded throughout. The roof overhang (eaves) and window frames have been capped with aluminum. The front porch structure is sound. The garage was recently built and is in good condition. The house is equipped with a 100-amp electrical service. Wiring appears to have been upgraded throughout. The hot-water heating boiler was replaced in The ductless air conditioner on the third floor was installed within the last year. The incoming water service pipe has been upgraded to a 3/4 inch copper feed. Water pressure is good. The waste plumbing has been substantially upgraded with plastic pipe. Water flows freely through all accessible drains. Both bathrooms and kitchen are in good working order. Fixtures are operable and tile-work is sound. Most exterior walls appear to have been insulated with fiberglass. The gas- burning fireplace is operable. If there are any further questions with regards to the report or inspection, please call. NATIONAL HOME INSPECTION LTD. RICHARD J. GAUGHAN B.A. Sc. MECHANICAL ENGINEERING REGISTERED HOME INSPECTOR (R.H.I.) SINCE

3 National Home Inspection Ltd Woodbine Avenue Toronto, Ontario M4C 4C2 TEL: (416) September 14, 2018 INSPECTION REPORT PROPERTY: 36 Geoffrey Street, Toronto, Ontario Inspector: Richard Gaughan Client: Kathy Essery INTRODUCTION The following report is for use by the above client only. Recommendations by the inspector are located below each paragraph heading and have been identified as one of the following: P: priority repair/safety concern within the next 1 year. M: monitor. G: general recommendation/maintenance. - ESTIMATED AGE OF HOUSE: eighty to one hundred years - BUILDING TYPE: three storey detached - FRONT OF HOUSE FACES: south - UTILITIES STATUS: all on - SOIL CONDITIONS: dry - WEATHER: clear - HOUSE OCCUPIED: yes - WATER SOURCE: public - SEWAGE DISPOSAL: public 3

4 STRUCTURE 1.01 Foundation: The foundation walls are constructed of stone and mortar. From a structural standpoint, the foundations appear to be in good condition. The structural components in the basement (ie. foundation and flooring system) could not be examined due to the finished nature of the basement Water penetration: No water seepage was detected in the accessible areas of the basement. Most water problems are a result of non-functioning eavestroughs, downspouts, or poor surface drainage. Ensure that the above do not allow water to pond beside the foundation Exterior walls: The exterior walls are constructed of solid brick masonry. The brickwork is a structural component and supports some of the load of the house Interior framing: The floor joists supporting the main floor could not be inspected due to a lack of access. The floor systems above show no obvious defects. Floors are relatively level throughout and felt solid Termites: Due to the finished nature of the basement, few of the structural and non structural wood members were visible. Consequently, the presence or absence of termite activity or damage could not be determined. The immediate area in which the home is located does not have a history of termite activity. However, it may be prudent to check with a pest control company to verify that the situation has not changed in the recent past Roof framing: The sheathing and framing below the roof structure could not be examined due to a lack of proper access. There is no indication from the exterior that any major structural deficiencies exist with the roof sheathing or structure. 4

5 GENERAL EXTERIOR 2.01 Surface drainage: The land should show a positive slope away from the house on all sides. This ensures good surface drainage and reduces the possibility of moisture problems in the basement. 2.03A Asphalt roofing shingles: Typically, this type of roofing material will last 20 years. The asphalt shingles on all sides are in good condition and were installed less than five years ago. There is one layer of asphalt shingles present on all sides. 2.03F Modified bitumen membrane roof: This roofing installation typically involves a two-ply application with the seams sealed with either hot tar or heat-sealed with a propane torch. Some installations are only a single-ply application. They are usually a reliable roofing system and typically last in excess of twenty years, depending on the product and the quality of the installation. There is a modified bitumen roofing membrane at the northeast corner (main floor) and it appears to have been installed <7 years ago. The installation is in good condition Skylights: As these can be a source of leakage, they should be checked on an annual basis for deteriorated flashings and caulking. There are two skylights present at the northeast corner. Both appear watertight. Neither of the glass panels have failed. No water stains were observed on the ceiling finishes below. 2.07A Brick Chimneys: The chimney at the southeast corner contains two flues. One services the boiler; the other the fireplace. The brickwork, cap and flashings with regards to the chimney are intact. The boiler/fireplace flues are each equipped with a continuous metal liner which is beneficial to prevent deterioration of the chimney and ensure a proper draft in the flue Eavestroughs: Aluminum eavestroughs are present on all sides. The downspouts discharge into the sewer system and onto the surrounding land. The underground drain pipes typically connect into the sewer system beneath the basement floor, often via a floor drain. G: the City of Toronto has mandated that the discharge from the eavestroughing system be directed onto the surrounding land. The front/rear downspouts should ideally be disconnected from the clay connections at grade and redirected onto the surrounding land, well away from the foundation so as to minimize the risk of basement seepage. As well, the downspout at the NE corner requires an extension. 5

6 2.09A Masonry walls: The exterior walls on most sides are composed of brick masonry. The brickwork was found to be in good condition. 2.09B Aluminum siding: Aluminum siding is present on the rear addition and was also found to be in good condition. 2.09M Cement Pargings: Its purpose is to protect the exterior surface of the foundation walls above grade. The cement parging on all sides is intact. 2.10A Exterior trim: The exterior window frames have been covered in aluminum trim in most locations to minimize deterioration and reduce maintenance. 2.10B Soffits & Fascia: The roof overhang on all sides (otherwise known as the eaves) is finished in aluminum. The eavestroughs are anchored to the fascia board. The underside of the eave is known as the soffit. Monitor for wildlife activity as this is a common entry point for squirrels, birds etc. G: there are two pieces of wood trim on either side of the rear extension roof line that are worn and should be replaced at some point. 2.11A Front porch: The front porch structure shows no major defects. The horizontal roof beams are intact (slight sag at its midspan). The masonry posts are relatively plumb. The deck boards are sound and the rails are secure. The concrete steps are functional. A handrail is present alongside the steps. G: minor brick repairs are required at the base of to the east porch masonry column. Ensure that water does not pond near the base of the brick columns to prevent deterioration to the lower mortar joints and to minimize shifting of these supports Garage: The detached wood framed garage is a recent build and in very good condition. The flat modified bitumen (2-ply) garage roof appears watertight. The overhead garage doors are each equipped with an automatic door opener. The reverse brake feature on the opener was tested and found to be functional. This is designed to prevent the door from closing and damaging your car or causing bodily injury. 6

7 ELECTRICAL 3.01 Electrical service & panel: This home is equipped with an overhead 120/240-volt, 100-amp service. The main distribution panel is located at the southwest corner of the basement. The size of the service is considered adequate for the electrical requirements of the house. The incoming service wires run through a vertical conduit mounted on the outside wall. The pipe is intact and is secure to the wall. A drip loop is present at the top of the mast. The main distribution panel is rated at 125-amps. The panel rating is adequate for the existing service size. The electrical service is grounded to the supply plumbing Distribution wiring: The visible distribution wiring in the house is composed of copper wire. It would appear that the house has been largely rewired. The wiring is modern grounded cable that is equipped with a grounding wire. This wiring allows for the use of three pronged outlets. There are three 240-volt circuits and they are protected by circuit breakers. A list of the appliances and the breaker ratings is shown below. - oven/range top 40-amps - dryer 30-amps - air conditioner 30-amps The above appliances have their circuits safely protected. The remaining breakers service the 120-volt circuits. These supply electricity to the outlets and light fixtures throughout the house. Each circuit should be protected by a 15-amp breaker. The breakers should be tripped twice a year to ensure that they are in good operating condition. None of the 115-volt circuits are overfused Supply of outlets: The location of outlets in each room was verified. There are two 20-amp receptacles present in the kitchen. Each receptacle is on a dedicated circuit and this setup minimizes the occurrence of a breaker tripping out due to overloading of the receptacle. Overall, the supply of outlets was found to be adequate throughout the house. 7

8 3.04 Operation of outlets & fixtures: Most of the outlets in the house were tested for continuity and grounding. The fixtures and switches were also checked for safe and proper operation. All outlets and light fixtures tested were found to be operable. The electrical outlets in each bathroom are protected by a ground fault interrupter (G.F.I.) device. Each was tested and found to be operable. This type of outlet provides a high level of safety in bathrooms where electrical shock is a possibility. The kitchen counter outlets located within arms reach of the sink are also ground fault protected. P: at least two outlets on the second floor (east wall) should be secured in the wall cavity Exterior wiring: Grounded wire and exterior rated components are important safety features of the wiring system. All exterior outlets should be equipped with a ground fault circuit interrupter. The exterior outlet at the rear is equipped with a functional G.F.I. (ground fault interrupter) to minimize the electrical shock hazard in this area. Smoke Detectors: The house has been fitted with electrically connected smoke detectors. The units should be changed every seven years. They were not tested. HEATING/COOLING 4.01C Type of system: The house is heated by a gas-fired, hydronic hot water system. Based on the size of the home, its heating capacity of 100,000 BTU'S per hour should be sufficient. The hot water boiler was upgraded in The heat exchanger in this type of heating system typically lasts 20 to 25 years. The boiler was found to be operable. Having it inspected and cleaned annually will help maintain a high level of heating efficiency. The gas burner and related equipment was found to be operable. The circulating pump operates well. The pump is impedance protected and does not require annual oiling. An expansion tank is located near the boiler in the basement. These are installed to limit increases in pressure to the allowable working pressure. An automatic water regulating valve that controls the fresh water supply to the system is present. There is also a pressure release valve present that prevents the operating pressure from exceeding 30 psi. The metal exhaust flue that connects the boiler and water heater to the base of the chimney flue is intact. It should be inspected annually for perforations, blockage, or loose connections. The distribution piping visible in the basement was found to be in good condition. 8

9 A fresh air intake duct has been installed from the exterior into the boiler room. This ensures adequate combustion air for the boiler. 4.02B Heat distribution: The radiators were inspected for operation and location to ensure adequate heating of the building. Air build-up within the rads is a common problem and regular bleeding of the rads is required. Check all rad valves annually for leakage. The location of radiators should provide a fairly even distribution of heat to most areas of the home. There is no heat source in the kitchen and in the main floor area beside the back door. There is rust buildup at some of the basement pipe fittings, though no active leaks were noted. 4.03E Split Coil Air-conditioning: An air cooled, 'ductless air-conditioning system is present in the third floor stairwell. The unit was installed within the last year and has a cooling capacity of 1.5 tonnes. The condensate drain pipe discharges to the exterior at grade. The system was found to be operable. PLUMBING 5.01 Supply plumbing: The visible water distribution pipes throughout the house are made primarily of copper. The main water shutoff valve is located at the front of the basement. The incoming water main has been upgraded to a 3/4 inch copper line. Inside shutoff valves (with a drain cock) have been installed in the supply pipes that service the outdoor garden taps in the basement ceiling (front and rear). Closure of the internal valve (and draining of the external section of pipe) will prevent the exposed pipe from freezing during the winter months Flow rate: The flow rate on the top floor was observed when both the toilet was flushed and the shower or tub faucet was open. Pressure was deemed to be good on the upper level Waste plumbing: The waste drainage plumbing has been substantially upgraded, though there are some sections of the original waste piping still present. The drainage pipes beneath the basement floor and under the front lawn could not be examined and their age/condition is not known. Water flow through all sinks and toilets is fine. A floor drain is located in the basement washroom. 9

10 There is a white plastic clean-out access cover on the front lawn and this confirms that upgrades to the main waste discharge pipe have been made. The scope of the drain upgrades is not known. The main waste plumbing stack is properly vented through the roof to the exterior. However, it could not be determined whether the branch waste plumbing in the basement washroom is connected and functional. The rear 2nd floor kitchen drain is equipped with what is known as a cheater vent. These mechanical devices are sometimes used in lieu of conventional venting of the waste plumbing and are effective. The gas-fired hot water heater appears to be leased from a third party provider. Its capacity of 189 litres should be adequate for the number of bathrooms and kitchens in the house. The equipment was installed in Plumbing fixtures: All faucets, toilets and shower diverters were tested to ensure that they were in working condition. The plumbing fixtures throughout the house are functional. The bathtub tiles in the second floor washroom are intact. The tiled/acrylic shower stall in the basement is intact. INSULATION 6.01A Attic: This area was not accessed during the inspection and as a result, the amount of insulation above the top floor ceiling could not be determined. The recommended thermal resistance level for this area is now R-50. The knee wall cavities on the third floor were also accessible. The owner stated that these vertical walls were insulated as part of the renovations Venting: Some attic ventilation is present. Proper venting reduces heat buildup in the attic and minimizes the potential for condensation problems in the winter months. The knee wall cavities do not appear to be vented (typical of older homes). 10

11 6.03 Exterior walls: The exterior walls in most locations appear to have been insulated with glass fiber insulation. The small gap within the wall cavities of solid masonry homes normally prohibits the placement of insulation there. This insulation was added when the house was renovated. Sound deadening insulation was installed in the basement, dining, living room and hallway ceilings (according to owner). The finished basement exterior walls are insulated with fiberglass insulation Weatherstripping: Upgraded thermalpane windows are present throughout most of the house. GENERAL INTERIOR 7.01 Walls & Ceilings: The walls and ceilings are largely finished in modern drywall. There is some older plaster in the front bedroom, which is in very good shape. The wall and ceiling finishes were found to be in good condition Flooring: The flooring systems show no obvious structural defects. They felt secure throughout and are functional. The staircases in the house are sound. Some of the door jambs are no longer square. This is the result of normal settlement in the floor joists and load bearing walls and does not indicate a structural problem. The hardware on doors is functional. G: there is no handrail alongside the upper staircase between the second and third floor and leading to the basement. One should be provided alongside each set of stairs Windows: The following is a list of window types and any noted deficiencies. The windows and related hardware were found to be intact and are functional. The windows in most locations are provided with thermalpane glass. + vinyl framed windows. + metal framed windows with a fixed thermalpane glass. Some are equipped with sliders for ventilation at the bottom. + double vertical/horizontal windows mounted in an aluminum frame. 7.04F Fireplaces: A natural gas prefabricated fireplace has been installed in the living room. The fireplace was operated and found to be functioning properly. Annual servicing and cleaning is advisable to ensure safe operation. 11

12 7.05 Ventilation: The kitchen exhaust fan is operable and is properly vented to the exterior. The bathroom exhaust fans are also operable and appear to be vented to the exterior. The dryer in the basement is vented to the exterior. All exterior vent covers are intact and functional. The perimeter of the exhaust covers should be kept well caulked to reduce heat loss. SUMMARY The inspector s assessment of the overall condition of the building is based on a similar home of similar age and construction. The quality and quantity of upgrades, as well as anticipated repairs or upgrades as discussed in the report are factored into our assessment. OVERALL CONDITION: Very good. No major defects. If there are any further questions with regards to the report or inspection, please call. 12