Jardine Place, Toronto, Ontario

Transcription

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

2 National Home Inspection Ltd Woodbine Avenue Toronto, Ontario M4C 4C2 TEL: (416) October 24, 2018 SUMMARY INSPECTION REPORT PROPERTY: 3 Jardine Place, 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 <10 years old and in good shape. The exterior brickwork is sound. Windows have been upgraded throughout. The roof overhang (eaves) and window frames have been capped with aluminum. The front deck structure is new. The garage roof shingles require replacement. A concrete footing as recommended below the garage walls to prevent further movement. The house is equipped with a 100-amp electrical service. Wiring is modern copper wire throughout. The mid-efficiency furnace was installed in The air-conditioner was installed in The supply plumbing is a mix of plastic and copper pipe. Water pressure is good. The waste plumbing is a mix of original copper and clay pipe (below the front lawn), and updated plastic. Water flows freely through all accessible drains. Both bathrooms and kitchen are in very good condition. Fixtures are operable and tile-work is sound. The main floor exterior walls are uninsulated (typical of solid masonry wall construction detail). Insulation levels have been upgraded in the attic to R-50. 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) October 24, 2018 INSPECTION REPORT PROPERTY: 3 Jardine Place, 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: 60 years - BUILDING TYPE: bungalow - FRONT OF HOUSE FACES: north - UTILITIES STATUS: all on - SOIL CONDITIONS: wet - WEATHER: overcast - HOUSE OCCUPIED: yes - WATER SOURCE: public - SEWAGE DISPOSAL: public 3

4 STRUCTURE 1.01 Foundation: The foundation walls are constructed of poured concrete. From a structural standpoint, the foundation is in good condition. The structural components in the basement (ie. foundation and flooring system) could not be properly examined due to the finished nature of the basement. M: hairline cracks exist in the foundation on the east and west sides. The cracks are not serious and are due to normal shrinkage in the concrete. These cracks are found in most poured concrete foundations. They should be monitored for seepage which would indicate that waterproofing repairs to the cracks are required 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 masonry. The masonry 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 level and felt solid throughout Termites: No termite activity or damage was noted in wood members visible in the basement or those adjacent to the house. The immediate area in which the home is located does not have a history of termite activity Roof framing: The visible roof framing in the attic is intact with no evidence of structural problems. The attic was viewed from the hatch only. The visible sheathing boards in the roof framing are intact. 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. G: as there is a large tree on the front lawn, there is the potential for roots to interfere with the drain pipes. It is not known whether the drains below the front lawn have been upgraded from clay to plastic pipe. G: the driveway is old and rutted in areas and should be resurfaced in future. 2.03A Asphalt roofing shingles: Typically, this type of roofing material will last 20 years. All flashing around roof projections should be checked periodically to ensure there is a watertight seal. Slopes that face south and west receive more sunlight and generally wear faster. The asphalt shingles on all sides are in good condition and were installed <10 years ago. There is one layer of asphalt shingles present on all sides. M: the tree growth overhanging the roof at the northwest corner should be kept cut back. 2.07A Brick Chimneys: The brick chimney on the east side contains one flue and it services the furnace. The brickwork, cap and flashings with regards to the chimney are intact. The furnace flue is equipped with a continuous metal liner which is beneficial to prevent deterioration of the chimney and ensure a proper draft in the flue Eavestroughs: They provide control for water runoff from the roof(s) to help prevent water collection around the foundation. The system must be kept free of debris and checked regularly for loose sections and leaky seams. Aluminum eavestroughs are present on all sides. The downspouts discharge onto the surrounding land. 2.09A Masonry walls: The exterior walls on all sides are composed of brick masonry. The brickwork is in good condition. 2.10A Exterior trim: The exterior window frames have been covered in aluminum trim to minimize deterioration and reduce maintenance. 5

6 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.. The eaves are intact. 2.11B Concrete decks: The front concrete deck structure is new. The concrete steps are functional and metal rails are secure Garage: The detached wood framed garage is marginal. The overhead garage door is 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. G: this structure is supported directly on the soil. As a result, the base of the garage frame is rotting and has caused some shifting in the garage. Further movement will occur unless a concrete footing is provided under the framed walls. Repair wood siding where damaged at the base of the exterior walls. (Approximate Cost: $4,000 to $5,000) P: the roof shingles are in poor condition. Replacement of the shingles is recommended in the near future. Repair roof overhang at the rear. (Approximate Cost: $1,000 to $1,500) 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 on the east basement wall. 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. 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 five 240-volt circuits and they are protected by circuit breakers. A list of the appliances and the breaker ratings is shown below. - main floor stove 40-amps - basement stove 40-amps - dryer 30-ampsX2 - air conditioner 20-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. Overall, the supply of outlets was found to be adequate throughout the house. Both kitchens are equipped with an adequate supply of outlets. 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 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 northeast corner 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 4.01A Type of system: The house is heated by a mid- efficiency, gas-fired forced air furnace. The furnace was installed in The heat exchanger typically lasts years. The furnace was found to be operable. The gas burner and related equipment is operable. The blower and its motor are operable. The fan limit control was found to be operable. The high level limit control was not tested. The PVC plastic exhaust flue pipe that vents the water heater to the exterior is intact. It should be inspected annually for moisture seepage at the joints. 4.02A Heat distribution: Supply air registers and return-air grates were inspected for operation and location. Supply-air registers are present and functional in all rooms. The location of returnair registers is sufficient. 4.03A Humidifier: These are used in colder weather to maintain a comfortable relative humidity throughout the house. A cascading type humidifier is located in the plenum above the furnace. The 8

9 humidistat is located above the furnace and should be adjusted (lowered) during cold weather to minimize condensation buildup on windows. 4.03B Air filter: A passive air filter should be kept in place beside the air-handler assembly in the furnace. It should be inspected at least every two months and replaced if dirty. 4.03D Central air conditioning: The air-cooled central air conditioning system was installed six years ago. The system was found to be operable. The unit has a cooling capacity of approximately one and a half tonnes. This appears adequate for this size of house. The condensate drain line is connected to the laundry tub. PLUMBING 5.01 Supply plumbing: The visible water distribution pipes are a mix of Polyethylene and copper pipe. The main water shutoff valve is located below the basement stairs 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 is made primarily of copper and clay pipe. The clay drainage pipes beneath the basement floor and under the front lawn could not be examined and their condition is not known. Water flow through all sinks and toilets is fine. A floor drain is located in the furnace room. The main waste plumbing stack appears to be properly vented through the roof to the exterior. Venting of all bathroom/kitchen drains could not be verified. However, no obvious issues were detected with regards to improper drainage or the release of sewer gas through the drain opening (typical indicators of improper venting). 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 Plumbing fixtures: All faucets, toilets and shower diverters were tested to ensure that they are in working condition. The plumbing fixtures throughout the house are operable. The tiled shower stall enclosure in the basement washroom is intact. 9

10 INSULATION 6.01A Attic: There are about twelve inches of loose-fill and batt insulation present in the attic. This amount of insulation corresponds to a thermal resistance value of R-50 (recently upgraded). This is enough to minimize heat loss through the ceiling Venting: Adequate attic ventilation has been provided and should help keep the house cooler in the summer and alleviate condensation problems in the winter Exterior walls: Insulation could not be found in the exterior walls. The small gap within the wall cavities of solid masonry homes normally prohibits the placement of insulation there. This type of wall construction usually has a thermal rating of R-4 to R-6. The basement exterior wall cavities appear to have been insulated with fiberglass as part of the basement renovation Weatherstripping: Upgraded thermalpane windows and insulating doors are present throughout the house. G: the side door glass panel is single panel glass and should ideally be replaced with a thermal glass panel (or replace door). GENERAL INTERIOR 7.01 Walls & Ceilings: The walls and ceilings are finished with the original gypsum board and plaster, with updated drywall in the basement. The wall and ceiling finishes were found to be in good shape Flooring: The flooring systems show no obvious structural defects. They felt secure throughout and are functional. The staircase from the basement to the main floor is sound. The door jambs are square throughout the house, allowing good closure of interior doors. The hardware on doors is functional. P: there is no handrail alongside the staircase between the basement and main floor. One should be provided. 10

11 7.03 Windows: The following is a list of window types and any noted deficiencies. The windows and related hardware are intact and all are functional. The windows in all locations are provided with thermalpane glass. + updated vinyl framed windows Ventilation: The kitchen exhaust fan is operable and appears to be 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 and on the first floor is vented to the exterior. 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. 11