LAWADESSA INC. 26 Anselme-Lavigne, Dollard Des Ormeaux, Qc., H9A 1N4 Tel.: (514) , Fax: (514) Inspection Report

Transcription

1 Tel.: (514) , Fax: (514) Inspection Report

2 CONTENTS CLIENT AND BUILDING INFORMATION... 3 SUMMARY... 4 CONVENTIONS USED... 5 THE SCOPE OF INSPECTION... 6 STRUCTURE... 7 ROOF & ATTIC... 9 EXTERIOR GARAGE WINDOWS & DOORS INTERIOR ELECTRICAL SYSTEM PLUMBING SYSTEM HEATING SYSTEM COMMON ENVIRONMENTAL ISSUES , Rue Exemple, Laval (Qc) Page 2

3 CLIENT AND BUILDING INFORMATION Clients Names: Mr. XXX Inspection Date and Time: September 13, :00 Weather condition: Persons Present: Building Address: Construction Year: Building Occupied: Building Type: Number of Stories: Space below Grade: Owner Declaration: Inspector Name: Sunny +28 C The buyer, the owners and the real estate brokers. 000, Rue Exemple, Laval (QC) 2004, as state in the MLS listing Yes, by the owners Detached cottage Two stories and a basement The basement A declaration was provided to the buyer Nizar Nofal Report Number: I , Rue Exemple, Laval (Qc) Page 3

4 SUMMARY The building is a family residence detached cottage of two stories and a basement, built in 2004 as stated in the MLS listing. The house consists of three bedrooms, a family room and two bathrooms in the second floor; a kitchen, a dining room, a powder room and a living room in the first floor. The basement is finished with a ply room, one room, a powder room, a mechanical room and a storage room. The garage is integrated in the house at the entrance level. The foundation is made of concrete. The covering of the roof is made of asphalt shingles. Exterior sidings are made of bricks and vinyl. Building structure appears to be within typical construction practices. Notice: The inspection of the swimming pool is not included and it is beyond the scope of this inspection. You must inspect it by a specialist to insure its conformity and security. 000, Rue Exemple, Laval (Qc) Page 4

5 CONVENTIONS USED Good: Items or elements, there were no visible defects noted at the time of the inspection. Satisfactory: Item or element, was in working or operating order and its condition was at least sufficient for the minimum required function at the time of the inspection, with no readily visible evidence of being significantly deficient. Fair: Element condition was sufficient for its minimum required function at the time of the inspection, but exhibited condition limitations and/or other notable concerns such as visible wear, deterioration, damage, or other material defect or advanced age, near the end of or beyond its normal design or service life. Elements in fair condition require monitoring, maintenance, repair, replacement and/or other remedial work now or in near future. Unacceptable: The element was not functioning, did not function properly, or exhibited substantial wear, deterioration, damage and/or other defects including those that may present a risk of consequential damage. It may also include conditions that may be deemed unsafe and present a risk of injury due to the defects present or changes in accepted construction practices. N/A: Items or elements are not included in the report. The item may not be present, not included within the scope of the report, not accessible, not available, not addressed, not applicable, not appropriate and/or not examined. 000, Rue Exemple, Laval (Qc) Page 5

6 THE SCOPE OF INSPECTION The purpose of this inspection is to identify and disclose visually observable major deficiencies of the inspected systems and items at the time of the inspection. Detached structures or buildings are not included. This inspection is visual only and not intended to be technically exhaustive; no destructive testing or dismantling of building components is performed; it is an overview of the property; representative samples of building components are viewed in areas that are readily accessible at the time of the inspection. This inspection can help you reduce your risk, but we cannot eliminate it nor do we assume it and we cannot find every defect. The inspection and related report do not address and are not intended to address code and/or regulation compliance, the older a house is, the more likely that it does not meet today s building codes, mold, mildew, indoor air quality, asbestos, radon gas, lead paint, urea formaldehyde, soils contamination and any other indoor or outdoor substances. The client is urged to contact a competent specialist if information, identification or testing of the above is desired. Lawadessa Inc. is neither a guarantor nor insurer. This inspection is not considered a guarantee or warranty, expressed or implied, regarding the conditions of the property, items and systems inspected. The inspection and report should not be relied on as such. Lawadessa Inc. shall not be held responsible or liable for any repairs or replacements with regard to this property, systems, components, or the contents therein. The acceptance of this report by the client acknowledges the client s agreement to all of the terms and conditions of the inspection contract. Please refer to the inspection contract for a full explanation of the scope of the inspection. This inspection report shall not be transferred or relied upon by any other person or company without the written consent of Lawadessa Inc 000, Rue Exemple, Laval (Qc) Page 6

7 STRUCTURE Therefore, the structural inspection consists of looking for signs of deterioration or movement; if there are no visible symptoms and then hidden problems may go undetected. A representative sampling of visible structural components was inspected. Concealed or inaccessible structural components are not inspected. Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection. Termites, wood boring insects, dry rot, fungus, rodents, or other pests are outside the scope of this inspection. Foundation: Floors Structure: Exterior Walls: Roof Structure: Poured-in-place concrete; basement in configuration. The floors structures are made of wooden joists in the first and second floor, concrete slab in the basement. The structures elements are concealed behind the floor and ceiling finishing (they are not visible). Wood framed, concealed behind finished surfaces. Prefabricated wood trusses OBSERVATIONS AND RECOMMENDATIONS Walls framing, the first floor and the second floor structure are nowhere visible; however no symptoms of non-performance were evident. The visible roof structure elements appear to be in satisfactory condition. 000, Rue Exemple, Laval (Qc) Page 7

8 The visible areas of the foundation appear to be stable; no abnormal sags or deformations were observed. One hairy crack was observed on the right wall foundation. (No immediate intervention is required). If the crack widens or if water infiltration is observed, it would require attention through the use of an accredited contractor. Photo: 1 Photo: 2 000, Rue Exemple, Laval (Qc) Page 8

9 ROOF & ATTIC The inspection of the roof system includes a visual examination of the surface materials and roof drainage systems. We examine the roofing material for damage and deterioration. The entire underside of the roof sheathing is not inspected for evidence of leakage. We may offer opinions concerning repair and/or replacement if warranted. Opinions stated herein concerning the roofing material are based on the general condition of the roof system as evidence by our visual inspection. These do not constitute a warranty that the roof is or will remain, free of leaks. All roofing systems require annual maintenance. Failure to perform routine maintenance will usually result in leaks and accelerated deterioration of the roof covering and flashings. When provided, our estimates of the roof's life expectancy are based on the assumption that the roof will be properly maintained during that period. Leakage can develop at any time and may depend on rain intensity and/or wind direction. Evidence of prior leakage may be disguised by interior finishes. We suggest that an annual inspection of the roof covering and the attic area be performed to identify if any leaks are evident. Covering: Estimated Age: Asphalt shingles About 8 years; the original Examination of the roof: Viewed from the ground with the camera zoom x21. Gutters & Downspouts: Flashing: Examination of the attic: Insulation: Estimated Depth: Ventilation Metal Gutters and downspouts discharge above grade. Not visible Exanimate through its access hatch Cellulose Approximately 8 inches The attic is ventilated by soffits and roof vents. 000, Rue Exemple, Laval (Qc) Page 9

10 OBSERVATIONS AND RECOMMENDATIONS The roofs covering appear to be in satisfactory condition. One shingle on the front façade owing roof and four shingles on the left side are curling. Gutters and downspouts appear to be in satisfactory condition. Downspouts should be extended to discharge water at least five feet from the foundation or drain into a functioning subsurface drainage system. The ventilation of the attic appears to be in satisfactory condition. The insulation thickness in the attic is approximately 8 of cellulose which is an acceptable thermal resistance value in this area (about R30). The vapor barrier is available under the insulation; a vapor barrier is designed to keep moisture in your home from getting inside the attic. We have not seen any signs of recent water or moisture infiltration or other evidence indicating the lack of waterproofing of the roofs. Photo: 3 000, Rue Exemple, Laval (Qc) Page 10

11 Photo: 4 Photo: 5 000, Rue Exemple, Laval (Qc) Page 11

12 EXTERIOR The inspection of the exterior grounds includes the surface drainage, sidewalks, driveways, patio and retaining walls adjacent to the building structure. The inspection of the exterior of the building includes the claddings, trim, eaves, fascia, decks, porches, railings, doors, windows and flashings. Areas hidden from view by finished walls or stored items cannot be judged and are not a part of this inspection. All items listed are inspected for their proper function; poor installation, excessive wear and general state of repair. You should routinely check the outside of the house. Exteriors need regular maintenance to stay sealed against the weather. There can be hidden damage when the exterior is not sealed or is poorly finished, damaged or decayed. Areas with little or no roof overhang need particular attention. Heavy vegetation should be kept trimmed since it can cause or hide damage. Proper drainage (slope of the ground surface) is important. Water entering the ground near the foundation can cause various problems ranging from a wet basement to structural problems. Fences, recreational facilities, detached buildings, trees and landscaping, erosion control and earth stabilization measures, assessment of geological, geotechnical, hydrological conditions, or environmental hazards are not inspected unless specifically documented. Primary Siding: Other Siding: Entry, walkway: Driveways: Bricks (cement stones) Bricks and vinyl Integrated in the driveway. Paving unistones. 000, Rue Exemple, Laval (Qc) Page 12

13 Porches: Decks and guards: Eave Trim and soffits: Retaining wall: Grounds: Porch and stairs are made of concrete with three steps of paving unistones. N/A. Eave trim is made of wood covered by aluminum; soffits are made of aluminum. N/A The ground slopes are negative around the house and they must be corrected. OBSERVATIONS AND RECOMMENDATIONS Exterior walls sidings (bricks and aluminum) appear to be in satisfactory condition. The caulking of the exterior doors and windows appears to be in fair condition and we recommend replacing it in the near future to prevent any water infiltration inside of the walls. The porch appears to be in satisfactory condition. For safety purposes, we recommend installing guards on the porch landing and railings on the stair. The landing of the rear side stair appears to be in satisfactory/fair condition; some stones are undone and we recommend to be repaired to conserve their integrity. For safety purposes, we recommend installing guards on the landing and railings on the stair. Soffits appear to be in satisfactory condition. The paving unistones of the driveway/walkway appear to be in satisfactory condition. We recommend repairing (reinstalling) the paving unistones on the left side. 000, Rue Exemple, Laval (Qc) Page 13

14 We noticed that the swimming pool doesn t have a security barrier. For a safety purpose, you must refer to the concerned authority whether it conforms to regulations. The ground s slopes are inadequate around the house and must be corrected to slope the water away from the building. Photo: 6 Photo: 7 000, Rue Exemple, Laval (Qc) Page 14

15 GARAGE The garage is single parking car, integrated in the house at the ground level. Doors: Floor: One pre-painted metal overhead vehicle door in the main façade. The door on the left side façade is made of pre-painted metal. The door between the house and the garage is made of wood/mazonite. Concrete slab. Floor drain: Available OBSERVATIONS AND RECOMMENDATIONS For safety purposes; the door between the garage and the interior of the house must be replaced by a fire proof one equipped by auto closer device. The front façade overhead door was functional and it appears to be in satisfactory condition; electronic sensors are available; auto reverse is not available. The rubber joint on the bottom side must be replaced. The concrete slab appears to be in satisfactory condition. Common cracks on the concrete slab must be sealed to prevent water and gas infiltration inside the garage. The lateral door on the left side façade appears to be in satisfactory condition. The garage door is the largest moving object in the home. It can cause severe injuries if it malfunctions. You should check its operation monthly. 000, Rue Exemple, Laval (Qc) Page 15

16 Photo: 8 Photo: 9 000, Rue Exemple, Laval (Qc) Page 16

17 WINDOWS & DOORS We only report on physical condition and operability. Thermal efficiency is not a part of this inspection; many older windows leak air and are not energy efficient. We cannot check windows or doors that are blocked by furniture. Broken seals on double pane window units are sometimes difficult to see and may not be reported. Storm windows, screens, storm doors, window and door coverings, shutters and other seasonal items are not inspected unless specifically documented. Exterior Doors: Interior Doors: Windows: The main entrance door is a casement type, made of pre-painted metal with glazed pane. The rear door is made of PVC double sliding panels Wooden Hollow-core doors and French doors. The windows are made of PVC; casement type with crank mechanism and double sliding panels type. OBSERVATIONS AND RECOMMENDATIONS The exterior doors appear to be in satisfactory condition. The windows appear to be in satisfactory condition. Interior doors appear to be in satisfactory condition. 000, Rue Exemple, Laval (Qc) Page 17

18 Photo: 10 Photo: 11 Photo: , Rue Exemple, Laval (Qc) Page 18

19 INTERIOR The inspection of the Interior includes a visual inspection of the readily accessible portions of the walls, ceilings, floors, doors, cabinetry, steps, stairways, balconies and railings. Please note that a representative sample of the accessible windows and electrical receptacles are inspected. These features are examined for proper function, excessive wear and general state of repair. In some cases, all or portions of these components may not be visible because of furnishings and personal items. In these cases some of the items may not be inspected. The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. Many times, mold infestations occur inside walls cavities or in a under building spaces where they cannot be seen without destructive disassembly of the building. Flooring Second level floor covering o Bedrooms: o Family room: o Bathrooms: Wooden parquetry Hardwood Ceramics 000, Rue Exemple, Laval (Qc) Page 19

20 First floor level covering: o Living room: o Dining room: o Kitchen: o Powder room: Hardwood Hardwood Ceramics Ceramics Basement floor is covering: o Ply room: o The room: o Mechanical room: o Storage room: o Powder room: Floating floor Floating floor Concrete Concrete Ceramics Walls: The finishing of the walls is made from gyps panels (drywall). Ceilings: Stairs: Kitchen Exhaust: Dryer Vent: The finishing of the ceilings is made from gyps panels (drywall). The interior stairs are made of wood. Steps of the basement stair are covered by carpet, while the steps of the second floor stair are made of varnished hardwood. Provided and functioning. Available and connected to the exterior; the washing machine and the dryer are located in the bathroom of the second floor. 000, Rue Exemple, Laval (Qc) Page 20

21 Bathrooms Ventilation: Available. Basement Ventilations (Air exchanger) : Available. Exterior walls insulation: Vapour Barriers: Non visible Not visible OBSERVATIONS AND RECOMMENDATIONS The interior walls appear to be relatively plumb and in satisfactory condition. The ceilings appear to be in satisfactory condition in the exception of the mechanical room and the storage room in the basement ceiling which remains unfinished. We observed that the floors have slight uneven/unlevel finishing. However no symptoms of non-performance were evident. The kitchen cabinets and the countertop appear to be in satisfactory condition. The kitchen exhaust (kitchen hood) appears to be in satisfactory condition. The riser of the first step of the basement stairs is smaller than the others; this situation represents a trip hazard and we recommend to be repaired. For a safety reasons, we recommend installing a carbon monoxide detector near the garage/house door. We observed that the air exchanger is controlled by the furnace thermostat. We recommend verifying this installation by a qualified technician to make necessary repairs. 000, Rue Exemple, Laval (Qc) Page 21

22 Photo: 13 Photo: 14 Photo: , Rue Exemple, Laval (Qc) Page 22

23 ELECTRICAL SYSTEM The inspection of the electrical system consists of testing receptacles and lights and observing wiring in accessible areas. The hidden nature of the electrical system prevents inspection of many components. Electrical components cannot be inspected if access is blocked by furniture and/or storage. Most electrical problems are either shock and/or fire hazard. Repairs should be made by a qualified licensed electrician. The electrical inspection does not include: low voltage systems, telephone, cable or satellite TV systems, sound systems, intercoms, data/communications wiring, security systems, timers, sensors, lightening or surge protection systems or operation of smoke alarms (the smoke detectors are designed so that you can test them yourself on a regular basis). Service: Size: Main Disconnect: Grounding: Wiring: Main panel: Drop service; the meter is located on the rear side exterior wall. 120/230 volt. 200 amps Breaker, located in the main distribution panel Yes Copper. Breakers circuits, located in the mechanical room. OBSERVATIONS AND RECOMMENDATIONS The tested electrical outlets are grounded. The exterior light fixtures must be secured on the exterior walls and caulked where they meet the exterior finishes. 000, Rue Exemple, Laval (Qc) Page 23

24 We recommend installing ground fault circuit interrupter (GFCI) devices in the kitchen; all receptacles that serve countertop surface within six feet of water should have GFCI protection. The GFCI device will improve safety, even though the receptacles will not be grounded. A light switch on the entrance door is defective and we recommend to be replaced for safety purposes. Fr safety reasons, we recommend that the closets lamps to be protected by globs. The grounding connection of the main panel to the water supply pipe was not located because of the wall finishing. We recommend verifying this installation by an electrician to ensure its conformity. Smoke Detectors (not checked) are designed so that you can test them yourself on a regular basis. More importantly, the test button only checks for power, it does not test the sensing mechanism. Older smoke detectors may not work even if they respond to the test button. Photo: , Rue Exemple, Laval (Qc) Page 24

25 PLUMBING SYSTEM The plumbing inspection consists of examination of exposed portion of the domestic water supply, drain waste, vent, faucets, fixtures, looking for visible signs of problems and checking fixtures for functional flow and drainage. In other words: Is it working or not? Concealed pipes within walls, floors and ceilings or that are buried below soil cannot be evaluated. Keep in mind that leaks can and do occur at any time without warning. You should expect to have leaks, clogs and toilets fixed from time to time. Water Source: Sewage Disposal: Main Valve Location: Public. As stated in the MLS listing Public. As stated in the MLS listing Located in the powder room of the basement. Service Pipe: The service pipe of the city is made of copper, 3/4 Interior Supply Pipes: Waste Pipes: Cleanout waste pipes: Sump pump: Back water valve: Basement drain: Water Heater: Pex Plastic ABS Available Available and functional Available Available Electric heated water tank of 60 gallons. 000, Rue Exemple, Laval (Qc) Page 25

26 OBSERVATIONS AND RECOMMENDATIONS Debit of water (water pressure) is acceptable. The plumbing system installation appears to be generally functioning. The water heater tank appears to be in satisfactory condition; inlets, outlets, pressure relief valves were properly installed and are in good condition. (Installed in 2004). The sump pump is available and functional. We recommend keeping the main water valve readily accessible. Shutoff Valves Not Tested; Shutoff valves that are not used on a regular basis by the homeowner are not operated during the inspection because they can fail to reopen or can drip after being operated. If you want to verify their proper operation prior to closing you should have a qualified licensed plumber do this so the plumber can make any repairs that are needed. Photo: , Rue Exemple, Laval (Qc) Page 26

27 HEATING SYSTEM The inspection of the heating system consists of visually examining readily accessible areas and verifying that the system responds to the thermostat; the adequacy of heat supply or distribution balance was not inspected. Further evaluation by an HVAC contractor may reveal defects that were not readily apparent to the inspector. HVAC equipment can fail at any time without warning, including the day after the inspection. Regular service is important for efficient operation and to achieve maximum life from equipment. Most manufacturers recommend annual service. Energy Source: Heating System: Fireplace: Chimneys: Electricity Forced air; the systems consist of an electric furnace, a heat pump and metallic ducts. Baseboards in the basement as an auxiliary system. N/A N/A Verification of the furnace, the heat pump and several baseboards was made by manipulating the thermostats. OBSERVATIONS AND RECOMMENDATIONS The furnace was functional and responded to the thermostat. The heat pump was functional and responded to the thermostat. We noticed the absence of air register (outlet) in the room of the basement and we recommend installing one. 000, Rue Exemple, Laval (Qc) Page 27

28 The baseboards were functional and responded to the thermostats. The air flow of the family room register is low and we recommend to be verified by a qualified technician to make the necessary repair. The furnace heat elements are not inspected. The amount cooling/heating supply adequacy or distribution balance was not inspected The inspection of the fire places and chimneys is not included and it is beyond the scope of this inspection. The inspection of the ducts was limited. Photo: 18 Photo: , Rue Exemple, Laval (Qc) Page 28

29 COMMON ENVIRONMENTAL ISSUES A standard home inspection does not include screening for potentially hazardous or toxic substances or biological hazards. Here are some things you may want to know. This is presented for your information only, and is not intended to be a representation or warranty by LAWADESSA. Carbon Monoxide Carbon monoxide, which can be fatal, can be produced by anything with a flame (such as ranges, dryers, fireplaces, furnaces and water heaters). All gas appliances should be professionally serviced on a regular basis (see the manufacturer's instructions). Thorough carbon monoxide testing of a house is a specialized service that LAWADESSA does not perform. You are strongly encouraged to install carbon monoxide detectors. They are readily available from hardware stores for a reasonable cost. Radon Gas Radon is a radioactive gas that is odorless, tasteless and invisible. It occurs naturally in soils and rocks, and enters houses through the foundation or through well water. The Environmental Protection Agency (EPA) recommends testing for radon in all houses below the 3rd floor and fixing houses with elevated levels of radon. LAWADESSA does not test for radon unless agreed-to under a separate contract. 000, Rue Exemple, Laval (Qc) Page 29