NIR Home Inspections

Transcription

1 Cover Page NIR Home Inspections Home Inspection Report Inspection prepared for: John Europe Date of Inspection: 2/16/2017 Time: 9:30am Age of Home: 52 Size: 1112 sq ft Weather: Snowing, snow on roof Bungalow Inspection Inspector: Ibrahim Karaibrahimovic Calgary, Alberta Phone:

2 Report Summary Report Summary Garage Page 14 Item: 4 Gutter/ Downspout Conditions Loose at one corner area, suggest securing as necessary. Page 15 Item: 14 Garage Celing Condition Garage Gutter/ Downspout Conditions Mildew observed, which is an indication of inadequate ventilation. Water stains and patching observed. Page 1 of 36

3 Garage Garage Celing Condition Garage Garage Celing Condition Electrical Page 18 Item: 3 Page 19 Item: 6 Heating Page 20 Item: 2 Main Panel Comments Electrical Comments Burner Chamber Comments Garage Garage Celing Condition Cloth Insulated covered Romex wiring ( If the wire insulation is not damaged, the wiring is fine. Over time the cloth covering becomes brittle and falls off the wiring. This leaves the wire exposed. Reasons for replacement Cloth wiring can be safe, even if it has never been updated, but there are several reasons when you may need to replace it. First, if you're experiencing power failures, this could be due to rotten insulation in the wires. If you open the wall, discover the insulation is fine but you're still having problems, it may simply be a lack of circuits. Hire a professional electrician to install new ones, and you'll be back in business. If the paper or rubber insulation has become cracked and brittle, it's time to put in new wires. Annual service is recommended. Page 2 of 36

4 Heating Burner Chamber Comments Attic Page 27 Item: 2 Framing Condition Split/Broken rafters observed. Page 27 Item: 3 Sheathing Condition Minor water staining visible on 3 rafters, at roof valley. No predictions can be made relative to water intrusion due to changing conditions. Page 28 Item: 6 Ventilation Conditions Bathroom vent is not venting through roof, needs to be extended and vented outside. Page 29 Item: 10 Attic Comments Attic should be reviewed at least twice per year to ensure ventilation openings are clear and to ensure development of mould is kept in check. While there may be very little or no evidence of mould build-up in the attic at time of inspection, it can reproduce and spread rapidly should conditions allow it to. Mould can be potentially hazardous and will spread when moisture enters the attic cavity and is not vented to the exterior. Any area of suspected mould should be reviewed by a qualified contractor for analysis and removal. Bathroom vent fans are improperly venting into attic. Recommend extending fan exhaust to the exterior to prevent damage and/or deterioration from moisture and/or condensation. Living Room (Main Floor) Page 31 Item: 3 Ceiling Conditions Yellow stains evident on exterior walls. moisture issue from attic apparent. Page 3 of 36

5 Living Room (Main Floor) Ceiling Conditions Living Room (Main Floor) Ceiling Conditions Living Room (Main Floor) Ceiling Conditions Page 4 of 36

6 1. Driveway Condition Exterior 2. Walkway Conditions Materials: Concrete Common cracks noted. Sidewalk is pitched towards the structure, this may result in basement seepage. Suggest maintenance/repairs be performed to prevent future/further damage/deterioration. Exterior Walkway Conditions 3. Exterior Wall Cladding Condition Materials: Bottle-Dash Stucco (pebble,rock - dash) surface Vinyl Siding Areas of minor damage noted. Cracks in stucco should be repaired as they occur or water infiltration will cause damage, spalling and structural damage to the lath matrix and framing behind the stucco. All door/window/trim junctions should be sealed regularly as these areas can hold water and result in damage as well. Suggest sealing/caulking as part of routine maintenance to prevent further deterioration. Suggest trimming back vegetation from brick to prevent deterioration. Page 5 of 36

7 Exterior Exterior Wall Cladding Condition 4. Trim Conditions Exterior Exterior Wall Cladding Condition Materials: Vinyl Wood Peeling paint observed, suggest scraping and painting as necessary. Split Caulking and peeling paint noted. Suggest caulking around doors and windows as necessary. Suggest sealing/caulking as part of routine maintenance to prevent further deterioration. Exterior Trim Conditions Page 6 of 36

8 5. Window/Frame Conditions Materials: Fixed Sliding Frame Steel Frame Wood Frame Suggest caulking and refinishing of doors and window frames as necessary. Suggest caulking around doors and windows as necessary. Corrosion noted at basement window frames. Damaged screens observed. Deterioration of wooden frames noted. While basic maintenance may prolong the life of these window frames, replacement may be necessary at some point. Suggest caulking and refinishing of doors and window frames as necessary. Suggest caulking around doors and windows as necessary. Suggest sealing/caulking as part of routine maintenance to prevent further deterioration. 6. Exterior Door Conditions Materials: Metal Storm Door Storm Door Wood Peeling paint observed, suggest scraping and painting as necessary. Replace weatherstripping to reduce heat loss at exterior doors. Peeling paint observed, suggest scraping and painting as necessary. Wood deterioration observed. Suggest repairs/replacement as needed. Exterior Exterior Door Conditions Exterior Exterior Door Conditions Page 7 of 36

9 7. Gutter Condition Materials: Metal Limited review due to ice and snow. Suggest gutters be cleaned out as a part of a normal maintenance routine to ensure proper drainage. Suggest installation of splashblocks/extenders at all downspouts to divert water away from the structure and ensure proper drainage. Downspout discharges water at foundation. Recommend installation of extension to ensure proper drainage away from foundation to prevent seepage. Evidence of leaking observed. Missing downspouts observed. Suggest downspouts be installed to ensure proper drainage away from the foundation. Correct drainage around the structure is very important to protect the home, negligence of correct drainage may result in future moisture issues into the home, comments made on currant drainage are of the day of the inspection only. Suggest gutters be cleaned out as a part of a normal maintenance routine to ensure proper drainage. Suggest installation of splashblocks/extenders at all downspouts to divert water away from the structure and ensure proper drainage. Suggest installing gutters and downspouts for effective water management. 8. FenceCondition 9. Electric Meter Condition Location: Rear Missing gutters Materials: Wood Peeling paint observed, suggest scraping and painting as necessary. Wood deterioration observed. Suggest repairs/replacement as needed. Peeling paint observed, suggest scraping and painting as necessary. Wood deterioration observed. Suggest repairs/replacement as needed. Page 8 of 36

10 10. Gas Meter Condition 11. Electrical Conditions Ground Fault Circuit Interrupters (GFCI) were not required when the home was built. Suggest client consider upgrading with GFCI's at all receptacles near water sources, such as the kitchen, the bathrooms, the garage, and exterior receptacles to enhance safety. Upgrades should be performed by a licensed electrician. Weatherproof cover is missing. Suggest installing cover for safety. 12. Exterior Faucet Conditions Location: Rear Winterized, unable to test. 13. Door Bell Condition Location: Front Right Side The doorbell is damaged at the right side of the house. Exterior Door Bell Condition 14. Lot Grade and Drainage Conditions While performance of lot drainage and water handling systems may appear serviceable at the time of inspection, the inspector CANNOT always accurately predict this performance as conditions constantly change. Furthermore, items such as leakage in downspout/gutter systems are very difficult to detect during dry weather. Inspection of foundation performance and water handling systems, therefore, is limited to visible conditions and evidence of past problems. Buyer is advised to refer to Disclosure Statement for further information about drainage failure. Page 9 of 36

11 15. Foundation Conditions Type: Basement Limited view due to snow cover. Recommend parging of block foundation to protect foundation from elements. 16. Retaining Wall Conditions 17. Patio Conditions 18. Deck Condition Materials: Wood No way to determine depth of support posts. Insufficient depth can result in heaving due to frost. Recommend review by a qualified professional for repair or replacement as necessary. The deck is very springy, poorly framed, inadequately supported and severely over spanned. Noted deck skirting and other support areas have severe wood deteriorated and coming apart. 19. Porch Condition Exterior Deck Condition Exterior Deck Condition 20. Balcony Condition Page 10 of 36

12 21. Stair Condition 22. Gereral Exterior Comments An effective water management program is required for all homes. This includes maintenance of all wooden components, caulking of all openings and ongoing vigilance of water handling systems, roof and flashings. Buyer is advised that while there may not be evidence of water intrusion into structure at time of inspection, NO STATEMENT referring to future performance can be made due to changing weather and structure conditions. Barn/shed/outbuilding observed but not inspected. Inspection of exterior (including lot) was limited due to snow cover. Suggest trimming back vegetation for proper clearance and ventilation. Exterior Gereral Exterior Comments Exterior Gereral Exterior Comments Page 11 of 36

13 1. Methods Used to Inspect Roof 2. Roof Condition Roof How Inspected: Accessable Roof was visually inspected from accessible points on the interior and/or exterior. If a roof is too high, is too steep, is wet, or is composed of materials which can be damaged if walked upon, the roof is not mounted. Therefore, client is advised that this is a limited review and a licensed roofer should be contacted if a more detailed report is desired. Visually accessible from ground. Not mounted due to wet and snow covered surface. Materials: Asphalt Composition Shingles Suggest trimming all trees and vegetation away from roof to prevent damage to roofing materials. 2 layers of roofing observed. 3. Roof Flashing Condition Materials: Rubber Recommend resealing all flashings and through the roof vents as a part of routine maintenance. Typical maintenance necessary, now and on an annual or semi-annual basis. This generally consists of resealing gaps at through-the-roof projections and at the parapet walls as necessary. 4. Skylight Condition 5. Roof Surface Conditions Roof shows normal wear for its age and type. No damaged, deteriorated, or missing roofing materials were observed; it appears to be in serviceable condition. Some granular loss and curling noted. Appears to be typical wear for roof this age. No signs of current failure. Recommend ongoing monitoring. The roof shows normal wear for its age and type. Page 12 of 36

14 Some granular loss and curling noted. Appears to be typical wear for roof this age. No signs of current failure. Recommend ongoing monitoring. 6. Roof Comments Page 13 of 36

15 1. GarageType Type: Detached Garage 2. Garage Roof Condition Materials: Asphalt Composition Shingles Granular loss and deterioration observed. Shingles are dry, brittle, cracked, cupping, and curling. Roof appears to be at the end of its useful life. Suggest further review by a licensed roofer prior to closing for repairs/replacement as needed. Moss/fungi growth observed. Surface cracking observed. The roof is statistically at or near the end of its useful life. 3. Garage Exterior Conditions Materials: Vinyl Siding Suggest sealing/caulking as part of routine maintenance to prevent further deterioration. Suggest trimming back vegetation from brick to prevent deterioration. 4. Gutter/ Downspout Conditions Materials: Metal Suggest gutters be cleaned out as a part of a normal maintenance routine to ensure proper drainage. Suggest installation of splashblocks/extenders at all downspouts to divert water away from the structure and ensure proper drainage. Nail pops noted. Recommend repair to secure to structure. Clogged gutters noted. Suggest gutters be cleaned out as a part of a normal maintenance routine to ensure proper drainage. Debris blocked downspouts observed, suggest cleaning gutters and downspouts, which should be a regular part of maintenance. Loose at one corner area, suggest securing as necessary. Garage Gutter/ Downspout Conditions Page 14 of 36

16 5. Garage Floor Condition Materials: Concrete Dry at the time of the inspection. 6. Garage Door Condition Materials: Fiberglass Roll-up Panel 7. Garage Door Hardware Condition 8. Garage Door Opener Condition Safety reverse in place and operational 9. Garage Window Conditions 10. Exterior Door Condition Materials: Metal 11. Fire Door Conditions 12. Fire Wall Condition 13. Garage Wall Condition Materials: Drywall Dry at the time of the inspection. 14. Garage Celing Condition Materials: Unfinished Mildew observed, which is an indication of inadequate ventilation. Water stains and patching observed. 15. Garage Electrical Condition Ground Fault Circuit Interrupters (GFCI) were not required when the home was built. Suggest client consider upgrading with GFCI's at all receptacles near water sources, such as the kitchen, the bathrooms, the garage, and exterior receptacles to enhance safety. Upgrades should be performed by a licensed electrician. Page 15 of 36

17 16. Garage Comments Gas-fired appliances located in a garage are generally required to be located with the burner a minimum of 18" above floor level to ensure separation from combustible fumes and materials. Space heater /furnace was observed, did not operate, pilot light off. Recommend review with seller regarding the condition and operation of this appliance prior to close. Page 16 of 36

18 1. Chimney Comments 2. Chimney Condition Chimney Type: Metal Fireplace Chimney Crown and Flashing intact where visible 3. Flue Condition Materials: Metal 4. Flashing Conditions Materials: Metal Typical maintenance necessary, now and on an annual or semi-annual basis. This generally consists of resealing gaps at through-the-roof projections and at the parapet walls as necessary. 5. Spark Arrester/Raincap Condition Rain Cap Present Chimney rain cap is severely rusted and deteriorated, suggest painting to preserve its remaining life. 6. Chimney Comments Limited review, chimney was viewed from the ground only. Our chimney review is limited to visible accessible components only. If further review is desired, we suggest review by a qualified professional prior to close. Page 17 of 36

19 Electrical 1. Main Service Drop Condition Type: Main Service Drop is overhead 2. Electrical panel Condition Type / Materials: Breakers The main service is approximately 100 amps, 240 volts. The main service is approximately 100 amps, 240 volts. 3. Main Panel Comments Cloth Insulated covered Romex wiring ( If the wire insulation is not damaged, the wiring is fine. Over time the cloth covering becomes brittle and falls off the wiring. This leaves the wire exposed. 4. Sub Panelcomments 5. Smoke detector comments Location: Basement Main Floor Suggest installing additional smoke detectors in appropriate areas as needed to enhance fire safety. Periodic testing is suggested to ensure proper working order and to enhance fire safety. Periodic testing is suggested to ensure proper working order, these only have a life span of 10 years even if they sound on testing, if age is unable to determine, i suggest replacing all on day of possession. Page 18 of 36

20 6. Electrical Comments GFCI protected receptacles may not have been required when the house was built. We suggest buyer consider upgrading with GFCI's at all receptacles near water sources. Reasons for replacement Cloth wiring can be safe, even if it has never been updated, but there are several reasons when you may need to replace it. First, if you're experiencing power failures, this could be due to rotten insulation in the wires. If you open the wall, discover the insulation is fine but you're still having problems, it may simply be a lack of circuits. Hire a professional electrician to install new ones, and you'll be back in business. If the paper or rubber insulation has become cracked and brittle, it's time to put in new wires. Page 19 of 36

21 1. Heating Type: Electric Forced Air Heating 2. Burner Chamber Comments No record of recent service observed. Suggest having this unit professionally cleaned and tuned to ensure proper and safe operation. Annual service is recommended. 3. Exhaust Venting Conditions Materials: Metal 4. Humidifier Comments 5. Air Filter Condition Humidifiers require annual service for proper operation. Humidifier is disconnected and not working at time of inspection. Filter is dirty, suggest replacement We recommend changing or cleaning the filter monthly during the heating season. 6. Thermostat Condition Located on main floor hallway. Suggest programmable unit Unable to test due to complexity of digital thermostat. Recommend securing operation manual from seller and confirming proper operation prior to close. 7. Distribution Ducting Condition Type: Ducts and Registers No leaks were observed at the time of the inspection. 8. Heating Comments A representative number of baseboard heaters was tested and generally appeared to be in serviceable condition. Electric heating elements can fail at any time. Page 20 of 36

22 1. Water Heater Water Heater The water heater is located in the furnace room, has a 40 gallon capacity. Average life expectancy is about years. 2. Supply lines Condition Materials: Copper No leaks observed at the time of the inspection. The water heater is located in the furance room, has a 40 gallon capacity, and is about years old. Average life expectancy is about years. 3. Temperature Pressure Release Valve Conditions 4. Combustion Chamber Conditions 5. Flue Venting Conditions Materials: Metal Duct tape is flammable and should be removed at once. 6. Water Heater Comments Page 21 of 36

23 1. Floor Condition 2. Wall Condition 3. Ceiling Conditions Bed Room 2 (front room) Dry at the time of the inspection. No stains or evidence of moisture penetration observed. Dry at the time of the inspection. Yellow stains evident on perimeter exterior walls. 4. Door Conditions Yellow stains evident on perimeter exterior walls. 5. Window Condition Deterioration of wooden frames noted. While basic maintenance may prolong the life of these window frames, replacement may be necessary at some point. Peeling paint observed, suggest scraping and painting as necessary. Use 100% silicone to seal around window 6. Electrical Conditions GFCI protected receptacles may not have been required when the house was built. 7. Stair Conditions Page 22 of 36

24 8. Other Interior Area Comments Minor cosmetic issues are not within the scope of this inspection as it focuses on basic structure and major systems only. This inspection report recognizes the fact that this property is suffering from some deferred maintenance and is in need of updating in a number of areas. With this in mind we have purposefully overlooked things such as worn flooring and stuck or sticking doors and windows. The main intention of this report is to identify major operational defects and areas of necessary maintenance. Page 23 of 36

25 1. Bathroom Location 2. Bath FloorConditions Materials: Linoleum Bathroom 2 Materials: Main Floor Common Bathroom 3. Bathroom Wall Condition Materials: Drywall/Plaster Dry at the time of the inspection. 4. Bathroom Ceiling Condition Materials: Drywall/Plaster Dry at the time of the inspection. 5. Bathroom Doors Condition Materials: Wood 6. Bathroom Windows Condition 7. Electrical Condition GFCI in place and operational 8. Heat Source Condition Materials: Central Heating 9. Bathroom Exhaust Fan Condition Fan is a slow starter, suggest having motor professionally cleaned. 10. Tub/Whirlpool Condition 11. Tub Surround Condition 12. Tub Enclosure Condition Page 24 of 36

26 13. Tub Faucet Condition 14. Shower Base Condition Materials: Fiberglass 15. Shower Surround Condition Materials: Fiberglass Suggest all tile edges and tub/shower walls be caulked and sealed to prevent moisture penetration. All missing/damaged grouting should be replaced. Failure to keep walls sealed can cause deterioration and extensive moisture damage to the interior walls and surrounding sub-flooring. This damage is not always visible or accessible to the inspector at the time of inspection. 16. Shower Door Condition Materials: Glass 17. Shower Faucet Condition 18. Sink Condition 19. Sink Faucet Condition 20. Traps/Drains/Supply Condition 21. Toilet Condition 22. Bidet Condition 23. Counters/ Cabinates Condition Materials: Fiberglass Suggest caulking as necessary. Page 25 of 36

27 24. Steamer Condition 25. Bathroom Comments Page 26 of 36

28 1. Methods Used to Inspect 2. Framing Condition Attic How Inspected: Accessible Entering attics that are heavily insulated can cause damage to the insulation and attic framing. Attics with deep insulation cannot be safely inspected due to limited visibility of the framing members upon which the inspector must walk. In such cases, the attic is only partially accessed, thereby limiting the review of the attic area from the hatch area only. Inspectors will not crawl the attic area when they believe it is a danger to them or that they might damage the attic insulation or framing. This is a limited review of the attic area viewed from the hatch only. Style: Beams Rafters Truss Split/Broken rafters observed. Split/Broken rafters observed. 3. Sheathing Condition Materials: Plywood/OSB The attic space was visually inspected and Infrared thermally scanned, it all appeared dry on the day of the inspection. (we can only comment on what is visible and assessable from the attic hatch at the ladders edge) Minor water staining visible on 3 rafters, at roof valley. No predictions can be made relative to water intrusion due to changing conditions. 4. Evidence of leaking Page 27 of 36

29 5. Insulation Condition Materials: Blown in insulation 6-10" of insulation present. Insulation is blocking soffit vents, recommend clearing vents for proper ventilation. 6. Ventilation Conditions Style: Ridge Vents Soffit Vents No soffit vent baffles observed. Wind may displace insulation. Suggest installing vent baffles Proper ventilation in your attic or roof space is critical to the performance of your roofing material, life cycle cost of roofing material and house structure, home system venting, attic condensation, ice dams, ceiling leaks, R value of insulation, energy costs, health of occupants, and so much more. Bathroom vent is not venting through roof, needs to be extended and vented outside. 7. Window Conditions 8. Electrical Conditions Any electrical components in attic were not accessible to inspection, therefore not within scope of this report. 9. Distribution/Ducting Conditions Page 28 of 36

30 10. Attic Comments Recommend caulking and installation of fresh weatherstripping at attic hatch to reduce build up of warm moist air. Attic should be reviewed at least twice per year to ensure ventilation openings are clear and to ensure development of mould is kept in check. While there may be very little or no evidence of mould build-up in the attic at time of inspection, it can reproduce and spread rapidly should conditions allow it to. Mould can be potentially hazardous and will spread when moisture enters the attic cavity and is not vented to the exterior. Any area of suspected mould should be reviewed by a qualified contractor for analysis and removal. Bathroom vent fans are improperly venting into attic. Recommend extending fan exhaust to the exterior to prevent damage and/or deterioration from moisture and/or condensation. Recommend caulking and installation of fresh weatherstripping at attic hatch to reduce build up of warm moist air. Attic Attic Comments Page 29 of 36

31 Attic should be reviewed at least twice per year to ensure ventilation openings are clear and to ensure development of mould is kept in check. While there may be very little or no evidence of mould build-up in the attic at time of inspection, it can reproduce and spread rapidly should conditions allow it to. Mould can be potentially hazardous and will spread when moisture enters the attic cavity and is not vented to the exterior. Any area of suspected mould should be reviewed by a qualified contractor for analysis and removal. Page 30 of 36

32 1. Floor Condition 2. Wall Condition 3. Ceiling Conditions 4. Door Conditions Living Room (Main Floor) Dry at the time of the inspection. Evidence of repairs observed, wood panelling on large exterior wall. unable to determine the effectiveness of these repairs, Panel is not sticking to exterior wall. (visible at large front window in corner location. Dry at the time of the inspection. Yellow stains evident on exterior walls. moisture issue from attic apparent. 5. Window Condition 6. Electrical Conditions 7. Wet Bar Conditions 8. Stair Conditions Deterioration of wooden frames noted. While basic maintenance may prolong the life of these window frames, replacement may be necessary at some point. Peeling paint observed, suggest scraping and painting as necessary. 9. Other Interior Area Comments Minor cosmetic issues are not within the scope of this inspection as it focuses on basic structure and major systems only. This inspection report recognizes the fact that this property is suffering from some deferred maintenance and is in need of updating in a number of areas. With this in mind we have purposefully overlooked things such as worn flooring and stuck or sticking doors and windows. The main intention of this report is to identify major operational defects and areas of necessary maintenance. Page 31 of 36

33 Photos Exterior Walkway Conditions Exterior Electrical Conditions Exterior Deck Condition Roof Roof Comments Page 32 of 36

34 Exterior Deck Condition Exterior Deck Condition Exterior Deck Condition Garage Garage Celing Condition Garage Garage Comments Garage Garage Celing Condition Page 33 of 36

35 Garage Gutter/ Downspout Conditions Garage Garage Roof Condition Chimney Chimney Comments Laundry Area Laundry Comments Heating Burner Chamber Comments Laundry Area Ceiling Condition Page 34 of 36

36 Kitchen Traps/Drains/Suply Condition Bathroom 2 Bathroom Comments Attic Evidence of leaking Living Room (Main Floor) Ceiling Conditions Exterior Gutter Condition Garage Garage Celing Condition Page 35 of 36

37 Kitchen Ceiling Conditions Living Room (Main Floor) Ceiling Conditions Living Room (Main Floor) Ceiling Conditions Bed Room 2 (front room) Ceiling Conditions Page 36 of 36