AmeriSpec of Toronto West & Mississauga Report · 2011-01-14 · 2.5 Siding Brick, aluminum, wood...

AmeriSpec Of Toronto West and Mississauga

3094 Lake Shore Blvd. West

Toronto, ON M8V 1L2

TELEPHONE:

FACSIMILE:

416 410 0909

416 25 9925

AmeriSpec of Toronto West & Mississauga Report Client:

Address:

Inspector:

The Jesuit Fathers of

Upper Canada

427 Parkside Drive

Toronto, ON M6R 2Z7

Andrew LaRoche

Inspection No:

Inspection Date:

201010-00642

10/27/2010

Table of Contents

Conditions Report ........................................................................... 1

1 GENERAL COMMENTS............................................................................1

2 EXTERIOR.................................................................................................1

3 ROOF.........................................................................................................6

4 PATIO/PORCH/BALCONY/DECK ............................................................7

5 GARAGE ...................................................................................................8

6 ATTIC.........................................................................................................9

7 MAJOR SYSTEMS ..................................................................................11

8 HEATING.................................................................................................11

9 AIR CONDITIONING ...............................................................................13

10 PLUMBING ..........................................................................................14

11 ELECTRICAL.......................................................................................16

12 FIREPLACES.......................................................................................17

13 INTERIOR ............................................................................................18

Prepared by AmeriSpec Home Inspection Services

Prepared for The Jesuit Fathers of Upper Canada

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14 INTERIOR COMMENTS.......................................................................18

15 BASEMENT .........................................................................................18

16 LAUNDRY AREA.................................................................................21

17 KITCHEN COMMENTS........................................................................22

18 KITCHEN..............................................................................................23

19 DINING ROOM.....................................................................................24

20 LIVING ROOM .....................................................................................25

21 LOFT ROOM........................................................................................25

22 BASEMENT ROOMS...........................................................................26

23 ENTRY .................................................................................................26

24 ENTRY #2 ............................................................................................27

25 HALL/STAIRS......................................................................................27

26 BATHROOM COMMENTS...................................................................28

27 BATHROOM ........................................................................................28

28 BATHROOM #2 ...................................................................................29

29 BATHROOM #3 ...................................................................................30

30 BEDROOMS ........................................................................................32

31 ENVIRONMENTAL ISSUES ................................................................33

Maintenance Report ...................................................................... 34

1 EXTERIOR...............................................................................................34

2 HEATING.................................................................................................34

3 LAUNDRY AREA ....................................................................................34

4 BATHROOM MAINTENANCE.................................................................34

Summary........................................................................................ 35



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Conditions Report

1 GENERAL COMMENTS

The following section provides general information pertaining to the property and

provides information regarding weather conditions and occupancy status at the time of

the inspection.

1.1 Structure Type

Single family dwelling. The house appears to be constructed using solid masonry

and frame construction technologies.

1.2 Levels

Three story.

1.3 Lot Type

Home is built on a sloped lot.

1.4 Estimated Age

Estimated age is approximately 100 years old.

1.5 Weather Conditions

Mild, clear and windy.

1.6 Occupant Status

Home was vacant at time of inspection.

1.7 Inspection Time

Time inspection started - 1:00 PM.

2 EXTERIOR

The exterior components of a home work together to provide a weather tight skin and

protect the home against intruders. Our exterior evaluation is based on visual

observations made at the time of the inspection and our experience and understanding

of common building methods and materials. Our review does not take into

consideration the normal wear associated with virtually all properties. For example,

hairline cracks in stucco, concrete and asphalt are common and are not considered a

significant defect unless otherwise stated.

2.1 Driveway

Asphalt. At the time of the inspection the driveway generally appeared to be in

good condition with no evidence of any obvious significant deterioration or

cracking.

2.2 Walkways

Concrete.



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2.3 Fence/Gates

Wood.

2.4 Retaining Walls

Wood retaining wall(s) were observed at the driveway.

Evidence of some leaning was noted. We recommend monitoring and repairs

when required.

2.5 Siding

Brick, aluminum, wood panels and wood shake. Deteriorated and weathered areas

were noted on the wood shake siding. We recommend consulting with a qualified

contractor in order to determine appropriate repair/upgrade requirements and

associated costs. The rest of the exterior siding appeared to be in generally good

condition with no evidence of any obvious significant deterioration, breeches or

openings.



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2.6 Trim

Aluminum. Wood. Loose areas of aluminum fascia and weathered wood

condition noted. Suggest properly fastening the aluminum trim and scraping,

sealing and repainting the wood trim as part of normal maintenance activities.

2.7 Siding/Trim Comments

In order to prolong the functional life of the wood siding and/or trim and prevent

future deterioration, client may consider installing cladding (i.e. aluminum/vinyl)

over the exposed locations to reduce the potential for further deterioration and

maintenance requirements.

2.8 Windows & Frames

Vinyl. Wood. Storm windows. Weathered conditions noted. To preserve the wood

and extend the useful lifespan of the windows, we suggest they be scraped,

caulked and repainted as soon as reasonably possible.

2.9 Double Glazing

Double glazed windows/doors are present in this home. Windows with insulated

glass (commonly called thermopane or double glazed windows) can experience

condensation between the panes of glass. This typically indicates that the

insulating seal between the two panes has broken. Conditions such as

temperature, humidity and lighting can limit the ability to review these windows

visually. In addition these factors can change appearance of these windows from

season to season and even from day to day making detection of broken seals very

difficult under certain conditions. While this condition does slightly effect the

energy efficiency of the window, the greater adverse effect is a potential reduction

in visibility (i.e. the window can appear to be fogged or cloudy). In order to

restore the visibility and energy efficiency if the window is breeched, replacement

of the glass seal or the entire window is required.



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2.10 Electrical Fixtures

No Ground Fault Circuit Interrupter (GFCI) was noted at front and rear. We

recommend installing GFCI protected outlets around the exterior of the home to

enhance safety. See Electrical - GFCI section for further information.

2.11 Gutters & Downspouts

Aluminum. Downspouts discharge to the subsurface. Due to the inaccessibility of

the subsurface components we were not able to verify the proper functionality of

the roof storm water management system. In order to verify that this system is

working properly, we recommend that downspout locations be monitored during

several rainfall/snowmelt events on a regular basis.

2.12 Hosebib. Located at:

Right side. Rear. The interior shut off valve(s) associated with the exterior

hosebib(s) are located in the basement.

2.13 Exterior Doors

Wood. Storm.

2.14 Chimney Comments

The purpose of the chimney is to take the combustion products (i.e. smoke and

exhaust gases) from certain fuel burning appliances to the outside of the home. At

the same time, air for combustion is drawn into the appliance. Improper care and

maintenance of a chimney can lead to loss of property and compromise the health

and safety of the home's occupants. It is recommended that the chimney(s) be

checked annually by a qualified chimney professional, and cleaned if necessary.

Due to concealed conditions, our inspection is limited to visible and accessible

components only and includes a review of the chimney structure, liner, chimney

cap, and appliance connections. On this basis, the determination of concealed

chimney conditions is beyond the scope of this inspection. See page 38 of the

Home Repair Handbook for additional information.



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2.15 Chimney

The chimney is located at the right side. The chimney structure is comprised of

brick or concrete block masonry re-built from the roof line up. Clay spark

arrester/rain caps are present. The chimney is used to vent the fireplaces. Due to

the unsafe roof mounting conditions and inaccessibility of the roof, the chimney

was viewed from the ground only. Therefore our inspection was limited to the

visible components observed from this vantage point.

2.16 Chimney #2

The chimney is located at the right side. The chimney structure is comprised of

brick or concrete block masonry. Loose/missing brick mortar was observed at

several areas throughout the chimney. We recommend monitoring and repairs

when required. Chimney has no spark arrester/rain cap installed. We suggest

installing as a safety measure and to reduce the possibility for pest intrusion and

water infiltration into the chimney. The chimney is used to vent the fireplace. Due

to the unsafe roof mounting conditions and inaccessibility of the roof, the

chimney was viewed from the ground only. Therefore our inspection was limited

to the visible components observed from this vantage point.



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2.17 Chimney #3

The chimney is located at the rear. The chimney structure is comprised of brick or

concrete block masonry. Chimney appears to be redundant (i.e. not being used for

venting). You may consider removal of this chimney when reroofing occurs.

2.18 Lot/Grade Drainage

Home is built on a sloped lot. We suggest maintaining the positive grade away

from the foundation walls around the entire house wherever possible to further

channel water away from the foundation walls and reduce the potential for

possible water infiltration into the home.

2.19 Gas Meter

Located at the front.

2.20 Exposed Foundation

Brick.

Stone facing noted.

3 ROOF

The primary purpose of a roof is to keep the building and its occupants protected from

weather and pests. Our evaluation of the roof focuses on determining if portions are

missing and/or deteriorated and, therefore, subject to potential leakage. Given that

portions of the roofs underlayment and decking are hidden from view, these

components are not evaluated during our visual inspection. Given the above

information, no certification, warranty, or guarantee can be given as to the water tight

integrity of the roof. We cannot determine water tight integrity of the roof solely by a

visual inspection. If such an inspection or certification of the roof is desired, we

recommend consulting with a qualified roofer.



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3.1 Type/Material

Sloped construction. One layer of asphalt composite shingle material. The roof

was observed from the eaves and from the ground.

3.2 Limitations

Due to the roof height and pitch, and the safety issues/concerns associated with

these conditions, the exterior portions of the roof were observed from the ground

and eaves only. On this basis, our inspection of the exterior portions of the roof

was limited to visibly accessible areas from this/these vantage points.

3.3 Flashings

Serviceable.

3.4 Condition

New shingles were installed on the front roof in December 2010. (Invoice

available)

3.5 Other Conditions

Based on the conditions observed at the time of the inspection or information

obtained from the current owner, the remaining roofing materials are

approximately 10 years old. The average life expectancy of the roofing materials

of this type is 15-20 years. The roofing materials are showing normal wear for the

age and type. No missing or damaged roofing materials were noted at the time of

the inspection.

4 PATIO/PORCH/BALCONY/DECK

4.1 Type

Porch. Located at the front. Patio. Located at the rear.

4.2 Cover

Attached. See roof comments.



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4.3 Cover Supports

Appears intact.

4.4 Enclosure

Wood. Appears intact.

4.5 Electrical

No ground fault interrupters noted at this location. See Electrical - GFI/GFCI

section for more information.

4.6 Windows/Screens

Fixed.

4.7 Deck/Slab

Wood. Brick.

4.8 Deck Supports

Serviceable.

4.9 Stairs

Serviceable.

5 GARAGE

5.1 Location

Detached at the right side.

5.2 Exterior

Brick. Deteriorated brick areas noted. Suggest repairs as required.

5.3 Roof

Asphalt composite shingles noted. Serviceable.

5.4 Floor/Slab

Unable to view.

5.5 Garage Door

Metal. Locked at time of inspection, did not operate.

5.6 Garage Door Hardware

Locked at time of inspection, unable to test.

5.7 Windows

Fixed. Cracked window pane noted.



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5.8 Service Door

Serviceable.

5.9 Walls

Unfinished.

5.10 Ceiling

Unfinished.

6 ATTIC

Inspection of the attic is performed to complete the inspection of the roof (i.e.

underside). In addition, conditions including evidence of past and current leaks,

insulation type,/thickness, ventilation and other components are reviewed as part of the

attic inspection.

6.1 Access

Attic access located at upper level at rear right bedroom and in the loft room.

Knee wall access only. Based on this our review of the attic space is limited to

visually accessible areas as observed from the hatch only.

6.2 Framing

Rafters.

6.3 Sheathing

Wood planks.

6.4 Evidence of Leaking

At the time of the inspection no evidence any obvious active moisture, active

leaks or moisture staining/damage was observed from the vantage points from

which the attic was observed.

6.5 Insulation



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Rolled in fiberglass. Insulation thickness varies from 4 to 6 inches. R Values

obtained with current insulation are below modern standards. We recommend

increasing the quantity of insulation to modern standards as an energy

conservation measure and to assist with the prevention of ice damming.

6.6 Ventilation

Standard roof vents noted.

6.7 Electrical

Active knob and tube wiring noted. See electrical section for additional

information.



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7 MAJOR SYSTEMS

Our evaluation of major systems is both visual and functional provided power and/or

fuel is supplied to the component. For example, judging the sufficiency of water flow

in plumbing or the cooling effect of air conditioning is a subjective evaluation,

therefore, we only note a poor condition if, in the inspector's opinion, the adequacy

seems to be less than normal. Assessment of the major mechanical, plumbing and

electrical systems as part of a home inspection does not involve design or capacity

calculations to evaluate the sufficiency/efficiency of these systems.

As with any mechanical system, failure of major and minor components can occur at

any time. The intent of the inspection of the major systems is to assist in evaluating the

risk of failure based on the age and conditions of the systems observed.

DISMANTLING AND/OR EXTENSIVE INSPECTION OF INTERNAL

COMPONENTS OF ANY APPLIANCE, INCLUDING HEATERS AND HEAT

EXCHANGERS, IS BEYOND THE SCOPE OF THIS REPORT. THE LOCAL

UTILITY COMPANY OR A QUALIFIED CONTRACTOR WILL CONDUCT SUCH

AN INSPECTION UPON REQUEST.

8 HEATING

8.1 System Description

Gas fired hot water boiler. New circulation pump noted.



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Old expansion tank present. Gas shut off and electrical disconnects provided.

8.2 Limitations

The process of combustion occurs within a metal compartment (or compartments)

called a heat exchanger located within the shell of the furnace or boiler. The heat

from the combustion process is transferred to the home by air (or water) that

passes over the hot exterior of the metal heat exchanger. The products of

combustion are expelled from the interior of the heat exchanger to the exterior of

the home, usually through a metal or plastic vent pipe or chimney. Due to the

presence of harmful gases in the exhaust gases, it is important that the heat

exchanger is completely sealed to prevent exhaust gases from entering the home,

mixing with indoor air and creating a indoor air quality concern.

The visibly accessible portions of furnace/boiler heat exchangers are limited to

approximately 0-10 percent without dismantling the unit. In order to properly

evaluate a heat exchanger the furnace therefore requires dismantling. Dismantling

of a furnace or boiler can only be safety done by a qualified heating contractor.

On this basis, we are not qualified nor equipped to inspect furnace or boiler heat

exchangers for evidence of cracks or holes. Therefore a detailed review of the

heat exchanger is not within the scope of this inspection. If review of the heat

exchanger is desired, we recommend contacting your local gas utility company or

a qualified heating contractor.

8.3 Condition

Information on the tags or serial number of the boiler indicate it was

manufactured or installed in 2001. The average life expectancy of a boiler of this

type when properly serviced and maintained is 20 - 25 years. A 2008 inspection

tag was present. Please be advised that the new TSSA regulations that are in

effect for natural draft type boilers requiring a yearly inspection does not apply to

this direct vent boiler. We recommend that annual servicing be performed by a

qualified heating contractor.



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8.4 Exhaust Venting

Unit is vented through the side of the home through a prefabricated power vented

metal vent.

8.5 Thermostat

Thermostat located at the main floor.

8.6 Piping

Evidence of potential asbestos containing materials were observed around the

ducts/piping in several locations. See Environmental Issues - Asbestos section for

additional information.

8.7 Heating Comments

The thermostat(s) was activated at the time of inspection. Based on our

observations, the heating system appeared to be functional.

9 AIR CONDITIONING

9.1 Description/Conditions

The two condensing units for this system are located at the left side. This type of

air conditioning system is referred to as a "Ductless" system. It is normally



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installed where there is no forced air furnace. A fan coil unit is installed in the

upper part of the house and works with the condensing unit on the exterior to

provide cooling to the upper part of the house. Since air conditioned air is much

denser than hot air, the cool air naturally travels down stair cases to cool the main

level. Electric disconnects were noted for this equipment.

9.2 Age/Life Expectancy

Based on the information observed on the air conditioner manufacturer's tag or

information provided by the current owner, the units appear to be on the order of

8 years old. The average life expectancy of a unit of this type in this geographic

location is 15 to 20 years.

9.3 Test Status

As damage to the air conditioner compressor can occur if an air conditioner unit is

operated when the temperature is below 65 degrees F (16 degrees C) or the

electrical power to the unit has been on for less than 12 to 24 hours, the unit was

NOT tested. At the time of the inspection one of these conditions existed,

therefore the air conditioner was not tested. If concerned, Client is advised to

consult with the current owner for further information on past performance of the

air conditioner or a qualified cooling contractor.

10 PLUMBING

10.1 Water Supply

Water supply to the home is from a public system. The main water shut off was

located at the front basement. We suggest the area around the shut off be kept

readily accessible in case of a plumbing emergency.

10.2 Plumbing Waste System

The property appears to be connected to a public waste disposal system.

Due to the inaccessible nature of the sewer system, the below the floor

components are beyond the scope of a home inspection. If concerned, a plumbing

contractor can view these areas with a video camera and advise you on the

materials and condition of the sewer lines.



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10.3 Supply Piping

Where visible the supply piping entering the home is galvanized. Over a period of

time, galvanized water lines rust from the inside out which can restrict the flow of

water. When low water flow is noted at plumbing fixtures some flow restriction

may have occurred. At the time of the inspection the water flow appeared to be

adequate. We recommend contacting the City of Toronto Water Service Repair

Program for upgrading the incoming water service pipe to a 3/4 inch copper line.

10.4 Distribution Piping

Where visible the distribution piping is copper.

10.5 Waste Pipes

Where visible waste pipes are of cast iron, copper and ABS plastic composition.

10.6 Water Heater

Electrically operated unit. Unit has 365 litre capacity. A Temperature/Pressure

relief valve is installed as a safety feature. The water heater appears to be rental

unit installed in 1996.



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10.7 Plumb Venting

An S-trap drain configuration was noted associated with the basement laundry,

and upper level bathroom sinks. Although this type of drain configuration is no

longer used in modern plumbing it is a typical installation found in older homes.

An S-trap is unvented and under certain circumstances can cause excessively

quick drainage, gurgling noises when plumbing fixtures drain and can cause

siphoning of water out of the trap and sewage gases to enter the home. If any of

these conditions are observed, we recommend consulting with a qualified plumber

to determine upgrade/retrofit options and associated costs to ensure proper

drainage and to reduce the potential for sewage gases to enter the home.

11 ELECTRICAL

11.1 System Configuration

The capacity of the main electrical service to the house is approximately 100

amps, 110/220 volts. The main service wires enter the home overhead.

11.2 Main Service Panel

The main electrical panel is located at the left basement. Overload protection of

the main service wires is provided by fuses. The main conductor is copper. At the

time of the inspection, we were unable to verify the proper grounding of the

electrical system. A properly sized grounding wire should be connected on the

street side of the water meter or to grounding rods installed on the exterior of the

home to ensure safe and proper discharge of stray electricity that may be

generated in the home's electrical system.

11.3 Distribution Wiring

Overload protection of the distribution wiring in the home is provided by

breakers.



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There is a sub panel located at the upper level rear right bedroom closet. Some

active knob and tube wiring was observed in this home. This type of wiring was

standard in homes constructed prior to 1950. The amount of knob and tube wiring

is difficult for us to determine due to finished walls and hidden conditions.

Existing knob and tube wiring is permitted to remain if they are protected by 15

amp fuses or breakers, no additional outlets have been added to the original

wiring and the conductors, where visible, appear to be in good condition. Where

three prong outlets are installed with no ground wire present, a GFCI receptacle

should be installed. We recommend consulting with your insurance company to

determine their policy regarding knob and tube wiring.

11.4 GFI/GFCI and AFI/AFCI

Ground Fault Circuit Interrupters (GFCIs) are special electrical devices that shut

the power off to a circuit when as little as 0.005 amp of electricity is leaking from

the electrical system. GFCIs/GFIs may be incorporated into circuit breakers or

outlets. GFCIs/GFIs should ideally be installed on all outdoor outlets and

bathroom outlets to enhance safety and where electricity may be in close

proximity to water.

12 FIREPLACES

12.1 Fireplace Location

Fireplaces are located at the main level living room, dining room and front right

bedroom.

12.2 Fireplace

The wood burning fireplaces are not up to the current standards and your

insurance company may require you to upgrade for safety. We suggest further

review by a "Wood Energy Technology Transfer" (W.E.T.T.) certified contractor

or inspector. Client may consider installing gas insert fireplaces in place of the

existing wood burning fireplaces.



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13 INTERIOR

Our review of interior rooms is visual and evaluated with similar aged homes in mind.

Cosmetic considerations and minor flaws such as a torn screen or an occasional

cracked window can be overlooked, thus we suggest you double check these items if

concerned.

14 INTERIOR COMMENTS

14.1 LIMITATIONS

Please be advised that there is a security system present in the building. Since we

do not have security codes and do not want to trigger a false alarm and as per our

Inspection Agreement, testing of a security systems is beyond the scope of our

inspection. We suggest you ask the vendor to provide you with operational

instructions and agree on a code that will be left when you take possession of the

property.

14.2 FIRE PROTECTION

We recommend installing additional smoke alarms around the home (at least one

per level) and testing all smoke alarms on a regular basis to ensure safety. If

battery operated, we recommend changing the smoke alarm batteries twice

annually to ensure proper operation.

14.3 CARBON MONOXIDE

We recommend installing at least one carbon monoxide detector in the home for

safety. The best location for this detector is close to where people are sleeping.

15 BASEMENT

Water seepage and moisture penetration are common occurrence in

basements/crawlspaces usually resulting from inadequate water management around

the exterior of the home. Most causes can be corrected by improving drainage and

grading around the home, however, many components influencing water infiltration

into the basement/crawlspace are concealed and therefore inaccessible during the

home inspection (i.e. weeping tile around the base of the footing, subsurface water flow

patterns, basement/crawlspace wall seal conditions, etc.) Our review of the

basement/crawlspace cannot always detect the past or future possibility of water in this

area. If you are concerned about this possibility, we suggest that you inquire with the

current owner for information regarding past water infiltration into the

basement/crawlspace.

15.1 Type

Basement.



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15.2 Condition

Partially finished. Certain aspects of the basement, such as floors, foundation

walls, joists, beams, plumbing and electrical etc. will be limited in scope due to

the partially finished nature of this area.

15.3 Access

Interior at the rear.

15.4 Stairs

Missing guard/railing noted at steps. We recommend installing a proper

guard/railing to enhance safety.

15.5 Floor

Concrete. Common cracks noted. Partially finished.

15.6 Moisture Conditions

AmeriSpec checks every basement or crawl space for abnormally high moisture

levels. Unfortunately, we can only report on the conditions present at the time of

the inspection. A home inspection is usually performed 60 to 90 days before our

clients actually take possession of the property and conditions often change

during that time period. Dry basements are usually the result of good exterior

water management. We also inspect the gutters and downspouts and the lot

grading and drainage to ensure proper exterior water management. If you do

experience water penetration into the basement or crawlspace, the first thing to do

is ensure the gutters are clean and properly discharging at least 6 feet, (2 meters)

away from the foundation. Secondly, ensure that there is a positive slope away

from the building's foundation on all sides. (This usually is the case in new houses

but over time the back-filled excavation area settles and begins to drain towards

the foundation.) For additional information please refer to the Exterior -

Walkways, Exterior - Gutter and Downspouts, Exterior - Gutter/Downspout

Maintenance and Exterior - Lot/Grade Drainage sections of this report. The

basement and/or crawlspace was inspected for the presence of moisture through

non-intrusive means using a moisture meter, touch and visual inspection. No

evidence of active water seepage was noted in the visually accessible areas of the

basement at the time of the inspection.

15.7 Walls

Brick. Due to insulation, drywall and/or paneling and/or personal storage, only 5

percent of the basement walls were accessible for us to view. Therefore, our

ability to find foundation wall problems and assess moisture problems was limited

to the accessible areas only. The basement walls were inspected for the presence

of moisture at visibly accessible areas through non-intrusive means using a

moisture meter, touch, and visual inspection. No evidence of active moisture was

noted in the visibly accessible areas of the basement walls. See Exterior section



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for additional information regarding water management around the exterior of the

home to reduce the potential for water infiltration into the basement.

15.8 Ceiling

Partially Finished.

15.9 Joists/Sills

2 x 10. No evidence of any obvious distress was observed to the visibly accessible

joists at the time of the inspection. At the time of the inspection most of the

basement ceiling was finished, therefore our inspection was limited to visibly

accessible areas only.

A temporary support post has been added under the joists adjoining the fireplace

and above the boiler venting. We recommend installing permanent support in this

area as required.

15.10 Support Posts/Columns

Due to finished materials/conditions, we were unable to determine the conditions

of the support post/walls and their associated connections.

15.11 Beams

Metal. No evidence of any obvious distress was observed at the time of the

inspection. Due to partially finished conditions/materials, our inspection of the

beams was limited to visibly accessible areas only.

15.12 Windows

Hinged at top.



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15.13 Electrical

Open junction boxes were noted. Whenever an electrical wire is cut and re-

connected, the "splice" should be encased in a covered junction box to prevent

shocks and separation of the splice. Suggest repairs as required.

15.14 Ventilation

By means of windows.

15.15 Insulation

Due to finished conditions and inaccessibility, we were unable to verify the

presence of insulation.

15.16 Vapor Barrier

Due to finished conditions, we were unable to verify the presence of a proper

vapour barrier installation.

15.17 Plumbing

A floor drain was noted in the house. Due to the inaccessible nature of the sewer

system, further inspection of the below the floor portions of the sewers is beyond

the scope of our inspection.

16 LAUNDRY AREA

16.1 Location

Laundry area located at basement.

16.2 Floors

Vinyl.

16.3 Walls

Drywall/plaster, papered.

16.4 Ceiling

Drop ceiling.



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16.5 Doors

Serviceable.

16.6 Windows

Hinged at top.

16.7 Cabinets

Serviceable.

16.8 Laundry Tub

Tub is rusted. Leak noted on the drain pipe. S-trap present. See Plumbing-Plumb-

Venting section for additional information.

16.9 Electrical

Serviceable.

16.10 Washer Hook-Up

Make: INGLIS. Serial # CL2909298. In order to prevent possible damage, we do

not disconnect the supply hoses to the washer, nor do we operate the valves.

Valves are unpredictable and can leak at any time. Repairs to these areas should

be considered a part of normal maintenance.

16.11 Dryer Hook-Up

Electric 240 volt. Make: INGLIS. Serial # ML2512444. Proper venting to exterior

noted.

17 KITCHEN COMMENTS

The kitchen inspection is a combination of visual and functional. Appliances are

operated if power is supplied. Calibrations to cooking systems are not evaluated nor

life expectancies given to dishwashers. NOTE: Dishwashers can fail at any time due to

their complexity. Our review is to determine if the system is free of leaks and excessive

corrosion.



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18 KITCHEN

18.1 Location

Main floor.

18.2 Floors

Wood strip.

18.3 Walls

Drywall/plaster, painted. Paneling.

18.4 Ceiling

Drywall/plaster, painted. Access cover to previous plumbing repair present.

18.5 Doors

Serviceable.

18.6 Windows

Casement.

18.7 Cabinets

Serviceable.

18.8 Counter Tops

Serviceable.

18.9 Electrical

Exposed wiring was observed to the range hood. We recommend

encasing/enclosing the affected wiring to ensure safety.

18.10 Sinks

Stainless steel.



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18.11 Faucets

Serviceable.

18.12 Traps/Drain Supply

Serviceable.

18.13 Dishwasher

Make: INGLIS. Serial # FW2520376. Dishwasher was operated through a rinse

cycle and tested operable at the time of the inspection.

18.14 Stove/Cook Top

Gas. Flexible gas piping was noted associated with the unit. A gas shut off valve

was provided for the unit at the boiler. We recommend installing a gas shut off at

the unit as required. Make: FRIGIDAIRE. Serial # VF11407343.

18.15 Oven

Gas.

18.16 Refrigerator

Make: MAYTAG. Serial # 12941491ZQ.

18.17 Hood/Fan

Serviceable.

18.18 Kitchen Comments

Pantry area present. Radiator noted.

19 DINING ROOM

19.1 Location

Located at main floor, right side.

19.2 Floors

Wood strip.

19.3 Walls

Drywall/plaster, painted.

19.4 Ceilings


19.5 Doors

Serviceable.

19.6 Windows/Screens

Fixed. Casement.



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19.7 Electrical

Grounded and ungrounded, three-pronged outlets noted. See Electrical -

Distribution Wiring section for additional information. Reversed polarity outlet

noted. This condition is usually easily corrected by minor wiring adjustments at

the specified outlet.

19.8 Dining Room Comments

Radiator noted.

20 LIVING ROOM

20.1 Location

Located at main floor, front.

20.2 Floors

Wood strip.

20.3 Walls


20.4 Ceiling


20.5 Doors

Serviceable.

20.6 Windows

Fixed. Casement.

20.7 Electrical

Grounded and ungrounded, three-pronged outlets noted. See Electrical -

Distribution Wiring section for additional information.

20.8 Comments

Radiator noted.

21 LOFT ROOM

21.1 Floors

Carpet.

21.2 Walls

Paneling.

21.3 Ceiling

Paneling.



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21.4 Doors

None.

21.5 Windows

Hinged at side.

21.6 Electrical

Serviceable.

21.7 Comments

No heat source present.

22 BASEMENT ROOMS

22.1 Floors

Carpet.

22.2 Walls


22.3 Ceilings


22.4 Doors

Serviceable.


Hinged at top.

22.6 Electrical

Grounded and ungrounded outlets noted.

22.7 Comments

No direct heat source present.

23 ENTRY

23.1 Location

Located at front of house.

23.2 Floors

Marble tiles. Wood strip.

23.3 Walls




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23.4 Ceilings


23.5 Doors

Serviceable.

23.6 Windows

Fixed. Fixed in door.

23.7 Electrical

Ungrounded condition noted. See Electrical - Distribution Wiring section for


23.8 Comments

Radiator noted.

24 ENTRY #2

24.1 Location

Located at the rear.

24.2 Floors

Carpet.

24.3 Walls

Paneling.

24.4 Ceilings


24.5 Doors

Serviceable.

24.6 Windows

Fixed. Fixed in door.

24.7 Electrical

Serviceable.

25 HALL/STAIRS

25.1 Location

Located at main floor ascending to the upper level.

25.2 Floors

Wood strip.



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25.3 Walls


25.4 Ceiling

Drywall/plaster, painted

25.5 Doors

Serviceable.

25.6 Windows

Casement.

25.7 Electrical

Ungrounded condition noted. See Electrical - Distribution Wiring section for


25.8 Stairs

Missing guard/railing noted at the loft area. We recommend installing a proper

guard/railing to enhance safety.

26 BATHROOM COMMENTS

Our focus in bathrooms is directed at identifying visible water damage and/or

problems. We may not always mention common faults such as stuck stoppers or

dripping faucets. If considered important, you should check these items independently.

27 BATHROOM

27.1 Location

Located at the top level.

27.2 Floors

Vinyl.

27.3 Walls


27.4 Ceilings


27.5 Doors

Serviceable.

27.6 Electrical

No ground fault interrupters at this location. See Electrical - GFI/GFCI section for

further information.



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Casement.

27.8 Exhaust Fan

Serviceable.

27.9 Heating

Radiator noted.

27.10 Tub/Surround

Serviceable.

27.11 Tub Enclosure

Tempered safety glass installed on shower/tub enclosure for safety.

27.12 Tub Faucet

Serviceable.

27.13 Shower Faucet

Serviceable.

27.14 Sink

Serviceable.

27.15 Sink Faucet

Serviceable.

27.16 Traps/Drains Supply

S-trap present. See Plumbing-Plumb-Venting section for additional information.

27.17 Toilet

Serviceable.

27.18 Counter/Cabinets

Serviceable.

28 BATHROOM #2

28.1 Location

Located at upper level hallway.

28.2 Floors

Ceramic tile. Cracked tile(s) noted.

28.3 Walls

Drywall/plaster, papered.



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28.4 Ceilings


28.5 Doors

Serviceable.

28.6 Electrical

Ungrounded, three-pronged outlet noted. See Electrical - Distribution Wiring and

GFI/GFCI sections for additional information.


Casement.

28.8 Exhaust Fan

Serviceable.

28.9 Heating

Radiator noted.

28.10 Shower/Surround

Insert noted. Cracked insert noted. We recommend repair or replacement.

28.11 Shower Door

Serviceable.

28.12 Shower Faucet

Serviceable.

28.13 Sink

Serviceable.

28.14 Sink Faucet

Serviceable.


Serviceable.

28.16 Toilet

Serviceable.

29 BATHROOM #3

29.1 Location

Located at the basement.



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29.2 Floors

Vinyl.

29.3 Walls


29.4 Ceilings

Drywall/plaster, painted. Peeling paint noted. This is an indication there has been

too much humidity.

29.5 Doors

Serviceable.

29.6 Electrical

No ground fault interrupters at this location. See Electrical - GFI/GFCI section for

further information.


Hinged at bottom.

29.8 Exhaust Fan

Serviceable.

29.9 Heating

No heat source noted.

29.10 Tub/Surround

Insert noted. Serviceable.

29.11 Tub Enclosure

Serviceable.

29.12 Tub Faucet

Serviceable.

29.13 Shower Faucet

Serviceable.

29.14 Sink

Serviceable.

29.15 Sink Faucet

Serviceable.


Serviceable.



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29.17 Toilet

Serviceable.

29.18 Counter/Cabinets

Serviceable.

30 BEDROOMS

30.1 Location

Located at the upper and top level.

30.2 Floors

Wood strip.

30.3 Walls


30.4 Ceilings


30.5 Doors

Exterior access door present in the rear left bedroom to previous exterior stairs.

We recommend that the door be kept secured or an exterior guard installed.


Fixed. Casement.

30.7 Electrical

Grounded and ungrounded three-pronged outlet(s) noted. See Electrical -

Distribution Wiring section for additional information.



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30.8 Closet/Wardrobe

Serviceable.

30.9 Comments

Radiator noted.

31 ENVIRONMENTAL ISSUES

The following section details potential environmental issues identified at the Property

at the time of the home inspection.

31.1 Asbestos

The presence of asbestos containing materials at the home was investigated

through observations made by AmeriSpec at the time of the inspection. Based on

visual inspection potential asbestos containing materials were identified in the

basement heating pipe wraps. At the time of the inspection, the materials

identified as potentially containing asbestos were observed to be non-friable and

in good condition. Non-friable asbestos containing material poses no health

hazard unless disturbed. If this material does contain asbestos and is to be

removed, it should be removed and disposed of in accordance with applicable

Provincial regulations.



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Maintenance Report

1 EXTERIOR

1.1 Trim Maintenance

In order to prolong the life of the wood trim and reduce the potential for

deterioration, we recommend scraping, caulking and repainting the wood trim as

part of routine maintenance.

1.2 Windows/Frame Maintenance.

We recommend scraping, caulking and repainting all wood frames as part of

routine maintenance to prolong their functional life and reduce the potential for

deterioration.

1.3 Gutters & Downspouts

We recommend retrofitting the downspouts so that they discharge directly to the

surface soils away from the foundation.

2 HEATING

2.1 Routine Maintenance

We recommend bleeding radiators prior to the beginning of each heating season

to ensure optimal heat distribution to each radiator. In addition, we recommend

draining the expansion tank located in the vicinity of the furnace (not necessary

for newer diaphragm models) on an annual basis to ensure proper and safe

operation.

3 LAUNDRY AREA

3.1 Laundry Tub

Suggest repairs to repair the leaking drain pipe.

4 BATHROOM MAINTENANCE

4.1 Bathroom Maintenance

The tile edges of the tub/shower walls should be caulked to prevent water

moisture penetration as part of routine maintenance.



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Summary

1.1 GENERAL COMMENTS

This is a century house constructed using solid masonry and frame construction

technologies on a brick foundation. The major systems are in overall good repair.

The sloped roof is comprised of one layer of asphalt composite shingles that

would appear to be approximately 10 years old. The roofing materials are

showing normal wear for the age and type. No missing or damaged roofing

materials were noted at the time of the inspection. New shingles were installed on

the front roof section in December 2010. The masonry chimneys are in generally

good condition.

The exterior brick siding is in good condition. Weathered and deteriorated

conditions were present on the wood shake siding and wood trim. Installing

cladding (i.e. aluminum/vinyl) over the exposed locations to reduce the potential

for further deterioration and maintenance requirements should be considered. A

combination of vinyl and weathered wood frame windows are present. Aluminum

gutters and downspouts are present in good repair.

The home is heated by a gas fired, direct vent hot water boiler that was installed

in 2001. The boiler tested operable at the time of the inspection. Two ductless air

conditioning systems were installed in 2002. The units could not be tested due to

the outside temperature. The wood burning fireplaces are not up to the current

standards.

The incoming supply pipe appears to be galvanized. We recommend contacting

the City of Toronto Water Service Repair Program for upgrading the incoming

water service pipe to a 3/4 inch copper line. Copper distribution piping was

visible. The waste lines are a combination of cast iron, copper and ABS plastic

composition. The electric water heater is a 365 liter rental unit installed in 1996.

The bathrooms are in generally good condition.

The home is equipped with a 100 amp electrical service with a circuit breaker

main and sub panel. Some updated wiring was present to the upper levels. Active

knob and tube wiring was observed in this home. Existing knob and tube wiring is

permitted to remain if they are protected by 15 amp fuses or breakers, no

additional outlets have been added to the original wiring and the conductors,

where visible, appear to be in good condition. Where three prong outlets are

installed with no ground wire present, a GFCI receptacle should be installed. We

recommend consulting with your insurance company to determine their policy

regarding knob and tube wiring.

The basement appears to be dry with no evidence of active water seepage noted in

the visually accessible areas of the basement at the time of the inspection. Dry



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basements are usually the result of good exterior water management by

maintaining gutters and downspouts and ensuring positive drainage away from the

foundation walls.

AmeriSpec of Toronto West & Mississauga Report · 2011-01-14 · 2.5 Siding Brick, aluminum, wood...

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Transcript of AmeriSpec of Toronto West & Mississauga Report · 2011-01-14 · 2.5 Siding Brick, aluminum, wood...