Happy Street / Harrison Home Inspections Ltd. / Kevin Harrison ...

Inspection Report

Mr. BuyerMrs. Buyer

Property Address:Happy Street

North Vancouver, BC

Harrison Home Inspections Ltd.

Kevin Harrison AScT, CHI, Lic#474334045 Violet St.

North Vancouver, BC, V7G 1E4604-230-5536

Table of Contents

Cover Page.................................................................1

Table of Contents ........................................................2

Intro Page ...................................................................3

1 Structural Systems...................................................5

2 Bathrooms and Kitchens........................................11

3 Electrical Systems..................................................13

4 Heating Systems....................................................15

5 Plumbing System...................................................19

6 Appliances .............................................................21

7 Additional Systems ................................................23

General Summary.....................................................24

Invoice.......................................................................32

Back Page.................................................................33


Happy Street of 33

Date: 04/12/2014 Time: 12:30 PM Report ID: SampleProperty:Happy StreetNorth Vancouver, BC

Customer:Mr. BuyerMrs. Buyer

Real Estate Professional:

Thank you Mr and Mrs Buyer for choosing Harrison Home Inspections. It was a pleasure to inspect this house andproperty for you. Please do not hesitate to contact me if you have any questions.

Scope of Inspection

The scope of inspection is a visual survey of the accessible areas of the property, building, equipment, and improvementswhile following the ASTTBC-PI Standards of Inspection. The main systems covered are roof, exterior, building structure,insulation and ventilation, electrical, heating/cooling and mechanical ventilation, plumbing, and interior along with testing ofappliances if considered safe to do so. A professional opinion will be given on the condition of the inspected systems relativeto their intended function. The inspection and report will be based upon the conditions at the time of the inspection withoutdismantling or damaging the property, and without moving furniture, appliances, and storage items. There are limitations tothe accuracy of such an inspection and there may be inferences which cannot be confirmed by direct observation within thescope of inspection. This report is in addition to a verbal report.

Comment Key or DefinitionsThe following definitions of comment descriptions represent this inspection report. All comments by the inspector should beconsidered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a secondopinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair orreplacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to befunctioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it wasfunctioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair, Attention or Replace (RR) = The item, component or unit is not functioning as intended or needs further inspectionby a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not needreplacement.

Limitations and Exclusions

The home inspector is not required to report on the following:

Â· The life expectancy of any component system or the causes of the need for repair. An opinion may be presented butit cannot be used as a guarantee or warranty of any kind.Â· The methods, materials, or costs of corrections.Â· The compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions.Â· The market value of the property or its marketability.Â· The advisability or inadvisability to purchase the property.Â· Any component or system that could not be observed.Â· Cosmetic items, underground items, or items not permanently installed.Â· Calculate the strength, adequacy, or efficiency of any system or component.Â· Any area which cannot be observed due to the likelihood that damage to the property or its' components may resultor the home inspector or other persons are at risk of being put in danger.Â· The presence or absence or of any suspected adverse environmental condition or hazard, including but not limited toasbestos, radon gas, toxins, carcinogens, noise, contaminants in the building soil, water, or air.Â· The future condition, including but not limited to the failure of components.


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The home inspector is not required to perform the following tasks:

1. Operate any component or system which is shutdown or inoperable.2. Operate any component or system that does not respond to normal operating controls.3. Remove or disturb insulation, personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris thatobstructs access or visibility.

Limitation of Liability

The liability of the Inspector, whether in contract, tort (including negligence) or other cause of action known to law shall belimited to the lesser amount of $50,000 or the amount of our professional liability insurance in effect as at the date of theClaim being made known to us and only to the extent that such insurance is available to satisfy the Claim. If this limit ofliability is insufficient for your purposes, the Inspector would be pleased to discuss with you a different limit which, if greaterthan $50,000, may result in our charging a higher fee.

The Inspector’s liability for all Claims you may have or bring in connection with the professional services rendered or arisingout of or ancillary to this Agreement shall absolutely cease to exist after a period of two (2) years from the date of:

a) Performance of the Inspection;b) Delivery to you of our Inspector’s Report;c) Suspension or abandonment of this Agreement; ord) Termination of the Inspector’s services pursuant to this Agreement,

whichever shall occur first, regardless of whether you were aware of the potential for making a Claim against the Inspectorwithin that period. Following the expiration of the aforesaid period, you agree that you shall make no Claim against theInspector, the Inspector shall have no liability to you, and you shall not bring any proceedings of any kind known to lawagainst the Inspector.

WarrantyThe company warrants that the report is a reasonably accurate and thorough representation of the property at the time ofinspection within the limitations and exclusions listed above. The company is not an insurer of the property and does notwarrant or guarantee the future performance of systems or components relative to:

• Normal wear and tear• Normal shrinkage or settlement of materials or structure• Future land subsidence or resistance to earthquakes or flooding.• Problems arising from inadequate maintenance, or random failure• Acts of fraud• Strata Corporation Common Property

Any dispute between parties arising out of this inspection shall be settled by a single arbitrator, under the regulations of theBritish Columbia Arbitrators Institute, except that the parties shall select an arbitrator who is familiar with residentialconstruction.

Standards of Practice:Applied Science Technologists andTechnicians of BC (ASTTBC)

In Attendance:Customer and their realtor

Type of Building:2 Storey w/basement

Age Of Home:2005, 9 years

Home Faces (Entrance):South

Weather:Overcast

Temperature:15-20 C

Ground/Soil Surface Conditions:Damp

Rain in last 3 days:Yes


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1. Structural Systems

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shalldescribe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure where visible. The home inspector shall:Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access isobstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe underfloor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation onbuilding components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components orbe dangerous to or adversely effect the health of the home inspector or other persons.

Styles & MaterialsRoof-Type:

Hip and ValleyRoof Cover Material:

Asphalt Fiberglass ShinglesRoofing Felt

Viewed Roof Covering From:Walked on Roof

Roof Ventilation:Passive VentsSoffit Vent

Method used to observe attic:From EntryOne section inaccessible

Roof Structure:2 X 4 RaftersEngineered wood trussesPlywood

Attic Insulation:Blown fiberglass

Ceiling Structure:2x4 Part of TrussesDrywall

Wall Structure:DrywallNot VisibleSheathingWood Siding

Floor Structure:Not visible

Foundation:Poured concrete

Siding Material:Wood SidingWood Trim

Rainscreen:No, face-sealed envelope type

Windows:Double pane vinyl

Window Flashings:Head FlashingsSloped Sill

Types of Fireplaces:Sealed Direct Vent Gas

ItemsA. Foundations

Comments: InspectedNo cracks or other inadequacies to the foundation walls as viewed from the exterior where observable.

B. Roof Covering, Flashing, and VentilationComments: InspectedThe asphalt shingles show minimal wear and have no damaged or missing shingles at this time (Picture 1,2). Withproper care they should serve the house for many years. Cleaning and regular maintenance of the roof covering isnecessary to help prolong its life.

The roof penetrations are detailed for water shedding.

No indications of ventilation issues in the attic. There is air flow and the attic components show no staining.


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B. (Picture 1) B. (Picture 2)

C. Roof Structure and InsulationComments: Inspected(1) No inadequacies to the roof structure.

The blown fiberglass insulation measured a depth of approximately 10-12 inches which is close to today's standard (Picture 1 ).

C. (Picture 1)

(2) The main attic cover is missing insulation making it an area for heat loss (Picture 2).Recommendation: Have a 12 inch batt of insulation fastened to the cover (typically using vapour barrier).

The roof space above the laundry room was not accessible due to a pipe obstruction above the cover (Picture 3).Recommendation: Have pipe rerouted for accessibility.


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C. (Picture 2) C. (Picture 3)

D. Grading, Gutters, Downspouts, and DrainageComments: Inspected, Maintenance(1) The drainage is today's standard of PVC. There are no signs of issues with the drainage system at this time, andthere are no indications of water ingress into the basement. Regular periodic cleaning of the drain tile is necessary tomaintain proper function.A central sump (catch basin) was not visible. There will be one somewhere but is likely buried slightly.

The downspouts and gutters are intact and secured.

(2) The gutters have a layer of debris (Picture 1).Cleaning maintenance.

D. (Picture 1)

E. Walls (Exterior)Comments: Inspected, MaintenanceThe wood siding is in solid condition and the majority protected by a decent overhang.The windows of the lower and upper levels are sealed at appropriate junctions however some of the sealant has agedand is showing gaps.The siding paint is thinning and is beginning to peel in places (Picture 1,2,3). The knots of the siding are not sealedmaking them vulnerable to water penetration.The fascia board at the roof are showing the need for paint (Picture 4).


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Important area for upkeep: The exterior covering for the beam above the basement back stairs should always be keptwell sealed and painted (Picture 5).

Recommendation: Budget for paint and sealant maintenance.

E. (Picture 1)E. (Picture 2)

E. (Picture 3)

E. (Picture 4)

E. (Picture 5)

F. Wall, Ceilings, and Floors (Interior)Comments: Inspected


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The interior walls, ceilings, and floors show no defects or structural deficiencies.

G. Doors (Interior and Exterior)Comments: InspectedThe exterior doors are functioning and secure. The outward swinging doors have security hinges.

The interior doors and hardware are functioning.

H. WindowsComments: InspectedThe windows are functioning and show no failed seals or broken latches.

I. Chimney/FlueComments: InspectedThe boiler flue pipe on the roof shows no corrosion and is sealed at the skirt (Picture 1).

I. (Picture 1)

J. Porch and WalkwaysComments: InspectedThe walkway stairs at the front retaining wall at the sidewalk is without a handrail for safety. With this being a publicaccess there is a level of liability.Recommendation: Consider having a handrail installed.

No other concerns with the front porch or walkways.

K. PatioComments: InspectedNo concerns with the patio area.

L. Retaining WallsComments: InspectedAll retaining walls are solid, show no cracks, and are upright and stable.

M. DrivewayComments: InspectedThe driveway next to the garage is a bit narrow but shows no significant concerns. No significant cracking or settlement.The slopes are to a catch basin and away from the garage.


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The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments inthis inspection report.


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2. Bathrooms and Kitchens

ItemsA. Shower Tiles

Comments: InspectedThe grout serving the shower tiles shows no deficiencies. Periodic sealing at the tub is necessary to prevent waterpenetration.

B. ShowerComments: InspectedThe showers are functioning with no deficiencies. The doors are sealed with sealant.

C. BathtubComments: InspectedThe bathtub faucets are functioning with no leaks. There is no damage to the bathtubs.

D. Vanity Units (cabinet, counter, and sink)Comments: InspectedNo inadequacies to the vanity units.

E. ToiletsComments: Not Functioning or in need of attention or repair(1) The basement suite toilet rocks slightly on it's mount (Picture 1). Recommendation: Have secured and seal base

with appropriate sealant.

E. (Picture 1)

(2) No cracks or leaks to the tanks or toilets. The other toilets are secure and functioning with no deficiencies.

F. FanComments: Inspected(1) The bathroom fans are functioning with a low-medium loudness.(2) Other than the basement suite, the bathroom fans are ducted to the soffits which is no the best practice (Picture 1).Recommendation: Have a qualified contractor vent them to the exterior with proper hood vents. Have adjacent

soffit panels sealed to prevent back drafting.


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F. (Picture 1)

G. Kitchen Counter and CabinetsComments: InspectedThe kitchen counters and cabinets are functional with no significant deficiencies.


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3. Electrical Systems

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main anddistribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of theirampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside thehouse, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and allreceptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. Thehome inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; andLocation of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report onpresence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The homeinspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuitinterrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Lowvoltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiringthat is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Styles & MaterialsElectrical Service Conductors:

Overhead service220 volts

Panel Capacity:125 AMP

Main Breaker Size:100 Amp

Panel Types:Circuit breakers

Branch Wire 15 and 20 AMP:Copper

Wiring Methods:ArmouredNM/Loomex (non-metallic sheathing)Not Visible

ItemsA. Service Entrance and Panels

Comments: InspectedThe main panel is located in the northeast corner family room and is professionally installed. It is accessible (Picture 1),shows no burnt, damaged, or corroded wires ( Picture 2), and is labeled. Appropriate circuit breakers and sized wireswere used for specific circuits (i.e. 40 amp for the range, 30 amp for the dryer, 15 amp for general circuitry).

A. (Picture 1)

A. (Picture 2)

B. Branch Circuits - Connected Devices and Fixtures (Report as in need of repair the lack of ground fault circuitprotection (GFCI) where required.)Comments: InspectedAll accessible outlets were tested with no errors. The lights and switches are functioning.


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The bathroom outlets are protected by functioning GFCI's(ground fault circuit interrupter).

The exterior outlets are protected by a functioning GFCI.

C. Grounding and BondingComments: InspectedThe main house grounding conductor observed under the meter.

Bonding was observed in the boiler room closet (Picture 1).

C. (Picture 1)

D. Smoke AlarmsComments: Not Functioning or in need of attention or repairThe smoke alarms are functioning and interconnected.

There is no permanent CO detector found in the home. This is important where gas appliances are installed such asfireplaces, furnaces, ranges, and hot water tanks.Recommendation: Install combination smoke alarm/CO detectors as per manufacturers instructions.

The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator forexample) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to thecomments in this inspection report.


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4. Heating Systems

The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central tohome; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distributionsystems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of aninstalled heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspectorshall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer orinstaller for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or othercircumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues;Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

Styles & MaterialsHeat Types:

Circulating boilerHydronic Radiant floorSealed Gas Fireplace

Energy Source:Natural gas

Heat System Brand:ALLIED

Number of Heat Systems (excluding wood):Two

ItemsA. Heating Equipment

Comments: Not Functioning or in need of attention or repair(1) The Allied Superhot boiler is clean and functioning with no leaks observed (Picture 1,2). The installation shows noobvious deficiencies. All zones valves and thermostats are functioning (Picture 3). The pumps appear to be functioning.

The upstairs in floor heating showed through runs of piping and heating (Picture 4,5).


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A. (Picture 1)

A. (Picture 2)

A. (Picture 3) A. (Picture 4)

A. (Picture 5)

(2) The thermostats and boiler was operated for over 2.5 hours. The floors were then scanned with a thermal imager andfound that there were heating anomalies or inconsistencies in the living room, suite kitchen and suite bathroom.


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There was a distinct lack of flow in the living room piping (Picture 6,7,8).The suite kitchen and bathroom show no heating and possibly no piping installed (Picture 9,10).The suite bedrooms also showed minimal heating but this may be due to the cold floors and carpet over top. Thereappears to be heated pipes entering the bedroom locations.Recommendation: Further investigation and servicing by a qualified heating company. The unit was serviced a

year ago however this appeared to be for a thermo-couple and expansion tank replacement.



A. (Picture 10)


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(3) The combustion air for the boiler is clogged with lint (Picture 11).Cleaning maintenance.

A. (Picture 11)

B. VentsComments: InspectedThe flue vents serving the hot water tank and boiler are safe from combustible materials.

C. FireplacesComments: InspectedBoth sealed gas fireplaces are functioning with no inadequacies.

D. Make-Up Air VentilationComments: InspectedInstalled on the east side at entrance closet.

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find allareas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal andinspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware thatthe inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended thatqualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


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5. Plumbing System

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets;functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipeinsulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; andchimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; andSump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heatingequipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exteriorfaucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State theeffectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls;Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinklersystems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow andfunctional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

Styles & MaterialsWater Source:

PublicPlumbing Water Supply (into home):

Large black plasticPlumbing Water Distribution (inside home):

PEX

Plumbing Waste:ABS Plastic

Water Heater Power Source:Natural Gas

Water Heater Capacity:50 Gallons or 189 liters

Manufacturer:RHEEM

Water Heater Year of Manufacture:2004

ItemsA. Water Supply System AND Fixtures

Comments: InspectedMain water shutoff is located next to the boiler (Picture 1). No leaks or concerns. The pressure reducing valve (PRV) isaccessible.

All fixtures were functioning with no leaks.

There were no indications of leaking from any of the distribution pipes.

A. (Picture 1)

B. Drains, Wastes, VentsComments: Inspected


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No leaks or other deficiencies were seen to the drains serving the house fixtures.

C. Water Heater EquipmentComments: InspectedThe hot water tank is manufacturer dated Dec 2004. It has no leaks and is functioning (Picture 1). There is a floor drain,drain pan, and seismic strapping.There is corrosion from a previous leak observed at the temperature and pressure safety valve (Picture 2). Typicalaverage replacement time for a tank is 10-12 years.Recommendation: Budget for near future replacement.

C. (Picture 1)

C. (Picture 2)

The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle.Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use.If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the pipingsystem. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase.It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


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6. Appliances

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normalcycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanentlyinstalled microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration orautomatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance thatis shut down or otherwise inoperable.

Styles & MaterialsExhaust Fan Types:

Fan onlyFan with light

Dryer Power Source:220 Electric

Dryer Vent:Not Visible

ItemsA. Dishwasher

Comments: InspectedFunctioning with no leaks.

B. Food Waste DisposerComments: InspectedFunctioning with a medium noise level. There are no leaks.

C. Range HoodComments: Not Functioning or in need of attention or repairFunctioning but vented to the lower east soffit (Picture 1).Recommendation: Have a qualified contractor vent to the exterior with a proper hood vent. Have adjacent soffit

panels sealed to prevent back drafting.

C. (Picture 1)

D. Ranges/Ovens/CooktopsComments: InspectedAll elements in the oven and range top were functioning at the time of inspection (Picture 1).


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D. (Picture 1)

E. RefrigeratorComments: InspectedFunctioning with no damage at the time of inspection.

F. Whole House Vacuum SystemsComments: Not PresentThere is no central vacuum present but the house is roughed in for one.

G. Garage Door and OperatorsComments: InspectedThe garage door was functioning and mechanically smooth. The sensors are in place for the garage door and willreverse the door.

H. Door Bell, Chimes, Monitor SystemComments: InspectedFunctioning.

I. Dryer VentsComments: Not InspectedNot visible but they are vented to the exterior.

J. Washer/DryerComments: InspectedThe washer and dryer were both functioning at the time of inspection. The pressure hoses were not visible.

The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report shouldbe considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the commentsin this inspection report.


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7. Additional Systems

ItemsA. Garage

Comments: InspectedNo inadequacies with any components of the garage.

B. FencingComments: InspectedThe fencing is intact, upright, and functional.

C. Security SystemsComments: Not InspectedNoted but not inspected or tested.

D. Communication cablesComments: InspectedThe central communication panel is located in the basement area under the stairs (Picture 1).

D. (Picture 1)

E. Rodents and Damaging InsectsComments: InspectedNo indications of rodents or damaging insects were observed during the inspection.


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General Summary


4045 Violet St.North Vancouver, BC, V7G 1E4

604-230-5536

CustomerMr. Buyer

Mrs. Buyer

AddressHappy Street

North Vancouver, BC

The following items or discoveries indicate that these systems or components do not function as intended or adverselyaffects the habitability of the dwelling; or appear to warrant further investigation by a specialist, or requires subsequentobservation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it inproper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home. ThisSummary is not the entire report. The complete report may include additional information of concern to the customer. It isrecommended that the customer read the complete report.

1. Structural SystemsC. Roof Structure and Insulation

Inspected(2) The main attic cover is missing insulation making it an area for heat loss (Picture 2).Recommendation: Have a 12 inch batt of insulation fastened to the cover (typically using vapour barrier).

The roof space above the laundry room was not accessible due to a pipe obstruction above the cover (Picture 3).Recommendation: Have pipe rerouted for accessibility.


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C. (Picture 2) C. (Picture 3)

D. Grading, Gutters, Downspouts, and DrainageInspected, Maintenance(2) The gutters have a layer of debris (Picture 1).Cleaning maintenance.

D. (Picture 1)

E. Walls (Exterior)Inspected, MaintenanceThe wood siding is in solid condition and the majority protected by a decent overhang.The windows of the lower and upper levels are sealed at appropriate junctions however some of the sealant hasaged and is showing gaps.The siding paint is thinning and is beginning to peel in places (Picture 1,2,3). The knots of the siding are not sealedmaking them vulnerable to water penetration.The fascia board at the roof are showing the need for paint (Picture 4).

Important area for upkeep: The exterior covering for the beam above the basement back stairs should always bekept well sealed and painted (Picture 5).

Recommendation: Budget for paint and sealant maintenance.


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E. (Picture 1)

E. (Picture 2) E. (Picture 3)

E. (Picture 4)

E. (Picture 5)

J. Porch and WalkwaysInspected


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1. Structural SystemsThe walkway stairs at the front retaining wall at the sidewalk is without a handrail for safety. With this being a publicaccess there is a level of liability.Recommendation: Consider having a handrail installed.

No other concerns with the front porch or walkways.

2. Bathrooms and KitchensE. Toilets

Not Functioning or in need of attention or repair(1) The basement suite toilet rocks slightly on it's mount (Picture 1). Recommendation: Have secured and sealbase with appropriate sealant.

E. (Picture 1)

F. FanInspected(2) Other than the basement suite, the bathroom fans are ducted to the soffits which is no the best practice (Picture1).Recommendation: Have a qualified contractor vent them to the exterior with proper hood vents. Haveadjacent soffit panels sealed to prevent back drafting.


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2. Bathrooms and Kitchens

F. (Picture 1)

3. Electrical SystemsD. Smoke Alarms

Not Functioning or in need of attention or repairThe smoke alarms are functioning and interconnected.

There is no permanent CO detector found in the home. This is important where gas appliances are installed suchas fireplaces, furnaces, ranges, and hot water tanks.Recommendation: Install combination smoke alarm/CO detectors as per manufacturers instructions.

4. Heating SystemsA. Heating Equipment

Not Functioning or in need of attention or repair(2) The thermostats and boiler was operated for over 2.5 hours. The floors were then scanned with a thermalimager and found that there were heating anomalies or inconsistencies in the living room, suite kitchen and suitebathroom.There was a distinct lack of flow in the living room piping (Picture 6,7,8).The suite kitchen and bathroom show no heating and possibly no piping installed (Picture 9,10).The suite bedrooms also showed minimal heating but this may be due to the cold floors and carpet over top. Thereappears to be heated pipes entering the bedroom locations.Recommendation: Further investigation and servicing by a qualified heating company. The unit wasserviced a year ago however this appeared to be for a thermo-couple and expansion tank replacement.


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4. Heating Systems



A. (Picture 10)


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5. Plumbing SystemC. Water Heater Equipment

InspectedThe hot water tank is manufacturer dated Dec 2004. It has no leaks and is functioning (Picture 1). There is a floordrain, drain pan, and seismic strapping.There is corrosion from a previous leak observed at the temperature and pressure safety valve (Picture 2). Typicalaverage replacement time for a tank is 10-12 years.Recommendation: Budget for near future replacement.

C. (Picture 1)

C. (Picture 2)

6. AppliancesC. Range Hood

Not Functioning or in need of attention or repairFunctioning but vented to the lower east soffit (Picture 1).Recommendation: Have a qualified contractor vent to the exterior with a proper hood vent. Have adjacentsoffit panels sealed to prevent back drafting.


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6. Appliances

C. (Picture 1)

Any system that has been altered without the required permits cannot be pronounced safe or in properworking condition or be warranted other than by the authority having jurisdiction.

The intellectual material amassed from the inspections is the property of the Inspector. This report is intended for use of theindividual or Client named on the report. It is privileged and confidential information and any dissemination, distribution, or copyingof this report without written permission is prohibited. This report is not intended for third parties. If the Client directly or indirectlycauses the report to be distributed to any other person, the Client shall indemnify, defend, and hold the Inspector harmless against theclaim of any third party.

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Happy Street of 33

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INVOICE

Harrison Home Inspections Ltd.4045 Violet St.North Vancouver, BC, V7G 1E4604-230-5536Inspected By: Kevin Harrison AScT, CHI,Lic#47433

Inspection Date: 04/12/2014Report ID: Sample

Customer Info: Inspection Property:

Mr. BuyerMrs. Buyer

Customer's Real Estate Professional:

Happy StreetNorth Vancouver, BC

Inspection Fee:Service Price Amount Sub-Total

Tax $0.00Total Price $0.00

Payment Method:Payment Status:Note:


Happy Street of 33


Kevin Harrison AScT, CHI, Lic#47433

4045 Violet St.North Vancouver, BC, V7G 1E4

604-230-5536


Happy Street of 33

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