The best home inspection and informative experience available in Calgary · 2019-04-09 · The best...

The best home inspection and informative experience available in Calgary

Ronnie McDougall

000 Glen Eagles View

Calgary, AB

JANE AND BOTA HOME

Thursday, March 10, 2011

lanron Inspections

4428 21 Ave N.W.

Calgary, AB T3B-0W2

403-870-3081

Fax: 403 247-2905

http://lanroninspections.com

[email protected]


May 17, 2012

Dear Jane and Bota Home,

RE: Report No. 1126, v.2000 Glen Eagles ViewCalgary, AB

Thanks very much for using Lanron Home Inspections. The inspection itself and the attached report comply with therequirements of the Standards of Practice of our national Association. This document defines the scope of a homeinspection.

Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourageyou to read the Standards of Practice so that you clearly understand what things are included in the home inspection andreport.

The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not beresponsible to any parties for the contents of the report, other than the party named herein .

The report is effectively a snapshot of the house, recording the conditions on a given date and time. Home inspectorscannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection. Ifconditions change, we are available to revisit the property and update our report.

The report itself is copyrighted, and may not be used in whole or in part without our express written permission.

Again, thanks very much for choosing Lanron Home Inspections. We offer a full satisfaction guarantee, and will returnyour fee in full if you are not satisfied at any time.

Sincerely,

Ronnie McDougallon behalf oflanron Inspections

lanron Inspections4428 21 Ave N.W.

Calgary, AB T3B-0W2403-870-3081

Fax: 403 247-2905http://lanroninspections.com

[email protected]


INVOICE

May 17, 2012

Client: Jane and Bota Home

Report No. 1126, v.2For inspection at:000 Glen Eagles ViewCalgary, AB

on: Thursday, March 10, 2011

Home inspection $400.00

GST $20.00

Total $420.00

lanron Inspections4428 21 Ave N.W.

Calgary, AB T3B-0W2403-870-3081

Fax: 403 247-2905http://lanroninspections.com

[email protected]


000 Glen Eagles View, Calgary, AB March 10, 2011 http://lanroninspections.com

Providing great home inspections for every client every time

SUMMARY

This Summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as acourtesy and cannot be considered a substitute for reading the entire report. Please read the complete document.

Priority Maintenance Items

Roofing

SLOPED ROOFING \ Wood shingles and shakesCondition: LeakRoof in very poor condition and should be replaced as soon as possible, there is a substantial amount of moisture in theceiling of the dining area and living roomImplication(s): Chance of water damage to contents, finishes and/or structureLocation: RoofTask: ReplaceTime: ImmediateCost: Major

Exterior

WALLS \ Brick, stone and concreteCondition: CrackedSome cracks in the foundation wall are typical and some are excessive, further evaluation by a structural engineerrecommendedImplication(s): Chance of water entering house | Weakened structure | Chance of movementLocation: Right Side Exterior WallTask: Further evaluationCost: Major

EXTERIOR GLASS \ Glass (glazing)Condition: BrokenImplication(s): Chance of water entering house | Chance of pests entering house | Increased heating and cooling costs |Reduced comfortLocation: First Floor Living RoomTask: ReplaceTime: Immediate

Structure

FOUNDATIONS \ FoundationCondition: Steep slope or unstable soilOther houses on this hillside have had their foundations under pinned, this house has not been done therefore thisproblem will persist. Underpinning is a very expensive project.Highly suggest getting an opinion from a structural engineer.Implication(s): Chance of structural movementLocation: RearTask: Further evaluation

Report No. 1126, v.2

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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR REFERENCE

http://www.inspectionlibrary.com/maintenance.html

http://www.discoverhorizon.com/hrb/article.aspx?ASKID=266&DROPDOWN=2766







SUMMARY

Time: ImmediateCost: Major

WALLS \ Wood frame wallsCondition: Bottom plates have poor bearingThis gap is caused by major structural shifting.Implication(s): Weakened structure | Chance of structural movementLocation: Rear BasementTask: Monitor

Electrical

DISTRIBUTION SYSTEM \ Wiring - damaged or exposedCondition: Exposed on walls or ceilingsMany of these abandoned wires are live, these present a serious shock hazard and fire hazardImplication(s): Electric shockLocation: Throughout BasementTask: RepairTime: ImmediateCost: Major

Insulation and Ventilation

ATTIC/ROOF \ InsulationCondition: WetThis area is wet in the master bedroom ceiling, this is caused by a leaky roofImplication(s): Increased heating and cooling costs | Reduced comfortLocation: Attic Master BedroomTask: RemoveTime: ImmediateCost: Major

Condition: WetInsulation soaking wet above Windows in dining room area this is also caused by leaking roofImplication(s): Increased heating and cooling costs | Reduced comfortLocation: Attic Dining RoomTask: RemoveTime: ImmediateCost: Major

Condition: WetThe dark areas are wet insulation, this covers a huge area and is caused by leaking shinglesImplication(s): Increased heating and cooling costs | Reduced comfortLocation: Attic Living RoomTask: RemoveTime: Immediate


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SUMMARY

Cost: Major

WALLS \ InsulationCondition: Installation in basement walls has been disrupted and vapor barrier has been torn off in placesLocation: BasementTask: CorrectTime: Immediate

Plumbing

WATER HEATER \ TankCondition: RustWater heater should be replaced. Has surpassed life expectancyImplication(s): System inoperative | No domestic hot waterTask: ReplaceTime: ImmediateCost: Major

FIXTURES AND FAUCETS \ ToiletCondition: LeakThe damage to the floor is likely caused by a wax seal leaking, it could also be caused by misuse of the shower, notusing the shower curtain properlyImplication(s): Chance of water damage to contents, finishes and/or structureLocation: First Floor Bedroom

FIXTURES AND FAUCETS \ Bathtub enclosureCondition: LeakBath tub enclosure tile and grout is likely leaking but has had enough time to dry out. There are signs of mold in thegrout. Recommend using grout and tile sealer before useImplication(s): Chance of water damage to contents, finishes and/or structureLocation: First Floor Bathroom

Interior

GeneralThere has been a lot of damage to the interior of this house.

Location: ThroughoutCost: Major

FLOORS \ Carpet on floorsCondition: Pests, this house has mouse droppings throughout, this includes insulation in the basement walls,cabinets, carpets and throughout the garage.Implication(s): This can lead to health issuesLocation: Throughout


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SUMMARY

WINDOWS \ Glass (glazing)Condition: BrokenImplication(s): Cosmetic defects | Chance of water entering house | Physical injury | Increased heating and coolingcosts | Reduced comfortLocation: Front First Floor Living RoomTask: ReplaceTime: Immediate

DOORS \ Doors and framesCondition: Loose or poor fitThese doors do not fit the square into the frames this is caused by shifting of the house.Implication(s): Chance of damage to finishes and structureLocation: First FloorTask: ImproveTime: If necessaryCost: Depends on work needed

CARPENTRY \ CabinetsCondition: This gap between the flooring in the cabinet is caused by structural shifting of the house.Location: Kitchen

This concludes the Summary section.

The remainder of the report describes each of the home's systems and also details any recommendations we have forimprovements. Limitations that restricted our inspection are included as well.

The suggested time frames for completing recommendations are based on the limited information available during apre-purchase home inspection. These may have to be adjusted based on the findings of specialists.

Home Improvement - ballpark costs


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http://www.inspectionlibrary.com/costs.html




ROOFING

Description

Sloped roofing material: Wood shingles/shakes

Probability of leakage: High

Limitations

Inspection performed: By walking on roof

Recommendations

SLOPED ROOFING \ Wood shingles and shakesCondition: LeakRoof in very poor condition and should be replaced as soon as possible, there is a substantial amount of moisture in theceiling of the dining area and living roomImplication(s): Chance of water damage to contents, finishes and/or structureLocation: RoofTask: ReplaceTime: ImmediateCost: Major

1. 2.

3. 4.


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http://www.discoverhorizon.com/hrb/HHRB.aspx?id=20&DROPDOWN=6502





ROOFING

Condition: RotImplication(s): Chance of water damage to contents, finishes and/or structure

Condition: Cupping, curlingImplication(s): Chance of water damage to contents, finishes and/or structure

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Condition: Damaged, broken or missing piecesImplication(s): Chance of water damage to contents, finishes and/or structure

Condition: SplittingImplication(s): Chance of water damage to contents, finishes and/or structure

Condition: Hip and ridge pieces falling apartImplication(s): Chance of water damage to contents, finishes and/or structure

Condition: Exposed fastenersImplication(s): Chance of water damage to contents, finishes and/or structure


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http://www.discoverhorizon.com/hrb/LargeImage.aspx?IMAGE=0029.gif








ROOFING

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EXTERIOR

Description

Gutter & downspout material: Aluminum

Gutter & downspout discharge: Above grade

Lot slope: Hillside

Wall surfaces : Vinyl siding

Soffit and fascia: Aluminum

Driveway: Concrete

Walkway: Concrete

Deck: Raised Wood

Exterior steps: Concrete

Limitations

Inspection limited/prevented by: Snow

Upper floors inspected from: Ground level

Exterior inspected from: Ground level

Recommendations

ROOF DRAINAGE \ DownspoutsCondition: Should discharge 6ft. from homeImplication(s): Chance of water damage to contents, finishes and/or structureLocation: Throughout Exterior WallTask: CorrectTime: Immediate

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EXTERIOR

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5. 6.

WALLS \ Brick, stone and concreteCondition: CrackedSome cracks in the foundation wall are typical and some are excessive, further evaluation by a structural engineerrecommendedImplication(s): Chance of water entering house | Weakened structure | Chance of movementLocation: Right Side Exterior WallTask: Further evaluationCost: Major


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EXTERIOR

7. 8.

EXTERIOR GLASS \ Glass (glazing)Condition: BrokenImplication(s): Chance of water entering house | Chance of pests entering house | Increased heating and cooling costs |Reduced comfortLocation: First Floor Living RoomTask: ReplaceTime: Immediate

9.

PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ FloorsCondition: DamageDura deck could use some repair to stop the plywood from rotting.Implication(s): Weakened structure | Chance of movementLocation: Rear DeckTask: Repair or replaceTime: Less than 1 yearCost: Depends on approach


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EXTERIOR

10. 11.

PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Handrails and guardsCondition: MissingImplication(s): Fall hazardLocation: Rear ExteriorTask: ProvideTime: ImmediateCost: Depends on approach

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EXTERIOR

12. 13.

14.

LANDSCAPING \ DrivewayCondition: Cracked or damaged surfacesSome cracking is normal but this is excessive, likely caused by excessive moisture and frost heavingImplication(s): Trip or fall hazardLocation: FrontTask: Monitor

15.


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STRUCTURE

Description

Configuration: Basement

Foundation material: Poured concrete

Floor construction: Wood I-joists Steel columns Wood beams Subfloor - OSB (Oriented Strand Board)

Exterior wall construction: Wood frame

Roof and ceiling framing: Rafters/roof joists OSB (Oriented Strand Board) sheathing

Limitations

Inspection limited/prevented by: Storage Insulation

Attic/roof space: Inspected from access hatch

Percent of foundation not visible: 75 %

Recommendations

FOUNDATIONS \ FoundationCondition: SettledImplication(s): Chance of structural movement

Condition: CrackedImplication(s): Chance of water damage to contents, finishes and/or structure | Weakened structure

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STRUCTURE

Condition: Steep slope or unstable soilOther houses on this hillside have had their foundations under pinned, this house has not been done therefore thisproblem will persist. Underpinning is a very expensive project.Highly suggest getting an opinion from a structural engineer.Implication(s): Chance of structural movementLocation: RearTask: Further evaluationTime: ImmediateCost: Major

16. 17.

18.

Condition: Prior repairsImplication(s): Weakened structure

WALLS \ Wood frame wallsCondition: Door frame out of squareImplication(s): Chance of structural movement

Condition: Bottom plates have poor bearingThis gap is caused by major structural shifting.Implication(s): Weakened structure | Chance of structural movementLocation: Rear BasementTask: Monitor


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STRUCTURE

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ELECTRICAL

Description

Service entrance cable and location: Underground aluminum

Service size: 100 Amps (240 Volts)

Main disconnect/service box rating: 100 Amps

Main disconnect/service box type and location: Breakers - basement

System grounding material and type: Copper - other

Distribution wire material and type: Copper - non-metallic sheathed

Type and number of outlets (receptacles): Grounded - typical

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - bathroom GFCI - outside

Smoke detectors: None noted

Carbon monoxide (CO) detectors: None noted

Limitations

Inspection limited/prevented by: Most lights in the house do not work, light bulbs could be burnt out or it wasdisconnected in basement when wiring was tampered with

Inspection limited/prevented by: Restricted access Storage Power was off in some areas

Recommendations

DISTRIBUTION SYSTEM \ Wiring - damaged or exposedCondition: Exposed on walls or ceilingsMany of these abandoned wires are live, these present a serious shock hazard and fire hazardImplication(s): Electric shockLocation: Throughout BasementTask: RepairTime: ImmediateCost: Major


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ELECTRICAL

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20. 21.

22. 23.


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ELECTRICAL

24. 25.


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HEATING

Description

Fuel/energy source: Gas

System type: Furnace

Furnace manufacturer:Carrier

26. 27.

Heat distribution: Ducts and registers

Approximate capacity: 85,000 BTU/hr 55,000 BTU/hr

Efficiency: Mid-efficiency

Approximate age: 10 years

Typical life expectancy: Furnace (conventional or mid-efficiency) 18 to 25 years

Failure probability: Low

Main fuel shut off at: Meter

Fireplace: Gas fireplace

Chimney/vent: Metal

Chimney liner: B-vent (double-wall metal liner)

Carbon monoxide test:15 parts per million - approximate

28.


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HEATING

Combustion air source: Interior of home

Humidifiers: Drum type

Limitations

Heat exchanger: Only a small portion visible

Recommendations

GAS FURNACE \ Mechanical air filterCondition: MissingImplication(s): Increased heating costs | Reduced comfort | Increased maintenance costsTask: ProvideTime: Immediate

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INSULATION AND VENTILATION

Description

Attic/roof insulation material: Glass fiber

Attic/roof insulation amount/value: R-32

Attic/roof ventilation: Roof and soffit vents

Wall insulation material: Glass fiber

Foundation wall insulation material: Glass fiber

Air/vapor barrier: Plastic

Limitations

Attic inspection performed: From access hatch

Air/vapor barrier system: Continuity not verified

Recommendations

ATTIC/ROOF \ InsulationCondition: WetThis area is wet in the master bedroom ceiling, this is caused by a leaky roofImplication(s): Increased heating and cooling costs | Reduced comfortLocation: Attic Master BedroomTask: RemoveTime: ImmediateCost: Major

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29.

Condition: WetInsulation soaking wet above Windows in dining room area this is also caused by leaking roofImplication(s): Increased heating and cooling costs | Reduced comfortLocation: Attic Dining RoomTask: RemoveTime: ImmediateCost: Major

30.

Condition: WetThe dark areas are wet insulation, this covers a huge area and is caused by leaking shinglesImplication(s): Increased heating and cooling costs | Reduced comfortLocation: Attic Living RoomTask: RemoveTime: ImmediateCost: Major


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31.

WALLS \ InsulationCondition: Installation in basement walls has been disrupted and vapor barrier has been torn off in placesLocation: BasementTask: CorrectTime: Immediate

32.


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PLUMBING

Description

Water supply source: Public

Service piping into building: Plastic

Supply piping in building: Plastic

Main water shut off valve at the: Basement

Water heater fuel/energy source: Gas

Water heater type: Conventional

Water heater manufacturer: Rheem

Tank capacity: 40 gallons

Water heater approximate age: 12 years

Typical life expectancy: 8 to 12 years

Water heater failure probability: High

Waste piping in building: Plastic

Limitations

Inspection limited/prevented by: Water supply turned off System winterized

Recommendations

WATER HEATER \ TankCondition: RustWater heater should be replaced. Has surpassed life expectancyImplication(s): System inoperative | No domestic hot waterTask: ReplaceTime: ImmediateCost: Major

33.


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PLUMBING

FIXTURES AND FAUCETS \ ToiletCondition: LeakThe damage to the floor is likely caused by a wax seal leaking, it could also be caused by misuse of the shower, notusing the shower curtain properlyImplication(s): Chance of water damage to contents, finishes and/or structureLocation: First Floor Bedroom

34.

FIXTURES AND FAUCETS \ Bathtub enclosureCondition: LeakBath tub enclosure tile and grout is likely leaking but has had enough time to dry out. There are signs of mold in thegrout. Recommend using grout and tile sealer before useImplication(s): Chance of water damage to contents, finishes and/or structureLocation: First Floor Bathroom

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PLUMBING

35.


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INTERIOR

Description

Major floor finishes: Carpet Resilient

Major wall and ceiling finishes: Plaster/drywall Stucco/texture/stipple

Windows: Fixed Sliders Casement Vinyl

Evidence of basement leakage:Prior repairs

There has been a sump pump added by wet basement systems Inc. this company has done a lot of work in this area.

36.

Stairs and railings: Inspected

Limitations

Inspection limited/prevented by: Storage/furnishings Storage in closets/cupboards

Basement leakage: Cannot predict how often or how badly basement will leak

Garage door opener:Not tested

No power to door opener

Recommendations

GeneralThere has been a lot of damage to the interior of this house.

Location: ThroughoutCost: Major

FLOORS \ Carpet on floorsCondition: Pests, this house has mouse droppings throughout, this includes insulation in the basement walls,cabinets, carpets and throughout the garage.Implication(s): This can lead to health issuesLocation: Throughout


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INTERIOR

37. 38.

39.

Condition: StainsImplication(s): Cosmetic defectsLocation: Throughout

WALLS \ Plaster or drywallCondition: DamagedDamaged walls in bedroom likely caused by somebody's fist.Implication(s): Cosmetic defectsLocation: BedroomTask: RepairTime: When necessary

40.


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INTERIOR

CEILINGS \ GeneralCondition: CrackedThe crack in the ceiling is caused by structural shiftingImplication(s): Cosmetic defects | Damage or physical injury due to falling materialsLocation: KitchenTask: Monitor

41.

WINDOWS \ Glass (glazing)Condition: BrokenImplication(s): Cosmetic defects | Chance of water entering house | Physical injury | Increased heating and coolingcosts | Reduced comfortLocation: Front First Floor Living RoomTask: ReplaceTime: Immediate

42.

WINDOWS \ Storms and screensCondition: Bent framesLocation: Throughout


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INTERIOR

43.

DOORS \ Doors and framesCondition: Loose or poor fitThese doors do not fit the square into the frames this is caused by shifting of the house.Implication(s): Chance of damage to finishes and structureLocation: First FloorTask: ImproveTime: If necessaryCost: Depends on work needed

44. 45.

CARPENTRY \ CabinetsCondition: This gap between the flooring in the cabinet is caused by structural shifting of the house.Location: Kitchen


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INTERIOR

46.

Condition: Doors or drawers missing or looseImplication(s): Cosmetic defectsLocation: KitchenTask: ReplaceTime: When necessary

47.

EXHAUST FANS \ Exhaust ductCondition: Weather hood missing or looseImplication(s): Chance of water damage to contents, finishes and/or structure | Chance of pests entering houseLocation: Exterior WallTask: ReplaceTime: When necessary


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INTERIOR

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48. 49.

50.

END OF REPORT


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REFERENCE LIBRARY

The links below connect you to a series of documents that will help you understand your home and how it works. Theseare in addition to links attached to specific items in the report.

Click on any link to read about that system.

1. Roofing, Flashings and Chimneys2. Exterior3. Structure4. Electrical5. Heating6. Cooling/Heat Pumps7. Insulation8. Plumbing9. Interior10. Appliances11. Life Cycles and Costs12. Supplementary

AsbestosRadonUrea Formaldehyde Foam Insulation (UFFI)LeadCarbon MonoxideMoldHousehold PestsTermites and Carpenter Ants

13. Home Set-up and Maintenance14. More About Home Inspections

ASHI Standards of PracticeCAHPI Standards of Practice


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http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_1_Roofing_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_2_Exterior_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_3_Structure_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_4_Electrical_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_5_Heating_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_6_Cooling_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_7_Insulation_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_8_Plumbing_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_9_Interior_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_10_Appliances_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_11_Life_Cycles_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_12_Supplementary_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_13_Maintenance_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_14_Appendix_A_2011.pdf


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