INSPECTION REPORT

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 For Evaluation Only. Evaluation Only.

For the Property at:

12 MAIN ST.
Kingston, ON Prepared for: JOHN GRAVES Inspection Date: Monday, May 1, 2006 Prepared by: Mike Dineen

613- 328 9963 www.kingstonhomeinspector.ca

Setting the Standard for Home Inspections!

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 For Evaluation Only.

May 19, 2006 Dear John Graves,

12 Main St. Kingston, ON K7L 6H5 Thank you for choosing Hawkeye to perform your Home Inspection. We trust the experience was both useful and enjoyable. The attached report provides you with a record of the inspection for your immediate and long-term use. Please feel free to contact us with questions about the report or the home itself any time for as long as you own the home. Our consulting service via telephone is offered at no cost to you. Please visit our website at your convenience www.kingstonhomeinspector.ca and feel free to fill out and return our client questionnaire. Thanks again for allowing us to work with you. Sincerely, Mike Dineen on behalf of Hawkeye Home Inspection

SUMMARY
12 Main St., Kingston ON
SUMMARY ROOFING

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only. May 19, 2006
STRUCTURE ELECTRICAL HEATING COOLING INSULATION EXTERIOR PLUMBING INTERIOR

www.kingstonhomeinspector.ca

Note: For the purpose of this report the building is considered to be facing North. This summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as a courtesy and cannot be considered a substitute for reading the entire report. Please read the complete document. The deficiencies listed below and the components related to these should be further evaluated and repaired by a licensed contractor or professional prior to completing the purchase of the home. This will allow a specialist to fully evaluate the system and components, and identify issues beyond our area of expertise.

Roofing
Sloped roofing \ Asphalt shingles Condition: Cracked Implication(s): Chance of water damage to contents, finishes and/or structure Location: Various Task: Replace Time: Immediately Cost: $2,500 - $4,000 Note: Additional Conditions: Old, worn out Granule loss

Structure
Walls \ Solid masonry walls Condition: Lintels sagging Implication(s): Weakened structure | Chance of structural movement Location: South First floor Task: Repair or replace Time: Less than 1 year Cost: $1000 and up Note: Additional Conditions: Cracked, Mortar deteriorating This concludes the Summary section. The remainder of the report describes each of the home's systems and also details any recommendations we have for improvements. Limitations that restricted our inspection are included as well. The suggested ballpark costs and time frames for completing recommendations are based on the limited information available during a pre-purchase home inspection. These may have to be adjusted based on the findings of the specialist. The purpose of a general home inspection is to identify potential issues, much like a doctor does during a check up. Home inspections do not include a detailed analysis of specialized systems. Just like the family doctor, home inspectors are generalists who recommend specialists to investigate further.

At Hawkeye Home Inspections, a great inspection is only the beginning.

Page 1 of 19

ROOFING
12 Main St., Kingston, ON
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only.
HEATING COOLING INSULATION PLUMBING INTERIOR

www.kingstonhomeinspector.ca

DESCRIPTION
General: Sloped: Positive attribute - relatively new shingles, professional installation, many years of anticipated functionality. Asphalt High

Probability of leakage:

LIMITATIONS
Inspection performed: By walking on roof Gravel covering membrane Roof inspection limited/prevented by:

RECOMMENDATIONS
Sloped roofing \ Asphalt shingles Condition: Cracked Implication(s): Chance of water damage to contents, finishes and/or structure Location: Various Task: Replace Time: Immediately Cost: $2,500 - $4,000 Note: Additional Conditions: Old, worn out Granule loss

At Hawkeye Home Inspections, a great inspection is only the beginning.

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Page 2 of 19

ROOFING
12 Main St., Kingston, ON
SUMMARY ROOFING

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only. May 19, 2006
STRUCTURE ELECTRICAL HEATING COOLING INSULATION EXTERIOR PLUMBING INTERIOR

www.kingstonhomeinspector.ca

1. South exposure Sloped roof flashings \ Chimney flashings Condition: Missing top, bottom, side flashings Implication(s): Chance of water damage to contents, finishes and/or structure Location: South Task: Improve Time: Immediate Cost: $500 - $800

At Hawkeye Home Inspections, a great inspection is only the beginning.

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Page 3 of 19

ROOFING
12 Main St., Kingston
SUMMARY ROOFING

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only. May 19, 2006
EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

www.kingstonhomeinspector.ca

2. Missing Flat roof flashings \ Installation Condition: Counter flashings not let into masonry Implication(s): Chance of water damage to contents, finishes and/or structure Location: North Task: Monitor Time: Ongoing

At Hawkeye Home Inspections, a great inspection is only the beginning.

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Page 4 of 19

EXTERIOR
12 Main St., Kingston
SUMMARY ROOFING

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only. May 19, 2006
EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

www.kingstonhomeinspector.ca

DESCRIPTION
Gutter & downspout material: Gutter & downspout type: Galvanized steel Eave mounted Below grade

Gutter & downspout discharge: Lot slope: Away from house

Flat

Wall surfaces - masonry:

Brick

LIMITATIONS
Inspection limited/prevented by: No or limited access to: New finishes/paint/trim Area below steps, deck, porches Ground level

Upper floors inspected from:

RECOMMENDATIONS
Roof drainage \ Gutters Condition: Leak Implication(s): Chance of water damage to contents, finishes and/or structure Location: West Second floor Task: Repair Time: Less than 1 year Cost: Less than - $400

At Hawkeye Home Inspections, a great inspection is only the beginning.

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Page 5 of 19

EXTERIOR
12 Main St., Kingston,ON
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only.
HEATING COOLING INSULATION PLUMBING INTERIOR

www.kingstonhomeinspector.ca

Porches, decks, patios and balconies \ Columns Condition: Wood/soil contact Implication(s): Weakened structure | Chance of movement | Rot | Insect damage Location: West Exterior Task: Monitor Time: Ongoing

3.

At Hawkeye Home Inspections, a great inspection is only the beginning.

Page 6 of 19

STRUCTURE
12 Main St., Kingston, ON
SUMMARY ROOFING

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only. May 19, 2006
STRUCTURE ELECTRICAL HEATING COOLING INSULATION EXTERIOR PLUMBING INTERIOR

www.kingstonhomeinspector.ca

DESCRIPTION
Configuration: Basement Masonry block Joists Masonry Rafters/roof joists Foundation material: Floor construction:

Exterior wall construction: Roof and ceiling framing:

LIMITATIONS
Percent of foundation not visible: Attic/roof space: 75 % Entered but access was limited Carpet/furnishings New finishes/paint

Inspection limited/prevented by:

RECOMMENDATIONS
Walls \ Solid masonry walls Condition: Lintels sagging Implication(s): Weakened structure | Chance of structural movement Location: South First floor Task: Repair or replace Time: Less than 1 year Cost: $1000 and up Note: Additional Conditions: Cracked, Mortar deteriorating

At Hawkeye Home Inspections, a great inspection is only the beginning.

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Page 7 of 19

STRUCTURE
12 Main St., Kingston, ON
SUMMARY ROOFING

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only. May 19, 2006
STRUCTURE ELECTRICAL HEATING COOLING INSULATION EXTERIOR PLUMBING INTERIOR

www.kingstonhomeinspector.ca

4. East side main

5. North side addition

At Hawkeye Home Inspections, a great inspection is only the beginning.

Page 8 of 19

ELECTRICAL
12 Main St., Kingston, ON
SUMMARY ROOFING

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only. May 19, 2006
STRUCTURE ELECTRICAL HEATING COOLING INSULATION EXTERIOR PLUMBING INTERIOR

www.kingstonhomeinspector.ca

DESCRIPTION
Service entrance cable and location: Service size: 100 Amps (240 Volts) 100 Amps Breakers - basement Overhead copper

Main disconnect/service box rating:

Main disconnect/service box type and location: System grounding material and type: Distribution panel rating: 100 Amps

Copper - water pipe

Distribution wire material and type: Type and number of outlets: Circuit interrupters: Smoke detectors:

Copper - non-metallic sheathed

Aluminum to major appliances

Grounded - minimal

GFCI - bathroom and exterior Present

LIMITATIONS
Panel covers: Not safe to remove

RECOMMENDATIONS
Distribution system \ Outdoor wiring Condition: Extension cord for garage door opener Implication(s): Fire hazard Location: Garage Task: Replace Time: Less than 1 year Cost: Less than - $300

At Hawkeye Home Inspections, a great inspection is only the beginning.

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Page 9 of 19

ELECTRICAL
12 Main St., Kingston, ON
SUMMARY ROOFING

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only. May 19, 2006
STRUCTURE ELECTRICAL HEATING COOLING INSULATION EXTERIOR PLUMBING INTERIOR

www.kingstonhomeinspector.ca

6. Distribution system \ Lights Condition: Loose Implication(s): Electric shock | Fire hazard Location: West Exterior wall Task: Repair Time: Immediate Cost: Minor

7.

Page 10 of 19

ELECTRICAL
12 Main St.,
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only.
HEATING COOLING INSULATION PLUMBING INTERIOR

Distribution system \ Outlets Condition: Damage Implication(s): Electric shock | Fire hazard Location: West First floor Family room Task: Replace Time: Immediate Cost: Less than - $200

8. Distribution system \ Outlets - number or location Condition: Too few outlets Implication(s): Nuisance Location: Various Task: Provide Time: Discretionary Cost: $100 - Each

9.

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Page 11 of 19

HEATING
12 Main St.,
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only.
HEATING COOLING INSULATION PLUMBING INTERIOR

DESCRIPTION
Fuel: Gas Boiler 120,000 BTU/hr System type:

Approximate capacity: Efficiency:

Conventional 10 years Medium Meter

Approximate age: Failure probability:

Main fuel shut off at: Fireplace: Chimney:

Wood fireplace Masonry Clay

Chimney liner:

LIMITATIONS
Heat loss calculations: Safety devices: Warm weather: Not done as part of a home inspection Not tested as part of a home inspection Prevents testing heating effectiveness Not tested as part of a home inspection

Zone, boiler and radiator valves: Heat exchanger: Not accessible

RECOMMENDATIONS
Gas hot water boiler \ Combustion air Condition: Inadequate combustion air Implication(s): Equipment not operating properly | Hazardous combustion products entering home | Increased heating costs Location: Furnace room Task: Improve Time: Immediate Cost: Less than - $500 Gas hot water boiler \ Gas burners Condition: Short cycling Implication(s): Equipment not operating properly | Increased heating costs | Reduced comfort Location: Furnace room Task: Service Time: Immediate Cost: Regular maintenance item

At Hawkeye Home Inspections, a great inspection is only the beginning.

Page 12 of 19

HEATING
12 Main St., Chicago, IL
SUMMARY ROOFING

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only. May 19, 2006
EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

Chimney and vent \ Masonry chimney vent connector Condition: Vent connector size is reduced at point of connection to masonry chimney. Implications: Backdrafting of appliance, poor operation and exhaust gases may enter house, causing a health hazard. Location: Furnace room Task: Improve Time: Immediate Cost: Less than - $200

10.

At Hawkeye Home Inspections, a great inspection is only the beginning.

Page 13 of 19

COOLING & HEAT PUMP

12 Main St.,
SUMMARY

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only.
ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

May 19, 2006

ROOFING EXTERIOR STRUCTURE

DESCRIPTION
Air conditioning type: Cooling capacity: Independent system 36,000 BTU/hr 10 years

Compressor approximate age: Failure probability: Medium

LIMITATIONS
Heat gain calculations: Not done as part of a home inspection

RECOMMENDATIONS
Air conditioning \ Condensate drain line Condition: No secondary drain line Location: Attic Task: Provide Time: Less than 1 year Cost: Less than - $500 Air conditioning \ Condenser fan Condition: Obstructed airflow Implication(s): Reduced system life expectancy | Increased cooling costs | Reduced comfort Location: Rear Exterior Task: Improve Time: Less than 1 year Cost: Minor

At Hawkeye Home Inspections, a great inspection is only the beginning.

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Page 14 of 19

INSULATION AND VENTILATION

12 Main St., Chicago, IL
SUMMARY ROOFING

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only.
HEATING COOLING INSULATION PLUMBING INTERIOR

May 19, 2006

EXTERIOR STRUCTURE ELECTRICAL

DESCRIPTION
Attic/roof insulation material: Attic/roof insulation amount: Attic/roof ventilation: Glass fiber R-32 Gable vent Mineral wool

Roof vent

Wall insulation material:

Not determined None

Foundation wall insulation material: Air/vapor barrier: Kraft paper

LIMITATIONS
General: Asbestos may be present in many building products and materials. Environmental Consultants can assist if this is a concern. Inspection prevented by no access to: Attic inspection performed: Wall space

By entering attic, but access was limited Not evaluated

Roof ventilation system performance: Air/vapor barrier system:

Continuity not verified Not verified

Mechanical ventilation effectiveness:

RECOMMENDATIONS
Attic/roof \ Roof vents Condition: Obstructed Implication(s): Chance of condensation damage to finishes and/or structure Location: Throughout Task: Clean Time: Less than 1 year Cost: Less than $100

At Hawkeye Home Inspections, a great inspection is only the beginning.

Page 15 of 19

PLUMBING
12 Main St.,
SUMMARY

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only.
EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

May 19, 2006

ROOFING

DESCRIPTION
Water supply source: Not determined Copper Galvanized steel Service piping into house: Supply piping in house: Main shut off valve at the: Water flow (pressure): Water heater fuel: Water heater type: Tank capacity: Gas Induced draft

Copper

Basement Typical for neighborhood

Functional

33.3 gallons 13 years High

Water heater approximate age: Water heater failure probability: Waste disposal system: Waste piping in house: Pumps: Sump pump Public Plastic

Copper

LIMITATIONS
General: Moisture problems may result in visible or concealed mold growth. Environment Consultants can assist if this is a concern. The following are not inspected or tested as part of a home inspection: Tub and basin overflows Water treatment equipment Concealed plumbing components Swimming pools, spas and hot tubs Isolating and relief valves The main plumbing shut off valve Fixtures not tested/not in service: Bidet Water quality Isolating/relief valves & main shut-off valve Concealed

Items excluded from a home inspection: plumbing Tub/sink overflows

Water treatment equipment

RECOMMENDATIONS
Supply plumbing \ Water supply pump Condition: Leak Location: Powder room Task: Repair Time: Immediate Cost: Less than - $500

At Hawkeye Home Inspections, a great inspection is only the beginning.

Page 16 of 19

PLUMBING
12 Main St., Chicago, IL
SUMMARY ROOFING

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only. May 19, 2006
EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

Note: A leak was noted at the trap below the sink. Implications: Chance of water damage to contents, finishes and/or structure Water heater \ Life expectancy Condition: Near end of life expectancy Implication(s): No domestic hot water Location: Furnace room Task: Replace Time: Unpredictable Cost: $700 - $1,000 Waste plumbing \ Traps - installation Condition: Nonstandard shape or material Implication(s): Reduced operability | Fixtures slow to drain Location: Laundry area Task: Replace Time: Less than 1 year Cost: $300 - $500

11.

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Page 17 of 19

INTERIOR
12 Main St.,
SUMMARY

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only.
EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

May 19, 2006

ROOFING

DESCRIPTION
Major floor finishes: Carpet Hardwood Resilient Ceramic Major wall and ceiling finishes: Windows: Glazing: Fixed Double Plaster/drywall Casement

Single/double hung Primary plus storm Solid wood

Exterior doors:

Sliding glass

Evidence of basement leakage: Stains

12. Basement recreation room

13. Furnace room Laundry facilities: Laundry tub Hot/cold water supply 240-Volt outlet Waste standpipe

LIMITATIONS
Restricted access to: Cupboards and cabinets Storage/furnishings New finishes/paint Inspection limited/prevented by: Not tested/not in service:

Waste disposal Carbon monoxide detectors, security systems, central vacuum

Not included as part of a home inspection: Percent of foundation not visible: 75 %

At Hawkeye Home Inspections, a great inspection is only the beginning.

Page 18 of 19

INTERIOR
12 Main St.,
SUMMARY

Edited by Foxit PDF Editor Copyright (c) by Foxit Software Company, 2004 Report No. 1162, v.7 For Evaluation Only.
EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

May 19, 2006

ROOFING

Basement leakage: inspection

Cannot predict how often or how badly basement will leak

Storage in basement limited

RECOMMENDATIONS
Stairs \ Handrails Condition: Too low Implication(s): Fall hazard Location: Second floor Staircase Task: Improve Time: Immediate Cost: Depends on approach

END OF REPORT

At Hawkeye Home Inspections, a great inspection is only the beginning.

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Page 19 of 19