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INSPECTION REPORT

For the Property at:

123 YOUR STREET


YOUR CITY, ON O1O 1O1 Prepared for: MR. AND MRS. SAMPLE Inspection Date: Tuesday, October 16, 2012 Prepared by: Ashley Shojaie

Mike Holmes Inspections PO Box 40581, Six Points Plaza Post Office, 5230 Dundas Street West Etobicoke, ON M9B 6K8 1-888-563-5699 Fax: 647-253-0318 www.mikeholmesinspections.com contactus@mikeholmesinspections.com

INTEGRITY, QUALITY, TRUST

INVOICE
July 26, 2013 Client: Mr. and Mrs. Sample Report No. 4620, v.6 For inspection at: 123 Your Street Your City, ON O1O 1O1 on: Tuesday, October 16, 2012 Test Inspections $0.00

Mike Holmes Inspections PO Box 40581, Six Points Plaza Post Office, 5230 Dundas Street West Etobicoke, ON M9B 6K8 1-888-563-5699 Fax: 647-253-0318 www.mikeholmesinspections.com contactus@mikeholmesinspections.com

ROOFING
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

Note: For the purpose of this report the building is considered to be facing South.

Description
General: We would like to remind you that a home inspection is general in nature and does not address specific areas of expertise. An inspector cannot confirm the cause of defects, or make recommendations on any course of remedial action. It is always recommended that a qualified specialist is consulted regarding specific issues of concern. Sloped roofing material: Probability of leakage: Probability of leakage: Asphalt shingles Typical lifespan is 15 - 20 years Medium

Limitations
General: Roof access is at the sole discretion of the inspector. Work safety and potential material damage are the governing factors. Roof inspection limited/prevented by: The roof could only be inspected with binoculars as it exceeds the accessible limits set out in our company safety policy. A complete assessment of the roofing system is recommended by a qualified roofing contractor at the earliest opportunity. Inspection performed: With binoculars from the ground From roof edge

Recommendations
RECOMMENDATIONS \ Overview 1. Condition: The primary function of the roof system is to protect against and manage the weather elements, thereby protecting the interior and structural components of the building. Because of the important functions this system provides, its condition should be assessed regularly and maintenance provided where/as necessary. Failure to provide consistent professional style maintenance will reduce the life expectancy and may cause the roof to leak prematurely. The component of roofs that is most vulnerable to early deterioration is the area around the flashings (chimneys, plumbing stacks, the intersection of two or more roof slopes and skylights.) It is not uncommon for these areas to develop a leak well before the rest of the roof material has aged significantly. Also, because these areas are frequently made of metal they can be more susceptible than the rest of the roof coverings to damage from wind and temperature differences resulting in expansion and contraction. So while the flashing may have appeared fine on the day of the inspection and the roof may be relatively young in age, the flashings should be monitored on a regular basis (at least semi-annually) to detect any changes in condition that may indicate that repair is necessary. Leaks left unattended can cause serious damage to other systems and components of the home.

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ROOFING
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

SLOPED ROOFING \ Asphalt shingles 2. Condition: Damage Several shingles at front have minor damage. While damage is minor at this point, these areas will wear sooner and will require replacement before the surrounding areas. Implication(s): Chance of water damage to contents, finishes and/or structure Location: Front Roof Task: Monitor & repair when necessary Time: Ongoing

1. Damage

2. Damage/torn shingle

3. Condition: Exposed fasteners Implication(s): Chance of water damage to contents, finishes and/or structure Location: Rear Roof Task: Correct/repair Time: Earliest opportunity

MIKE HOLMES INSPECTIONS

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ROOFING
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

3. Exposed fasteners SLOPED ROOF FLASHINGS \ Roof/sidewall flashings 4. Condition: Siding not cut back Wood siding in close contact with roof surface will likely deteriorate sooner than siding that can dry easily. Implication(s): Chance of water damage to contents, finishes and/or structure Location: Front Roof Task: Correct/improve Time: Discretionary When necessary

MIKE HOLMES INSPECTIONS

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ROOFING
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

4. Siding not cut back SLOPED ROOF FLASHINGS \ Pipe/stack flashings 5. Condition: Top of flashing exposed or bottom buried Implication(s): Chance of water damage to contents, finishes and/or structure Location: Roof Task: Correct/improve Time: Earliest opportunity When replacing

MIKE HOLMES INSPECTIONS

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ROOFING
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

5. Top of flashing exposed or bottom buried

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EXTERIOR
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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Description
Gutter & downspout material: Gutter & downspout type: Aluminum Eave mounted Below grade

Gutter & downspout discharge: Lot slope: Lot slope: Walkout Flat Boards

Wall surfaces - wood:

Wall surfaces - masonry: Wall surfaces : Soffit and fascia: Driveway: Walkway: Porch: Asphalt Concrete EIFS

Artificial stone

Aluminum Interlocking brick

Concrete

Limitations
Inspection limited/prevented by: Inspection limited/prevented by: No or limited access to: Storage in garage Vines/shrubs/trees against wall

Area below steps, deck, porches Ground level

Upper floors inspected from: Exterior inspected from:

Ground level

Recommendations
General 6. Preventing Leakage - Ongoing maintenance is required for caulking on all doors, windows and wall penetrations such as furnace vents, hose bibs, air conditioning lines etc. It is recommended that the caulking is inspected annually for deterioration and replaced as required. Location: Various Throughout Exterior Wall Task: Repair Time: Earliest opportunity

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EXTERIOR
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

www.mikeholmesinspections.com
PLUMBING INTERIOR SITE INFO

7. Preventing Leakage - Caulking needed

6. Preventing Leakage - Caulking needed

8. Preventing Leakage - Caulking needed

9. Preventing Leakage - Caulking needed

MIKE HOLMES INSPECTIONS

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EXTERIOR
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

10. Preventing Leakage - Caulking needed ROOF DRAINAGE \ Downspouts 7. Condition: Downspouts discharging below grade Downspouts that discharge below grade are more likely to cause basement leakage or foundation damage due to clogged or deteriorated pipes. Having your drains scoped with a snake camera, and/or disconnecting downspouts to redirect discharge above grade is a preventative measure to reduce the risk of foundation leakage and structural damage. Furthermore, many municipalities no longer permit storm water to be connected to sewers. Please note that depending on the age and installation, concealed water damage may have already occurred Implication(s): Chance of water damage to contents, finishes and/or structure Location: Exterior Task: Improve Time: Earliest opportunity

MIKE HOLMES INSPECTIONS

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EXTERIOR
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

www.mikeholmesinspections.com
PLUMBING INTERIOR SITE INFO

8. Condition: Missing Implication(s): Chance of water damage to contents, finishes and/or structure Location: Exterior Garage Task: Provide Time: Earliest opportunity

11. Missing downspout

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EXTERIOR
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

WALLS \ Trim 9. Condition: Maintaining wood trim - Exterior wood needs regular maintenance to prolong the life expectancy. Recommend annual inspections and provide paint and caulking when necessary. The wood should be checked for any rot when preparing to paint and the wood should repaired or replaced if necessary. Location: Exterior Task: Provide paint and caulking Time: When necessary WALLS \ Stucco and EIFS 10. Condition: Some synthetic stucco includes products such as Exterior Insulation Finish Systems (EIFS). EIFS incorporates foam insulation panels, reinforcement mesh and a textured finish coating. Certain EIFS products and/or installation methods create conditions that are highly susceptible to moisture infiltration and subsequent mold growth and/or structural damage due to water infiltration at penetrations, joints, and roof terminations. There is a possibility of concealed water damage that would not be visible on a typical home inspection. Recommend regular maintenance to ensure all joints and seals remain water tight. Should any problems occur, have system further evaluated a moisture intrusion or EIFS specialist. 11. Condition: Minor cracks Implication(s): Cosmetic defects | Shortened life expectancy of material Location: Front Exterior Wall Task: Monitor & repair when necessary Time: Ongoing

12. Minor cracks 12. Condition: Incompatible flashings Incompatible flashing's/missing drip edge flashing noted at most exterior windows. Ensure these areas are properly seal at all times. This will be an ongoing maintenance concern if corrective repairs are not made. Implication(s): Chance of water damage to contents, finishes and/or structure | Material deterioration Location: Various Throughout Exterior Wall Task: Correct/improve

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EXTERIOR
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

www.mikeholmesinspections.com
PLUMBING INTERIOR SITE INFO

Time: Earliest opportunity When remodelling

13. Incompatible flashings WALLS \ Brick, stone and concrete 13. Condition: Cracked Typical settlement cracking noted at stone veneer siding. This is a maintenance item for your information. Recommend consulting with masonry contractor regarding repairs as needed. Implication(s): Chance of water entering house | Weakened structure | Chance of movement Location: Various Exterior Wall Task: Repair Time: Earliest opportunity

14. Cracked

15. Cracked

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EXTERIOR
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

14. Condition: Missing, ineffective weep holes or flashings Weep holes found in stone veneer siding have been filled with silicone caulking under upper front window. Recommend clearing openings and adding weep screens at all weep holes where needed. Implication(s): Chance of water damage to contents, finishes and/or structure | Material deterioration Location: Various Throughout Task: Correct/improve Time: Earliest opportunity

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EXTERIOR
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

www.mikeholmesinspections.com
PLUMBING INTERIOR SITE INFO

16. Caulked, ineffective weep holes or flashings PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Floors 15. Condition: Damage Slate tiles at front porches have lifted (popped). Recommend repair and applying a water sealer for added protection. Implication(s): Weakened structure | Chance of movement Location: Front Porch Task: Repair Time: Earliest opportunity

17. Damage/loose tile

18. Tile not sealed around column base

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EXTERIOR
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

19. Damage/loose tile PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Steps and landings 16. Condition: Stair rise too big or not uniform Implication(s): Trip or fall hazard Location: Front Porch Task: Improve Time: Earliest opportunity

MIKE HOLMES INSPECTIONS

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EXTERIOR
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

20. Stair rise not uniform PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Handrails and guards 17. Condition: Weak Guardrails at upper rear balcony are not secured at tops. This allows for movement if leaned against which can lead to a potential fall hazard. Implication(s): Fall hazard Location: Second Floor Balcony Task: Correct/improve Time: Immediate

21. Weak/not properly secured

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EXTERIOR
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ General 18. Condition: Disrepair Trim work at side deck is poorly installed. Recommend repairs as needed by qualified trades person. Implication(s): Weakened structure Location: West Exterior Deck Task: Repair Time: Earliest opportunity When remodelling

22. Disrepair/damaged decking

23. Disrepair

24. Disrepair/loose LANDSCAPING \ Lot grading 19. Condition: Improper slope All grading should slope away from the house to ensure water is not draining against the foundation wall increasing the risk of water leakage into the basement. Implication(s): Chance of water damage to contents, finishes and/or structure Location: Exterior Yard

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EXTERIOR
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

www.mikeholmesinspections.com
PLUMBING INTERIOR SITE INFO

Task: Improve Time: Earliest opportunity

MIKE HOLMES INSPECTIONS

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EXTERIOR
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

www.mikeholmesinspections.com
PLUMBING INTERIOR SITE INFO

25. Improper slope

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STRUCTURE
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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Description
Configuration: Basement Poured concrete Wood I-joists Steel columns Steel beams Foundation material: Floor construction:

Exterior wall construction: Roof and ceiling framing:

Wood frame Trusses

Wood frame, brick veneer

Limitations
Inspection limited/prevented by: Finishes Inspection limited/prevented by: Wall, floor and ceiling coverings Inspection of the overhead floor framing and other house elements is restricted by the presence of finished ceiling surfaces and materials. No assessments can be made of the suitability of renovations or finish work. Local building officials should be contracted to verify compliance with permit and inspection requirements, including fire safety, egress, and clearance issues. Carpet/furnishings Storage New finishes/paint Insulation Attic/roof space: Entered but access was limited 95 %

Percent of foundation not visible:

Recommendations
FOUNDATIONS \ Foundation 20. Condition: Cracked Typical foundation cracks were noted on the exterior. They appear to be stable. However, at this time it cannot be determined if future movement or leakage will occur. Recommend monitoring all cracks and repair if necessary. Please refer to the lot grading and surface water control comments in the exterior section of the report for related information. Implication(s): Chance of water damage to contents, finishes and/or structure | Weakened structure Location: Exterior Wall Task: Monitor & repair when necessary Time: If necessary

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STRUCTURE
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

21. Condition: Parging damaged or missing The surface coating on the foundation appears thin or irregular. This is generally a cosmetic issue but can present a water penetration concern. Damaged areas should be repaired if damage continues or becomes larger. Implication(s): Chance of damage to structure | Shortened life expectancy of material Location: Exterior Wall Task: Monitor & repair when necessary Time: When necessary

26. Parging damaged or missing

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STRUCTURE
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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FLOORS \ Engineered wood 22. Condition: Notches or holes I joist in basement appears to have excessively large hole drilled out to accommodate duct. While holes are allowed to be drilled in I joist webs it must conform within manufacturers and engineering requirements. It is recommended that any suspect or excessive holes be further evaluated by the joist manufacturer or a structural engineer to make sure openings do not exceed limits. Implication(s): Weakened structure Location: Basement Task: Further evaluation & correct as required Time: Immediate

27. Large hole cut in engineered joist

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ELECTRICAL
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

Description
Service entrance cable and location: Service size: 100 Amps (240 Volts) Underground - not visible 200 Amps (240 Volts) 100 Amps 200 Amps Breakers - basement Fuses - basement

Main disconnect/service box rating:

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

Copper - ground rods 200 Amps Breakers - basement Copper - non-metallic sheathed Grounded - typical GFCI - bathroom and exterior

Distribution panel type and location: Distribution wire material and type:

Type and number of outlets (receptacles):

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): Smoke detectors: Present None noted

Carbon monoxide (CO) detectors:

Limitations
General: Many of the components that make up an electrical system are concealed in wall cavities, conduits, chases, junction boxes etc. No commentary will be provided on concealed items. Panel covers: System ground: Circuit labels: Disconnect covers are not removed by the home inspector Continuity not verified Quality of ground not determined

The accuracy of the circuit index (labels) was not verified. Main disconnect panel cannot be opened without shutting off power.

Panel or disconnect cover:

Recommendations
General 23. Ground Fault Circuit Interrupters (GFCI): It is recommended that GFCI protection is installed for any electrical outlet located outside, in bathrooms or within 1.5m (5') of any sink, such as kitchens and laundry areas. These safety devices should be tested regularly in accordance with the manufacturer's specifications. [Note: installing a GFCI in some areas may also require the upgrade of the circuit over-current protection and wiring, at additional cost.]

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ELECTRICAL
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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DISTRIBUTION SYSTEM \ Wiring - installation 24. Condition: Too close to duct, pipe, vent or chimney Implication(s): Electric shock | Fire hazard Location: Various Throughout Basement Task: Correct/improve Time: Earliest opportunity

DISTRIBUTION SYSTEM \ Outdoor wiring 25. Condition: Caulking is missing Location: Various Exterior Wall Task: Correct/improve Time: Earliest opportunity

28. Caulking is missing/needed

29. Caulking is missing/needed

MIKE HOLMES INSPECTIONS

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ELECTRICAL
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

DISTRIBUTION SYSTEM \ Switches 26. Condition: Inoperative Switch controlling power to upper section of outlets in master bedroom failed to work when checked. Recommend a licensed electrician check all related circuitry. Implication(s): Inadequate lighting Location: First Floor Master Bedroom Task: Repair or replace Time: Immediate

30. Inoperative switch

31. Inoperative outlet

DISTRIBUTION SYSTEM \ Outlets (receptacles) 27. Condition: GFI test faulty Exterior outlet is not connected to GFCI protection. This is a mandatory requirement for this age of home. Implication(s): Electric shock Location: Exterior Wall Task: Repair or replace Time: Immediate

MIKE HOLMES INSPECTIONS

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ELECTRICAL
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

32. GFI test faulty 28. Condition: Ground Fault Interrupter (GFI) needed No GFCI protection found at outlets within 1m of main floor kitchen sink. This is a mandatory requirement for this age of home. Implication(s): Electric shock Location: First Floor Kitchen Task: Provide/upgrade Time: Immediate

MIKE HOLMES INSPECTIONS

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ELECTRICAL
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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33. Ground Fault Interrupter (GFI) needed DISTRIBUTION SYSTEM \ Smoke detectors 29. Condition: Ensure that you have working smoke alarms installed on every floor and CO detectors installed near bedrooms. Test and replace them regularly according to manufacturer's specifications.

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HEATING
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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Description
General: Minimum efficiency reporting value, commonly known as MERV rating is a measurement scale designed in 1987 by the American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) to rate the effectiveness of air filters. The scale "represents a quantum leap in the precision and accuracy of air-cleaner ratings" and allows for improved health, reduced cost and energy efficiency in heating, ventilation and air conditioning (HVAC) design. For example, a HEPA filter is often impractical in central HVAC systems due to the large pressure drop the dense filter material causes. Experiments indicate that less obstructive, medium-efficiency filters of MERV 7 to 13 are almost as effective as true HEPA filters at removing allergens, with much lower associated system and operating costs. Fuel/energy source: System type: Gas

Furnace Ducts and registers 80,000 BTU/hr Hot water radiant piping

Heat distribution:

Approximate capacity: Efficiency:

High-efficiency 5 years Furnace (high efficiency) 15 to 20 years Low Exterior wall

Approximate age:

Typical life expectancy: Failure probability: Main fuel shut off at: Chimney/vent: Chimney liner:

Medium Meter

Plastic

Sidewall venting

Not required

Limitations
General: Many of the components that make up a heating system are concealed in cabinet, floor, wall and ceiling chases. No commentary will be offered on concealed components. Safety devices: Not tested as part of a home inspection Not done as part of a home inspection

Heat loss calculations: Heat exchanger:

Not visible

Recommendations
General 30. Annual servicing and cleaning is recommended for your furnace to achieve maximum efficiency and service life. GAS FURNACE \ Ducts, registers and grilles 31. Condition: Disconnected ducts Disconnected supply duct sealed with painters tape. Have HVAC technician evaluate. Implication(s): Increased heating costs | Reduced comfort Location: Basement Task: Further evaluation & correct as required

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HEATING
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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34. Disconnected ducts 32. Condition: Weak airflow Weak air flow was found at various duct registers, particularly in the basement. Recommend a qualified heating contractor investigate and repair as required. Implication(s): Increased heating costs | Reduced comfort Location: Various Throughout Basement Task: Correct/improve Time: Earliest opportunity Discretionary

MIKE HOLMES INSPECTIONS

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HEATING
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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GAS HOT WATER BOILER \ Radiant heating 33. Condition: Cool rooms or parts of rooms Radiant heating lines in basement slab appear to be spaced too far apart to be effective at providing sufficient heating. Further evaluation is needed to determine cost and remedial action required for repair. Implication(s): Increased heating costs | Reduced comfort Location: Various Throughout Basement Task: Repair or replace Further evaluation Time: Earliest opportunity Discretionary

35. Infrared image shows heat pipe too far apart

36. Infrared image shows heat pipe two feet apart

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HEATING
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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PLUMBING INTERIOR SITE INFO

37. Infrared image shows heat pipe too far apart 34. Condition: Cool rooms or parts of rooms In floor hot water radiant heating at first floor has been improperly installed. Current arrangement has hot water pipes running along sides of floor joist near the top under the sub flooring. This design will not allow sufficient heat to reach the finished flooring above and is not designed to current recognized standards. Unfortunately in order to correct this current arrangement all floor finishes will need to be removed and replaced for proper installation. Also, due to poor design and workmanship it is highly recommended that entire system be evaluated for potential leakage and repair cost by a qualified radiant heating contractor. Implication(s): Increased heating costs | Reduced comfort Location: Various Throughout First Floor Task: Repair or replace Further evaluation Time: Earliest opportunity Discretionary

38. Improperly installed radiant heat pipe

39. Improperly installed radiant heat pipe

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HEATING
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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40. Improperly installed radiant heat pipe 35. Condition: Balancing valve problems There appears to be only one circulation pump controlling all areas of the entire in floor radiant heating system. This includes both basement and main floor areas. Normally individual pumps are controlled through separate thermostats in order to provide consistent heating in the zones desired. Current set up appears to only allow for heat to be on or off at all locations. Implication(s): Chance of water damage to contents, finishes and/or structure | Increased heating costs | Reduced comfort Location: Various Throughout Basement First Floor Task: Further evaluation & correct as required Time: Discretionary When remodelling

MIKE HOLMES INSPECTIONS

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HEATING
123 Your Street, Your City, ON
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Report No. 4620, v.6 October 16, 2012


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41. Balancing valve problems FIREPLACE \ Gas fireplace 36. Condition: Ineffective thermostat noted for gas fireplace control. Location: First Floor Living Room Task: Further evaluation Correct/repair Time: Earliest opportunity

42. Ineffective thermostat

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COOLING & HEAT PUMP


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Description
Air conditioning type: Manufacturer: Air cooled International Comfort Products 18,000 BTU/hr 30,000 BTU/hr

Cooling capacity:

Compressor approximate age: Typical life expectancy: Failure probability: Low

5 years

12 to15 years

Limitations
Inspection limited/prevented by: Check AC at earliest opportunity Inspection limited/prevented by: Low outdoor temperature Furnace was running:

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INSULATION AND VENTILATION


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Description
Attic/roof insulation material: Glass fiber R-32 Attic/roof insulation amount/value: Attic/roof ventilation:

Roof and soffit vents Plastic

Attic/roof air/vapor barrier: Wall insulation material:

Not visible Not determined Spray foam Glass fiber Not determined

Wall insulation amount/value:

Foundation wall insulation material: Foundation wall insulation material:

Foundation wall insulation amount/value:

Limitations
Inspection prevented by no access to: Attic inspection performed: Air/vapor barrier system: Wall space By entering attic, but access was limited Continuity not verified Not verified

Mechanical ventilation effectiveness:

Recommendations
General 37. Thermal imaging used during this inspection; The thermal camera does not allow the inspector to "see behind finishes" or through walls, the camera registers the surface temperatures. Thermal imaging reveals surface temperature variations of the building, which can be interpreted by our inspectors to identify problems in structure, moisture content and air leakage. It can also be used to find hidden heating and cooling losses, moisture intrusion, inadequate or non-existent insulation, plumbing leaks and poor construction. Early correction of these conditions can prevent more extensive damage in the future. The thermal images used in this report; the lighter the colour the warmer the temperature. Viewing a wall where there is a temperature difference between one side and the other, for example; a heated room and winter weather outside. The thermal image may reveal a uniform light colour with localized dark patches. The dark patches may be interpreted as voids in the insulation. If the conditions are reversed, with hot outside and air conditioned interior, the same image may show uniform dark temperatures with lighter colour patches. ATTIC/ROOF \ Insulation 38. Condition: Signs of mouse infestation in attic. Mice can damage electrical wires running through the attic. Recommend a further evaluation by a qualified contractor. A further evaluation by a qualified pest control company may be required. Location: Attic Task: Further evaluation

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INSULATION AND VENTILATION


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Time: Earliest opportunity

43. Mice tunnels in attic

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PLUMBING
123 Your Street, Your City, ON
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Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

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Description
Water supply source: Private Plastic Copper Plastic Utility room Service piping into building: Supply piping in building:

Main water shut off valve at the: Water flow and pressure:

Basement

Functional Gas Tankless/indirect

Water heater fuel/energy source: Water heater type: Tank capacity:

Combination system

189 liters 5 years

Water heater approximate age: Typical life expectancy:

8 to 12 years Low

Water heater failure probability: Waste disposal system: Waste piping in building: Floor drain location:

Septic system ABS plastic

Near heating system Water softener Ultraviolet treatment

Water treatment system: Gas piping: Steel

Copper

Limitations
General: Many of the components that make up a plumbing system are concealed in floor, wall, and ceiling chases. No commentary is offered on concealed components. Items excluded from a home inspection: Water quality Isolating/relief valves & main shut-off valve Concealed plumbing Evaluation of the plumbing system was limited to permanently connected fixtures and readily visible conditions. The function and effectiveness of laundry stand pipes, vent pipes, floor drains, fixture overflows, anti-siphon devices and similar items generally cannot be evaluated. Conditions are subject to unpredictable change, e.g; leaks may develop, water flow may drop, drains may become blocked, etc. The detection of sewer gases and the condition/function of sub-slab or in ground piping is excluded from a standard inspection. In ground piping is subject to blockage/collapse. Tub/sink overflows Water heater relief valves are not tested

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PLUMBING
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Recommendations
General 39. Further evaluation is needed - Recommend having a qualified plumber evaluate the noted issues and correct / repair as needed Task: Further evaluation Time: Immediate 40. Preventing Leakage - Ongoing maintenance is required for grout and caulking in showers and bath tub areas.

It is recommended that the grout and caulking is inspected annually for deterioration and repaired or replaced as required. SUPPLY PLUMBING \ Supply piping in building 41. Condition: Poor support Water supply pipe for basement bathroom sink is loose/not secured in wall. Implication(s): Chance of water damage to contents, finishes and/or structure | Leakage Location: Basement Bathroom Task: Correct/improve Time: Earliest opportunity

44. Poor support WATER HEATER \ Temperature/pressure relief valve 42. Condition: Discharge tube missing Implication(s): Scalding Location: Basement Utility Room Task: Provide Time: Immediate

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PLUMBING
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45. Discharge tube missing WASTE PLUMBING \ Traps - installation 43. Condition: Not visible No trap was found at main floor bathroom shower. While no trap was visible it may be hidden within the downstairs ceiling. However this could not be confirmed. Traps are required to be accessible. Recommend locating and making access or installing as needed. Implication(s): Difficult access Location: Basement Task: Further evaluation & correct as required Time: Earliest opportunity

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PLUMBING
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46. No trap was visible at main floor shower

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INTERIOR
123 Your Street, Your City, ON
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Description
Major floor finishes: Hardwood Tile Plaster/drywall Major wall and ceiling finishes: Windows: Glazing: Fixed Double Hinged French Sliding glass Garage Sliders

Casement

Exterior doors - type/material: Laundry facilities:

Hot/cold water supply

120-Volt outlet

240-Volt outlet

Limitations
Inspection limited/prevented by: Not tested/not in service: Storage/furnishings Storage in closets/cupboards Dishwasher Smoke alarms Carbon monoxide detectors, security systems, central vacuum Cent

Not included as part of a building inspection: Not included as part of a building inspection: ral vacuum systems Appliances: inspection Percent of foundation not visible: Basement leakage: inspection 100 % Cosmetic issues

Perimeter drainage tile around foundation, if any Appliances are not moved during an

Appliances are not inspected as part of a home inspection

Cannot predict how often or how badly basement will leak

Storage in basement limited

Recommendations
General 44. Please note that any leak or moisture issue can result in mold growth, and that it is often not visible. Furthermore, mold can grow very quickly, and although it may not be present one day, if moisture levels increase, mold can grow and become visible overnight. Water damage is frequently discovered where moisture levels are normal, suggesting the area is dry at the time. This damage can be a result of historical leaks that have since been repaired, or, of intermittent issues related to the season, weather, or plumbing fixtures and appliances. Because professional mold remediation can be a major expense if required, further evaluation is recommended regarding any leak evidence or water damage. We would like to remind you that mold and the assessment of indoor air quality is beyond the scope of a home inspection and that an inspector cannot determine if there are irritants, spores, pollutants, contaminants, or toxic materials present. A qualified environmental specialist should be consulted for any mold concerns.

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INTERIOR
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45. All homes built before the mid 1980's may include asbestos containing materials, such as plaster, floor or ceiling tiles, insulation etc. These materials could pose a health risk if they are damaged or if they need to be removed or replaced during renovations. Professional asbestos abatement can be a major expense if required. Environmental issues are beyond the scope of a home inspection, and you are advised to consult a qualified specialist if necessary. 46. Carbon Monoxide detectors are mandatory in houses and should be tested weekly by pushing the test / reset button which enables the unit to reset itself internally, an audible sound will be heard to indicate the unit is functioning properly. Each unit should be cleaned / vacuumed regularly to reduce internal dust accumulation which will prevent false alarms or improper readings. Always refer to the manufacturers instructions for additional information regarding proper installation, use and maintenance. WINDOWS \ General 47. Condition: Water leaks Water staining noted from prior leakage at garage window. Home owner indicated that repairs had been attempted. However, repairs consisted of sealing weep holes at front of exterior in window location. (see exterior for details) this repair will need to be redone properly. Implication(s): Chance of damage to finishes and structure | Chance of damage to structure Location: Garage Task: Further evaluation & correct as required Time: Discretionary

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INTERIOR
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47. Water leaks 48. Condition: Air leaks Majority of windows were found to be loose fitting and drafty. Implication(s): Leakage Location: Various Throughout Task: Correct/upgrade Time: Discretionary When remodelling

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INTERIOR
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48. Air leaks

49. Air leaks

DOORS \ Doors and frames 49. Condition: Weatherstripping missing or ineffective Daylight visible at front entrance through weather stripping. Implication(s): Chance of water entering house | Increased heating and cooling costs | Reduced comfort Location: First Floor Rear Entrance Task: Correct/improve Time: Earliest opportunity

50. Weatherstripping missing or ineffective

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INTERIOR
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GARAGE \ Man-door into garage 50. Condition: No self closer No self closer are present at man doors to garage in main floor storage area or basement entrance. This is a mandatory requirement at time of construction and must be installed according to regulations. Implication(s): Hazardous combustion products entering home Location: Basement and First Floor Task: Provide Time: Immediate

51. No self closer at first floor

52. No self closer in basement to garage

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INTERIOR
123 Your Street, Your City, ON
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EXHAUST FANS \ Exhaust duct 51. Condition: Poor termination location Bathroom exhaust duct (see kitchen exhaust also) vents to exterior at soffit using household floor registers. This arrangement is not desirable as this will allow both exhaust moisture to enter attic space and cold exterior air to come into bathroom area as no weather hood has been provided Implication(s): Chance of condensation damage to finishes and/or structure Location: First Floor Second Floor Bathroom Task: Correct/improve Time: Earliest opportunity

53. Poor termination location

54. Poor termination location

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INTERIOR
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55. IR photo showing air leakage at exhaust fan EXHAUST FANS \ Kitchen exhaust system 52. Condition: Venting arrangement poor Kitchen exhaust duct (see bathroom exhaust also) vents to exterior at soffit using household floor registers. This arrangement is not desirable as this will allow both exhaust moisture to enter attic space and cold exterior air to come into cooking area as no weather hood has been provided. Implication(s): Equipment ineffective Location: First Floor Kitchen Task: Correct/improve Time: Earliest opportunity

56. Venting arrangement poor

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INTERIOR
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APPLIANCES \ Dryer 53. Condition: Dryer vents are required to be cleaned annually from interior and exterior to prevent lint build up. Reducing / blocking air flow from dryer vents not only increases energy costs but increases the risk of dryer fires. Ensuring there is adequate air flow will reduce the possibility of a dryer fire. 54. Condition: Inoperative Dryer exhaust duct has excessive run with several 90 degree elbows. Exterior wall vent does not have proper weather hood which will allow cold air to enter duct work resulting in condensation forming on walls of duct in basement. Implication(s): Equipment inoperative Location: Basement Exterior Wall Task: Correct/improve Time: Earliest opportunity

57. Improper dryer wall vent

58. Poor arrangement at dryer exhaust duct

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SITE INFO
123 Your Street, Your City, ON
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Report No. 4620, v.6 October 16, 2012


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Description
Weather: Sunny 16 The home was furnished during the inspection. Approximate temperature: Occupancy: Utilities:

The home was occupied at the time of the inspection.

All utilities were on during the inspection. The inspection started at 9:00 a.m. The inspection ended at 2:00 p.m.

Approximate inspection start and end time: Approximate date of construction: Approximate size of home: Building type: 2007

5000 ft.

Detached home Two Basement Attached three-car garage END OF REPORT

Number of stories: Below grade area:

Garage, carport and outbuildings:

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APPENDIX
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APPENDIX
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Home Improvement Costs

REPORT

The following costs are intended as ball park estimates for repairs and/or improvements to a typical three bedroom home. The costs are based on information obtained in the Southern Ontario area. Our experience has shown that actual contractor quotations

can vary by as much as 300%. Naturally, the quality of workmanship and materials will influence costs. The complexity of the job, accessibility, and even economic conditions can also alter actual costs.

ROOFING/FLASHINGS/CHIMNEYS Install conventional asphalt shingles over existing shingles ..............$ 2.00 - $ 4.00 per sq. ft. Strip and reshingle with conventional asphalt shingles.......................$ 2. 75 - $ 5.50 per sq. ft. Strip and reshingle with premium quality asphalt shingles ................$ 5. 00 - $ 10.00 per sq. ft. Strip and re-roof with cedar shingles .......................................................$ 9.00 - $ 18.00 per sq. ft. Strip and replace built-up tar and gravel roof.........................................$ 10.00 - $ 20.00 per sq. ft. (min. $ 1000) Strip and install single-ply roof membrane..............................................$ 10.00 - $ 20.00 per sq. ft. (min. $ 1000) Reflash typical skylight or chimney...........................................................$ 500.00 - $ 1000. 00 Repoint typical chimney above roof line ..................................................$ 25.00 - $ 50.00 per row of bricks (min. $ 400) Rebuild typical single flue chimney above roof line ..............................$ 200.00 - $ 400.00 per lin. ft. (min. $ 500) EXTERIOR Install galvanized or aluminum gutters and downspouts.....................$ 5.00 - $ 10.00 per lin.ft. (min. $ 500) Install aluminum soffits and fascia ............................................................$ 8.00 - $ 16.00 per lin. ft. Install aluminum or vinyl siding ..................................................................$ 6.00 - $ 12.00 per sq. ft. Repoint exterior wall: soft mortar ..............................................................$ 3.00 - $ 6.00 per sq. ft. (min. $ 500) hard mortar.............................................................$ 5.00 - $ 10.00 per sq. ft. (min. $ 500) Parge foundation walls ................................................................................$ 3.00 - $ 6.00 per sq. ft. Dampproof foundation walls and install weeping tiles.........................$ 150.00 - $ 300.00 per lin. ft. (min. $ 3000) Install a deck...................................................................................................$ 25.00 - $ 50.00 per sq. ft. (min. $ 1000) Resurface existing asphalt driveway........................................................$ 2.00 - $ 4.00 per sq. ft. Install interlocking brick driveway.............................................................$ 8.00 - $ 16.00 per sq. ft. Rebuild exterior basement stairwell .........................................................$ 5000.00 and up Build detached garage: ............................................................................... $ 70. 00 - $ 140.00 per sq. ft. Build retaining wall: wood...........................................................................$ 20.00 - $ 40.00 per sq. ft. (min. $ 500) concrete.....................................................................$ 30.00 - $ 60.00 per sq. ft. (min. $ 500) Painting: trim only ..........................................................................................$ 2000.00 - $ 4000.00 and up trim and wall surfaces.................................................................$ 5000.00 and up STRUCTURE Underpin one corner of house....................................................................$ 5000.00 and up Underpin or add foundations ......................................................................$ 300.00 and up per lin. ft. (min. $ 3000) Lower basement floor by underpinning and/or bench footings .........$ 150.00 - $ 300.00 per lin. ft. (min. $ 5000) Replace deteriorating sill beam with concrete ......................................$ 60.00 and up per lin. ft. (min. $ 200) Install basement support post with proper footing................................$ 800.00 - $ 1600.00 Perform chemical treatment for termites ................................................$ 2000.00 and up Repair minor crack in poured concrete foundation..............................$ 400.00 - $ 800.00 ELECTRICAL Upgrade electrical service to 100-amps (including new panel).........$ 1500.00 - $ 3000.00 Upgrade electrical service to 100-amps (if suitably sized panel already exists)................................................$ 800. 00 - $ 1600.00 Upgrade electrical service to 200-amps ..................................................$ 1700.00 - $ 3500.00 Install new circuit breaker panel ...............................................................$ 700.00 - $ 1400.00 Replace circuit breaker (20 amp or less) .................................................$ 100.00 - $ 200.00 Add 120-volt circuit (microwave, freezer, etc.).......................................$ 150.00 - $ 300.00 Add 240-volt circuit (dryer, stove, etc.).....................................................$ 300.00 - $ 600.00

Over

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Add conventional receptacle (assuming electrician is already there)...........................$150.00 - $ 400.00 Replace conventional receptacle with ground fault circuit interrupter receptacle.....................................................................$ 70.00 - $ 140.00 Replace conventional receptacle with aluminum compatible type (CO/ALR) (assuming several are required)............................................................$ 60.00 - $ 120.00 each Upgrade entire house with aluminum compatible connectors, receptacles, etc.......................................................................$ 1000.00 - $ 2000.00 Rewire electrical outlet with reversed polarity (assuming electrician is already there)...........................................................................$ 5.00 - $ 10.00 each Replace knob & tube wiring with conventional wiring (typical 3 bdrm home) ........... $8000.00 - $12000.00 HEATING Install mid efficiency forced-air furnace ...............................................................................$ 2000.00 - $ 4000.00 Install high efficiency forced-air furnace..............................................................................$ 3500.00 - $ 7000.00 Install humidifier..........................................................................................................................$ 300.00 - $ 600.00 Install electronic air filter ..........................................................................................................$ 800.00 - $ 1600.00 Install mid efficiency boiler.......................................................................................................$ 3500.00 - $ 7000.00 Install high efficiency boiler......................................................................................................$ 6000.00 - $ 12000.00 Install circulating pump.............................................................................................................$ 400.00 - $ 600.00 Install chimney liner for gas appliance..................................................................................$ 500.00 - $ 1000.00 Install chimney liner for oil appliance ....................................................................................$ 700.00 - $ 1800.00 Install programmable thermostat............................................................................................$ 200.00 - $ 400.00 Replace indoor oil tank..............................................................................................................$ 1200.00 - $ 2500.00 Remove oil tank from basement..............................................................................................$ 600.00 and up Remove abandoned underground oil tank............................................................................$ 10000.00 and up Replace radiator valve...............................................................................................................$ 300.00 - $ 600.00 Add electric baseboard heater................................................................................................$ 250.00 - $ 400.00 Convert from hot water heating to forced air: bungalow ..................................................$ 10000.00 - $ 20000.00 two storey .................................................$ 15000.00 - $ 30000.00 Clean ductwork ...........................................................................................................................$ 300.00 - $ 600.00 COOLING/HEAT PUMPS Add central air conditioning on existing forced-air system..............................................$ 3000.00 and up Add heat pump on existing forced-air system.....................................................................$ 4000.00 - $ 8000.00 Replace heat pump or air conditioning condenser.............................................................$ 1200.00 - $ 2500.00 Install independent air conditioning system.........................................................................$ 8000.00 - $ 20000.00 Install ductless air conditioning system................................................................................$ 3000.00 - $ 7000.00 INSULATION Insulate open attic area to modern standards.....................................................................$ 0.80 - $ 1.60 per sq. ft. Blow insulation into flat roof, cathedral ceiling or wall cavity..........................................$ 2.00 - $ 4.00 per sq. ft. Improve attic ventilation (supplied while re-roofing)..................................................... ......$ 30.00 - $ 60.00 per vent PLUMBING Replace galvanized piping with copper: (2 storey with one bathroom,finishing extra) ......$ 2500.00 - $ 5000.00 Replace water line to house.................................................................................................................$ 2000.00 and up Replace toilet...............................................................................................................................$ 500.00 and up Replace basin, including faucets ............................................................................................$ 750.00 and up Replace bathtub, including ceramic tile and faucets .........................................................$ 2500.00 and up Install whirlpool bath, including faucets................................................................................$ 3500.00 and up Retile bathtub enclosure ...........................................................................................................$ 1000.00 - $ 2000.00 Replace leaking tile shower stall pan ....................................................................................$ 1000.00 - $ 2000.00 Rebuild tile shower stall ............................................................................................................$ 2500.00 - $ 5000.00 Replace laundry tub .................................................................................................................$ 400.00 - $ 800.00 Remodel bathroom completely (4 pc.) ...................................................................................$ 6000.00 - $ 50000. 00 Connect waste plumbing system to municipal sewers .....................................................$ 5000.00 and up Install submersible pump..........................................................................................................$ 1000.00 and up Install suction or jet pump.........................................................................................................$ 700.00 and up Install modest basement bathroom........................................................................................$ 6000.00 and up INTERIOR Add drywall over plaster ...........................................................................................................$ 4.00 - $ 8.00 per sq. ft. Sand and refinish hardwood floors ........................................................................................$ 2.00 - $ 4.0 00 per sq. ft. Install replacement windows...................................................................................................$ 40.00 - $ 120.00 per sq. ft. Install storm windows ................................................................................................................$ 200.00 - $ 400.00 each Install masonry fireplace (if flue already roughed in).........................................................$ 3000.00 and up Install "factory built" fireplace (including chimney, cosmetics extra) ...........................$ 3500.00 and up Install glass doors on fireplace................................................................................................$ 300.00 and up Install skylight ..............................................................................................................................$ 3000.00 and up Remodel kitchen completely....................................................................................................$ 10,000.00 - $ 110,000.00 Install gas fireplace (cosmetics extra) .................................................................................$ 3500.00 and up

Contents of this site Copyright 2008 Carson, Dunlop & Associates Ltd. All rights reserved. No text or graphical material may be copied from this site without the express written permission of Carson, Dunlop & Associates Ltd. Line drawings are from the Carson Dunlop Home Inspection Training Program and Home Inspection Software Tool - Horizon

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about your house


CE 47

Ho me M ai n t e n an c e Sc h e du l e
Regular maintenance is the key Inspecting your home on a regular basis and following good maintenance practices is the best way to protect your investment in your home. Whether you take care of a few tasks at a time or several all at once, it is important to get into the habit of doing them. Establish a routine for yourself and you will find the work is easy to accomplish and not very time consuming. A regular schedule of seasonal maintenance can put a stop to the most common and costlyproblems, before they occur. If necessary, use a camera to take pictures of anything you might want to share with an expert for advice or to monitor or remind you of a situation later. By following the information noted here, you will learn about protecting your investment and how to help keep your home a safe and healthy place to live. If you do not feel comfortable performing some of the home maintenance tasks listed below, or do not have the necessary equipment, for example a ladder, you may want to consider hiring a qualified handy person to help you. Seasonal home maintenance Most home maintenance activities are seasonal. Fall is the time to get your home ready for the coming winter, which can be the most grueling season for your home. During winter months, it is important to follow routine maintenance procedures, by checking your home carefully for any problems arising and taking corrective action as soon as possible. Spring is the time to assess winter damage, start repairs and prepare for warmer months. Over the summer, there are a number of indoor and outdoor maintenance tasks to look after, such as repairing walkways and steps, painting and checking your chimney and roof. While most maintenance is seasonal, there are some things you should do on a frequent basis year round:
J Make sure air vents indoors and J Test the ground fault circuit

interrupter(s) monthly by pushing the test button, which should then cause the reset button to pop up.
J If there are young children in the

house, make sure electrical outlets are equipped with safety plugs.
J Regularly check the house for

safety hazards such as a loose handrail, lifting or buckling carpet, etc. Timing of the seasons varies not only from one area of Canada to another, but also from year to year in a given area. For this reason, we have not identified the months for each season. The maintenance schedule presented here, instead, is a general guide for you to follow. The actual timing is left for you to decide, and you may want to further divide the list of items for each season into months.

outdoors (intake, exhaust and forced air) are not blocked by snow or debris.
J Check and clean range hood

filters on a monthly basis.

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APPENDIX
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

www.mikeholmesinspections.com
PLUMBING INTERIOR SITE INFO

About Your House


H o me M a inte na n c e Sc h e du le

Photocopy or print this maintenance schedule To be effective, home maintenance must be done on an ongoing basis, from year to year. We suggest you make a photocopy of this maintenance schedule to use as your checklist. That way, you will always have an unmarked original to make more copies. Alternatively, you can print this maintenance schedule from CMHCs website, at www.cmhc.ca Fall
J Have furnace or heating system

J Check and clean or replace

J If there is a door between your

furnace air filters each month during the heating season. Ventilation system, such as heat recovery ventilator, filters should be checked every two months.
J Vacuum electric baseboard

house and the garage, check the adjustment of the self-closing device to ensure it closes the door completely.
J Ensure windows and skylights

close tightly.
J Cover outside of air conditioning

heaters to remove dust.


J Remove the grilles on forced air

units.
J Ensure that the ground around

systems and vacuum inside the ducts.


J If the heat recovery ventilator has

serviced by a qualified service company every two years for a gas furnace, and every year for an oil furnace.
J Open furnace humidifier damper

been shut off for the summer, clean the filters and the core, and pour water down the condensate drain to test it.
J Clean portable humidifier, if one

your home slopes away from the foundation wall, so that water does not drain into your basement.
J Clean leaves from eavestroughs

is used.
J Have well water tested for

and roof, and test downspouts to ensure proper drainage from the roof.
J Check chimneys for obstructions

on units with central air conditioning and clean humidifier.


J Lubricate circulating pump on

quality. It is recommended that you test for bacteria every six months.
J Check sump pump and line to

such as nests.
J Drain and store outdoor hoses.

hot water heating system.


J Bleed air from hot water

ensure proper operation, and to ascertain that there are no line obstructions or visible leaks.
J Replace window screens with

Close valve to outdoor hose connection and drain the hose bib (exterior faucet), unless your house has frost proof hose bibs.
J If you have a septic tank,

radiators.
J Examine the forced air furnace

storm windows.
J Remove screens from the inside

fan belt for wear, looseness or noise; clean fan blades of any dirt build-up (after disconnecting the electricity to the motor first).
J Turn ON gas furnace pilot light.

of casement windows to allow air from the heating system to keep condensation off window glass.
J Ensure all doors to the outside

measure the sludge and scum to determine if the tank needs to be emptied before the spring. Tanks should be pumped out at least once every three years.
J Winterize landscaping, for

shut tightly, and check other doors for ease of use. Renew door weatherstripping if required.

example, store outdoor furniture, prepare gardens and, if necessary, protect young trees or bushes for winter.

Canada Mortgage and Housing Corporation

MIKE HOLMES INSPECTIONS

Page 56 of 60

APPENDIX
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

www.mikeholmesinspections.com
PLUMBING INTERIOR SITE INFO

About Your House


H o me M ainte nanc e Sch e du le

Winter
J Check and clean or replace

J Monitor your home for excessive

J Check electrical cords, plugs and

furnace air filters each month during the heating season. Ventilation system, such as heat recovery ventilator, filters should be checked every two months.
J After consulting your hot water

tank owners manual, drain off a dishpan full of water from the clean-out valve at the bottom of your hot water tank to control sediment and maintain efficiency.
J Clean humidifier two or three

moisture levelsfor example, condensation on your windows, which can cause significant damage over time and pose serious health problemsand take corrective action. Refer to the About Your House factsheet Measuring Humidity in Your Home.
J Check all faucets for signs of

outlets for all indoor and outdoor seasonal lights to ensure fire safety: if worn, or if plugs or cords feel warm to the touch, replace immediately. Spring
J After consulting your hot water

dripping and change washers as needed. Faucets requiring frequent replacement of washers may be in need of repair.
J If you have a plumbing fixture

tank owners manual, carefully test the temperature and pressure relief valve to ensure it is not stuck. Caution: This test may release hot water that can cause burns.
J Check and clean or replace

times during the winter season.


J Vacuum bathroom fan grille. J Vacuum fire and smoke

detectors, as dust or spider webs can prevent them from functioning.


J Vacuum radiator grilles on back

that is not used frequently, such as a laundry tub or spare bathroom sink, tub or shower stall, run some water briefly to keep water in the trap.
J Clean drains in dishwasher,

furnace air filters each month during the heating season. Ventilation system, for example heat recovery ventilator, filters should be checked every two months.
J Have fireplace or woodstove and

sinks, bathtubs and shower stalls.


J Test plumbing shut-off valves to

of refrigerators and freezers, and empty and clean drip trays.


J Check gauge on all fire

chimney cleaned and serviced as needed.


J Shut down and clean furnace

ensure they are working and to prevent them from seizing.


J Examine windows and doors for

extinguishers; recharge or replace if necessary.


J Check fire escape routes, door

and window locks and hardware, and lighting around outside of house; ensure family has good security habits.
J Check the basement floor drain

ice accumulation or cold air leaks. If found, make a note to repair or replace in the spring.
J Examine attic for frost

humidifier, and close the furnace humidifier damper on units with central air conditioning.
J Check air conditioning system

and have serviced every two or three years.


J Clean or replace air conditioning

to ensure the trap contains water. Refill with water if necessary.

accumulation. Check roof for ice dams or icicles. If there is excessive frost or staining of the underside of the roof, or ice dams on the roof surface, consult the CMHC About Your House factsheet Attic Venting, Attic Moisture and Ice Dams for advice.

filter (if applicable).


J Check dehumidifier and clean if

necessary.
J Turn OFF gas furnace and

fireplace pilot lights where possible.

Canada Mortgage and Housing Corporation

MIKE HOLMES INSPECTIONS

Page 57 of 60

APPENDIX
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

www.mikeholmesinspections.com
PLUMBING INTERIOR SITE INFO

About Your House


H o me M a inte na n c e Sc h e du le

J Have well water tested for

Summer
J Monitor basement humidity and

J Lubricate door hinges and

quality. It is recommended that you test for bacteria every six months.
J Check smoke, carbon monoxide

tighten screws as needed.


J Lubricate garage door hardware

and security alarms and replace batteries.


J Clean windows, screens and

hardware, and replace storm windows with screens. Check screens first and repair or replace if needed.
J Open valve to outside hose

avoid relative humidity levels above 60 per cent. Use a dehumidifier to maintain safe relative humidity. Clean or replace air conditioning filter, and wash or replace ventilation system filters if necessary.
J Check basement pipes for

and ensure it is operating properly.


J Lubricate automatic garage door

opener motor, chain, etc. and ensure that the auto-reverse mechanism is properly adjusted.
J Check and replace damaged

connection after all danger of frost has passed.


J Examine the foundation walls for

condensation or dripping, and take corrective action, for example, reduce humidity and or insulate cold water pipes.
J Check the basement floor drain

caulking and weatherstripping around windows and doorways, including the doorway between the garage and the house.
J Inspect electrical service lines for

cracks, leaks or signs of moisture, and repair as required. Repair and paint fences as necessary.
J Ensure sump pump is operating

to ensure the trap contains water. Refill with water if necessary.


J If you have a plumbing fixture

properly before the spring thaw sets in. Ensure discharge pipe is connected and allows water to drain away from the foundation.
J Re-level any exterior steps or

that is not used frequently, for example, a laundry tub or spare bathroom sink, tub or shower stall, run some water briefly to keep water in the trap.
J Deep clean carpets and rugs. J Vacuum bathroom fan grill. J Disconnect the duct connected

secure attachment where they enter your house, and make sure there is no water leakage into the house along the electrical conduit.
J Check exterior wood siding and

trim for signs of deterioration; clean, replace or refinish as needed.


J Check for and seal off any holes

in exterior cladding that could be an entry point for small pests, such as bats and squirrels.
J Remove any plants that contact,

decks which moved due to frost or settling.


J Check eavestroughs and

downspouts for loose joints and secure attachment to your home, clear any obstructions, and ensure water flows away from your foundation.
J Clear all drainage ditches and

to the dryer and vacuum lint from duct, the areas surrounding your clothes dryer and your dryers vent hood outside.
J Check security of all guardrails

or roots that penetrate, the siding or brick.


J Climb up on your roof, or use

and handrails.
J Check smooth functioning of all

windows and lubricate as required.


J Inspect window putty on outside

culverts of debris.
J Undertake spring landscape

maintenance and, if necessary, fertilize young trees.

of glass panes and replace if needed.

binoculars, to check its general condition, and note any sagging that could indicate structural problems requiring further investigation from inside the attic. Note the condition of all shingles for possible repair or replacement, and examine all roof flashings, such as at chimney and roof joints, for any signs of cracking or leakage.

Canada Mortgage and Housing Corporation

MIKE HOLMES INSPECTIONS

Page 58 of 60

APPENDIX
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

www.mikeholmesinspections.com
PLUMBING INTERIOR SITE INFO

About Your House


H o me M ainte nanc e Sch e du le

J Sweep chimneys connected to

any woodburning appliance or fireplace, and inspect them for end-of-season problems.
J Check the chimney cap and the

caulking between the cap and the chimney.


J Repair driveway and walkways as

needed.
J Repair any damaged steps that

present a safety problem.

Canada Mortgage and Housing Corporation

MIKE HOLMES INSPECTIONS

Page 59 of 60

APPENDIX
123 Your Street, Your City, ON
ROOFING APPENDIX EXTERIOR STRUCTURE

Report No. 4620, v.6 October 16, 2012


ELECTRICAL HEATING COOLING INSULATION

www.mikeholmesinspections.com
PLUMBING INTERIOR SITE INFO

About Your House


H o me M a inte na n c e Sc h e du le

To find more About Your House fact sheets plus a wide variety of information products, visit our website at www.cmhc.ca.You can also reach us by telephone at 1-800-668-2642 or by fax at 1-800-245-9274.

Priced Publications
Home Care: A Guide to Repair and Maintenance Homeowners Inspection Checklist Order No. 61019 Order No. 62114

Free Publications
Moisture and Air: Householders Guide Problems and Remedies About Your House fact sheets Measuring Humidity in Your Home Attic Venting, Attic Moisture and Ice Dams Order No. 61033 Order No. 62027 Order No. 62034

2003, Canada Mortgage and Housing Corporation Printed in Canada Produced by CMHC 14-02-08 Revised 2005, 2008

63218

Although this information product reflects housing experts current knowledge, it is provided for general information purposes only. Any reliance or action taken based on the information, materials and techniques described are the responsibility of the user. Readers are advised to consult appropriate professional resources to determine what is safe and suitable in their particular case. Canada Mortgage and Housing Corporation assumes no responsibility for any consequence arising from use of the information, materials and techniques described.

MIKE HOLMES INSPECTIONS

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