Thank you for allowing Haystack Home Inspections to review your prospective home. To follow
is the inspection report for 1956 E 13th Ave Vancouver.
If you have any questions about the report now or in the future please feel free to contact us. Should you purchase the property we do suggest reading the report again periodically as somemaintenance items may get forgotten in the rush to move in.
Component or System NameThese sentences, when present, describe the issues an item is experiencing and their implications ifnot self-apparent.
Constraints - defines how an item is observed and/or any unusual limitations during the inspection.Description - details the major attributes of an assembly or component.
CONDITION LEVEL 0
Blank - signifies undetermined condition.
CONDITION LEVEL 1
Green - represents an item that is generally performing as intended. Wear or defectssubstantially of an aesthetic nature considered typical of the product are acceptable.
CONDITION LEVEL 2
Yellow - symbolizes minor to moderately deficient items. Timely maintenance orrepairs are required to defer further deterioration or failure.
CONDITION LEVEL 3
Red & White - distinguishes an item that may cause personal injury due to itscondition or absence. Immediate repairs of varying magnitudes are required toassure personal safety.
Red - conveys a significantly deficient or older item that is nearing or past its normallife expectancy. Major repairs or replacement is likely in the immediate or nearfuture.
REPAIRS & CONTINUED PERFORMANCE
We recommend starting home repairs with safety issues followed by items which will cause furtherconsequential damage to the home and lastly aesthetic upgrades.
Routine monitoring and servicing is needed to help ensure future performance of all components orsystems in the home regardless of condition level.
Our company's name is derived from an antiquated roofing expression which means trying to locate elusivethings. Often Thatcher's could be found searching for the long wooden needles they'd mistakenly droppedfrom the roof into the straw piles below. Hence the expression it's like trying to find a Needle in a Haystack.
During a home inspection general and best practices are looked at within the context of a homes ageand type. Our goal is to find and report on significant deficiencies that may affect the averagebuyers decision to purchase. As a courtesy many lesser issues are often noted in the report. Whilewe make every effort to catch all major deficiencies, some items may go undetected especially ifconcealed by personal belongings, furniture, appliances, architectural finishes, masking scents, andfixed or inoperative doors or hatches unless presenting symptoms elsewhere.
Due to the preceding and the unpredictability of component performance it is advisable to take afinal walk through of the property when it has been vacated before your procession. This is done tospot any previously concealed or undetected damage and any issues that may have transpired sincethe inspection. Gas appliances should be serviced when you take procession of the home and once ayear thereafter. We also recommend you asking the current vendors for any documentationpertaining to repairs, warranties, and/or appliance operation manuals for the residence.
DETACHED HOME COMMENTS
ADDITIONS, RENOVATIONS, & SECONDARY SUITES: Check with yourrealtor, the owners, and the jurisdiction having authority that all additions,renovations, repairs, and or secondary suite(s) were performed with thenecessary permitting and final approval of those permits. Work performedwithout city approval often lacks the proper observation of necessarybuilding codes and may adversely affect the performance of the home andhave significant financial implications to the owners.
While geotechnical or site stability issues are a specialized trade and beyond the scope of thisinspection general landscaping and lot topography are examined because of their significant impact ona home.
Ponding water, negative grades or even tree roots can exert pressures against the foundation leadingto physical damage, movement, or moisture issues. To help prevent this grade should fall away fromthe home at one inch to every foot for the first six feet and trees or bushes kept back from the home.
By keeping vegetation well pruned away from building surfaces and utilities they will enjoy longer lifecycles and are less likely to incur damage. This also helps to deter pest and insect entry into yourhome.
• Grade or soil levels at the foundation are too high in some areas. A minimum 6" ground plainclearance to the bottom of the siding is required to help prevent moisture damage to the structureand interior. Further investigation behind the cladding would be required to determine if there isexisting damage.
• Improper slope fails to promote surface water run off away from the home and may lead to moisturerelated issues for the structure and interior given the right circumstances.
As a starting guideline soft landscaping (permeable) should slope away from the building one inchper foot for at least six feet while hard landscaping (non-permeable) is less at a quarter inch perfoot.
Should moisture entry become a problem changing the slope of a property can be an expensiveundertaking.
• Remove the old stump(s) and or wood debris from the yard as they are a trip hazard and mayattract unwanted wood boring insects to your yard and home as it deteriorates.
• The vegetation around the building is overgrown. Contact with the building may allow thedeterioration of materials or pest entry all vegetation should be cut back 12" from the structure.
• Older style underground drains are suspected because of the materials used at the connections forthe downspouts. These type of drain tiles are prone to clogging from years of sediment build-up,root penetration, collapse, and/or movement causing disconnections. This may lead to waterinfiltration into the residence or erosion of support soils for the structure.
Having your underground drains cleaned and inspected by a professional plumber or drainage expertusing specialized camera equipment is recommended. This will help identify the condition of thedrains and the need for repairs. Potential cost for major repairs or replacement are significant.
Description - type: Big-O plastic (based on surface connections)
Constraints - The primary limiting factor(s) to the visual inspection are the concealed nature of theinstallation.
Catch Basin
• A catch basin for the underground drains was not identified during this inspection. While not allproperties have these collection points for underground water they are often covered up bylandscaping making them difficult to locate and maintain. When you have your underground drainsinspected the camera operator will likely be able to tell you if and where a catch basin is located.
Foundation Damp Proofing
• Best practices today would incorporate a damp proof coating, foundation wrap, or both on thefoundation walls to help prevent moisture entry and related damage to the basement and or crawlspace. The absence of this barrier is normal for the homes of this era, should moisture entry into thebasement ever become an issue repairs are costly.
OIL TANK
Oil Tank
• Confirm to your satisfaction that an oil tank has been removed from the property and proper paper
work is in place. Houses built prior to the mid 1960's were likely heated with oil and an abandonedunderground oil tank is a concern solely based on the age of the property. The necessary removal ofone of these tanks can be disruptive and costly.
More and more these days the homes internal structure is concealed and we are reliant on externalfinishes to help identify underlying issues as home inspections are non-invasive in nature.
Inspectors will identify suspected hazardous materials when witnessed in a home however this isbeyond our scope of work and is done as a courtesy. Materials of particular concern are asbestos(pre-1990s), lead paint and piping materials (significantly pre-1960's to a lesser degree pre-1990s),and mould. Testing by environmental specialist is necessary to confirm any preliminary findings.
If left undisturbed asbestos materials pose little health risk. Asbestos containing materials may includebut not limited to; plaster, drywall, drywall mud, textured ceilings, insulation, fibre ceiling or wall tiles,various resilient flooring and even the glue that holds it down. Material testing before repairs orrenovation is required.
Minor cosmetic issues are largely ignored during the course of an inspection as these are highlysubjective and have little to do with the performance or safety of the home.
Failed vacuum seals on multiple pane windows can be difficult to identify due to lighting, windowclarity, and other conditions. As such we make every effort to identify failed window seals but areunable to guarantee their detection.
• The roofing surface has the appearance of material in the second third of its life cycle. Continuedmaintenance and ongoing repairs will be necessary for the material to attain its life expectancy.
• The self adhering tar strip on the back of some shingles are poorly bonded to the shingle below andmay lead to wind damaged.
Description - type: Gable. slope(s): Medium 4 to 7 in 12 pitch. material: Laminate asphalt shingles(approximate 20 year life span)
• While uncommon roof edge flashing is recommended to help direct water into the gutters andprotect the bottom edge of the roof structure.
Description - type: Chimney base, plumbing vent(s), and roof vent(s)
Constraints - Observations were made from the ground and the lower roof edge at the back of thehome. The primary limiting factor(s) to the visual inspection are a fall concern due to slip hazards.
ROOF STRUCTURE
Roof Substrate
• Undetermined condition as only one tiny section was visible.
Description - sheathing type: Spaced boards (nailing strips) and plywood sheathing. underlaymaterial: Tar felt.
Roof Structure
• Sagging of the roof ridge or field is present. This is a structural issues suggesting movementnormally cause by excessive loads, undersized framing, and/or weakened support or connections.
• Further investigation is required to determine adequate venting of the roofing.
Description - type: Roof field venting.
Insulation
• Insulation levels have changed with time and while the current level may have been correct for theperiod of construction by today's standards it is low. The current standard is R40 (approximately 12"of batt fiberglass insulation). Upgrading attic insulation is one of the most cost effective ways toincrease a homes energy efficiency and bring down your heating bills. When insulating ventilationshould also be considered so consult an expert.
• Missing or uneven distribution of insulation limits it effectiveness as a whole.
• Vapour barrier inspections are typically very limited in scope as most attics have at least someinsulation. In the area(s) that were checked there was no vapour barrier present. This could mean
that it is either incomplete, damaged, or missing. As vapour barriers help limit the transmission ofdamaging moisture into the attic they are important. Vapour barriers reside on the warm side ofinsulation as such they are difficult to install if there is any insulation present. An alternative toremoving all the insulation and installing a new vapour barrier is sealing all penetrations through theceiling and painting with a vapour resistant paint.
Description - locations: Underside of the rafters.
Constraints - Observations were made from limited areas of unfinished or partially finished walls,floors, and/or ceilings. The primary limiting factor(s) to the visual inspection are blocked access.
ROOF OVERHANGS
Roof Overhang
Description - type: Open roof overhang (structure visible), material: Wood.
• Wood paneling has been used in the attic area. Ideally a fire resistant material would be used to helpprevent the rapid spread of fire. The surface has cracks and other cosmetic issues.
• There is common minor hairline cracking of the drywall. In the absence of further movement repairas desired.
• Minor distortions are present in some sections of the corner transition strip(s) used to cover insideand outside corners. This is primarily a cosmetic issue though in some instances further deteriorationwill occur if not repaired.
• The cement board siding is cracked. This is likely from stress during installation and orbuilding/sidewalk movement. Sealing of any large gaps is require to help prevent moisture entry anddeterioration.
• Loose sections of siding are present. These are more easily damaged and may allow moisture entryand deterioration.
Description - type: Face sealed. material: Wood and hardie board (fiber-cement siding), finish:Painted or stained and natural.
Constraints - Observations were made from walking around the accessible areas of the buildingperimeter and upper level windows and/or decks.
Wall Flashings
• Some weather-exposed wall penetrations such as windows, doors, vent hoods, and or horizontal trimdetails etc. lack head flashing. Considered best practice today flashing are incorporated abovehorizontal material transitions to direct water away from these vulnerable areas helping preventmoisture entry and deterioration. Where missing diligent maintenance of flexible sealant and finishesare required or have the proper flashings installed.
• Modern wall flashing have end dams to help direct moisture out and away from the structure. Olderflashing lacking ends dams required the surrounding materials and or sealant to be regularlymaintained to help prevent moisture entry and damage at these junction points.
Description - type: Window and door flashing. material: Metal.
Exterior Trim
• Deterioration of the paint and or stain needs to be corrected to prevent further damage and toprolong the life expectancy of the protected material.
Description - type: Door, window, and horizontal trim. material: Wood. finish: Painted or stained.
• Flexible sealant are used to create weather protective seals where materials meet, createprojections, and or change direction. These can be similar or dissimilar materials. Missing orincomplete sections of caulk will allow water entry in behind these materials with resultant damageover time.
Description - location: Window and door sealant.
WALL STRUCTURE
Wall Structure
• Undetermined condition.
The complete or near complete finishing of the exterior and interior walls prevent visible access tothe wall structure, insulation, and vapour barrier.
• There are areas of deterioration primarily cosmetic in nature normally associated with occupantdamage.
• Minor distortions are present in some sections of the corner transition strip(s) used to cover insideand outside corners. This is primarily a cosmetic issue though in some instances further deteriorationwill occur if not repaired.
• There is common minor hairline cracking of the drywall. In the absence of further movement repairas desired.
• Small section(s) of drywall compound covering the head of a screw or nail is bulging or broken free.This primarily cosmetic issue and typically a one time fix.
• Active water staining with elevated moisture readings are present in the south basement bedroomcloset and the basement recreation room. The source of the moisture needs to be identified (likelysplashing water at the back of the home and the chimney in the center of the home) and stopped tohelp prevent further deterioration and damage to surrounding materials as well as possible moldgrowth.
Description - type: Partition walls and load bearing walls. material: Drywall and and paneling. finish:Painted.
Interior Trim
• Missing trim about the home is primarily a cosmetic issue.
• In wet areas it is advisable to seal the baseboards, cabinetry, and fixtures to the floor to helpprevent moisture entry and deterioration.
Description - type: Baseboards, door, and window trim. material: Wood. finish: Painted or stained.
• Damage to the resilient flooring is present in the bathrooms. This may allow further deteriorationand moisture entry to the structure with accompanying damage.
• Damage carpet reveals the sharp edge of a transition strip which may cause personal injury.
• Past moisture damage to the flooring and sub floor behind the basement shower has left the areaweak. It will be prone to collapse if something heavy including a foot is placed on it.
• There are cracked floor tiles present in the home. These will be prone to further damage due tomovement.
• Wood and or laminate flooring are becoming quite common in areas typically associated withmoisture, like kitchens, bathrooms and entries. While these materials can withstand minor wettingmoisture exposure may lead to staining, deterioration, and damage.
Description - flooring material: Carpet, wood, tile, and resilient.
• While moderate to excessive slope is not unusual in some older homes further evaluation by aqualified engineer or general contractor is required to fully evaluate the conditions on site. This mayinclude opening up ceilings, floors, and sub floors to assess the underlying structure.
Description - type: wood joists material: Edge to edge boards main floor. (the material of the woodsubfloor in the basement was not identified by likely plywood)
Constraints - The primary limiting factor(s) to the visual inspection are, Observations were madefrom limited areas of unfinished or partially finished walls, floors, and/or ceilings.
• The stairs are steep and would be considered a trip and fall hazard by today's standard but are quitecommon in homes of this age.
• These stairs are narrower than normal. This can make them difficult to navigate and even moredifficult to move belongings through.
• There is insufficient headroom in this staircase. Obviously knocks to the head are a concern but itcan also make moving larger household items difficult.
• Missing handrails prevent the safe navigation of stairs.
• While currently functional this door is poorly aligned within its frame. In rare circumstancesworsening of this condition may suggest active building movement.
• Ineffective weather stripping due to poor door alignment will allow uncomfortable drafts anddecreased energy efficiency.
• Inoperable latching hardware represent a security risk and or privacy issue.
• While currently functional at least one interior door is poorly aligned within its frame. In rarecircumstances worsening of this condition may suggest active building movement.
• Inadequate door height may cause head injuries.
Description - type: Hinged. material: Hollow wood and wood panel. accessories: Latch set and lockset.
• Insulated glass unit(s) have lost their vacuum seal causing a clouded or streaked appearancebetween the panes of glass. This is primarily a cosmetic issue though some minor energy efficiencyloss is also expected.
• Missing screens will allow pest entry to the home.
• Missing cutting board stops may allow damage or personal injury due to it being unexpectedly pulledfree of the cupboard.
• The cabinet finish is damaged which is primarily a cosmetic issue though further deterioration mayoccur.
Description - cabinets: Wood composite with solid wood drawer and door panels. counters: Plasticlaminate. back splash: Tile.
BATHROOM CABINETRY
Bathroom Cabinetry
• Missing drawer stops may allow damage or personal injury due to falling objects.
• Missing or ineffective sealing of the back splash to the counter may allow unsanitary conditions anddeterioration of the walls and cabinetry due to moisture entry.
Description - cabinets: Wood composite and wood composite with solid wood drawer and doorpanels. counters: Plastic laminate and solid surface (plastic composite). back splash: Plasticlaminate and and solid surface (plastic composite).
Constraints - The primary limiting factor(s) to the visual inspection are interior finishes.
Foundation Walls
• Moderate older cracking of the concrete is present. Have the cracks repaired to help preventmoisture entry and monitor for continue movement.
• Normally with a crack this size there is a secondary corresponding crack elsewhere in the foundationto allow movement. The secondary crack was not located during the inspection.
• The back basement bedroom is constructed on a concrete slab that is being undermined on the SWcorner. Lacking a proper perimeter foundation this may be constructed on a former patio slab whichwould explain the lack of ground clearance. This area will be more prone to movement and moistureentry at the floor to wall junction.
Constraints - Observations were made from the exterior. The primary limiting factor(s) to the visualinspection are interior finishes and exterior grade.
Foundation Floor
• The foundation floor is sloped. This is an older practice from a period when basements weregenerally unfinished and primarily used for utility purposes. These floors are typically thinner thantheir counterparts today and sloped to promote drainage in a certain direction. Ask the currentowner if they have experienced any water entry.
Description - type: Concrete floor and wooden sub-floor.
Constraints - Observations were made from limited areas of unfinished or partially finished walls,floors, and/or ceilings. The primary limiting factor(s) to the visual inspection are interior finishes.
Footings
• Undetermined condition.
Constraints - The primary limiting factor(s) to the visual inspection are the concealed nature of theinstallation.
Description - type: Over living space and open air. material: Vinyl and wood.
Constraints - The primary limiting factor(s) to the visual inspection are snow cover preventingtesting for moisture entry.
Floor Structure
• Excessive moisture meter readings are present (26% or higher). When organic materials do not drythey prone to rapid deterioration and will likely effect underlying or adjacent materials and structure.Further investigation is required to determined the extant of the damage and necessary repairs.
• Materials are suffering from minor moisture and/or insect damage. If left uncheck the wood will loseits structural integrity and progressive damage to underlying or adjacent materials is a concern.
Constraints - The complete or near complete finishing of the floors and ceilings prevent visibleaccess to the flooring structure and any insulation or vapour barrier.
• The guardrail is too low. This makes it less effective in preventing falls.
• The design of the hand or guardrail make them climbable which is a safety concern.
• The fall barriers in the guardrail are too far apart or not present and represent a fall issue and or astrangulation issue for young children.
• Guard rails mounted to the horizontal deck surface are more prone to deterioration of the underlyingmaterials. Diligent maintenance of the seals is require to help prevent damage to the structure andthe stability of the rail.
• Residences built prior to the 1990's may have asbestos containing materials. These materials canpose a health risk if damaged or disturbed releasing fibers into the air. Further investigation isrequired to determine if these materials are present.
• Suspect material(s) include but are not limited to: White cloth like heating duct tape.
• Older residences may have lead paint that has been covered over, unless a complete remodel hasoccurred. Ingesting of this material is a health hazard. Care should be taken during renovationincluding sanding for paint preparations. Testing is required to identify its presence.
Constraints - Identifying and testing for hazardous materials is beyond the scope of this agreement,any reported findings are provided solely as a courtesy and need to be verified. Consult a specialistfor further investigation to properly identify any material issues.
HOME ODOURS
Home Scents or Odours
• Masking scents or deodorizers are present in the home. These can cover odours related buildingissues.
Constraints - Testing of indoor air quality is beyond the scope of this agreement, any reportedfindings are provided solely as a courtesy and need to be verified. Consult a specialist for furtherinvestigation to properly identify any indoor air quality issues.
• Rodent droppings are present in the basement. Monitoring of these area(s) is required to determineif this is due to active or past pest entry or consult a pest control company about preventativemeasures.
Constraints - Pest inspection is beyond the scope of this agreement, any reported findings areprovided solely as a courtesy and need to be verified. Consult a pest control specialist for furtherinvestigation of the home and surroundings to properly identify any issues related to birds,mammals, reptiles, and or insects.
The nature of construction conceals large portions of significant systems within a home includingelectrical wiring, plumbing piping, and heating ducts. We use the normal operating controls, systemoperation, and accessible sections to identify and judge the system's or appliance's performance.
Sampling of components making up each system are reviewed and presented as a representation of thewhole. For example we will test most accessible outlets with a circuit tester however some outlets maybe concealed behind furnishings or in use by appliances.
Systems that are off during an inspection or outside their normal operating conditions may go untested.Two possible examples are an unlit gas fireplace or an air conditioning unit if the temperature has beenless the 16°C within the last 24 hrs. The fireplace may be faulty and its operation could createunnecessary risks, while the AC unit may sustain damage to its compressor if operated because of therecent outdoor temperatures.
Please also note low voltage electrical systems such as intercom, cable, telephone, and securitysystems are a specialized trade and beyond the scope of this inspection.
Appliances are inspected as a courtesy. They are checked for general operation using one controlsetting and may only be tested for a portion of a cycle. Typically clothes washers and dishwashers aretested for one complete cycle using a normal or light setting. These limited operational tests typicallyidentify appliance deficiencies however specific features or control settings may still experience issues.As appliances are prone to failure at any time we recommend a purchasing clause insuring applianceoperation at time of possession.
• Upgrading the clothes washer with a drip pan and audible water alarm is recommended in theabsence of a nearby floor drain. This gives an early warning of water leaks and may help preventflooding.
Description - brand: Maytag. type: Top load clothes washer. accessories: Stand pipe drainage,braided supply hoses, and wall mounted supply lines. location: Basement.
• Replace plastic (Vinyl) or foil (Mylar) ducting with rigid metal where possible or flexible metal. Thisimproves efficiency reducing possible moisture issues and fire risks.
• Ineffective sealing of the sink to the counter may allow a build up of debris in crevice which isunsanitary and possibly water entry to the cabinet below.
• A missing stopper prevents filling of the fixture.
Description - type: Tub and shower. surround: Plastic. accessories: Shower curtain rod.
Toilet
• Movement of the toilet mount can lead to seal failure and moisture issue for surrounding materials.As the seal may already be permanently deformed it is recommend the toilet be re-mounted with anew seal and firmly secured.
Description - type: Standard toilet with isolation valve.
Description - type: Dual flush toilet with isolation valve.
KITCHEN SINK
Sink
• A drain trap is that funny bend underneath a sink that everyone thinks if for catching lost rings. It isactually there to trap water to seal the pipe preventing nauseous and possibly flammable sewergases from entering the home.
The drain trap is poorly configured by today's standards. This may lead to A slow draining fixturemore prone to clogging, back-ups, and leaking.
Description - type: One and half basin sink. material: Stainless steel basin. accessories: P-trapdrain, isolation valves, and hand sprayer.
• Grey Poly-B (polybutelene) piping has a reputation for failing at its connections points. Thereputation in retrospect is primarily found more in the systems using plastic (acetal) fittings whichthis residence does. Some insurance providers will not provide insurance for homes with Poly-B whileothers may charge a premium. While no signs of leakage were present you may wish to consult aqualified plumbing contractor about your options.
Description - size: ¾ inch. material: Grey blue plastic (Poly-B with plastic (acetal) fittings),accessories: Shut-off valve and PRV (pressure reducing valve), location: NW corner basement.
Constraints - Observations were made from limited areas of unfinished or partially finished walls,floors, and/or ceilings.
Supply Piping
• The pipes appear older and while no signs of water leaks were present during the inspection with agecomes a greater likelihood of leaks.
Description - size: ½ inch. material: Brownish metal (copper)
Exterior Faucet(s)
• Installation of the exterior faucet(s) are missing an anti-siphon valve/back flow preventer. Theseprotect the homes drinkable water from contamination. An anti-siphon adapter can be purchased atmost hardware stores and simply screwed onto the faucet(s).
• No frost protection is provide for one or more of the exterior faucets. This means the water will haveto be shut-off and the faucet drained to winterize it.
• Upgrading the hot water tank with a drip pan and audible water alarm is recommended in theabsence of a nearby floor drain. This gives an early warning of water leaks and may help preventflooding.
• There is an incorrect or missing seismic strap in the installation of this hot water tank. These are asafety device to help keep these very heavy tanks from toppling in the event of movement.
Description - brand: Bradford White. type: Natural gas hot water tank. approximate age: 8approximate capacity: 40 US gal (33 Imp gal or 151 l), accessories: Drain valve, gas shut-off valve,water shut-off valve, PRV (pressure relief valve), overflow tube, and vacuum release valve. location:Utility closet.
• Combustion exhaust from natural gas appliances deteriorate masonry chimneys. The addition of ametal flue is required to help prevent this deterioration and possible exhaust entry into the homewhich is a life safety issue.
Description - type: Masonry chimney.
DRAINAGE & VENTING
Venting
Description - material: Black plastic (ABS)
Drain Piping
• Some older cast iron drains are still in use. These have a greater likelihood to experience blockagesin the future.
Description - material: Black plastic (ABS) and blackish metal (cast iron)
• No bathroom fan(s) were installed in the upstairs batroom which is common for the age of the homeprovided operable windows are present. As these help remove odour, heat and moisture moreeffectively then windows one should be added with a vent to the exterior.
• The basement bathroom exhaust fan(s) are ineffective, preventing the efficient removal of warmmoist air or odours from the bathroom. This may be due to a failing fan, small/obstructed ducting, orsometimes a door seal that is too tight not allowing enough make up air into the room when thedoor is closed.
Description - type: Bathroom exhaust fan(s)
PERIPHERAL HVAC COMPONENTS
Electrical Breakers
Description - breaker numbers: undetermined. (possibly in the basement sub panel that was notidentified)
Constraints - This system/component is assumed to be in working order, activation or testing isbeyond the scope of this inspection.
• Ceiling mounted registers in the basement are poor at getting heat down to the floor level and maycause uncomfortable conditions. It may be necessary to relocate the registers close to floor level oradd additional electric baseboard heating.
• Some the rooms in the home are experiencing weak air from the heating registers. As such theremay be temperature differentials from room to room.
Description - type: Flexible and rigid. material: Galvanized steel and foil.
Air Filter
• Lack of maintenance has resulted in a dirt build-up compromising the air flow through the filter andmay lead to overheating of the furnace or its components.
• Reusable filters currently used in this system are practical when you regularly maintain them. Mosthomeowners fail to clean them properly on a regular basis and may find the use of disposable filtersmore effective.
• A poorly placed furnace switch forces you to approach the heating unit to turn it off as opposedtowards an exit. This is a safety issue in case of a gas or fire emergency.
• High efficiency furnaces produce water. A neutralizer bath for the this acidic condensate is requiredbefore draining it into the sewer system. This will help prevent deterioration of the piping that maylead to leaks.
Description - location: Utility closet. approximate age: 12 configuration: Upflow furnace. ignitionsource: Electronic ignition. exhaust method: Forced draft. fan configuration: Direct drive fan. brand: American Standard.
• There is a missing permanent heat source on the top floor. This area is therefore reliant on passiveheating or a temporary heat source and may be uncomfortable.
Description - type: Baseboard heaters.
FIREPLACE
Fireplace
• Deterioration of the masonry bricks and or the mortar that holds them together compromises thefirebox leading to a unwanted fire risk.
• Due to the observed defects or limitations during the inspections further investigation by aspecialized WETT certified technician is required before use.
• The overhead electrical service is too close to the deck or balcony. These wires may pose asignificant electrocution hazard during everyday living but particularly when working around thehome.
• Exposed service conductor splices are a shock and possible fire hazard. Have an electrical contractoror your service provider make these junctions safe.
Description - type: Overhead. location: SE corner of the home.
ELECTRICAL SERVICE & PANEL
Power Supply (Service Cable)
• Undetermined condition.
Description - size: 100 amp 120/240 volt single phase system (assumed based on main breaker)
Constraints - The primary limiting factor(s) to the visual inspection are cover removal issues.
Grounding
• A ground for the electrical panel was not viewed. It may be connected to an abandoned water main.
As there is no water running through an abandoned main its functional length is not able to beestablished and may mean your home is not correctly protected from a lightning strike or overcurrent situation from the power supplier.
Constraints - The primary limiting factor(s) to the visual inspection are cover removal issues.
ELECTRICAL SUB PANEL
Electrical Panel
• Undetermined condition. Only after reviewing the labeling of the service panel photos in the officewas a basement sub panel label noted. This panel was not located during the inspection.
Please excuse this oversight and I can return free of charge to review the panel at your request.
• Extension cord wiring has been incorrectly used for permanent wiring. Extension cords are great fortemporary use but present a fire and shock risk when permanently installed.
• Exposed wiring runs in the home make them more susceptible to damage. Damaged wires are asafety issue.
Constraints - The primary limiting factor(s) to the visual inspection are cover removal issues for theelectrical panel.
Area Lighting
• Inoperative switch(es) were present. Sometimes this is due to a link between a switch and an outlet,called a convenience outlet, or an inoperative or unseen light.. It is not always possible to identifythese occurrences due to time or household items blocking an outlet or switch.
• Improper use of conventional lighting in the baement shower may allow moisture into the fixturecausing deterioration and it is a personal safety risk as electrical shocks are a possibility.
• Inadequate or inappropriate lighting of the stairs is a safety issue. Three or more steps requirelighting that can be activated from the top and bottom of the run.
• There are rooms or halls within the home missing overhead lighting or switch activated convenienceoutlets to provide lighting.
Description - type: Interior lighting, exterior lighting, and light switches.
Outlets
• Ungrounded outlet(s) are present in the home. These have a greater risk of personal injury, propertydamage, and in rare cases may damage some of today's modern electronics.
• Outlet(s) are inoperative. Sometimes this may be due to an outlet being activated by a light switch(convenience outlet) that was not identified.
• Loose outlets are more easily damaged and bring with them an increased fire and shock risk.
• There are outlet(s) painted shut. This may prevent proper use.
• Split outlets nearest the kitchen sink have been common practice for many years. Power for top andbottom plug receptacles are from different electrical breakers allowing two high demand appliances(toaster, coffee maker, blender etc.) to operate without loosing power. These outlets lack the addedpersonal safety of a GFCI (ground fault circuit interrupter), to reduce shock hazards, more recentlyinstituted. Consult a qualified electrician about your options for upgrading to GFCI.
• A missing safety outlet (GFCI/ground fault circuit interrupter) at the exterior and kitchen put you at
• Outlets were observed above electric baseboard heaters. This is generally a poor practice and theseoutlets should not be used or relocated as dangling cords can come in contact with the heatingelements damaging them. Damaged wiring has greater shock and fire risks associated with it.
Description - outlet type(s): 3 prong, 240 volt, and safety (GFCI)
Door Bells
• The missing chime cover is primarily a cosmetic issue.
Description - type: Hard wired door bell.
Smoke Alarm(s)
• No smoke alarm(s) were noted during the inspection. As these are a primary life safety systems theyshould be added.
Re: 1956 E 13th Ave VancouverDate: February 18, 2018
Dear Mike,
A summary of the significant findings is provided as a quick reference foryour convenience, it only represents a portion of the report. Further detailsand less pressing findings make up the report in its entirety.
ADDITIONS, RENOVATIONS, & SECONDARY SUITES: Check with your realtor, the owners, and the jurisdiction havingauthority that all additions, renovations, repairs, and or secondary suite(s) were performed with the necessary permittingand final approval of those permits. Work performed without city approval often lacks the proper observation of necessarybuilding codes and may adversely affect the performance of the home and have significant financial implications to theowners.
UnsafeRed & White - distinguishes an item that may cause personal injury due to its condition orabsence. Immediate repairs of varying magnitudes are required to assure personal safety.
UnsatisfactoryRed - conveys a significantly deficient or older item that is nearing or past its normal life
expectancy. Major repairs or replacement is likely in the immediate or near future.
WATER CONTROLUnderground Drains
OIL TANKOil Tank
FLOORSFlooring Surface
Flooring Structure
FOUNDATIONFoundation Walls
BASEMENT BATHROOMShower
We suggest starting home repairs with safety issues followed by items which will cause further consequentialdamage to the home.
We know you have choices so thank you for selecting our firm to do your home inspection. If you have any questionsregarding the inspection report or the home, please feel free to contact us.
