BLUEPRINT BUILDING INSPECTIONS INC.

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Blueprint Building Inspections


 
Blueprint Building Inspections
60 Symons Street
Etobicoke ,ON M8V 1T9
Inspection Report
80 Old House Crescent
Toronto, ON





Definitions

NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.


General Information

Property Information
Inspection Date  10/22/2007
Property Address  80 Old House Crescent
City  Toronto Prov  ON Postal Code  
Client Information
Client Name  Joe and Jane Homebuyer
Client Address   25 Condo Road, #17
City  Toronto Prov  ON Postal Code  
Phone  416-555-1212
E-Mail  jhomebuyer@hotmail.com
Inspection Company
Inspector Name  Frank Gruszewski
Company Name: Blueprint Building Inspections
Company Address: 60 Symons Street
City: Etobicoke State: ON  Zip: M8V 1T9  
Company Phone  416-694-5859 Fax  
Company E-Mail  frank@torontohomeinspections.com
File Name  20071022-10-oldhouse
Fee  375 How Paid  Cheque
Conditions
Others Present
Purchaser
Selling Agent
Listing Agent
Vendor
Other
   Other inspection at same time
For Purposes of Inspection, Entrance Faces  South
Start Time  09:30 End Time  12:00
Electric On
YesNoNot Applicable
Gas/Oil On
YesNoNot Applicable
Water On
YesNoNot Applicable
Temperature  22
Weather  Sunny Soil Conditions  Dry
Space Below Grade  Basement
Estimated Age  80+
Building Type  Semi-Detached
Garage  Detached


Exterior Surface and Components

The inspector circles the property at ground level and reports on the visible area of the exterior. The primary considerations are the integrity of the building envelope and structural items, within the scope of a visual inspection. Restrictions such as vegetation, personal property, newer siding, porch and deck structures, snow or even heavy rain may have to be eliminated in order to perform a full evaluation. Any area that is covered or restricted must be disclaimed - the client assumes all risk for hidden areas.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
Main part of house Exterior Surface
1.  Acceptable Type:  Masonry
At roof Exterior Surface
2.  Acceptable Type:  Aluminum siding
Foundation Exterior Surface
3.  Acceptable Type:  Parged
Addition Exterior Surface
4.  Marginal Type:  Wood based siding : Missing horizontal flashing between panels, Water can penetrate and cause hidden damage, Suggest improvement (caulking or flashing)
At windows Exterior Surface
5.  Acceptable Type:  Asphalt shingles
Windows
6.  Acceptable Window Materials  Plastic
7.  Acceptable Window Operation  Hung
8.  Acceptable Thermal Characteristics  Thermal Pane
9.  Acceptable Window Trim  Metal clad wood
10.  Acceptable Window Sills  Aluminum clad
Windows
11.  Acceptable Window Materials  Wood
12.  Acceptable Window Operation  Fixed
13.  Acceptable Thermal Characteristics  Storm Windows - Permanent Metal : This type of window is not considered thermally efficient by modern standards
14.  Acceptable Window Sills  Stone - one piece
Windows
15.  Acceptable Window Materials  Plastic
16.  Acceptable Window Operation  Sliders
17.  Acceptable Thermal Characteristics  Thermal Pane
18.  Acceptable Window Trim  Wood : It is important to monitor and maintain exterior caulking and paint to ensure weather resistance. Paint and caulk should be evaluated at least annually and repaired as needed.
19.  Acceptable Window Sills  Cementitious : Maintain and monitor minor cracking
20.  Marginal Fascia:  Wood : Paint peeling, Maintain within next 12-24 months
21.  Marginal Soffits:  Wood : Paint deteriorated (peeling paint is likely lead based so precautions such as dust masks and drop cloths must be taken when scraping and sanding)
22.  Acceptable Door Bell:  Crank style
23.  Acceptable Entry Doors:  Wood
24.  Acceptable Door Trim  Wood
25.  Acceptable Patio Door:  French door
26.  Acceptable Door Trim  Wood
27.  Acceptable Exterior Lighting:  Surface mount
28.  Acceptable Exterior Electric Outlets:  110 VAC GFCI
29.  Acceptable Hose Bibs:  With shutoff


Roof

The roof system is evaluated as much as possible, depending upon the restrictions of a visual inspection on the day of the inspection. An estimated age range for roof surfaces is indicated based upon wear patterns of the surfaces. The reader is cautioned that roof surfaces may need replacement years before or after the prediction. In order to properly minimize the risk of leakage, a professional roofer should repair all noted defects. In addition, a roof flashing tune-up should be done every 3 to 5 years to replace worn out caulk and flashings.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
Main Roof Surface
1. Method of Inspection:  On roof
2.  Acceptable Material:  Asphalt shingle
3. Type:  Gable
4. Slope:  5/12
5. Approximate Age:  Estimated at 15+ years, near end of life cycle : Roof showing signs of degradation, Recommend evaluation by licensed roofing contractor. Expect replacement in next few years, as leaks have a higher probability.
Porch Roof Surface
6. Method of Inspection:  On roof
7.  Acceptable Material:  Asphalt shingle
8. Type:  Shed
9. Slope:  4/12
10. Approximate Age:  Newer (0-5 years) with lower leak risk
Back flat Roof Surface
11. Method of Inspection:  On roof
12.  Defective Material:  Tar and gravel : Roof shows signs of deterioration. Blistering, Seams questionable.
13. Type:  Flat
14. Slope:  Essentially flat, with a minor grade for drainage
15. Approximate Age:  15+ years old with very high leak risk : Roof showing signs of degradation, Roof needs immediate repair to prevent and/or repair leaks, Recommend evaluation by licensed roofing contractor
Back Roof Surface
16. Method of Inspection:  On roof
17.  Acceptable Material:  Asphalt shingle
18. Type:  Shed
19. Approximate Age:  Newer (0-5 years) with lower leak risk
20.  Defective Wall Flashing:  None : Prone to possible leaks - immediate attention required, Suggest roof flashing "tune-up" to add tar and caulking wherever required - should be done every 3-5 years as a preventative measure
21.  Acceptable Wall Flashing:  Aluminum
22.  Acceptable Skylights:  Insulated glass with curbs
23.  Acceptable Skylight Flashing:  Metal
24.  Acceptable Plumbing Stacks:  Cast Iron
25.  Acceptable Stack Flashing:  Tar only : Suggest roof flashing "tune-up" to add tar and caulking wherever required - should be done every 3-5 years as a preventative measure
26.  Acceptable Gutters:  Galvanized : Corrosion visible, prone to leaks
27.  Marginal Downspouts:  Galvanized : Where downspouts drain into underground pipes, recommend disconnecting and directing water to drain well away from foundation. Older underground drain pipes are more prone to leaks and basement moisture penetration can result. Roof runoff that drains into combined storm and sanitary sewers contributes to polluted beaches. If in City of Toronto, contact downspout disconnection program. Also, consider replacement with aluminum.
28.  Marginal Leader/Extension:  Underground pipes : Can lead to basement dampness issues, Roof water must be directed well away from foundation to minimize chance of basement moisture penetration, Contact municipal downspout disconnection program
Northeast Chimney
29.  Acceptable Chimney:  Brick
30.  Acceptable Flue/Flue Cap:  Metal
31.  Acceptable Chimney Flashing:  Tar only


Lots and Grounds

The inspector walked the grounds and made notes with respect to the lot and grounds. However, the only information that is within the scope of the inspection is that which relates directly to the main structure on the property. Information on peripheral items (such as a fence) is presented as a courtesy, but do not assume that these items were inspected in detail - they were given only cursory consideration.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
1.  Acceptable Steps:  Wood : Higher potential for decay or insect infestation.
2.  Marginal Porch:  Wood : Remove or minimize any wood to soil contact. Wood to soil close contact increases probability of rot or insect damage. Paint deteriorated. Railing posts leaning and require repair.
3.  Marginal Deck:  Treated wood : Break wood to soil contact at stairs, Guardrails open with no pickets
4.  Marginal Grading:  Flat : Prevent and monitor water saturation in soil at foundation. Slope all surfaces away from foundation. Water can seep down foundation exterior.



Garage/Carport

Attached garages are not the focus of this inspection. The primary focus is the main portion of the structure, but the garage is given a cursory inspection. Structure, building envelope and electrical components will be inspected and any wood to soil contact or rot will be noted.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
Detached Garage
1. Type of Structure:  Detached Car Spaces:  1
2.  Acceptable Garage Doors:  Overhead door
3.  Marginal Door Operation:  Manual : Door binding due to out of rack alignment
4.  Marginal Exterior Surface:  Asphalt shingles : Wall covering is close to ground level, making it more likely that rot can start or insects such as termites can enter
5.  Defective Walls:  Exposed framing : Rot, leaning, questionable structure, A qualified contractor is recommended to evaluate and estimate repairs


Attic

Only portions of the attic are visible. Areas within the attic are restricted from view by the insulation, structural members, irregular attic and roof configurations and poor lighting.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
Main Attic
1. Method of Inspection:  From the attic access
2.  Marginal Unable to Inspect:  50% : NOTES: common attic, hatch not insulated or weatherstripped - suggest correction
3.  Acceptable Roof Framing:  Rafter
4.  Acceptable Sheathing:  Dimensional wood
5.  Defective Ventilation:  None : Recommend ventilation be installed when doing roof
6.  Acceptable Insulation:  Loose fill rockwool
7.  Acceptable Insulation:  Fiberglass batts : R32 approximate
8.  Not Present Vapor Barrier:  Not visible
9.  Acceptable Wiring/Lighting:  110 VAC


Structure

In most cases, there is very little structure visible and this is purely a visual inspection. The structure above the suspended ceiling was viewed from two points, from a ladder by lifting ceiling tiles. Keep in mind that the location of components, sheer size and number of structural components prevents viewing of them all. The buyer is assuming the risk of areas hidden from view.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
1.  Acceptable Structure Type:  Masonry
2.  Acceptable Foundation:  Stone : Older foundations typically have no weeping tile (subsurface drainage control) and are prone to higher humidity levels at the foundation, Since inspection is one-day snapshot of building conditions, it is important to monitor the basement for moisture continuously, Water is penetrating foundation
3.  Acceptable Bearing Walls:  Exterior walls
4.  Acceptable Joists:  2x8 : No evidence of insect damage where visible today
5.  Marginal Floor/Slab:  Non-structural concrete : Areas with peeling paint must be monitored for moisture, Damaged concrete (minor), A qualified contractor is recommended to evaluate and estimate repairs
6.  Acceptable Floor sheathing:  Dimensional wood


Basement

While the typical home buyer is most concerned with finished living spaces in the basement, the home inspector is most concerned with the mechanical systems and basement dampness. Take note of all restrictions during the inspection and in the report. Storage, finishes and areas with limited access have all been known to hide minor and significant defects that were evident when the restrictions were removed. Keep in mind that a visual inspection has its limitations.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
Basement
1.  Acceptable Unable to Inspect:  60% : Investigate when basement clear of storage
2.  Acceptable Ceiling:  Exposed framing
3.  Acceptable Walls:  Paint and paneling
4.  Acceptable Floor:  Painted concrete
5.  Acceptable Floor Drain:  Surface drain with trap seal primer : Convenience feature: The trap seal primer is a little tube that feeds water into the floor surface drain, preventing methane sewer gas from entering the basement should the trap dry out. The water going in to the trap most commonly comes from a tube fed by the laundry tub faucet or a toilet.
6.  Not Present Smoke Detector:  Missing : No smoke alarms - suggest a smoke alarm on each level of the building
7.  Marginal Moisture Location:  All visible walls - used 1 times : Effluourescence, Flaked masonry, A qualified contractor is recommended to evaluate and estimate repairs
Basement Stairs
8. Type  Straight
9.  Defective Handrails  Poor railing : Safety hazard
Average Invasive Testing(Moisture Probe)
10.  Marginal Reading:  25-40 : Readings above 30% are a warning to deal with the moisture before finishing the area, Effluorescence noted on wall, Monitor exterior drainage to ensure that water runs away from foundation


Crawl Space

In a crawlspace, the home inspector is most concerned with structure, mechanical systems and dampness. Take note of all restrictions during the inspection and in the report. Storage, finishes and areas with limited access have all been known to hide minor and significant defects that were evident when the restrictions were removed. Keep in mind that a visual inspection has its limitations.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
Exterior Crawl Space
1. Method of Inspection:  From the access
2.  Acceptable Unable to Inspect:  10% : Remove storage
3.  Acceptable Access:  Wood door
4.  Defective Moisture Barrier:  Not visible : No moisture or vapor barrier present
5.  Defective Insulation:  Safe and Sound : Wrong insulation - not designed for thermal resistance but for resistance to sound travel and fire spread
Average Invasive Testing(Moisture Probe)
6.  Acceptable Reading:  10% : Readings are acceptable today, but monitor continuously, Moisture readings below 20% are desirable, because mold, mildew and fungi start to grow (especially on wood or cellulose based products) at around the 20% mark.


Plumbing

As with many building systems, much of the plumbing system is hidden from view. The inspector will operate all fixtures possible and evaluate the visible portions, but problems with venting, leaks or other defects may be discovered after the buyer occupies the property. Even a property that is vacant will restrict the inspector because no current usage pattern exists. We reiterate that the inspection is a visual inspection of all systems on the day of the inspection, and the unique usage patterns of different users may result in the discovery of undetected problems.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
1.  Acceptable Service Line:  Copper : Confirm with Public Works that supply has been changed over because the pipe below ground is not visible and therefore cannot be confirmed as upgraded
2.  Acceptable Main Water Shutoff:  Front of building
3.  Marginal Water Lines:  Copper : Freeze risk under addition
4.  Acceptable Drain Pipes:  Cast iron : Consider camera inspection to evaluate condition of sewer line - typical recommendation for older homes
5.  Acceptable Drain Pipes:  Lead
6.  Acceptable Drain Pipes:  ABS
7.  Investigate Exterior Service Caps:  Not visible : The absence of an exterior breather pipe or cleanout in an older home can mean nothing, or it could mean that the pipe was removed. A removed pipe is usually replaced with some type of exterior cleanout access. Contact the municipality's works department to find out if any work was completed previously and if any future work is recommended.
8.  Acceptable Vent Pipes:  Cast iron
Basement Water Heater
9.  Acceptable Water Heater Operation:  Functional at time of inspection
10. Type:  Electric Capacity:  175 litre
11. Approximate Age:  less than 10 years (suspect) Area Served:  Whole building
12.  Acceptable TPRV and Drain Tube:  Brass


Electrical

The electrical system is largely hidden, and visible defects are noted. A number of visible defects often means that there are more defects that are not visible. Other issues, such as type of wiring, are spoken of in general terms in addition to any noted repairs. It is recommended that a licensed electrician conduct the repairs and further evaluate the system.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
1. Service Size Amps:  100
2.  Acceptable Service:  Copper
3.  Acceptable 120 VAC Branch Circuits:  Copper
4.  Acceptable 240 VAC Branch Circuits:  Copper
5.  Investigate Knob & Tube Wiring:  Suspect removed : There was originally knob & tube wiring in this building, but there is no evidence that it still is present. Confirm with an electrician when doing other work that the old wiring has been removed. Knob & tube wiring is ungrounded older wiring that has become an insurance issue. Most insurance companies charge a premium when knob & tube is present, or demand upgrades (partial or complete) within a set time frame. Although the wire itself is not unsafe (as per various regulatory bodies), it can be unsafe if altered improperly.
6.  Acceptable Conductor Type:  BX (armoured cable), NMD-90 (Romex)
7.  Acceptable Ground:  Plumbing ground only
Basement Electric Panel
8.  Acceptable Manufacturer:  Siemens
9. Maximum Capacity:  125 Amps
10.  Acceptable Main Breaker Size:  100 Amps
11.  Acceptable Breakers:  Copper
12.  Acceptable Fuses:  


Heating System

The visual inspection of a heating system will include operation of the unit if it can safely be done. Age estimates are determined by appearance and decoding of serial numbers, unless the actual date of manufacture is visible on the unit. The age estimate should be considered a best guess, and the recommended course of action for the buyer is to contact the manufacturer with the model and serial number to confirm the age of the system. Finally, keep in mind that a furnace is a machine, and can break down at any time.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
Basement Heating System
1.  Acceptable Heating System Operation:  Appears functional : Consult a heating technician to develop an annual maintenance program to maximize the life of the unit and confirm the age
2. Manufacturer:  Olsen
3. Type:  Forced air Capacity:  
4. Area Served:  Whole building Approximate Age:  Indeterminable (suspect 2-3 years old)
5. Fuel Type:  Oil
6.  Not Inspected Heat Exchanger:  Restricted : Recommend inspection by a certified heating technician as part of a regular maintenance program
7. Unable to Inspect:  100%
8.  Acceptable Blower Fan:  Beside heat exchanger
9.  Acceptable Air Filter  disposable : Replace 4- 6 times per year, Suggest 3M pleated one inch filter
10.  Acceptable Distribution:  Metal duct
11.  Acceptable Draft Control:  Barometric damper
12.  Marginal Flue Pipe:  Metal : Small holes can exhaust fumes into house
13.  Acceptable Thermostats:  Mechanical
14.  Marginal Humidifier:  Drum type : Needs cleaning and new evaporating pad
15.  Acceptable Fuel Tank:  Oil tank : Manufactured less than 15 years ago, which is a positive. No oil smell on day of inspection
16. Tank Location:  Basement
17. Suspected Asbestos:
No


Fireplace/Wood Stove

Only a W.E.T.T. certified technician can inspect fireplaces and stoves within our jurisdiction. As a result, these systems must be disclaimed - we recommend that the services of a properly certified technician be contracted. Any observations from a cursory inspection are provided as a courtesy and should not be assumed to be complete.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
Living Room Fireplace
1.  Acceptable Freestanding Stove:  Electric


Air Conditioning

The visual inspection of an air conditioning system will include the operation of the unit if the exterior temperature has been above 15 degrees Celsius for the last 24 hours. Age estimates are determined by appearance and decoding of serial numbers, unless the actual date of manufacture is visible on the unit. The age estimate should be considered a best guess, and the recommended course of action for the buyer is to contact the manufacturer with the model and serial number to confirm the age of the system. We recommend that the unit be examined/serviced by a licensed contractor in the first year of home ownership to get a complete picture of its operation. Finally, keep in mind that an air conditioner compressor is a machine, and can break down at any time.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
Exterior AC System
1.  Acceptable A/C System Operation:  Functional : The average life expectancy for an air conditioning unit is 15 years. Monitor its effectiveness annually and have serviced by a certified technician as part of a regular maintenance schedule.
2. Manufacturer:  International Comfort Products
3. Model Number:  kac024aka1 Serial Number:  023120233
4. Area Served:  Whole building Approximate Age:  5 (suspect)
5. Type:  220 volt electric Capacity:  2 Ton
6. RLA  10.3 Max Fuse Capacity  20
7.  Acceptable Visible Coil:  Copper core with aluminum fins
8.  Acceptable Refrigerant Lines:  Low pressure and high pressure
9.  Acceptable Electrical Disconnect:  Exterior weatherproof box
10.  Acceptable Air Filter  Same as heating system filter - See Heating Section


Laundry Room/Area

The area was examined for leaks, damage and, symptoms of structural problems. Cosmetic issues are of no concern to the inspector, even though they may be important to the purchaser (and expensive to change/repair). Components of systems such as heating or electrical are also inspected.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
Basement Laundry Room/Area
1.  Acceptable Electrical:  15 amp 3 prong receptacles
2.  Acceptable Laundry Tub:  Concrete : Prone to cracking - monitor
3.  Acceptable Laundry Tub Drain:  ABS into lead : Older drains such as these may not be directed or vented properly - monitor for leaks, suds at floor drain or methane smell
4.  Acceptable Washer Hose Bib:  Rotary
5.  Acceptable Washer and Dryer Electrical:  110-120 VAC
6.  Acceptable Dryer Vent:  Metal flex : Restrictive to air flow as compared to smooth wall ducting - consider improvement
7.  Acceptable Washer Drain:  Drains to laundry tub


Kitchen

The area was examined for leaks, damage or symptoms of structural problems. Cosmetic issues are of no concern to the inspector, even though they may be important to the purchaser (and expensive to change/repair). Components of systems such as heating or electrical are also inspected.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
Kitchen
1.  Not Present Ventilation:  Unvented : Suggest ventilation be added to lower humidity levels in kitchen and improve indoor air quality
2.  Acceptable Sink:  Porcelain Coated
3.  Marginal Electrical:  15 amp 3 prong receptacles : Exposed wiring must be protected from physical damage - consult licensed electrician at the same time as wall repair is investigated
4.  Marginal Faucets/Traps:  Uses washers, has shutoffs : Wall problem from moisture penetration - needs further investigation and repair to determine extent and cost of necessary work
5.  Acceptable Plumbing Drains:  Plastic with cleanout
6.  Acceptable Ceiling:  Plaster and lath
7.  Acceptable Walls:  Plaster and lath
8.  Acceptable Floor:  Linoleum/resilient
9.  Acceptable HVAC Source:  Heating system register : Located at interior wall, better at exterior walls


Bathroom

The area was examined for leaks, damage or structural problems. Cosmetic issues are of no concern to the inspector, even though they may be important to the purchaser (and expensive to change/repair). Components of systems such as heating or electrical are also inspected.
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
1st floor Bathroom
1.  Acceptable Ceiling:  Drywall
2.  Acceptable Walls:  Drywall
3.  Acceptable Floor:  Linoleum/resilient
4.  Acceptable Electrical:  15 amp GFCI
5.  Acceptable Sink/Basin:  Molded single bowl
6.  Acceptable Faucets/Traps:  Plastic trap/Washerless fixtures
7.  Acceptable Toilets:  Unlined tank
8.  Acceptable HVAC Source:  Heating system register
9.  Acceptable Ventilation:  Electric fan
2nd floor main Bathroom
10.  Acceptable Ceiling:  Drywall
11.  Acceptable Walls:  Paint and paneling
12.  Acceptable Floor:  Ceramic tile
13.  Acceptable Electrical:  15 amp GFCI
14.  Acceptable Sink/Basin:  Pedestal
15.  Marginal Faucets/Traps:  Plastic trap/Fixtures use washers : "S" Type drain traps do not meet today's standards, A licensed plumber recommended to estimate repairs
16.  Acceptable Tub/Surround:  Porcelain tub and ceramic tile surround
17.  Marginal Faucets/Traps:  Uses washers : Inexpensive faucet - loose operation, A licensed plumber recommended to estimate repairs
18.  Acceptable Toilets:  Lined tank
19.  Marginal HVAC Source:  Heating system register : Interior wall, better at exterior walls
20.  Acceptable Ventilation:  Electric fan & window


Interior Space

NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was not inspected for safety reasons, due to lack of power, or it was inaccessible or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
INV Investigate Item not within scope of inspection OR requires specialization OR cannot fully determine its condition.
Basement Central Vacuum
1.  Marginal Exhaust  Exterior : Break in pipe, Exhausting dust to interior, Indoor air quality issue
2.  Acceptable Electrical  15 amp 3 prong receptacle
From first floor Stairs
3. Type  Straight
4.  Marginal Handrails  Wall mount : Low stairguard at top of stairs (typical for older homes)
Throughout Interior Space
5.  Acceptable Ceiling:  Plaster and lath
6.  Acceptable Ceiling:  Drywall
7.  Acceptable Walls:  Plaster and lath
8.  Acceptable Walls:  Drywall
9.  Acceptable Floor:  Hardwood
10.  Acceptable HVAC Source:  Heating system register
11.  Not Present Smoke Detector:  Missing : No smoke alarms - suggest a smoke alarm on each level of the building, Ceiling mounted is best


Palm-Tech Inspector, ©1998-2006, PDmB, Inc.

End of Report