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INSPECTION REPORT
For the Property at:
123 YOUR STREETYOUR CITY, ON O1O 1O1
Prepared for: MR. AND MRS. SAMPLEInspection Date: Tuesday, October 16, 2012
Prepared by: Ashley Shojaie
Mike Holmes InspectionsPO Box 40581, Six Points Plaza Post Office, 5230 Dundas Street West
Etobicoke, ON M9B 6K81-888-563-5699
Fax: 647-253-0318www.mikeholmesinspections.com
INTEGRITY, QUALITY, TRUST
INVOICE
July 26, 2013
Client: Mr. and Mrs. Sample
Report No. 4620, v.6For inspection at:123 Your StreetYour City, ONO1O 1O1on: Tuesday, October 16, 2012
Test Inspections $0.00
Mike Holmes InspectionsPO Box 40581, Six Points Plaza Post
Office, 5230 Dundas Street WestEtobicoke, ON M9B 6K8
1-888-563-5699Fax: 647-253-0318
123 Your Street, Your City, ON October 16, 2012 www.mikeholmesinspections.com
MIKE HOLMES INSPECTIONS
ROOFING
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 areasof expertise. An inspector cannot confirm the cause of defects, or make recommendations on any course of remedialaction. It is always recommended that a qualified specialist is consulted regarding specific issues of concern.
Sloped roofing material: Asphalt shingles
Probability of leakage: Typical lifespan is 15 - 20 years
Probability of leakage: Medium
Limitations
General: Roof access is at the sole discretion of the inspector. Work safety and potential material damage are thegoverning factors.
Roof inspection limited/prevented by: The roof could only be inspected with binoculars as it exceeds the accessiblelimits set out in our company safety policy. A complete assessment of the roofing system is recommended by a qualifiedroofing contractor at the earliest opportunity.
Inspection performed: With binoculars from the ground From roof edge
Recommendations
RECOMMENDATIONS \ Overview1. 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 maintenanceprovided where/as necessary. Failure to provide consistent professional style maintenance will reduce the lifeexpectancy 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 todevelop a leak well before the rest of the roof material has aged significantly. Also, because these areas are frequentlymade of metal they can be more susceptible than the rest of the roof coverings to damage from wind and temperaturedifferences resulting in expansion and contraction. So while the flashing may have appeared fine on the day of theinspection and the roof may be relatively young in age, the flashings should be monitored on a regular basis (at leastsemi-annually) to detect any changes in condition that may indicate that repair is necessary. Leaks left unattended cancause serious damage to other systems and components of the home.
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ROOFING
SLOPED ROOFING \ Asphalt shingles2. Condition: DamageSeveral shingles at front have minor damage. While damage is minor at this point, these areas will wear sooner and willrequire replacement before the surrounding areas.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Front RoofTask: Monitor & repair when necessaryTime: Ongoing
1. Damage 2. Damage/torn shingle
3. Condition: Exposed fastenersImplication(s): Chance of water damage to contents, finishes and/or structureLocation: Rear RoofTask: Correct/repairTime: Earliest opportunity
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3. Exposed fasteners
SLOPED ROOF FLASHINGS \ Roof/sidewall flashings4. Condition: Siding not cut backWood 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 structureLocation: Front RoofTask: Correct/improveTime: Discretionary When necessary
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4. Siding not cut back
SLOPED ROOF FLASHINGS \ Pipe/stack flashings5. Condition: Top of flashing exposed or bottom buriedImplication(s): Chance of water damage to contents, finishes and/or structureLocation: RoofTask: Correct/improveTime: Earliest opportunity When replacing
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5. Top of flashing exposed or bottom buried
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EXTERIOR
Description
Gutter & downspout material: Aluminum
Gutter & downspout type: Eave mounted
Gutter & downspout discharge: Below grade
Lot slope: Walkout
Lot slope: Flat
Wall surfaces - wood: Boards
Wall surfaces - masonry: Artificial stone
Wall surfaces : EIFS
Soffit and fascia: Aluminum
Driveway: Asphalt Interlocking brick
Walkway: Concrete
Porch: Concrete
Limitations
Inspection limited/prevented by: Storage in garage
Inspection limited/prevented by: Vines/shrubs/trees against wall
No or limited access to: Area below steps, deck, porches
Upper floors inspected from: Ground level
Exterior inspected from: Ground level
Recommendations
General6. Preventing Leakage - Ongoing maintenance is required for caulking on all doors, windows and wall penetrationssuch 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 WallTask: RepairTime: Earliest opportunity
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6. Preventing Leakage - Caulking needed
7. Preventing Leakage - Caulking needed
8. Preventing Leakage - Caulking needed 9. Preventing Leakage - Caulking needed
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10. Preventing Leakage - Caulking needed
ROOF DRAINAGE \ Downspouts7. Condition: Downspouts discharging below gradeDownspouts that discharge below grade are more likely to cause basement leakage or foundation damage due toclogged or deteriorated pipes. Having your drains scoped with a snake camera, and/or disconnecting downspouts toredirect discharge above grade is a preventative measure to reduce the risk of foundation leakage and structuraldamage. 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 occurredImplication(s): Chance of water damage to contents, finishes and/or structureLocation: ExteriorTask: ImproveTime: Earliest opportunity
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EXTERIOR
8. Condition: MissingImplication(s): Chance of water damage to contents, finishes and/or structureLocation: Exterior GarageTask: ProvideTime: Earliest opportunity
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11. Missing downspout
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WALLS \ Trim9. 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 anyrot when preparing to paint and the wood should repaired or replaced if necessary.Location: ExteriorTask: Provide paint and caulkingTime: When necessary
WALLS \ Stucco and EIFS10. Condition: Some synthetic stucco includes products such as Exterior Insulation Finish Systems (EIFS). EIFSincorporates foam insulation panels, reinforcement mesh and a textured finish coating. Certain EIFS products and/orinstallation methods create conditions that are highly susceptible to moisture infiltration and subsequent mold growthand/or structural damage due to water infiltration at penetrations, joints, and roof terminations. There is a possibility ofconcealed water damage that would not be visible on a typical home inspection. Recommend regular maintenance toensure all joints and seals remain water tight. Should any problems occur, have system further evaluated a moistureintrusion or EIFS specialist.
11. Condition: Minor cracksImplication(s): Cosmetic defects | Shortened life expectancy of materialLocation: Front Exterior WallTask: Monitor & repair when necessaryTime: Ongoing
12. Minor cracks
12. Condition: Incompatible flashingsIncompatible flashing's/missing drip edge flashing noted at most exterior windows. Ensure these areas are properly sealat 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 deteriorationLocation: Various Throughout Exterior WallTask: Correct/improve
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Time: Earliest opportunity When remodelling
13. Incompatible flashings
WALLS \ Brick, stone and concrete13. Condition: CrackedTypical settlement cracking noted at stone veneer siding. This is a maintenance item for your information. Recommendconsulting with masonry contractor regarding repairs as needed.Implication(s): Chance of water entering house | Weakened structure | Chance of movementLocation: Various Exterior WallTask: RepairTime: Earliest opportunity
14. Cracked 15. Cracked
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14. Condition: Missing, ineffective weep holes or flashingsWeep holes found in stone veneer siding have been filled with silicone caulking under upper front window. Recommendclearing openings and adding weep screens at all weep holes where needed.Implication(s): Chance of water damage to contents, finishes and/or structure | Material deteriorationLocation: Various ThroughoutTask: Correct/improveTime: Earliest opportunity
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16. Caulked, ineffective weep holes or flashings
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Floors15. Condition: DamageSlate tiles at front porches have lifted (popped). Recommend repair and applying a water sealer for added protection.Implication(s): Weakened structure | Chance of movementLocation: Front PorchTask: RepairTime: Earliest opportunity
17. Damage/loose tile 18. Tile not sealed around column base
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19. Damage/loose tile
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Steps and landings16. Condition: Stair rise too big or not uniformImplication(s): Trip or fall hazardLocation: Front PorchTask: ImproveTime: Earliest opportunity
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20. Stair rise not uniform
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Handrails and guards17. Condition: WeakGuardrails at upper rear balcony are not secured at tops. This allows for movement if leaned against which can lead to apotential fall hazard.Implication(s): Fall hazardLocation: Second Floor BalconyTask: Correct/improveTime: Immediate
21. Weak/not properly secured
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PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ General18. Condition: DisrepairTrim work at side deck is poorly installed. Recommend repairs as needed by qualified trades person.Implication(s): Weakened structureLocation: West Exterior DeckTask: RepairTime: Earliest opportunity When remodelling
22. Disrepair/damaged decking 23. Disrepair
24. Disrepair/loose
LANDSCAPING \ Lot grading19. Condition: Improper slopeAll grading should slope away from the house to ensure water is not draining against the foundation wall increasing therisk of water leakage into the basement.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Exterior Yard
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Task: ImproveTime: Earliest opportunity
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25. Improper slope
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STRUCTURE
Description
Configuration: Basement
Foundation material: Poured concrete
Floor construction: Wood I-joists Steel columns Steel beams
Exterior wall construction: Wood frame Wood frame, brick veneer
Roof and ceiling framing: Trusses
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 ceilingsurfaces and materials. No assessments can be made of the suitability of renovations or finish work. Local buildingofficials should be contracted to verify compliance with permit and inspection requirements, including fire safety, egress,and clearance issues.Carpet/furnishingsStorageNew finishes/paintInsulation
Attic/roof space: Entered but access was limited
Percent of foundation not visible: 95 %
Recommendations
FOUNDATIONS \ Foundation20. Condition: CrackedTypical foundation cracks were noted on the exterior. They appear to be stable. However, at this time it cannot bedetermined if future movement or leakage will occur. Recommend monitoring all cracks and repair if necessary. Pleaserefer 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 structureLocation: Exterior WallTask: Monitor & repair when necessaryTime: If necessary
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21. Condition: Parging damaged or missingThe surface coating on the foundation appears thin or irregular. This is generally a cosmetic issue but can present awater penetration concern. Damaged areas should be repaired if damage continues or becomes larger.Implication(s): Chance of damage to structure | Shortened life expectancy of materialLocation: Exterior WallTask: Monitor & repair when necessaryTime: When necessary
26. Parging damaged or missing
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FLOORS \ Engineered wood22. Condition: Notches or holesI joist in basement appears to have excessively large hole drilled out to accommodate duct. While holes are allowed tobe drilled in I joist webs it must conform within manufacturers and engineering requirements. It is recommended that anysuspect or excessive holes be further evaluated by the joist manufacturer or a structural engineer to make sure openingsdo not exceed limits.Implication(s): Weakened structureLocation: BasementTask: Further evaluation & correct as requiredTime: Immediate
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27. Large hole cut in engineered joist
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ELECTRICAL
Description
Service entrance cable and location: Underground - not visible
Service size: 100 Amps (240 Volts) 200 Amps (240 Volts)
Main disconnect/service box rating: 100 Amps 200 Amps
Main disconnect/service box type and location: Breakers - basement Fuses - basement
System grounding material and type: Copper - ground rods
Distribution panel rating: 100 Amps 200 Amps
Distribution panel type and location: Breakers - basement
Distribution wire material and type: Copper - non-metallic sheathed
Type and number of outlets (receptacles): Grounded - typical
Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - bathroom and exterior
Smoke detectors: Present
Carbon monoxide (CO) detectors: None noted
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: Disconnect covers are not removed by the home inspector
System ground: Continuity not verified Quality of ground not determined
Circuit labels: The accuracy of the circuit index (labels) was not verified.
Panel or disconnect cover: Main disconnect panel cannot be opened without shutting off power.
Recommendations
General23. 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 accordancewith the manufacturer's specifications.
[Note: installing a GFCI in some areas may also require the upgrade of the circuit over-current protection and wiring, atadditional cost.]
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ELECTRICAL
DISTRIBUTION SYSTEM \ Wiring - installation24. Condition: Too close to duct, pipe, vent or chimneyImplication(s): Electric shock | Fire hazardLocation: Various Throughout BasementTask: Correct/improveTime: Earliest opportunity
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DISTRIBUTION SYSTEM \ Outdoor wiring25. Condition: Caulking is missingLocation: Various Exterior WallTask: Correct/improveTime: Earliest opportunity
28. Caulking is missing/needed 29. Caulking is missing/needed
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ELECTRICAL
DISTRIBUTION SYSTEM \ Switches26. Condition: InoperativeSwitch controlling power to upper section of outlets in master bedroom failed to work when checked. Recommend alicensed electrician check all related circuitry.Implication(s): Inadequate lightingLocation: First Floor Master BedroomTask: Repair or replaceTime: Immediate
30. Inoperative switch 31. Inoperative outlet
DISTRIBUTION SYSTEM \ Outlets (receptacles)27. Condition: GFI test faultyExterior outlet is not connected to GFCI protection. This is a mandatory requirement for this age of home.Implication(s): Electric shockLocation: Exterior WallTask: Repair or replaceTime: Immediate
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32. GFI test faulty
28. Condition: Ground Fault Interrupter (GFI) neededNo GFCI protection found at outlets within 1m of main floor kitchen sink. This is a mandatory requirement for this age ofhome.Implication(s): Electric shockLocation: First Floor KitchenTask: Provide/upgradeTime: Immediate
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33. Ground Fault Interrupter (GFI) needed
DISTRIBUTION SYSTEM \ Smoke detectors29. Condition: Ensure that you have working smoke alarms installed on every floor and CO detectors installed nearbedrooms.
Test and replace them regularly according to manufacturer's specifications.
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HEATING
Description
General: Minimum efficiency reporting value, commonly known as MERV rating is a measurement scale designed in1987 by the American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) to rate theeffectiveness 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 thedense filter material causes. Experiments indicate that less obstructive, medium-efficiency filters of MERV 7 to 13 arealmost as effective as true HEPA filters at removing allergens, with much lower associated system and operating costs.
Fuel/energy source: Gas
System type: Furnace
Heat distribution: Ducts and registers Hot water radiant piping
Approximate capacity: 80,000 BTU/hr
Efficiency: High-efficiency
Approximate age: 5 years
Typical life expectancy: Furnace (high efficiency) 15 to 20 years
Failure probability: Medium Low
Main fuel shut off at: Meter Exterior wall
Chimney/vent: Plastic Sidewall venting
Chimney liner: Not required
Limitations
General: Many of the components that make up a heating system are concealed in cabinet, floor, wall and ceilingchases. No commentary will be offered on concealed components.
Safety devices: Not tested as part of a home inspection
Heat loss calculations: Not done as part of a home inspection
Heat exchanger: Not visible
Recommendations
General30. Annual servicing and cleaning is recommended for your furnace to achieve maximum efficiency and service life.
GAS FURNACE \ Ducts, registers and grilles31. Condition: Disconnected ductsDisconnected supply duct sealed with painters tape. Have HVAC technician evaluate.Implication(s): Increased heating costs | Reduced comfortLocation: BasementTask: Further evaluation & correct as required
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HEATING
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34. Disconnected ducts
32. Condition: Weak airflowWeak air flow was found at various duct registers, particularly in the basement. Recommend a qualified heatingcontractor investigate and repair as required.Implication(s): Increased heating costs | Reduced comfortLocation: Various Throughout BasementTask: Correct/improveTime: Earliest opportunity Discretionary
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GAS HOT WATER BOILER \ Radiant heating33. Condition: Cool rooms or parts of roomsRadiant 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 comfortLocation: Various Throughout BasementTask: Repair or replace Further evaluationTime: 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
37. Infrared image shows heat pipe too far apart
34. Condition: Cool rooms or parts of roomsIn floor hot water radiant heating at first floor has been improperly installed. Current arrangement has hot water pipesrunning along sides of floor joist near the top under the sub flooring. This design will not allow sufficient heat to reach thefinished flooring above and is not designed to current recognized standards. Unfortunately in order to correct this currentarrangement all floor finishes will need to be removed and replaced for proper installation. Also, due to poor design andworkmanship it is highly recommended that entire system be evaluated for potential leakage and repair cost by aqualified radiant heating contractor.Implication(s): Increased heating costs | Reduced comfortLocation: Various Throughout First FloorTask: Repair or replace Further evaluationTime: Earliest opportunity Discretionary
38. Improperly installed radiant heat pipe 39. Improperly installed radiant heat pipe
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HEATING
40. Improperly installed radiant heat pipe
35. Condition: Balancing valve problemsThere appears to be only one circulation pump controlling all areas of the entire in floor radiant heating system. Thisincludes both basement and main floor areas. Normally individual pumps are controlled through separate thermostats inorder to provide consistent heating in the zones desired. Current set up appears to only allow for heat to be on or off atall locations.Implication(s): Chance of water damage to contents, finishes and/or structure | Increased heating costs | ReducedcomfortLocation: Various Throughout Basement First FloorTask: Further evaluation & correct as requiredTime: Discretionary When remodelling
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HEATING
41. Balancing valve problems
FIREPLACE \ Gas fireplace36. Condition: Ineffective thermostat noted for gas fireplace control.Location: First Floor Living RoomTask: Further evaluation Correct/repairTime: Earliest opportunity
42. Ineffective thermostat
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COOLING & HEAT PUMP
Description
Air conditioning type: Air cooled
Manufacturer: International Comfort Products
Cooling capacity: 18,000 BTU/hr 30,000 BTU/hr
Compressor approximate age: 5 years
Typical life expectancy: 12 to15 years
Failure probability: Low
Limitations
Inspection limited/prevented by: Furnace was running:
Check AC at earliest opportunity
Inspection limited/prevented by: Low outdoor temperature
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INSULATION AND VENTILATION
Description
Attic/roof insulation material: Glass fiber
Attic/roof insulation amount/value: R-32
Attic/roof ventilation: Roof and soffit vents
Attic/roof air/vapor barrier: Plastic
Wall insulation material: Not visible
Wall insulation amount/value: Not determined
Foundation wall insulation material: Spray foam
Foundation wall insulation material: Glass fiber
Foundation wall insulation amount/value: Not determined
Limitations
Inspection prevented by no access to: Wall space
Attic inspection performed: By entering attic, but access was limited
Air/vapor barrier system: Continuity not verified
Mechanical ventilation effectiveness: Not verified
Recommendations
General37. Thermal imaging used during this inspection;
The thermal camera does not allow the inspector to "see behind finishes" or through walls, the camera registers thesurface temperatures. Thermal imaging reveals surface temperature variations of the building, which can be interpretedby our inspectors to identify problems in structure, moisture content and air leakage. It can also be used to find hiddenheating and cooling losses, moisture intrusion, inadequate or non-existent insulation, plumbing leaks and poorconstruction. 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 isa temperature difference between one side and the other, for example; a heated room and winter weather outside. Thethermal image may reveal a uniform light colour with localized dark patches. The dark patches may be interpreted asvoids in the insulation. If the conditions are reversed, with hot outside and air conditioned interior, the same image mayshow uniform dark temperatures with lighter colour patches.
ATTIC/ROOF \ Insulation38. 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 maybe required.Location: AtticTask: Further evaluation
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INSULATION AND VENTILATION
Time: Earliest opportunity
43. Mice tunnels in attic
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PLUMBING
Description
Water supply source: Private
Service piping into building: Plastic
Supply piping in building: Copper Plastic
Main water shut off valve at the: Basement Utility room
Water flow and pressure: Functional
Water heater fuel/energy source: Gas
Water heater type: Combination system Tankless/indirect
Tank capacity: 189 liters
Water heater approximate age: 5 years
Typical life expectancy: 8 to 12 years
Water heater failure probability: Low
Waste disposal system: Septic system
Waste piping in building: ABS plastic
Floor drain location: Near heating system
Water treatment system: Water softener Ultraviolet treatment
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 qualityIsolating/relief valves & main shut-off valveConcealed plumbing
Evaluation of the plumbing system was limited to permanently connected fixtures and readily visible conditions. Thefunction and effectiveness of laundry stand pipes, vent pipes, floor drains, fixture overflows, anti-siphon devices andsimilar 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 ofsub-slab or in ground piping is excluded from a standard inspection. In ground piping is subject to blockage/collapse.Tub/sink overflowsWater heater relief valves are not tested
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PLUMBING
Recommendations
General39. Further evaluation is needed - Recommend having a qualified plumber evaluate the noted issues and correct /repair as neededTask: Further evaluationTime: 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 asrequired.
SUPPLY PLUMBING \ Supply piping in building41. Condition: Poor supportWater supply pipe for basement bathroom sink is loose/not secured in wall.Implication(s): Chance of water damage to contents, finishes and/or structure | LeakageLocation: Basement BathroomTask: Correct/improveTime: Earliest opportunity
44. Poor support
WATER HEATER \ Temperature/pressure relief valve42. Condition: Discharge tube missingImplication(s): ScaldingLocation: Basement Utility RoomTask: ProvideTime: Immediate
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PLUMBING
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45. Discharge tube missing
WASTE PLUMBING \ Traps - installation43. Condition: Not visibleNo trap was found at main floor bathroom shower. While no trap was visible it may be hidden within the downstairsceiling. However this could not be confirmed. Traps are required to be accessible. Recommend locating and makingaccess or installing as needed.Implication(s): Difficult accessLocation: BasementTask: Further evaluation & correct as requiredTime: Earliest opportunity
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PLUMBING
46. No trap was visible at main floor shower
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INTERIOR
Description
Major floor finishes: Hardwood Tile
Major wall and ceiling finishes: Plaster/drywall
Windows: Fixed Sliders Casement
Glazing: Double
Exterior doors - type/material: Hinged French Sliding glass Garage
Laundry facilities: Hot/cold water supply 120-Volt outlet 240-Volt outlet
Limitations
Inspection limited/prevented by: Storage/furnishings Storage in closets/cupboards
Not tested/not in service: Dishwasher
Not included as part of a building inspection: Smoke alarms
Not included as part of a building inspection: Carbon monoxide detectors, security systems, central vacuum Cent
ral vacuum systems Cosmetic issues Perimeter drainage tile around foundation, if any
Appliances: Appliances are not inspected as part of a home inspection Appliances are not moved during an
inspection
Percent of foundation not visible: 100 %
Basement leakage: Cannot predict how often or how badly basement will leak Storage in basement limited
inspection
Recommendations
General44. 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 andbecome visible overnight.
Water damage is frequently discovered where moisture levels are normal, suggesting the area is dry at the time. Thisdamage 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 ifrequired, 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 homeinspection and that an inspector cannot determine if there are irritants, spores, pollutants, contaminants, or toxicmaterials present. A qualified environmental specialist should be consulted for any mold concerns.
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INTERIOR
45. All homes built before the mid 1980's may include asbestos containing materials, such as plaster, floor or ceilingtiles, insulation etc. These materials could pose a health risk if they are damaged or if they need to be removed orreplaced during renovations. Professional asbestos abatement can be a major expense if required. Environmentalissues 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 / resetbutton which enables the unit to reset itself internally, an audible sound will be heard to indicate the unit is functioningproperly. Each unit should be cleaned / vacuumed regularly to reduce internal dust accumulation which will preventfalse alarms or improper readings. Always refer to the manufacturers instructions for additional information regardingproper installation, use and maintenance.
WINDOWS \ General47. Condition: Water leaksWater 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) thisrepair will need to be redone properly.Implication(s): Chance of damage to finishes and structure | Chance of damage to structureLocation: GarageTask: Further evaluation & correct as requiredTime: Discretionary
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47. Water leaks
48. Condition: Air leaksMajority of windows were found to be loose fitting and drafty.Implication(s): LeakageLocation: Various ThroughoutTask: Correct/upgradeTime: Discretionary When remodelling
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INTERIOR
48. Air leaks 49. Air leaks
DOORS \ Doors and frames49. Condition: Weatherstripping missing or ineffectiveDaylight visible at front entrance through weather stripping.Implication(s): Chance of water entering house | Increased heating and cooling costs | Reduced comfortLocation: First Floor Rear EntranceTask: Correct/improveTime: Earliest opportunity
50. Weatherstripping missing or ineffective
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INTERIOR
GARAGE \ Man-door into garage50. Condition: No self closerNo self closer are present at man doors to garage in main floor storage area or basement entrance. This is a mandatoryrequirement at time of construction and must be installed according to regulations.Implication(s): Hazardous combustion products entering homeLocation: Basement and First FloorTask: ProvideTime: Immediate
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51. No self closer at first floor 52. No self closer in basement to garage
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INTERIOR
EXHAUST FANS \ Exhaust duct51. Condition: Poor termination locationBathroom exhaust duct (see kitchen exhaust also) vents to exterior at soffit using household floor registers. Thisarrangement is not desirable as this will allow both exhaust moisture to enter attic space and cold exterior air to comeinto bathroom area as no weather hood has been providedImplication(s): Chance of condensation damage to finishes and/or structureLocation: First Floor Second Floor BathroomTask: Correct/improveTime: Earliest opportunity
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53. Poor termination location 54. Poor termination location
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INTERIOR
55. IR photo showing air leakage at exhaust fan
EXHAUST FANS \ Kitchen exhaust system52. Condition: Venting arrangement poorKitchen exhaust duct (see bathroom exhaust also) vents to exterior at soffit using household floor registers. Thisarrangement is not desirable as this will allow both exhaust moisture to enter attic space and cold exterior air to comeinto cooking area as no weather hood has been provided.Implication(s): Equipment ineffectiveLocation: First Floor KitchenTask: Correct/improveTime: Earliest opportunity
56. Venting arrangement poor
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INTERIOR
APPLIANCES \ Dryer53. 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: InoperativeDryer exhaust duct has excessive run with several 90 degree elbows. Exterior wall vent does not have proper weatherhood which will allow cold air to enter duct work resulting in condensation forming on walls of duct in basement.Implication(s): Equipment inoperativeLocation: Basement Exterior WallTask: Correct/improveTime: Earliest opportunity
57. Improper dryer wall vent 58. Poor arrangement at dryer exhaust duct
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SITE INFO
Description
Weather: Sunny
Approximate temperature: 16°
Occupancy: The home was occupied at the time of the inspection. The home was furnished during the inspection.
Utilities: All utilities were on during the inspection.
Approximate inspection start and end time: The inspection started at 9:00 a.m. The inspection ended at 2:00 p.m.
Approximate date of construction: 2007
Approximate size of home: 5000 ft.²
Building type: Detached home
Number of stories: Two
Below grade area: Basement
Garage, carport and outbuildings: Attached three-car garage
END OF REPORT
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APPENDIX
REPORT
Home Improvement Costs
ROOFING/FLASHINGS/CHIMNEYS
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.
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
00
per sq. ft. (min. $ 1000)Reflash typical skylight or chimney...........................................................$ 500.00 - $ 1000.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
Build detached garage: ........... .................................................................... 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. and up00
trim and wall surfaces.................................................................$ 5000.00 and up
STRUCTURE
Underpin one corner of house....................................................................$ 5000.00 and upUnderpin 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 upRepair 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
and up
OverOver
$ 70.00 - $ 140.00
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APPENDIX
Add conventional receptacle (assuming electrician is already there)...........................$150. - $ 400. Replace conventional receptacle with
ground fault circuit interrupter receptacle.....................................................................$ 70.00 - $ 140.00
Replace conventional receptacle with aluminum compatibletype (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
Replace knob & tube wiring with conventional wiring (typical 3 bdrm home) ........... $8000.00 - $12000.00 (assuming electrician is already there)...........................................................................$ 5.00 - $ 10.00 each
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 upRemove abandoned underground oil tank............................................................................$ 10000.00 and upReplace 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.
COOLING/HEAT PUMPS
Add central air conditioning on existing forced-air system..............................................$ 3000.00 and upAdd 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.
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 upReplace toilet ...............................................................................................................................$ 500.00 and upReplace basin, including faucets ............................................................................................$ 750.00 and upReplace bathtub, including ceramic tile and faucets .........................................................$ 2500.00 and upInstall whirlpool bath, including faucets................................................................................$ 3500.00 and upRetile 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.Connect waste plumbing system to municipal sewers .....................................................$ 5000.00 and upInstall submersible pump..........................................................................................................$ 1000.00 and upInstall suction or jet pump.........................................................................................................$ 700.00 and upInstall 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 eachInstall masonry fireplace (if flue already roughed in).........................................................$ 3000.00 and upInstall "factory built" fireplace (including chimney, cosmetics extra) ...........................$ 3500.00 and upInstall glass doors on fireplace................................................................................................$ 300.00 and up
and upInstall skylight ..............................................................................................................................$ 3000.00
Remodel kitchen completely....................................................................................................$ 10,000.00 - $ 110,000.Install gas fireplace (cosmetics extra) .................................................................................$ 3500.00 and up
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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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APPENDIX
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 costly—problems, 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:
o Make sure air vents indoors and
outdoors (intake, exhaust and
forced air) are not blocked by
snow or debris.
o Check and clean range hood
filters on a monthly basis.
o Test the ground fault circuit
interrupter(s) monthly by
pushing the test button, which
should then cause the reset
button to pop up.
o If there are young children in the
house, make sure electrical
outlets are equipped with safety
plugs.
o 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.
about your house
Home Maintenance Schedule
CE 47
Report No. 4620, v.6
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APPENDIX
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MIKE HOLMES INSPECTIONS
APPENDIX
2 Canada Mortgage and Housing Corporation
About Your House
Home Maintenance Schedule
Fall
o Have furnace or heating system
serviced by a qualified service
company every two years for a
gas furnace, and every year for an
oil furnace.
o Open furnace humidifier damper
on units with central air
conditioning and clean
humidifier.
o Lubricate circulating pump on
hot water heating system.
o Bleed air from hot water
radiators.
o Examine the forced air furnace
fan belt for wear, looseness or
noise; clean fan blades of any dirt
build-up (after disconnecting the
electricity to the motor first).
o Turn ON gas furnace pilot light.
o Check and clean or replace
furnace air filters each month
during the heating season.
Ventilation system, such as heat
recovery ventilator, filters should
be checked every two months.
o Vacuum electric baseboard
heaters to remove dust.
o Remove the grilles on forced air
systems and vacuum inside the
ducts.
o If the heat recovery ventilator has
been shut off for the summer,
clean the filters and the core, and
pour water down the condensate
drain to test it.
o Clean portable humidifier, if one
is used.
o Have well water tested for
quality. It is recommended that
you test for bacteria every six
months.
o Check sump pump and line to
ensure proper operation, and to
ascertain that there are no line
obstructions or visible leaks.
o Replace window screens with
storm windows.
o Remove screens from the inside
of casement windows to allow air
from the heating system to keep
condensation off window glass.
o Ensure all doors to the outside
shut tightly, and check other
doors for ease of use. Renew
door weatherstripping if
required.
o If there is a door between your
house and the garage, check the
adjustment of the self-closing
device to ensure it closes the
door completely.
o Ensure windows and skylights
close tightly.
o Cover outside of air conditioning
units.
o Ensure that the ground around
your home slopes away from the
foundation wall, so that water
does not drain into your
basement.
o Clean leaves from eavestroughs
and roof, and test downspouts to
ensure proper drainage from the
roof.
o Check chimneys for obstructions
such as nests.
o Drain and store outdoor hoses.
Close valve to outdoor hose
connection and drain the hose
bib (exterior faucet), unless your
house has frost proof hose bibs.
o If you have a septic tank,
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.
o Winterize landscaping, for
example, store outdoor furniture,
prepare gardens and, if necessary,
protect young trees or bushes for
winter.
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 CMHC’s website, at
www.cmhc.ca
Report No. 4620, v.6
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MIKE HOLMES INSPECTIONS
APPENDIX
Canada Mortgage and Housing Corporation 3
About Your House
Home Maintenance Schedule
Winter
o Check and clean or replace
furnace air filters each month
during the heating season.
Ventilation system, such as heat
recovery ventilator, filters should
be checked every two months.
o After consulting your hot water
tank owner’s 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.
o Clean humidifier two or three
times during the winter season.
o Vacuum bathroom fan grille.
o Vacuum fire and smoke
detectors, as dust or spider webs
can prevent them from
functioning.
o Vacuum radiator grilles on back
of refrigerators and freezers, and
empty and clean drip trays.
o Check gauge on all fire
extinguishers; recharge or replace
if necessary.
o Check fire escape routes, door
and window locks and hardware,
and lighting around outside of
house; ensure family has good
security habits.
o Check the basement floor drain
to ensure the trap contains water.
Refill with water if necessary.
o Monitor your home for excessive
moisture levels–for example,
condensation on your windows,
which can cause significant
damage over time and pose
serious health problems—and
take corrective action. Refer to
the About Your House factsheet
Measuring Humidity in Your
Home.
o Check all faucets for signs of
dripping and change washers as
needed. Faucets requiring
frequent replacement of washers
may be in need of repair.
o If you have a plumbing fixture
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.
o Clean drains in dishwasher,
sinks, bathtubs and shower stalls.
o Test plumbing shut-off valves to
ensure they are working and to
prevent them from seizing.
o Examine windows and doors for
ice accumulation or cold air
leaks. If found, make a note to
repair or replace in the spring.
o Examine attic for frost
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.
o Check electrical cords, plugs and
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
o After consulting your hot water
tank owner’s 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.
o Check and clean or replace
furnace air filters each month
during the heating season.
Ventilation system, for example
heat recovery ventilator, filters
should be checked every two
months.
o Have fireplace or woodstove and
chimney cleaned and serviced as
needed.
o Shut down and clean furnace
humidifier, and close the furnace
humidifier damper on units with
central air conditioning.
o Check air conditioning system
and have serviced every two or
three years.
o Clean or replace air conditioning
filter (if applicable).
o Check dehumidifier and clean if
necessary.
o Turn OFF gas furnace and
fireplace pilot lights where
possible.
Report No. 4620, v.6
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MIKE HOLMES INSPECTIONS
APPENDIX
4 Canada Mortgage and Housing Corporation
About Your House
Home Maintenance Schedule
o Have well water tested for
quality. It is recommended that
you test for bacteria every six
months.
o Check smoke, carbon monoxide
and security alarms and replace
batteries.
o Clean windows, screens and
hardware, and replace storm
windows with screens. Check
screens first and repair or replace
if needed.
o Open valve to outside hose
connection after all danger of
frost has passed.
o Examine the foundation walls for
cracks, leaks or signs of moisture,
and repair as required. Repair
and paint fences as necessary.
o Ensure sump pump is operating
properly before the spring thaw
sets in. Ensure discharge pipe is
connected and allows water to
drain away from the foundation.
o Re-level any exterior steps or
decks which moved due to frost
or settling.
o Check eavestroughs and
downspouts for loose joints and
secure attachment to your home,
clear any obstructions, and
ensure water flows away from
your foundation.
o Clear all drainage ditches and
culverts of debris.
o Undertake spring landscape
maintenance and, if necessary,
fertilize young trees.
Summer
o Monitor basement humidity and
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.
o Check basement pipes for
condensation or dripping, and
take corrective action, for
example, reduce humidity and or
insulate cold water pipes.
o Check the basement floor drain
to ensure the trap contains water.
Refill with water if necessary.
o If you have a plumbing fixture
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.
o Deep clean carpets and rugs.
o Vacuum bathroom fan grill.
o Disconnect the duct connected
to the dryer and vacuum lint
from duct, the areas surrounding
your clothes dryer and your
dryer’s vent hood outside.
o Check security of all guardrails
and handrails.
o Check smooth functioning of all
windows and lubricate as required.
o Inspect window putty on outside
of glass panes and replace if
needed.
o Lubricate door hinges and
tighten screws as needed.
o Lubricate garage door hardware
and ensure it is operating properly.
o Lubricate automatic garage door
opener motor, chain, etc. and
ensure that the auto-reverse
mechanism is properly adjusted.
o Check and replace damaged
caulking and weatherstripping
around windows and doorways,
including the doorway between
the garage and the house.
o Inspect electrical service lines for
secure attachment where they
enter your house, and make sure
there is no water leakage into the
house along the electrical conduit.
o Check exterior wood siding and
trim for signs of deterioration;
clean, replace or refinish as needed.
o Check for and seal off any holes
in exterior cladding that could be
an entry point for small pests,
such as bats and squirrels.
o Remove any plants that contact,
or roots that penetrate, the siding
or brick.
o Climb up on your roof, or use
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.
Report No. 4620, v.6
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MIKE HOLMES INSPECTIONS
APPENDIX
o Sweep chimneys connected to
any woodburning appliance or
fireplace, and inspect them for
end-of-season problems.
o Check the chimney cap and the
caulking between the cap and the
chimney.
o Repair driveway and walkways as
needed.
o Repair any damaged steps that
present a safety problem.
Canada Mortgage and Housing Corporation 5
About Your House
Home Maintenance Schedule
Report No. 4620, v.6
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MIKE HOLMES INSPECTIONS
APPENDIX
©2003, Canada Mortgage and Housing Corporation
Printed in Canada
Produced by CMHC 14-02-08
Revised 2005, 2008
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.
63218
Priced PublicationsHome Care: A Guide to Repair and Maintenance Order No. 61019
Homeowner’s Inspection Checklist Order No. 62114
Free Publications
Moisture and Air : Householder’s Guide – Problems and Remedies Order No. 61033
About Your House fact sheets
Measuring Humidity in Your Home Order No. 62027
Attic Venting, Attic Moisture and Ice Dams Order No. 62034
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.
About Your House
Home Maintenance Schedule
Report No. 4620, v.6
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