Sample home inspection report

25 Union Street
St. Stephen, NB E3L 1T3

JESSE RATTRAY

Wednesday, December 8, 2010

Daryl Bishop

EnviResCom Inspection Atlantic - Stoney Brook 506-640-1628
Home Inspectors Fax: 506-847-1574
8 Rynlon Crescent www.masterinspector.co
Quispamsis, NB E2G 1A5 daryl@MasterInspector.co

"DON'T BUY A HOME WITHOUT US!"

December 9, 2010

Dear Jesse Rattray,

RE: Report No. 1004
25 Union Street
St. Stephen, NB
E3L 1T3

Thanks very much for choosing us to perform your home inspection. The inspection itself and the attached report comply
with the requirements of the Standards of Practice of our national Association. This document defines the scope of a
home inspection.

Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourage
you to read the Standards of Practice so that you clearly understand what things are included in the home inspection and
report.

The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not be
responsible to any parties for the contents of the report, other than the party named herein .

The report is effectively a snapshot of the house, recording the conditions on a given date and time. Home inspectors
cannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection. If
conditions change, we are available to revisit the property and update our report.

The report itself is copyrighted, and may not be used in whole or in part without our express written permission.

Again, thanks very much for choosing us to perform your home inspection.

Daryl R. Bishop, Master Inspector

Sincerely,

Daryl Bishop
on behalf of
EnviResCom Inspection Atlantic - Stoney Brook Home Inspectors
EnviResCom Inspection Atlantic -
Stoney Brook Home Inspectors
8 Rynlon Crescent
Quispamsis, NB E2G 1A5
506-640-1628
Fax: 506-847-1574
www.masterinspector.co
daryl@MasterInspector.co

INVOICE
December 9, 2010

Client: Jesse Rattray

Report No. 1004
For inspection at:
25 Union Street
St. Stephen, NB
E3L 1T3
on: Wednesday, December 8, 2010

Home inspection Up To 2000 Sq Ft Living Area $400.00

HST $52.00
Tax

Total $452.00

EnviResCom Inspection Atlantic -
Stoney Brook Home Inspectors
8 Rynlon Crescent
506-640-1628
Fax: 506-847-1574
daryl@MasterInspector.co

Report No. 1004
INSPECTION AGREEMENT
25 Union Street, St. Stephen, NB December 8, 2010

PARTIES TO THE AGREEMENT

Company Client
EnviResCom Inspection Atlantic - Jesse Rattray
Stoney Brook Home Inspectors 179 King Street
8 Rynlon Crescent St. Stephen, NB E3L 2E4

This is an agreement between Jesse Rattray and EnviResCom Inspection Atlantic - Stoney Brook Home Inspectors.

PLEASE READ CAREFULLY BEFORE SIGNING.

The Inspection of this property is subject to the Limitations and Conditions set out in this Agreement. It is based on a
visual examination of the readily accessible features of the building. The Inspection is performed in accordance with the
Standards of Practice of our national association. A copy of these Standards is available at click here
The Home Inspector's report is an opinion of the present condition of the property. The Inspection and report are not a
guarantee, warranty or an insurance policy with regards to the property.
The inspection report is for the exclusive use of the client named above. No use of the information by any other party is
intended.

LIMITATIONS AND CONDITIONS OF THE HOME INSPECTION

These Limitations and Conditions explain the scope of your Home Inspection.
Please read them carefully before signing this Agreement.

The purpose of your Home Inspection is to evaluate the general condition of a property. This includes determining
whether systems are still performing their intended functions.

There are limitations to the scope of this Inspection. It provides a general overview of the more obvious repairs that may
be needed. It is not intended to be an exhaustive list. The ultimate decision of what to repair or replace is yours. One
homeowner may decide that certain conditions require repair or replacement, while another will not.

1. The Home Inspection provides you with a basic overview of the condition of the property. Because your Home
Inspector has only a limited amount of time to go through the property, the Inspection is not technically exhaustive. If you
have concerns about any of the conditions noted, please consult the text that is referenced in the report.
Some conditions noted, such as foundation cracks or other signs of settling in a house, may either be cosmetic or may
indicate a potential structural problem that is beyond the scope of the Home Inspection.
If you are concerned about any conditions noted in the report, we strongly recommend that you consult a qualified
licensed contractor or engineering specialist. These professionals can provide a more detailed analysis of any
conditions noted in the report at an additional cost.

2. A Home Inspection does not include identifying defects that are hidden behind walls, floors or ceilings. This includes
wiring, structure, plumbing and insulation that is hidden or inaccessible.
Some intermittent conditions may not be obvious on a Home Inspection because they only happen under certain
circumstances. As an example, your Home Inspector may not discover leaks that occur only during certain weather
conditions or when a specific tap or appliance is being used in everyday life.

"Don't Buy A Home Without US!"

Report No. 1004
INSPECTION AGREEMENT

Home Inspectors will not find conditions that may only be visible when storage or furniture is moved. Inspectors do not
remove wall coverings, including wallpaper, or lift flooring, including carpet to look underneath.
A Home Inspection is a sampling exercise with respect to house components that are numerous, such as bricks,
windows and electrical receptacles. As a result, some conditions that are visible may go un-reported.

3. The Inspection does not include hazardous materials that may be in or behind the walls, floors or ceilings of the
property.
This includes building materials that are now suspected of posing a risk to health such as phenol-formaldehyde and
urea-formaldehyde based products, fiberglass insulation and vermiculite insulation. The Inspector does not identify
asbestos roofing, siding, wall, ceiling or floor finishes, insulation or fire proofing. We do not look for lead or other toxic
metals in such things as pipes, paint or window coverings.
The Inspection does not deal with environmental hazards such as the past use of insecticides, fungicides, herbicide's or
pesticides. The Inspector does not look for, or comment on, the past use of including chemical termite treatments in or
around the property.

4. We are not responsible for, and do not comment on, the quality of air in a building. The Inspector does not try to
determine if there are irritants, pollutants, contaminants, or toxic materials in or around the building. The Inspection does
not include spores, fungus, mold or mildew including that which may be concealed behind walls or under floors, for
example. You should note that whenever there is water damage, there is a possibility that visible or concealed mold or
mildew may be present unseen behind a wall, floor or ceiling.
If anyone in the home suffers from allergies or heightened sensitivity to quality of air, we strongly recommend that you
consult a qualified Environmental Consultant who can test for toxic materials, mold and allergens.

5. Your Home Inspector does not look for and is not responsible for, fuel oil, septic or gasoline tanks that may be buried
on the property.
If fuel oil or other storage tanks remain on the property, you may be responsible for their removal and the safe disposal of
any contaminated soil. If you suspect there is a buried tank, we strongly recommend that you retain a qualified
Environmental Consultant to determine whether this is a potential problem.

6. We will have no liability for any claim or complaint if conditions have been disturbed, altered, repaired, replaced, or
otherwise changed before we have had a reasonable period of time to investigate.

I have read, understood, and accepted the above Limitations and Conditions of this Home Inspection.

I, Jesse Rattray (Signature)___________________________, (Date)_______________, have read, understood and
accepted the terms of this agreement.

"Don't Buy A Home Without US!"

Report No. 1004
SUMMARY
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

APPLIANCES WOOD HEAT POOL/SPA SITE INFO REFERENCE

This Summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as a
courtesy and cannot be considered a substitute for reading the entire report. Please read the complete document.
Priority Maintenance Items

Heating
OIL FURNACE Oil tank
Condition: Underground
Implication(s): Leakage | Environmental contamination
Location: Rear
Task: Further evaluation
Time: Immediate
Cost: Major

Click on image to enlarge.

1.
"Don't Buy A Home Without US!" Page 1 of 29

Report No. 1004
SUMMARY


The only MAJOR Concern is with the determination af the possible existence of an underground oil storage tank. It is
possible that a tank does not exist, however, it is also possible that one does exist. It is very important that this be
determined prior to closing.

This concludes the Summary section.

The remainder of the report describes each of the home's systems and also details any recommendations we have for
improvements. Limitations that restricted our inspection are included as well.

The suggested time frames for completing recommendations are based on the limited information available during a
pre-purchase home inspection. These may have to be adjusted based on the findings of specialists.

Home Improvement - ballpark costs


Report No. 1004
ROOFING


Description
Sloped roofing material: Asphalt shingles

Probability of leakage: Low

Limitations
Roof inspection limited/prevented by:
Snow/ice/frost

2.

Inspection performed: From roof edge

Recommendations
RECOMMENDATIONS Overview
1. Condition: No roofing recommendations are offered as a result of this inspection.


Report No. 1004
EXTERIOR


Description
Gutter & downspout material: Plastic

Gutter & downspout type: Eave mounted

Gutter & downspout discharge: Above grade

Downspout discharge: Above grade

Lot slope: Away from house

Wall surfaces : Vinyl siding

Soffit and fascia: Aluminum Vinyl

Driveway: Asphalt No performance issues were noted.

Walkway: Concrete No performance issues were noted.

Deck: Raised Pressure-treated wood No performance issues were noted

Porch: Wood No performance issues were noted

Exterior steps: Pressure-treated wood No performance issues were noted.

Limitations
Inspection limited/prevented by: Car/storage in garage Snow

No or limited access to: Area below steps, deck, porches

Upper floors inspected from: Ground level

Exterior inspected from: Ground level

Recommendations
ROOF DRAINAGE Downspouts
2. Condition: Downspouts end too close to building
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Various Exterior
Task: Repair
Time: Less than 1 year
Cost: Minor - $100


Report No. 1004
EXTERIOR



GARAGE Man-door into garage
3. Condition: Door not fire rated or exterior type
Add weather-strip to man door leading from garage to dining room.
Implication(s): Increased fire hazard
Location: Right Side First Floor Dining Room
Task: Repair
Time: Immediate
Cost: Minor - $100


Report No. 1004
EXTERIOR


GARAGE Vehicle doors
4. Condition: Rusted or dented
Implication(s): Cosmetic defects | Damage to equipment
Location: Rear Garage
Task: Replace
Time: Discretionary
Cost: $700

3.

GARAGE Vehicle door operators
5. Condition: Adjustment needed to open or close limit
Implication(s): System inoperative
Location: Garage
Task: Repair
Time: Immediate
Cost: Minor - $200


Report No. 1004
STRUCTURE


Description
Configuration: Basement

Foundation material: Masonry block

Floor construction: Joists Concrete

Exterior wall construction: Wood frame

Roof and ceiling framing: Rafters/roof joists Plank sheathing

Limitations
Inspection limited/prevented by: Storage

Percent of foundation not visible: 5%

Recommendations
FOUNDATIONS Foundation
6. Condition: Typical minor cracks
Location: Left Side Basement

4.

7. Condition: Typical minor settlement

FOUNDATIONS Performance
8. Condition: Acceptable


Report No. 1004
STRUCTURE


FLOORS Concrete slabs
9. Condition: Hollow below slab
Implication(s): Weakened structure | Chance of structural movement
Location: First Floor Garage
Task: Monitor

ROOF FRAMING Collar ties/rafter ties
10. Condition: Need lateral bracing
Implication(s): Weakened structure | Chance of structural movement
Location: Attic
Task: Repair
Time: Discretionary
Cost: $500


Report No. 1004
STRUCTURE



5.


Report No. 1004
ELECTRICAL


Description
Service entrance cable and location: Overhead

Service size: 200 Amps (240 Volts)

Main disconnect/service box rating: 200 Amps

Main disconnect/service box type and location: Breakers - basement

Number of circuits installed: 54

System grounding material and type: Copper - ground rods

Distribution panel rating: 200 Amps

Distribution panel type and location:
Breakers - first floor

6.

Distribution wire material and type: Copper - non-metallic sheathed Copper - metallic sheathed

Type and number of outlets (receptacles): Grounded - upgraded

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - bathroom GFCI - outside GFCI - whirlpool

Smoke detectors: Present

Limitations
System ground: Continuity not verified


Report No. 1004
ELECTRICAL


Circuit labels: The accuracy of the circuit index (labels) was not verified.

Recommendations
DISTRIBUTION SYSTEM Wiring - damaged or exposed
11. Condition: Exposed on walls or ceilings
Implication(s): Electric shock
Location: Basement Bedroom
Task: Repair
Time: Immediate
Cost: Less than - $200


7.


Report No. 1004
ELECTRICAL


DISTRIBUTION SYSTEM Switches
12. Condition: Damage
Implication(s): Electric shock | Fire hazard
Location: Basement Family Room
Task: Repair
Time: Immediate
Cost: Minor

DISTRIBUTION SYSTEM Cover plates
13. Condition: Missing
Implication(s): Electric shock
Location: Various
Time: Immediate
Cost: Minor

DISTRIBUTION SYSTEM Smoke detectors
14. Condition: Smoke detectors in wrong locations
Location: Various Staircase
Task: Replace
Time: Immediate
Cost: Minor

8.


Report No. 1004
HEATING


Description
Fuel/energy source: Electricity

System type: Electric baseboard heaters

Heat distribution: Convectors Baseboards

Efficiency: Mid-efficiency

Approximate age: 10 years

Main fuel shut off at: Exterior wall

Auxiliary heat: Wood Pellet Stove

9.

Fireplace:
Gas fireplace

10.

Report No. 1004
HEATING


Chimney/vent: Masonry

Chimney liner: Metal

Combustion air source: Interior of home

Limitations
Safety devices: Not tested as part of a home inspection

Heat loss calculations: Not done as part of a home inspection

Fireplace/wood stove: Quality of chimney draw cannot be determined Stove was in use

Recommendations
RECOMMENDATIONS Overview
15. Condition: No heating recommendations are offered as a result of this inspection.

OIL FURNACE Oil tank
16. Condition: Underground
Implication(s): Leakage | Environmental contamination
Location: Rear
Time: Immediate
Cost: Major



Report No. 1004
HEATING


11.


Report No. 1004
COOLING & HEAT PUMP


Description
Air conditioning type: None present

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


Report No. 1004
INSULATION AND VENTILATION


Description
Attic/roof insulation material: Glass fiber

Attic/roof insulation amount/value: R-32

Attic/roof ventilation: Soffit vent Gable vent

Wall insulation material: Not determined

Wall insulation amount/value: Not determined

Foundation wall insulation material: Not determined

Air/vapor barrier: Not visible Plastic Kraft paper

Limitations
Inspection prevented by no access to: Wall space Walls, which were spot checked only

Attic inspection performed: By entering attic, but access was limited

Roof space inspection performed: By entering space, but access was limited

Air/vapor barrier system: Continuity not verified

Mechanical ventilation effectiveness: Not verified

Recommendations
ATTIC/ROOF Air/vapor barrier
17. Condition: Incomplete
Implication(s): Chance of condensation damage to finishes and/or structure | Increased heating and cooling costs |
Reduced comfort
Location: Attic
Task: Monitor

ATTIC/ROOF Roof vents
18. Condition: Inadequate
Implication(s): Chance of condensation damage to finishes and/or structure
Location: Attic
Time: Discretionary
Cost: Depends on work needed


Report No. 1004
INSULATION AND VENTILATION




Report No. 1004
PLUMBING


Description
Water supply source: Public

Service piping into building: Copper

Supply piping in building: Copper

Main water shut off valve at the: East Utility room Meter

Water flow (pressure): Functional

Water heater fuel/energy source: Electric

Water heater type: Conventional Rental

Water heater manufacturer: Giant

Tank capacity: 40 gallons

Water heater approximate age: 7 years

Typical life expectancy: 8 to 12 years

Water heater failure probability: Low

Waste disposal system: Public

Waste piping in building: ABS plastic Copper Cast Iron Galvanized steel

Gas piping: Copper

Limitations
Items excluded from a building inspection: Well Water quality Concealed plumbing Water heater relief valves

are not tested

Fuel supply/energy source: Shut off

Recommendations
WATER HEATER Life expectancy
19. Condition: Low failure probability

WASTE PLUMBING Drain piping - performance
20. Condition: Rust
Implication(s): Sewage entering the house
Location: Garage
Task: Monitor
Time: Discretionary
Cost: Minor


Report No. 1004
PLUMBING



12.


Report No. 1004
INTERIOR


Description
Major floor finishes: Hardwood Ceramic Vinyl

Major wall finishes: Plaster/drywall Paneling Stone

Major ceiling finishes: Plaster/drywall Acoustic tile Suspended tile Wood

Windows: Fixed Single/double hung Wood Vinyl

Glazing: Single Double

Exterior doors - type/material: Hinged Storm Solid wood Garage door - metal

Doors: Inspected

Stairs and railings: Inspected

Limitations
Inspection limited/prevented by: Storage in closets/cupboards

Not included as part of a building inspection: Perimeter drainage tile around foundation, if any

Cosmetics: No comment offered on cosmetic finishes

Percent of foundation not visible: 95 %

Basement leakage: Cannot predict how often or how badly basement will leak

Recommendations
WALLS General
21. Condition: Typical flaws
Implication(s): Cosmetic defects
Location: East Second Floor Bedroom
Task: Repair
Time: Discretionary
Cost: Minor - $100


Report No. 1004
INTERIOR


13.

CEILINGS General
22. Condition: Missing sections
Implication(s): Cosmetic defects | Damage or physical injury due to falling materials
Location: Basement Utility Room
Task: Repair
Time: Discretionary
Cost: Less than - $500

WINDOWS Glass (glazing)
23. Condition: Cracked
Implication(s): Cosmetic defects | Physical injury
Location: East First Floor Porch
Task: Monitor
Time: Discretionary
Cost: Less than $100

STAIRS Handrails
24. Condition: Missing
Implication(s): Fall hazard
Location: Various Basement Staircase
Task: Provide
Time: Discretionary


Report No. 1004
INTERIOR



14.


Report No. 1004
APPLIANCES


Description
Range: Electric Low failure probability

Exhaust fan/range hood: Down draft Low failure probability

Refrigerator: Side-by-side Ice maker Low failure probability

Freezer: Chest Low failure probability

Dishwasher: Built-in Under-counter Low failure probability

Microwave oven: Countertop Conventional Low failure probability

Waste disposal: Batch feed 1/2 horsepower Low failure probability

Doorbell: Wired type Front door

Kitchen counter material: Laminate

Recommendations
DOORBELL General
25. Condition: Inoperative
Location: South Porch
Task: Repair or replace
Time: Discretionary


Report No. 1004
WOOD HEAT


Description
Appliance #1 type: Wood stove

Appliance #1 manufacturer: Enviro Pellet Stove

Appliance #1 certified?:
Yes
Warnock Hersey Label # 118424


Report No. 1004
POOL/SPA


Description
Pool / Spa type: Above ground

Heater: Electric

Water filter: Cartridge filter

Pumps: Spa jet

Blowers: Supplemental to jet pump

Electrical - breaker location: Main panel

Electrical - wiring: NM Cable (Romex)

General: Located on the rear patio deck.

Recommendations
PUMPS Circulation pump
26. Condition: Appears servicable

27. Condition: Operated when tested

ELECTRICAL Wiring
28. Condition: Appears serviceable

ELECTRICAL GFCI
29. Condition: Responded to test button


Report No. 1004
SITE INFO


Description
Weather: It was snowing at the time of the inspection. There was snow on the ground. There was snow on the

roof.

Approximate temperature:
-6°
Temperature in Celsius

Attendees: Buyer Buyer’s Agent

Access to home provided by:
Seller
Seller left doors open for inspector access.

Occupancy: The home was occupied at the time of the inspection.

Utilities: All utilities were on during the inspection. The water service is public. The plumbing waste disposal

system is public.

Approximate inspection Start time: The inspection started at 9:00 a.m.

Approximate inspection End time: The inspection ended at 11:30 a.m.

Approximate age of home: 70 years

Approximate date of construction: 1930 to 1940

Approximate size of home: 2100 ft.²

Building type: Detached home

Number of dwelling units:
Single-family
Possible to convert to 2 family income property.

Number of stories: 2

Number of rooms: 13

Number of bedrooms: 4

Number of bathrooms:
3
1 Full Bath and 2 - Half Baths

Number of kitchens: 1


Report No. 1004
SITE INFO


Below grade area: Basement

Garage, carport and outbuildings: Attached one-car garage Detached two-car garage

Area: City

Street type: Residential

Street surface: Paved

END OF REPORT


Report No. 1004
REFERENCE LIBRARY


The links below connect you to a series of documents that will help you understand your home and how it works. The
body of the report contains specific information about your home. Many report items have related links that provide you
more information about that particular component or issue.

This Library is a broad reference tool. For example, if you want to know the difference between asphalt shingles and
wood shingles, you can look in here. If you have a conventional furnace and are trying to decide whether to upgrade to a
mid-efficiency or high-efficiency furnace, this information may be helpful. If your home does not have air conditioning, but
you are thinking about adding it, there is helpful information for you in here.

The Library is broken into nine house systems: Roofing, Exterior, Structure, Electrical, Heating, Cooling, Insulation,
Plumbing and Interior. Click on any link to read about that system.

1. Roofing and Chimney
2. Exterior
3. Structure
4. Electrical
5. Heating
6. Cooling
7. Insulation
8. Plumbing
9. Interior


Sample home inspection report

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