Multi-Plex Inspection Report

Adrian Guertin, PMP, CMI, CCHI APG Home Inspections www.apghomeinspections.ca

Executive/Narrative Summary

Major ConcernsMinor ConcernsGood Overall Condition

No Attic

Attic and Insulation Observations

Slant-Fin Boiler 1985 - Older Unit - S/B Serviced/Inspected (replacement imminent) Rinnai Tankless HW System Central Control Thermostat in Front Passage of Building Good Overall Condition

HVAC System Observations

100 Amp Service Copper Wiring/BX Wiring Sub panels exist for units (some) Restricted view of wiring - No visible deficiencies observed

Electrical Observations

Flat torched membrane at rear Flashings around cupola are deteriorated - will require repairs Architectural shingles at front - good condition

Roofing Observations

Potential Hazards Exist

High Failure RiskModerate Failure RiskLow Failure Risk✔

High Failure RiskModerate Failure RiskLow Failure Risk

High Failure RiskModerate Failure Risk✔Low Failure Risk

Further Evaluation/Inspection/Repairs Required✔

Further Evaluation/Inspection/Repairs Required

Further Evaluation/Inspection/Repairs Required✔

Further Evaluation/Inspection/Repairs Required

Substantial Concerns

B Vent/Bricked Good Overall Condition

Masonry/Chimney ObservationsChimney Repairs Required

Copper and Synthetic Distribution - Lead Line to Street Cast Iron and Synthetic Drainage No major Deficiencies Observed

Plumbing/Washroom ObservationsFurther Evaluation/Inspection/Repairs Required

Older Boiler System Some Asbestos Observed in Basement on Boiler Lines - Poses No Risk if Undisturbed Smoke CO/Alarm System Requires Update / Maintenance HVAC Requires Service (Boiler) Minor Roof Repairs Recommended on Cupola Flashings All Units Have GFCI and Exhaust Where Required All Units Have Access to Fire Escape - Front Entrance Access

Miscellaneous Inspector Observations

Thermals/Some Older Overall Good Condition

Window Observations

Solid Brick/Vinyl at Rear

Siding Observations

Executive/Narrative Summary

Further Evaluation/Inspection/Repairs Required

Further Evaluation/Inspection/Repairs Required

Some Moisture Observed Around Sump Pit Waterproofing Observed on North Wall - Functional Sump Pump No Action Required

Observed Condition of Basement

Restricted View Due to Grade No Major Damages Observed

Observed Condition of Exterior Foundation

N/A

Observed Condition of Grade

Good Condition

Observed Condition of Drainage, Gutters, Downspouts

Chimney Type Brick/B Vented

B Vent/Bricked Good Overall Condition

Foundation Type: Solid Masonry Brick

Observed Condition of Chimney(s)

Restricted View Due to Grade No Major Damages Observed

Exterior

Exterior

* Roof must be accessible by < 16 foot clearance, slope and weather permitting for proper accessible inspection

Multi-layer Shingles: Not Recommended

Evidence of Critter Penetration

Evidence of Birds Nest Vent Obstructions

Restrictions None

Ice Damming

Tree Overhang S/B Monitored

Flat torched membrane at rear Flashings around cupola are deteriorated - will require repairs Architectural shingles at front - good condition

Re-engineer Roof Drainage

Improper Mixture of Roof Venting Exists

High Failure RiskModerate Failure RiskLow Failure Risk✔ Further Evaluation/Inspection/Repairs Required✔

Covering Type Laminated shingles + Flat Torched Membrane

Accessibility Fully Accessible/Visible

Possible Leak Points Identified

Venting Good

Flashings Good

Valleys Asphalt - Good

Observed Condition of Roof/Shingles

Fascia/Soffit Damages Visible

Exterior

Siding Damages/Deficiencies Exist - Further Inspection Recommended

Solid Brick/Vinyl at Rear

Missing or Damaged Elbow/Splash Blocks

Possible Weeping System Damages/Failure Due to Age/Root Obstructions

Good Condition

N/A

Grading Deficiencies

Combined Sewer/Storm✔

Separate Sewer/Storm

Disconnect Storm Crocks

Septic

Siding: Brick - Vinyl at Rear

General Drainage, Gutters and Downspouts

Neighbouring Grading may Drain onto Property

Extend Downspouts Away From House

Damages Observed to Gutters/Downspouts-Repairs Recommended

Gutters are Clogged - Require Cleaning

Filter Requires Cleaning/Replacing

Hot Water

Approx. Age < 5

Make: Slant Fin Age: 30+

Additional Combustion Ventilation Required in Furnace Room

Duct Work Requires Cleaning

Interior

Filter N/A

Capacity tankless

Duct Repairs Recommended

HVAC Service Recommended✔

Unit Failure Possible

Upgrade/Replacement of Water Tank Recommended

HVAC Inspection Recommended (Due to Age)

Unit Age

Size

A/C Condensor

Make N/A

Unable to Test AC Due to Weather

Slant-Fin Boiler 1985 - Older Unit - S/B Serviced/Inspected (replacement imminent) Rinnai Tankless HW System Central Control Thermostat in Front Passage of Building Good Overall Condition

High Failure RiskModerate Failure Risk✔Low Failure Risk Further Evaluation/Inspection/Service/Repairs Required✔

Finished Basements or Enclosed Areas Should Have External Combustion Air

Pressure Relief Valve/Sleeve Missing Temperature Regulator

Type: Boiler 130K BTU

Interior

Plumbing

Adequate Smoke Detection Additional / Newer Smoke Detectors Required✔ Recommend Carbon Monoxide Detectors✔

Possible Asbestos Pipe Insulation✔

Possible Asbestos Register Heat Shields

*Regulations on external exhaust for any range (gas/electric) are governed by the manufacturers recommendations

Hazardous Materials

Possible Asbestos Duct Wrap

Mould

Galvanized Piping on Potable Water

Possible Vermiculite Visible (S/B PLM Tested)

Yes✔

P-Trap✔ No P-Trap Visible

No

*It is highly recommended, when possible, to properly exhaust overhead vents to exterior

No Major Damages Observed Units Should Have Updated Smoke and CO Detection Alarm System Should be Inspected/Updated

Description of Abatement Required Quantity Unit Price Amount

Boiler Lines Have Asbestos Wrap

As of October 15th, 2014, Carbon Monoxide Detectors are Mandatory in Ontario - All Floors

Fire Escape

Use Caution Around Asbestos If Undisturbed-Poses No Risk If Removed - Consult Asbestos Abatement Specialist Update Washroom GFCI Update Smoke and CO Detection / Alarm System

General Safety Observations

For the Most Part, in Good Condition Steep to Exist - Use Caution

Storms

Representative # Opened✔

Windows

Cracks/Broken Panes Found

Some Sanding/Painting Required Suspected Black MouldSome Thermal Seals Breached

Rotting Visible on Frames or Brick Mold

Window Desc.: Some Older - Some Updated Thermals

Upgrading of Windows Due to Failure, Amount of Repairs Repairs or Energy Efficiency is Highly Recommended

Thermals/Some Older Overall Good Condition

Interior

Horizontal

Step

Vertical

Cracks Exist

Cracks Exist

Cracks Exist

Monitor

Monitor

Monitor

Moisture Visible✔ Not Visible

Operates✔ Faulty

Floor Drains

Efflorescence

Visible

Visible

Not Visible✔

Not Visible✔

Clear Obstructed

Sump Pump

Physical Obstructions Restricting View: Unable to Inspect

May Require Structural InspectionCrack Repairs Required

Does Not Drain Above Grade/EXT.

Evidence of Previous Water Damage Present

Normal✔

Moisture Levels

High

Over 30%0-15%✔ 15%-30%

Floor Cracks Visible (no action)

Normal Levels Levels 0-15% - Over 30% May Indicate Current/Previous Water Penetration Problems

West✔Walls Covered North ✔ South✔ East✔

MonitorV Cracks Exist

Previous Damages/Leaks Disclosed

Carpet Nail Strips are Mouldy

Staining On Carpets or Baseboards

Thermal Imaging/Infra-Red Camera Used on Exterior Walls✔ Manual Moisture Readings Taken on Exterior Walls

Some Moisture Observed Around Sump Pit Waterproofing Observed on North Wall - Functional Sump Pump No Action Required

Heaving/Damages Due to External Defects

Due to Weather, House Size, Accessibility; Not All Windows Can Be Opened

Stripped Gears / Damaged Locks

Further Evaluation/Inspection/Repairs Required

** Basements, especially finished, may not display water problems unless conditions are present or happened recently. A home inspection is limited to a visible non-instrusive inspection and finished areas are considered out of scope. The inspector disclaims any responsibility for future

damages which may occur due to finished walls/physical obstructions...**

Interior Walls Not Inspectable

Tie Rod Holes Not Sealed

Window Sills Have Deteriorating Caulking/Mortar - Joints Should Be Caulked - Brick Sills Should be Waterproofed

Check (backflow) Valve

Missing or Damaged Screens

Observed Condition of Basement

Mould/Mildew in Cold Cellar

Wood Framing S/B Removed From Cold Room

Missing or Blocked Venting in Cold Room

Interior

High Moisture/Water Penetration Visible

N/A

Living Space

Visible Ceiling/Wall Damages Consistent with Prior Repairs

Staining Consistent with Water Penetration or Leaks

Some Doors Require Adjustment/Repairs

Staining on Ceilings / Baseboards Indicative of Possible Previous Water leaks

Damages or Possible Concealed Damages Consistent with Fire or Smoke Damages

Buckling or Floor Damages Consistent with Structural Defects

Ceiling or Wall Damages Due to Structural Defects

Damages or Possible Concealed Damages Consistent with Potential "Grow House" Operation

Good Overall Condition Update Smoke and CO Detectors Recommend Fire Code Inspection

Further Inspection / Evaluation Required

Possible Structural Components Altered / Moved (Requires Further Inspection)

Missing or Loose Handrails Leading to Basement/Upper Levels

Missing / Improper/Faulty 3 Way Lighting in Landing or Stairwells

Some Rooms Have Missing Heat Sources

Common Area

Water Pressure Satisfactory✔ Pressure Poor

Ventilation Some✔ NoneAll

GFCIElectrical Faulty Recommend GFCI✔

GFCI Reset Location: S/B Updated

Toilets: Bowl Loose LeaksFunctional✔ Faulty

Flooring: Satisfactory✔ Loose Floors Slopes Squeaks

Recommend Installation of Ventilation Fans

Recommend Installation of GFCI Protection

Suspect Possible Improper Shower Installation

Grandfathered (Window Vented Washrooms) - Pre-1994✔

Interior

Caulked Toilet Base (not recommended)

Exhaust or Light Installed in Shower or Above Bath (Verify Model Specs)

Distribution / Drainage Plumbing

Older Plumbing Should be Assessed by Plumber and Should be Scoped if Necessary (Where Cast Iron/Clay Pipes Exist-High Recommendation)

Slow Draining/Clogs Exist

Damages on Sinks/Tubs Exist

Disabled Accessible Washroom

Further Evaluation/Inspection/Repairs Required

Recommend Septic InspectionSanitary Supply City✔ Septic

Lead Feed Line

Shut-Off ValveWater Service City✔ Well Potability Tests Required

Location Basement - North Wall

Well Inspection Recommended

Shut-Off Valve Missing/Damaged

Cross Connections:

Copper and Synthetic Distribution - Lead Line to Street Cast Iron and Synthetic Drainage No major Deficiencies Observed

Distribution Copper and Synthetic Drainage Synthetic/Cast Iron

Observed Plumbing Conditions

Conditions: Good

Electrical is Grounded✔

Observed Drain Pipe Material (If Visible) Cast Iron

Video Inspection of Sewage/Waste Drains Recommended (Sewage Drains are Considered Hidden Components and not in Scope of Inspection)

Backwater Valve Exists

Sub-Panels Exist Ungrounded Outlets Observed

Breakers other than Panel Manufacturer Exist

Reversed Polarity on Existing Outlets Detected

Hot Ground Reversed on Existing Outlets Exists

Amperage 100

Double Tapping Exists at Panel

Interior: Electrical

Panel Cuttler-Hammer

Location Basement

Service Upgrade Recommended (Panel or Amperage)

Multi-Wire Clamps at Panel (Code Violation)

Knockouts/Grommets Missing -At Panel (Code Violation)

Refurbished Breakers Exist (Code Violation)

Improper Location for Service Panel (Code Violation)

Overfusing at Panel Exists

Further Evaluation/Inspection Required (ESA Inspection)

Fuse to Breaker Upgrade Recommended

Unprotected or Potentially Hazardous Wiring Exists (Too Many Junctions/Spaghetti Wiring/Handyman Work, Unsafe Conditions etc..)

100 Amp Service Copper Wiring/BX Wiring Sub panels exist for units (some) Restricted view of wiring - No visible deficiencies observed

Lateral ServiceDrop Service

High Failure RiskModerate Failure RiskLow Failure Risk Further Evaluation/Inspection/Repairs Required

Amperage 30/30/40 - Visible

Location In Units

Obsolete Panel Type (Pushmatic, Federal Pacific, Sylvania etc...)

Circuit Type: Breakers

Branch Wiring: Copper/BX

Observed Electrical/Wiring Details