Visual Property Inspection - dzgm4ftlwnq4d.cloudfront.net · 20 Elderidge Ave, Etobicoke, ON M8Y 2C5 Date: 18-Sep-2018 Property and Site Seal the gaps and repair or replace broken

Inspection No. 141198-116Date: 18-Sep-2018

Visual Property Inspection

20 Elderidge AveEtobicoke, ON M8Y 2C5

Prepared for :

Heather Miehm

Inspected by :

Nader Hemmati5 Brookbanks Dr. Apt#1108Toronto, Ontario M3A 2S8

Phone: (416) 498-7734 Email: [email protected]

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20 Elderidge Ave, Etobicoke, ON M8Y 2C5Date: 18-Sep-2018

The Inspection

The Inspection

Thank you for choosing Pillar To Post.

Inspection Package

The plus package

Temperature Degree Celsius 28

Sunny

Weather

Detached1-1/2 StoreyRow HouseSemi-Detached

Split (Back/Side)TownhouseCondoBungalow2 story

Building

Estimated year home was built 1948

Tenant OccupiedVacant HomeOwner Occupied

Inspection Conditions

The front of the house faces NorthWest ,However for the purpose of this report it's considered Westweather condition :Sunny,28 degrees C

Property and Site

Snow/Ice Cover

Debris/ObstructionVinesVegetation/Tree/Shrub

Limitations

Improvements requiredMonitor / ImproveSatisfactory

Lot Grading / Observations

When trying to minimize basement leakage, it is always best to be proactive and slope grades away fromthe house. Maintain positive slope away from the house.

Slopes to House

VineBushes/Hedge/Flower BedNo Visible Damage

Landscaping

Best to be proactive and slope grades away from the house. Maintain positive slope away from the house.

Trim and maintain vegetation away from structure to reduce moisture damages and premature wear offinishing materials.

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Property and Site

Recommend plant trees and plants far from wall toprevent water damage.

InterlockGravelConcreteAsphaltNo Significant Conditions Identified

Driveways

Seal to reduce water penetration damages due to freeze/thaw cycles. Shows signs of wear relative to age.

None (Grass / Dirt)Interlock StoneStoneConcrete

Patio Stone/BrickSlopes to HouseNo Visible Damage

Walkways / Paths

Fill and seal cracks to reduce water penetration further separation and potential trip hazards

Railing height satisfactoryNoneWood/CompositeMetal

Front Porch Rail

UnsecuredAppears to be sensor activatedOperational

Front Porch Light

Wood/Composite

Brick/Block/ StoneConcreteTypical cracksImprovements Needed

Front Porch

One of steps has broken at the edge repair or replace the step.Also seal the gap at the end of the steps.

Install railing and guard rail to promote safety

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Property and Site

Seal the gaps and repair or replace broken step.Alsoinstall hand rail and railing.

Typical CrackingConcretePaving Stone/Block/Brick

Wood/CompositeSlopes to HouseImprovements Needed

Deck(s) / Patio(s)

Recommend to use protection material to protect the wood.Also secure the railing to promote safety.

Exterior

Obstructed/No or Partial Access

Snow/Ice CoverBushes/Vines/Tree ObstructionsDebris/Obstruction

Limitations

The foundation system is partly concealed. Visible portions inspected.

The exterior of the home was inspected from grade level.

Hairline Cracking-TypicalCompletely Concealed

Partially ConcealedBlockConcreteBrickStone

Foundation Wall

On Wood Framing

Brick/StoneVinyl/AluminumStuccoWood/Composite

Exterior Walls

Solid masonryWood frameWood frame brick veneer

Wall Structure

FiberglassVinyl/Metal CladMetalWoodNo Visible Damage

Window Exterior

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Exterior

No Visible Damage

Doors

Unsecured - RepairRepresentative # Inspected/Tested

Exterior Lighting

Garage

Walls partly concealedFloors partly concealedCar in garageStorage items

Limitations

4 Car

3 Car2 Car1 CarBuilt-InAttachedDetached

Type

ManualAutomaticOperational

Vehicle Door(s)

Door wasn't tested because of stuff behind the door prevent opening the door.

Partially ConcealedAsphalt/GravelConcreteMovement/Heaving

Floor

Unable to determine surface condition. Excessive storage auto parts/equipment

Seal cracks to reduce further separation and deterioration

Stone/BrickWoodDrywall/Plaster

Connecting Wall

Non-Operational

Window

CracksWoodDrywall/Plaster

Ceiling

Unfinished ceiling insulation prevent to check the structural members.

UnsecuredRepresentative # Tested/Inspected

Lighting

OperationalBinds - Adjust/RepairDented/Minor Damage

Metal/FiberglassWoodAuto Door Close

Access Door to Garage

Install door closer self latching mechanism to promote gas/fire barrier

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Roof Structure

No AccessBinocularsRoof EdgeWalk On

Inspected By:

Material Too SlipperyRain - Too SlipperySnow/Ice Cover

HeightSteep SlopeGravel CoverSolar PanelsDeck/Patio

Limitations

Flashings partly concealed throughout

FlatSloped

Roof System

Estimated # of Layers 1

MetalMembrane flat

Built up (asphalt and gravel)Wood Shingle/Wood ShakeConcrete/Clay Tile

Asphalt/CompositeNo Visible DamageMiddle of life cycle

Roof Covering(s)

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Roof Structure

Vent CapsSkylight(s)Solar PanelsVent Stack

Accessory

Aluminum/GalvanizedValleyStack

Roof to WallSkylightDrip EdgeChimneyNo Visible Damage

Flashing

Moisture/Staining Evident- MonitoWoodAluminum/VinylNo Visible Damage

Fascia/Soffit

Above Ground DischargeBelow Ground Discharge

CopperPlasticGalvanizedAluminumNo Visible Damage

Gutters/Downspouts

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Roof Structure

Extend downspouts.

Extend downspout.

Fireplace

Furnace/Water HeaterMetalMasonryNo Visible Damage

Chimney/Vent

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Roof Structure

Attic

Inspected From HatchEntered

Inspected By

Stored ItemsInsulatedNo Access/Sealed

Limitations

The attic insulation limits access and visibility of structural components.

Presence or absence of vapor barrier was not verified as it is not visible due to insulation covering.

StainsRafterTruss

Structure

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Attic

Stain / Condensation noted

Improvements neededSatisfactory conditionGood Condition

Sheathing

Concealed/Not Visible/FinishedCellulose

OtherBattBlown In/LooseRock WoolFoamFiberglass

Insulation

TurbineGable end

BafflesRoof/RidgeNone visibleMechanicalTurbineSoffit

Ventilation

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Basement/Structure

Dry Weather/DroughtStorage/ObstructionsFinished/Partially Finished

Limitations

The foundation wall is partly concealed

Partly ConcealedBlock

Foundation Wall

Almost every basement leaks under the right conditions. Based on a one time visit, it's impossible to knowhow often or severe leaks may be. While we look for evidence of past leakage during the inspection, this isoften not a good indicator of current conditions. Exterior conditions such as poorly performing gutters &downspouts, and ground sloping towards the house often cause basement leakage problems.What to do if your basement leaks:1. Ensure gutters and downspouts carry roof run-off away from home2. If problems persist, slope the ground (including walkways, patio and driveways) to direct water away fromthe home.3. If the problem is not resolved and the foundation is poured concrete, seal and leaking cracks and form-tieholes from the inside.4. As a last resort, damnproof the exterior of the foundation, provide a drainage membrane and add/repairperimeter drainage tile (warning high cost).

Behind the furnace and water heather wall and also behind the furnace door there are sign of efflorescenceand paint stripping but both are is dry.Monitor it if it get active consult qualified contractor.

Block foundation had normal moisture readings and is in satisfactory condition.

Engineered floor systemDimensional lumberPartly Concealed

Floor Structure/ Joists

Laminate / WoodCeramic/VinylCarpetConcrete

Floor

TileWoodDrywall/PlasterUnfinished

Ceiling

FiberglassRepresentative # Inspected/Tested Vinyl

WoodMetalThermalNot TestedBinds-Adjust/Repair

Window(s)

Binds-Adjust/RepairDamagedMetalWood

Door(s)

Radiant/BaseboardElectricAir RegisterNone

Heat Source

WornWoodCarpetUnsecured

Basement Stairway

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Basement/Structure

IncompleteNoneMetalWood

Railing

secure the hand and guard rail.Consult carpenter.

Partly ConcealedNo Visible Damage

Sill Plate

Steel / Metal

Dimensional LumberEngineered WoodPartly Concealed

Beam

StoneConcreteWoodBlock/BrickMetalConcealed

Post

Slab on Grade

Conventional Slab

Slab

Dimensional Lumber

Upper Floor Structure

ConcealedWood

Beam

Electrical System

Electrical System

The electrical panel should be labeled to indicate what is controlled by each fuse or breaker. Where thepanel is already labeled, please verify the labeling is correct.Do not rely on the labeling as being accurate.

UndergroundOverhead

Service Entrance Cables

100 Amps

Estimated Service Size (ampacity)

Disconnect Location: Basement

100 ampsBreaker

Main Disconnect

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Electrical System

Location: Basement bed room

3 ft of clear accessRoom for Expansion100 AmpsBreakers

Distribution Panel

100 amp Distribution panel, has breakers, copper wiring and is in satisfactory condition.

400 Amps200 amps150 amps125 amps100 amps

Panel Rating

Copper ConductorsPredominant - grounded cable

Circuit Wiring

Meter By-PassImproper ConnectionWater MainGround RodConcealed

Grounding

Ground fault type

Two prong non-polarizedTwo prong polarizedThree prong grounded type

Outlets / Receptacles

A representative number of outlets were tested to gain an overall impression of the system. We endeavor totest as many as we can as we work our way through the home. Some are not tested such as those that areinaccessible and those that would require us to unplug the homeowners equipment.Replace all missing/damaged cover plates.

A couple of minor electrical issues were noted during the inspection. A summarized list would be: Recommend installation of GFCI receptacles to reduce risk of electrical shock.Consult electrician.

Not grounded - recommend repair or replacement by qualified electrician.Sitting room , dinning room andone bedroom in the first floor.

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Heating

Weather

Piping concealedSystem tested in Heating modeSystem Shut Down / Not Tested

Limitations

OilPropaneElectricGas

Heating Fuel Source

Radiant/BaseboardForced Air

Heat Type

Natural GasCombustion Air From InsideConventional Efficiency

Forced Air Furnace

Furnace has rust in some parts and it is very old. should be replaced in the near future.

Estimated Age (Years) 32-50

IncompleteNot Legible

Data Plate

Exceed Life ExpectancyNearing EndMiddleBeginning

Life Expectancy

Location First floor

FunctionalStandardProgrammable

Thermostat

On incoming gas pipe to FurnaceBeside

Fuel Source Shut Off Location

Functional

Central Humidifier

CleanDisposable

Filter

Air Conditioning

Estimated Age (years) 29

Estimated Capacity: 2 Tons

Air SourceElectric Split SystemAir Conditioning System

AC Unit

Operating Test Not Performed

AC Operating Test

Outdoor temperature prevented adequate testing of the system.

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Plumbing System

Private systemFinished Basement

Limitations

Not MeteredMetered

Supply Piping ConcealedLeadGalvanizedPlasticCopper

Supply

LeakCorrosionNot Tested

Shut Off Valve

Typical for area

Water Pressure/Flow

PexGalvanized SteelPlasticCopper

Distribution Piping

Distribution piping is visible in some areas. Of course, most of the piping is concealed. The piping typesindicated above were identified.

Location Basement

No shut off locatedWith main shut off

Water Main

Size - Gallons 40Approx age (years) 10

ElectricGasTanklessTank

Hot Water Supply Tank

OtherCorrosionNot tested

Relief Valve

Pressure relief valve is installed, but not tested.

Fireplace(s)

Good condition

Fireplace

Before using the fireplace, we recommend a WETT technician or chimney sweep inspect the fireplace, flueand Chimney/Vent exhaust, for safety.

Kitchen

No leaks or water damage notedSink drains functionalFaucet functional

Sink

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Kitchen

Serviceable

Counter

Serviceable

Cabinets

MicrowaveSink Garbage Disposal

DishwasherRefrigeratorCooktopOvenStoveAll Operational

Major Appliances (Built-in)

Selected above are the appliances present at the time of the inspection. All were triggered on and off usingregular operating controls. Operating cycles and appliance functions were not tested.

Bathrooms

Drain(s) functionalFaucet(s) functional

Sink(s)

One sink in the basement don't have P trap type pipe recommend to have consult plumber.

Toilet base Secure to FloorLeaks or loose fitting checkedFunctional

Toilet(s)

Tiles / Caulking / Grout inspectedDrains functionalFaucet(s) functional

Tub(s)

Caulking and grout should be checked every six months and improved as neccessary to prevent leakageand damage behind wall surfaces.

Checked for leaks or moldDrain(s) functionalFaucet(s) and shower heads functional

Shower(s)

Caulking and grout should be checked every six months and improved as neccessary to prevent leakageand damage behind wall surfaces.

Excessive Fan NoiseNo vent / fan foundVenting out of bathroom

Fan

One bathroom in the first floor don't have fan just vent register.Install Fan consult electrician.

Interior Living Spaces

Interior Limitations

Security systems, intercoms, central vacuum systems and elevators are not included as part of a homeinspection. Smoke detectors and carbon monoxide dectectors are not tested as part of a home inspection.Perimeter drainage tile around foundations is not visible and not included as part of the home inspection.No comments are made regarding cosmetic finishes during a home inspection.

Interior General Comments

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Wooden siding, windows, doors, decks, fences and/or sheds will require regular upkeep. Keep wood off theground!

Wallpaper and/or fresh paint might conceal cracks, stains and possible leaks.

Some ceilings and walls may require nail holes, nail pops, dimples and/or cracks to be patched beforepainting.

Seal, caulk, repoint and/or repair cracks / gaps around the house (i.e. windows, sills, bricks & siding).

Recommend installing & testing regularly Carbon Monoxide Detectors (locate in bedroom area + roomswith fireplace) and new Smoke sensors (mandatory every floor). Propane & Natural Gas sensors are alsoavailable in stores. ($35-$60)

Parging, stucco, brick and stone facing can crack, loosen and/or spall with age - monitor and repair asnecessary.

Older stone, brick & block foundations are porous. There could be dampness or leakage at certain times ofthe year.

Not all windows or doors may have been checked due to obstructions (i.e. blinds, curtains and/or furniture).

Not all receptacles/outlets tested due to limited accessability (i.e. furniture, clutter and/or obstructions).

Monitor the roof and attic on a seasonal basis for leaks and (wind) damage. Repair as soon as possible.

Monitor siding and/or shingle exterior regularly for looseness, (wind) damage and repair and/or fasten asnecessary.

Make sure that eaves troughs remain fastened securely, gutters are kept clean seasonally from leaves &debris and leaks are sealed. Also, ensure that tree branches are not rubbing against eve troughs and roof.

It is very important that water & runoff drain away from foundations to minimize chance of water leakageinto the basement, as cracks in foundation walls are common. Make sure the ground, patios and walkwaysslope away from the house for the first six feet.

It is important that water from eve troughs drains well away from house - at least 6 feet away from wall.Also it is usually better to reposition downspouts to drain water above ground and away from house, thencap drains.

Finished, insulated or cluttered basement prevents complete assessment of foundation, plumbing andelectrical wiring.

Ensure that any cracks / gaps in bathroom or kitchen ceramic tiles are grouted, caulked and sealed toprevent leaks.

Ensure roof flashing remains fastened, lays flat and gaps / cracks are caulked & sealed promply to preventleaks.

Decks, obstructions and weather can limit accessability and/or conceal deficiencies around the outside ofthe house.

Ceramic floor tiles, especially larger ones, can crack unexpectantly or become loose - repair as required.

Basement walls were checked visually and with moisture sensor. Dampsness was not detected at thistime. Ensure roof flashing remains fastened, lays flat and gaps / cracks are caulked & sealed promply toprevent leaks.


Interior Living Spaces

Typical minor flaws were noted on floors, walls & ceilings. These cosmetic issues reflect normal wear andtear.

Windows that were tested are fuctional

Windows

A representative number of windows were tested during the inspection. Our goal is to determine the overallcondition of the windows. We endeavor to test as many as we can but some were not tested.

FunctionalBinds / Needs adjustment

Doors

Repair locking mechanism in basement bedroom to latch securely

BasementMain FloorNear sleeping areas

Smoke Detectors

The home was inspected for the presence of smoke detectors. The checked areas above are where smokedetectors were present. There should be a smoke detectors on every level of the home (basement, kitchen,outside sleeping areas, etc..) The smoke detectors were not tested during the inspection. For safety andpeace of mind, you should test all smoke detectors when you move into the home.Detectors usually last 7 -10 years. If unsure of the age of a detector, it should be replaced.Batteries should be replaced annually.

Main FloorBasementOutside sleeping areas

Carbon Monoxide Detectors

The home was inspected for the presence of carbon monoxide (CO2) detectors. The checked areas aboveare where CO2 detectors were present. There should be a CO2 detectors on every level of the home(basement, main floor, outside sleeping areas, etc..) The smoke detectors were not tested during theinspection. For safety and peace of mind, you should test all smoke detectors when you move into thehome.Detectors usually last 7 - 10 years. If unsure of the age of a detector, it should be replaced.Batteriesshould be replaced annually.

Laundry Tub / SinkDryerWasher

Laundry Area

Washer & Dryer were tested during the inspection and found to be functional.

Additional Comments

General Comments

This is a Prelisting Inspection performed for the seller of the home in preparation for putting the home onthe market for sale. This inspection is performed to the Standards of Pratrice of the American Society ofHome and Inspectors, is visual in nature, and does not address building code compliance issues which arethe purview of municipal building inspectors.

Supplementary Comments

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Additional Comments

Wooden siding, windows, doors, decks, fences and/or sheds will require regular upkeep. Keep wood off theground!

Wallpaper and/or fresh paint might conceal cracks, stains and possible leaks.

Some ceilings and walls may require nail holes, nail pops, dimples and/or cracks to be patched beforepainting.

Seal, caulk, repoint and/or repair cracks / gaps around the house (i.e. windows, sills, bricks & siding).

Recommend installing & testing regularly Carbon Monoxide Detectors (locate in bedroom area + roomswith fireplace) and new Smoke sensors (mandatory every floor). Propane & Natural Gas sensors are alsoavailable in stores. ($35-$60)

Parging, stucco, brick and stone facing can crack, loosen and/or spall with age - monitor and repair asnecessary.

Older stone, brick & block foundations are porous. There could be dampness or leakage at certain times ofthe year.

Not all windows or doors may have been checked due to obstructions (i.e. blinds, curtains and/or furniture).

Not all receptacles/outlets tested due to limited accessability (i.e. furniture, clutter and/or obstructions).

Monitor the roof and attic on a seasonal basis for leaks and (wind) damage. Repair as soon as possible.

Monitor siding and/or shingle exterior regularly for looseness, (wind) damage and repair and/or fasten asnecessary.

Make sure that eaves troughs remain fastened securely, gutters are kept clean seasonally from leaves &debris and leaks are sealed. Also, ensure that tree branches are not rubbing against eve troughs and roof.

It is very important that water & runoff drain away from foundations to minimize chance of water leakageinto the basement, as cracks in foundation walls are common. Make sure the ground, patios and walkwaysslope away from the house for the first six feet.

It is important that water from eve troughs drains well away from house - at least 6 feet away from wall.Also it is usually better to reposition downspouts to drain water above ground and away from house, thencap drains.

Finished, insulated or cluttered basement prevents complete assessment of foundation, plumbing andelectrical wiring.

Ensure that any cracks / gaps in bathroom or kitchen ceramic tiles are grouted, caulked and sealed toprevent leaks.

Ensure roof flashing remains fastened, lays flat and gaps / cracks are caulked & sealed promply to preventleaks.

Decks, obstructions and weather can limit accessability and/or conceal deficiencies around the outside ofthe house.

Ceramic floor tiles, especially larger ones, can crack unexpectantly or become loose - repair as required.

Basement walls were checked visually and with moisture sensor. Dampsness was not detected at thistime. Ensure roof flashing remains fastened, lays flat and gaps / cracks are caulked & sealed promply toprevent leaks.

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This summary is not the entire report. The complete report may include additional information of concern to theclient. It is recommended that the client read the entire report.

20 Elderidge Ave, Etobicoke, ON M8Y 2C5

Report Commentary

Date: 18-Sep-2018

Basement/Structure1.0

Foundation Wall1.1

Block foundation had normal moisture readings and is in satisfactory condition.

Electrical System2.0

Distribution Panel2.1

100 amp Distribution panel, has breakers, copper wiring and is in satisfactory condition.

Outlets / Receptacles2.2

A couple of minor electrical issues were noted during the inspection. A summarized list would be: Recommend installation of GFCI receptacles to reduce risk of electrical shock.Consult electrician.

Not grounded - recommend repair or replacement by qualified electrician.Sitting room , dinning room andone bedroom in the first floor.

Fireplace(s)4.0

Fireplace4.1

Before using the fireplace, we recommend a WETT technician or chimney sweep inspect the fireplace,flue and Chimney/Vent exhaust, for safety.

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®Ground Fault Circuit Interrupter

Information Series©2007 Pillar To Post Inc.

A ground fault circuit interrupter, or GFCI, is an inexpensive electrical safety device that can protect you and your family members from a serious electric shock.

Have you ever had an electric shock? While it is an unpleasant experience, it is not usually fatal. However, given the right conditions, the same shock could be fatal! If your body makes a solid connection to the ground, the shock could easily kill you. Here are two examples of a solid ground connection: If you are physically standing or

touching the ground outsideIf you touch something conductive, such as any part of the plumbing system in your

house, that is also touching the ground outside

In other words, if you decide to operate your hedge trimmer in your bare feet and you get a shock, you may not survive it.

How Can a GFCI Help?A GFCI is a special electrical outlet that prevents electric shocks in situations such as the ones described above. The GFCI monitors the electrical current leaving from and returning to the outlet. The current leaving the outlet should be the same amount as the returning current. If the current returning is less than that which leaves, the missing current could be passing through somebody’s body to the ground. The GFCI detects the mismatch and shuts off the electrical outlet in a split second.

Where Should GFCI Outlets Be Located?GFCI outlets should be installed in any area that presents a risk of an electric shock withg a direct path to the ground. In other words, anywhere you might directly touch the ground outside or anywhere where you might touch a part of the plumbing system. Some smart GFCIs locations are: Exterior outletsKitchen counter outlets (not common in Canada)Bathroom outletsGarage outletsOutlets in unfinished basements

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Pillar To Post®, the home of home inspectionWe welcome your comments and suggestions for future Information Series topics

[email protected] 1-800-294-5591 www.pillartopost.com

This is not a complete list. Areas near swimming pools, hot tubs, and so on should also include this type of outlet.

GFCIs are not perfect, however, and have been known to “nuisance trip” when connected to certain types of electrical equipment. For this reason, exceptions to the suggested (or required) locations for GFCIs exist. For example, a regular outlet would be a better choice for a freezer in your garage since the potential for nuisance tripping of the GCFI is high and might go undetected for days, leading to spoiled food in the shut-off freezer.

Remote GFCISeveral electrical outlets usually connect to a single circuit in an average home. A single GFCI outlet will protect all of the outlets in the circuit, even if the other outlets are not GFCIs. But the GFCI outlet must be the first outlet in the string in order for it to properly protect the other outlets, and, of course the connections have to be properly made.

Remote GFCIs sometimes cause confusion for home owners in the following ways:A home owner thinks the bathroom does not have a GFCI because the outlet looks like a standard one.

The standard outlet under the protection of a remote GFCI should have a sticker indicating its GFCI protection. The problem is, the sticker does not stick forever. A Pillar To Post® inspector can test this for you.

A standard outlet that does not appear to work in a bathroom or kitchen may actually be attached to a remote GFCI outlet that has nuisance tripped. Before calling an electrician, check the GFCI outlets in other bathrooms and in other locations around the house.

TestingGFCIs are easy to test and should be tested every month. Simply press the test button on the outlet. You should hear a pop as the reset button pops out a little. To reset, just press the reset button. If the GFCI fails to trip, or if you are unable to reset it, it is time for an electrician to replace it.

Special breakers also provide GFCI protection to the entire circuit. These breakers can be installed instead of GFCI outlets. The GFCI breaker should also be tested monthly. You will recognize this breaker from the test and reset button.

GFCIs can help prevent injury and death from electric shock. It is a small device worth having to ensure the safety of your family members.

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®Insulating the Basement


The basement is usually the last place people think to insulate, yet it can account for up to 1/3 of heat loss in a home. Upgrading basement insulation can significantly cut down on energy use. It also creates a comfortable space – a boon to people who wish to extend their recreation and living space into the basement. The perfect time to consider insulating the basement is during a renovation.

Where Should the Insulation Go?From a building-science point-of-view, it is better to insulate the outside of the foundation. From a practicality point-of-view, however, insulation is easier to apply from the inside, especially if done while renovating.

Here are the pros and cons of exterior versus interior insulation:

Exterior ProsYou can address any foundation water issues at the same time.Insulation will not take up interior basement space.The foundation itself will be warm (at the interior temperature), reducing

condensation issues.The foundation stays dry inside, reducing or eliminating mold and mildew.

Exterior ConsDisruptive and expensive: you have to dig soil to get at the foundation.The above-grade portion of the foundation insulation is difficult to finish and protect.

Rigid-foam insulation is the most common exterior insulation material, most often finished with stucco, a fragile finish that gets damaged from impact of lawn tools, etc.

Possible fix: use exterior insulation for the below-grade part of the exterior and then insulate the above-grade part from the inside.

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Interior ProsMuch easier to install and less expensive than exterior insulation.Does not disrupt landscaping.Can be done while renovating the basement.

Interior Cons Foundation wall will be at exterior temperature (cold), making it prone to condensation.

Possible fix: foam-based insulation that is tightly sealed to the foundation wall is a good way to control air leakage from the house to the foundation wall surface.

Likely migration of moisture into the finished wall due to seepage from outside and from capillary action that draws moisture up from the ground through the footing.

Any moisture that gets into the wall system from the two mechanisms above does not dry readily, making the wall prone to mold.

Problems with Traditional Interior Techniques Since interior insulation is by far the most common approach, a great deal of research and debate exists around proper installation. Traditionally, a moisture barrier is applied to the foundation. Fiber-glass batts sit against this barrier and then a vapor barrier is applied to the batts on the interior. Today’s conventional wisdom recognizes that with traditional methods, the wall cavity gets damp and has little drying potential.

Other interior insulation strategies work much better, such as foam-based insulation that is more tolerant to moisture. If you are planning to insulate your basement, make sure the contractor is up to date on the most effective strategy for your climate.

A Few TipsDeal with dampness first – Most experts agree that you should deal with any dampness issues before insulating the basement from the interior.Seek out knowledgeable contractors – Do not simply follow traditional conventions. Significant advances in the best techniques for insulating basements mean better results.Fix basement windows – One of the most effective strategies for improving the thermal efficiency of your home is to seal air leaks. Seal and weather strip basement windows, which are often neglected.

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®Fireplaces & Wood Stoves


There is nothing like the ambiance of a wood burning fireplace. But like any heating system, wood burning fireplaces require maintenance to ensure safe and efficient operation. They should be inspected and cleaned every year. This process is not a do-it-yourself job.

Most chimney flues are not readily visible when you look up the chimney. Often, you cannot properly inspect the flue until it has been cleaned. It is important to get your chimney and flue cleaned and inspected every year for a number of reasons, but the two main reasons involve safety. Simply put, get the flue cleaned to avoid a chimney fire. A chimney fire occurs when the combustible deposits in the chimney (creosote) ignite. A chimney fire involves flames shooting out the chimney top, and air roaring up the chimney to feed the fire. It is as loud as it is dangerous! A chimney sweep can remove the creosote deposits that potentially cause fires. Second, have the flue inspected. A flue liner in good condition will help protect your home if you do have a chimney fire. An inspection of the chimney flue is not part of a home inspection. Call a trained technician to clean and inspect your chimney flue.

Old Unlined ChimneysFireplaces in old homes may not have clay flue liners. It is particularly important to seek the advice of an expert for these old chimneys. Unlined brick chimneys come in two varieties: single thickness (four inches of brick), and double thickness (eight inches of brick). There is little debate that a four inch thick, unlined chimney is not acceptable. This chimney should either have a liner added, or the fireplace decommissioned. For chimneys with eight inch brick, conflicting opinions abound. Some believe these are safe as long as the brick and mortar are in good condition, and the flue is cleaned regularly. Others believe

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that double brick flues should also have a liner added. Consider hiring an expert who does not offer a chimney lining service. This will give you an unbiased expert opinion on whether a liner is needed.

Glass DoorsSome fireplaces have glass doors across their opening. The glass doors reduce heat loss when the fireplace is not running. Most glass door systems added to an existing fireplace are not designed to be closed when the fire is lit. On the other hand, some high efficiency zero-clearance fireplaces are designed for operation with the doors closed. If you are not sure, ask the technician who cleans and inspects your fireplace and flue.

Wood StoveA wood stove is more efficient than a fireplace. Modern wood stoves burn wood cleanly and efficiently. Like fireplaces, the wood stove must be cleaned and inspected annually. An expert will check the flue, the hearth and the clearance to combustibles. The clearance to combustibles information is listed on the data tag on the wood stove.

Zero-ClearanceToday, a fireplace can be added to almost any home. A zero-clearance fireplace can be installed directly against an existing wall and supported by the existing floor (a foundation is not required). A good installer is a must for this job.

Tips for All Wood Burning FireplacesDo not burn trash.Do not burn pressure-treated

or painted wood.Burn seasoned hardwood.

Softwood will cause creosote to build up more quickly.

Load the logs near the back of the fireplace.

Use the spark screen.Make sure smoke and CO

detectors are functioning.Have the chimney and

fireplace or wood stove inspected and cleaned annually.

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Pilla

r To

Post

®Railings and Guards


The CDC (Centers for Disease Control and Injury Prevention) estimates that 40% of all unintentional deaths around the home are due to falls. One in five injuries that require a visit to an emergency room is due to a fall. Over 50% of these are falls that happen at home and most of these are falls from stairs and steps.

Railings and guards are designed to keep people from falling and injuring themselves. There is no doubt that properly installed railings and guards could help to improve these statistics.

A railing is something to grip onto when you go up and down a staircase. A guard is something that keeps you from falling off a staircase, deck or balcony. On a staircase, sometimes the railing doubles as a guard.

Many homes have missing or inappropriate railings and guards. One reason is that older homes did not have the same requirements as we do today. Home owners are not required to upgrade their homes to modern safety standards. If we had to upgrade, everybody would have to renovate their home every year just to keep up.

Pillar To Post home inspectors inspect your home with this in mind. We don’t believe people should have to renovate their homes every year. Your railings and guards may be perfectly adequate for the time they were installed. At the same time we are concerned for your safety. We believe the solution is to provide you with information on common safety issues and let you decide if you would like to address the issue as a discretionary upgrade.

Here are a few common issues:Missing railings: Sometimes a staircase has no railing at all, either because the previous owner removed it to make more room to move furniture up the stairs or because it was never installed in the first place. Ideally there should be a railing on any staircase that has more than two or three risers. The actual requirement depends on your area and when the home was built.

Missing guard: A common scenario is there is no guard on an open staircase to a

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basement. In many areas, a guard was not required as long as there was a wall on one side and the basement unfinished. Today, many home owners have turned their basement into a recreation area or a playroom for children. The open staircase is now a danger. Ideally, a railing and guard should be added.

Guard too low: In some cases, an old home will have very low guards on staircases or balconies. This was the design at the time the home was built. Ideally, a guard should be 36 inches high, unless it’s part of a staircase handrail in which case 34 inches would be ideal. In many areas, if the drop is six feet or more, a guard of 42 inches is required.

Railing or guard has large openings: Railings and guards may have vertical spindles (called balusters). These keep people from falling through. In some cases, the spacing between the spindles is so wide that a child could fall through. The requirements have changed over the years and also vary from area to area but most authorities believe that a maximum opening of four inches offers the best protection.

Other things to look for:Guards that incorporate climbable elements are not ideal. An example is a bench built into a guard

or horizontal slats between the spindles on the guard. The concern is that children can climb them and fall over.

Appropriate lighting for a staircase is a must. A dark stairwell is dangerous. That’s all there is to it.Uneven stairs and stairs with non-uniform riser height are dangerous.

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Visual Property Inspection - dzgm4ftlwnq4d.cloudfront.net · 20 Elderidge Ave, Etobicoke, ON M8Y 2C5 Date: 18-Sep-2018 Property and Site Seal the gaps and repair or replace broken