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Your Home Is Our Business Jonathan Gogan 255 Anywhere Rockland Road 123 Street Somewhere NB Saint John NB E2K 3K3 SCOTT CONNELLY Client Name Thursday October 27 2016 July 15th 2015 East Coast Home Inspection Ltd 38 McManus Street Hampton NB E5N 7N5 506 651 9461 www theinspectors ca hq theinspectors ca
Your Home Is Our Business  Jonathan Gogan  255 Anywhere Rockland Road 123 Street, Somewhere NB Saint John, NB E2K 3K3  SCO...
November 12 2016 Dear Scott SuperConnelly Client 123 Anywhere Street RE Report No 1101 Somewhere NB 255 Rockland Road E1E 2E2 Saint John NB E2K 3K3 Thanks very much Name Scott for choosing East Coast Home Inspection Ltd to perform your home inspection We are sensitive to the fact the real estate buying selling process can be an exciting but an emotional time Knowing that first and foremost we would like to make sure that you have the fullest understanding of the inner workings of the home The inspection itself and the attached report comply with the requirements of the NACHI Standards of Practice which can be sourced on www nachi org sop website defines the scope and expectations of a typical home inspection Our home inspection is investigative and scientific in nature but visual and non invasive A home inspection can mean different things to different people and sometimes clients assume that a home inspection will include many things that are beyond the scope of a typical home inspection We encourage you to read our Before Your Home Inspection letter sent to you before the inspection as well as 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 happy to revisit the property and update our report Please feel free to contact us with questions about the report or the home itself any time for as long as you own the home Our consulting service via telephone email text is available at no cost to you for as long as you own the home _________________________________________________ Reading Your Report Please read the WHOLE report Items of importance and issues needing repair are in the summary section but helpful information detailed pictures and other information is in the body of the report The body may even contain some helpful things to monitor or keep an eye on which may not be an issues currently but would benefit from home owner vigilance
November 12, 2016 Dear Scott SuperConnelly, Client  123 Anywhere Street RE  Report No. 1101 Somewhere, NB 255 Rockland Roa...
255 Rockland Road Saint John NB www theinspectors ca October 27 2016 This inspection and this report at their core purpose are to find MAJOR defects and issues within the home Cosmetic issues paint staining nicks non structural cracks are not part of the inspection and will NOT be included in the report The inspector however may choose to point out a few of those things onsite as a courtesy Many of the notes in the report will contain active internet links to more information on a specific issue or system within the house While it may not be mentioned in the report there are likely MANY things that are RIGHT with the home The purpose of this report is to isolate the defects and issues within the home helping the home buyer become educated and getting them into a repaired and healthy home _________________________________________________ The report itself is copyrighted and may not be used in whole or in part without our express written permission Please visit my website at your convenience www TheInspectors ca Survey and feel free to fill out my client questionnaire Your feedback is very important to me and the continued success of East Coast Home Inspection Ltd Again thanks very much for choosing East Coast Home Inspection Ltd to perform your home inspection Our satisfaction guarantee is simple if you are not happy we will return your fee and work to regain your trust Sincerely Jonathan Gogan on behalf of East Coast Home Inspection Ltd Sincerely Jonathan Gogan on behalf of East Coast Home Inspection Ltd East Coast Home Inspection Ltd 38 McManus Street Hampton NB E5N 7N5 506 651 9461 www theinspectors ca hq theinspectors ca Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited
255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  This inspection and this report, at their core ...
INVOICE November 12 2016 Client Scott ClientConnelly Name Report No 1101 For inspection at 123 Street 255Anywhere Rockland Road Somewhere NB Saint John NB E1E 2E2 E2K 3K3 on Thursday July 15th 2016 on Thursday October 27 2016 Basic Package 425 00 HST 806191268 Total 63 75 488 75 PAID IN FULL THANK YOU East Coast Home Inspection Ltd 38 McManus Street Hampton NB E5N 7N5 506 651 9461 www theinspectors ca hq theinspectors ca
INVOICE November 12, 2016 Client  Scott ClientConnelly Name Report No. 1101 For inspection at  123 Street, 255Anywhere Roc...
Report No 1101 AGREEMENT 255 Rockland Road Saint John NB October 27 2016 www theinspectors ca PARTIES TO THE AGREEMENT Company East Coast Home Inspection Ltd 38 McManus Street Hampton NB E5N 7N5 Client Scott ClientConnelly Name Total Fee 488 75 ClientConnelly Name and East Coast Home Inspection Ltd This is an agreement between Scott PLEASE READ CAREFULLY BEFORE SIGNING AND ASK ANY QUESTIONS YOU MAY HAVE 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 the International Association of Certified Home Inspectors A copy of these Standards is available at http www TheInspectors ca sop 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 The address of the property is 123 255 Anywhere Rockland Road John NBNB Street Saint Somewhere Fee for the inspection is 488 75 INSPECTOR acknowledges receiving a deposit of 0 00 from CLIENT THIS AGREEMENT made this 22 day of October 2016 by and between East Coast Home Inspection Ltd hereinafter INSPECTOR and the undersigned CLIENT collectively referred to herein as the parties The Parties understand and voluntarily agree as follows 1 INSPECTOR agrees to perform a visual inspection of the home building and to provide CLIENT with a written report identifying the defects that INSPECTOR both observed and deemed material INSPECTOR may offer comments as a courtesy but these comments will not comprise the bargained for report The report is only supplementary to the seller s disclosure Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited
Report No. 1101  AGREEMENT 255 Rockland Road, Saint John, NB  October 27, 2016  www.theinspectors.ca  PARTIES TO THE AGREE...
Report No 1101 AGREEMENT 255 Rockland Road Saint John NB October 27 2016 www theinspectors ca 2 Unless otherwise inconsistent with this Agreement or not possible INSPECTOR agrees to perform the inspection in accordance with the current Standards of Practice of the International Association of Certified Home Inspectors InterNACHI posted at http www nachi org sop htm Although INSPECTOR agrees to follow InterNACHI s Standards of Practice CLIENT understands that these standards contain limitations exceptions and exclusions CLIENT understands that InterNACHI is not a party to this Agreement and has no control over INSPECTOR or representations made by INSPECTOR and does not supervise INSPECTOR Unless otherwise indicated below CLIENT understands that INSPECTOR will NOT be testing for the presence of radon a colourless odourless radioactive gas that may be harmful to humans Unless otherwise indicated below CLIENT understands that INSPECTOR will NOT be testing for mould Unless otherwise indicated in a separate writing CLIENT understands that INSPECTOR will not test for compliance with applicable building codes or for the presence of potential dangers arising from asbestos lead paint formaldehyde moulds soil contamination and other environmental hazards or violations 3 The inspection and report are for the use of CLIENT only who gives INSPECTOR permission to discuss observations with real estate agents owners repairpersons and other interested parties INSPECTOR shall be the sole owner of the report and all rights to it INSPECTOR accepts no responsibility for use or misinterpretation by third parties and third parties who rely on it in any way do so at their own risk and release INSPECTOR including employees and business entities from any liability whatsoever INSPECTOR S inspection of the property and the report are in no way a guarantee or warranty express or implied regarding the future use operability habitability or suitability of the home building or its components All warranties express or implied including warranties of merchantability and fitness for a particular purpose are expressly excluded to the fullest extent allowed by law If any structure or portion of any structure that is to be inspected is a log home log structure or includes similar log construction CLIENT understands that such structures have unique characteristics that make it impossible for an inspector to inspect and evaluate them Therefore the scope of the inspection to be performed pursuant to this Agreement does not include decay of the interior of logs in log walls log foundations or roofs or similar defects 4 INSPECTOR assumes no liability for the cost of repair or replacement of unreported defects or deficiencies either current or arising in the future CLIENT acknowledges that the liability of INSPECTOR its agents and or employees for claims or damages costs of defense or suit attorney s fees and expenses arising out of or related to the INSPECTOR S negligence or breach of any obligation under this Agreement including errors and omissions in the inspection or the report shall be limited to liquidated damages in an amount equal to the fee paid to the INSPECTOR and this liability shall be exclusive CLIENT waives any claim for consequential exemplary special or incidental damages or for the loss of the use of the home building The parties acknowledge that the liquidated damages are not intended as a penalty but are intended i to reflect the fact that actual damages may be difficult and impractical to ascertain ii to allocate risk among the INSPECTOR and CLIENT and iii to enable the INSPECTOR to perform the inspection at the stated fee 5 INSPECTOR does not perform engineering architectural plumbing or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place unless the inspector holds a valid occupational license in which case he she may inform the CLIENT that he she is so licensed and is therefore qualified to go beyond this basic home inspection and for additional fee perform additional inspections beyond those within the scope of the basic home inspection Any agreement for such additional inspections shall be in a separate writing 6 In the event of a claim against INSPECTOR CLIENT agrees to supply INSPECTOR with the following 1 written notification of adverse conditions within 14 days of discovery and 2 access to the premises Failure to comply with the above conditions will release INSPECTOR and its agents from any and all obligations or liability of any kind 7 The parties agree that any litigation arising out of this Agreement shall be filed only in the Court having jurisdiction in Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited
Report No. 1101  AGREEMENT 255 Rockland Road, Saint John, NB  October 27, 2016  www.theinspectors.ca  2. Unless otherwise ...
Report No 1101 AGREEMENT 255 Rockland Road Saint John NB October 27 2016 www theinspectors ca the County in which the INSPECTOR has its principal place of business In the event that CLIENT fails to prove any claims against INSPECTOR in a court of law CLIENT agrees to pay all legal costs expenses and fees of INSPECTOR in defending said claims CLIENT further understands that any legal action against InterNACHI itself allegedly arising out of this Agreement or INSPECTOR s relationship with InterNACHI must be brought only in the District Court of Boulder County Colorado No such action may be filed unless the plaintiff has first provided InterNACHI with 30 days written notice of the nature of the claim In any action against INSPECTOR and or InterNACHI CLIENT waives trial by jury 8 If any court declares any provision of this Agreement invalid the remaining provisions will remain in effect This Agreement represents the entire agreement between the parties All prior communications are merged into this Agreement and there are no terms or conditions other than those set forth herein No statement or promise of INSPECTOR or its agents shall be binding unless reduced to writing and signed by INSPECTOR No change shall be enforceable against any party unless it is in writing and signed by the parties This Agreement shall be binding upon and enforceable by the parties and their heirs executors administrators successors and assignees CLIENT shall have no cause of action against INSPECTOR after one year from the date of the inspection 9 Payment of the fee to INSPECTOR less any deposit noted above is due upon completion of the on site inspection The CLIENT agrees to pay all legal and time expenses incurred in collecting due payments including attorney s fees if any If CLIENT is a corporation LLC or similar entity the person signing this Agreement on behalf of such entity does personally guaranty payment of the fee by the entity 10 If CLIENT requests a re inspection the re inspection is also subject to all the terms and conditions set forth in this agreement 11 This Agreement is not transferable or assignable 12 Should any provision of this Agreement require judicial interpretation the Court shall not apply a presumption that the term shall be more strictly construed against one party or the other by reason of the rule of construction that a document is to be construed more strictly against the party who prepared it 13 Your inspector has an affiliation with Residential Warranty Services RWS a third party service provider in order to offer you additional value added services including a complimentary RecallChek to help determine if the inspected property has any potentially dangerous recalled appliances as well as a complimentary Home Warranty By entering into this agreement you a authorize your inspector to provide your contact information including telephone number to RWS and or its affiliate b waive and release any restrictions that may prevent RWS and or its affiliate from contacting you including by telephone using automated dialling technology and c authorize RWS and or its affiliate to contact you regarding home services 14 CANCELLATION FEE If the inspection is cancelled within 24 hours of the appointment time a cancellation fee of 50 of the inspection fee will apply I Scott Connelly Signature ___________________________ Date _______________ have read understood and accepted the terms of this agreement You can also sign all our agreements securely online for your added convenience Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited
Report No. 1101  AGREEMENT 255 Rockland Road, Saint John, NB  October 27, 2016  www.theinspectors.ca  the County in which ...
Report No 1101 A SUMMARY OF THE INSPECTION 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR This Summary outlines potentially significant issues from a health 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 Some minor issues may not be included in the Summary but are noted in the full report The severity of issues and defects is a subjective matter but at East Coast Home Inspection Ltd we try and help you get to the bottom of the issue but placing what we feel are important issues on the Summary Please feel free to call us if you have any questions at all Priority Maintenance Items and keeping up with your homes regular maintenance will keep your home at its best Roofing All the BLUE text are links to additional information about the item SLOPED ROOF FLASHINGS Roof wall flashings Condition Missing At the time of the inspection flashing where the wall meets the roof was missing This can cause the deterioration in the material wood shingles Recommend future upgrade when reprinting siding Implication s Chance of water damage to contents finishes and or structure Location Front Front Yard Task Provide Time Immediate Cost Depends on approach Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 1 of 101
Report No. 1101  A SUMMARY OF THE INSPECTION 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A ...
Report No 1101 A SUMMARY OF THE INSPECTION 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Exterior ROOF DRAINAGE Downspouts Condition Should discharge 6 feet from building Implication s Chance of water damage to contents finishes and or structure Location Side of House Left Side Task Improve Time Immediate Cost Less than 100 Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 2 of 101
Report No. 1101  A SUMMARY OF THE INSPECTION 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A ...
Report No 1101 A SUMMARY OF THE INSPECTION 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR PORCHES DECKS STEPS PATIOS AND BALCONIES Steps and landings Condition Steps springy loose or sagging Deck sways side to side when climbing Recommend additional supports to secure stairs Recommend cross bracing to help reduce the sway http www decks com images articles stringer supports jpg Implication s Trip or fall hazard Location Rear Back Yard Deck Task Further evaluation Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 3 of 101
Report No. 1101  A SUMMARY OF THE INSPECTION 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A ...
Report No 1101 A SUMMARY OF THE INSPECTION 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Time Immediate Cost Depends on approach PORCHES DECKS STEPS PATIOS AND BALCONIES Handrails and guards Condition Too low Implication s Fall hazard Location Front Front Yard Porch Task Monitor Time If necessary Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 4 of 101
Report No. 1101  A SUMMARY OF THE INSPECTION 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A ...
Report No 1101 A SUMMARY OF THE INSPECTION 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR LANDSCAPING General Condition Large trees near the house have limbs that overhang the home Falling limbs due to conditions such as wood decay high winds or heavy snow loads may cause injury death or damage Significant weakening of large limbs by conditions such as core decay may not be visible by persons without special training Consider having these trees evaluated by a qualified arborist Evaluating trees lies beyond the scope of the general Home Inspection Location Front Front Yard Task Monitor Time Ongoing Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 5 of 101
Report No. 1101  A SUMMARY OF THE INSPECTION 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A ...
Report No 1101 A SUMMARY OF THE INSPECTION 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Plumbing WASTE PLUMBING Traps performance Condition Leak Active leak when testing the kitchen sink Implication s Sewage entering the building Location First Floor Kitchen Task Further evaluation Time Immediate Cost Depends on approach Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 6 of 101
Report No. 1101  A SUMMARY OF THE INSPECTION 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A ...
Report No 1101 A SUMMARY OF THE INSPECTION 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR 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 If you re thinking about future home improvements here are some estimated costs that may help you Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 7 of 101
Report No. 1101  A SUMMARY OF THE INSPECTION 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A ...
Report No 1101 ROOFING 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Description General The Description section provides a list of the components This maybe useful in answering questions from an insurance company about the house construction for example General The home inspector shall observe Roof covering Roof drainage systems Flashings Skylights chimneys and roof penetrations and Signs of leaks or abnormal condensation on building components The home inspector shall Describe the type of roof covering materials and Report the methods used to observe the roofing The home inspector is not required to Walk on the roofing or Observe attached accessories including but not limited to solar systems antennae and lightning arrestors Sloped roof flashing material Flashing is a general term used to describe sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion Inspection typically includes inspection for condition and proper installation of flashing in the following locations roof penetrations such as vents electrical masts chimneys mechanical equipment patio cover attachment points and around skylights junctions at which roofs meet walls roof edges areas at which roofs change slope areas at which roof covering materials change and areas at which different roof planes meet such as valleys Flat roofing material Flat roofs are designed to be waterproof not just water resistant and to last approximately 10 years They are not actually flat but generally slope toward drains However water can form puddles on many of these roofs that will only be dispersed by evaporation For this and related reasons flat roofs have always been problematic and must be maintained They are comprised of several layers of rolled roofing materials which are either hot mopped or torched down that expand and contract in the daily and sometimes radical temperature extremes and eventually buckle split separate and finally deteriorate When this happens the roof is susceptible to leaks However although gradual decomposition of the roofing materials is inevitable most leaks result from poor maintenance Therefore regardless of the age of a flat roof it should be inspected seasonally kept clean and serviced frequently Although less expensive that other roofs they can end up costing more if they are not maintained Flat roofing material Modified bitumen The exact age of the shingles is undetermined I would guess between 6 and 10 years Ask the seller about the exact age and any warranties Flat roof flashing material Aluminum Probability of leakage Roofs may leak at any time Leaks often appear at roof penetrations flashings changes in direction or changes in material A roof leak should be addressed promptly to avoid damage to the structure interior finishes and furnishings A roof leak does not necessarily mean the roof has to be replaced We recommend an annual inspection and tune up to minimize the risk of leakage and to maximize the life of roofs Probability of leakage Low Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 8 of 101
Report No. 1101  ROOFING 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  EX...
Report No 1101 ROOFING 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Methods Limitations General The Limitations section details things that prevented a complete inspection This section also lists things that are not part of a home inspection General The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor Because of variations in installation requirements of the huge number of different roof covering materials installed over the years the General Home Inspection does not include confirmation of proper installation Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist Inspection of the roof typically includes visual evaluation of the roof structure roof covering materials flashing and roof penetrations like chimneys mounting hardware for roof mounted equipment attic ventilation devices ducts for evaporative coolers and combustion and plumbing vents The roof inspection does not include leak testing and will not certify or warranty the roof against future leakage Other limitations may apply and will be included in the comments as necessary Roof inspection limited prevented by Inspection performed Lack of access too high steep By walking on roof With binoculars from the ground From roof edge From the ground Recommendations General 1 The Recommendations section describes suggested improvements to the home The condition is outlined first along with the implication if applicable A course of action is suggested along with a time frame for completion to help with prioritizing home improvement activities RECOMMENDATIONS Overview 2 Condition Roofs may leak at any time Leaks often appear at roof penetrations flashings changes in direction or changes in material A roof leak should be addressed promptly to avoid damage to the structure interior finishes and furnishings A roof leak does not necessarily mean the roof has to be replaced We recommend an annual inspection and tune up to minimize the risk of leakage and to maximize the life of roofs A licensed roofing contractor and or carpenter should be called to make repair s as necessary 3 Condition Many people dont think about their roof until a leak appears However like other parts of your home or building the roof requires ongoing maintenance to prevent leaks to identify minor problems before they become major costly problems and to maximize the amount of time before you need to replace your roof Please read the link below on how to maintain your roof 4 Condition PDF Roof Maintenance Tips SLOPED ROOF FLASHINGS Roof wall flashings 5 Condition Missing At the time of the inspection flashing where the wall meets the roof was missing This can cause the deterioration in the material wood shingles Recommend future upgrade when reprinting siding Implication s Chance of water damage to contents finishes and or structure Location Front Front Yard Task Provide Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 9 of 101
Report No. 1101  ROOFING 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  EX...
Report No 1101 ROOFING 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Time Immediate Cost Depends on approach Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 10 of 101
Report No. 1101  ROOFING 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  EX...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Description General 255 Rockland Road General The Description section provides a list of the components This maybe useful in answering questions from an insurance company about the house construction for example General The home inspector shall observe Wall cladding flashings and trim Entryway doors and a representative number of windows Garage door operators Decks balconies stoops steps areaways porches and applicable railings Eaves soffits and fascias and Vegetation grading drainage driveways patios walkways and retaining walls with respect to their effect on the condition of the building The home inspector shall Describe wall cladding materials Operate all entryway doors and a representative number of windows Operate garage doors manually or by using permanently installed controls for any garage door operator Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing and Probe exterior wood components where deterioration is suspected The home inspector is not required to observe Storm windows storm doors screening shutters awnings and similar seasonal accessories Fences Presence of safety glazing in doors and windows Garage door operator remote control transmitters Geological conditions Soil conditions Recreational facilities including spas saunas steam baths swimming pools tennis courts playground equipment and other exercise Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 11 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR tanks The home inspector is not required to Move personal items panels furniture equipment plant life soil snow ice or debris that obstructs access or visibility Gutter downspout material Gutter downspout type Aluminum Eave mounted Gutter downspout discharge Gutters and downspouts must carry water off the roof away from the building to prevent basement or crawlspace leakage Gutter downspout discharge Downspout discharge Above grade Above grade Lot slope Landscaping and lot topography is examined during a residential house inspection as they can have a significant impact on the building structure It is important that surface runoff water is adequately diverted away from the building especially in areas that have expansive soil characteristics Basement leakage is often caused by conditions on the exterior of the home Basements are not built like boats and if water is allowed to collect outside of foundation walls it will leak through into the basement It is important that gutters and downspouts collect roof water and carry it away from the house Similarly lot grading around the house should slope down away from the building so that surface water from rain and melting snow is directed away from the building rather than toward the foundation Lot slope Away from building Wall surfaces wood We moved around the house exterior several times inspecting the siding on the exterior of the house Checked for loose shingles missing shingles warped shingles cracked or damaged shingles The siding appears to be in functional condition With no major material defects Good Wall surfaces wood Boards Painted Shingles Painted Wall surfaces and trim Inspection of the exterior walls typically includes the following exterior wall structure material identification and condition exterior wall covering material material identification and condition window and door exterior condition penetration integrity and vegetation encroachment Soffit and fascia Wood Retaining wall Wood Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 12 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Driveway Gravel No performance issues were noted Walkway The walkways that lead to the entry doors appear functional Good Walkway Concrete Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 13 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE Deck COOLING INSULATION PLUMBING INTERIOR The deck structure appears functional No major material defects were apparent Deck The deck was attached to the home with a ledger fastened to the exterior of the foundation walls with bolts or lag screws Confirming adequate length would require fastener removal which exceeds the scope of the General Home Inspection The Inspector observed no sign of attachment failure at the time of the inspection Deck Porch Raised Pressure treated wood No performance issues were noted The porch patio appears functional Good Porch Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 14 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Pressure treated wood Front Pressure treated wood Rear Exterior steps Number of steps to grade Note Front entrance 2 Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 15 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Exterior steps Number of steps to grade Note Rear basement entrance 4 Exterior steps Number of steps to grade Note Right side 5 Exterior steps Concrete Pressure treated wood Fence Wood Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 16 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Wrought iron No performance issues were noted No performance issues were noted Methods Limitations General The Limitations section details things that prevented a complete inspection This section also lists things that are not part of a home inspection General Areas hidden from view by finished walls or stored items cannot be judged and are not a part of this inspection We will certainly alert you to any deficiencies or problems if they are clearly visible However we are not specialists and in the absence of any major defects we may not recommend that you consult with a qualified contractor or a structural engineer but this should not deter you from seeking the opinion of any such expert We also routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs While the inspector makes every effort to find all areas of concern some areas can go unnoticed During the course of the inspection the inspector does not enter any area or perform any procedure Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 17 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR that may damage the property or its components or be dangerous to or adversely affect the health of the inspector or other persons Inspection limited by The property may included one or more detached structure structures not attached to the home which were not included as part of a General Home Inspection and were not inspected But may be noted for courtesy No or limited access to I was unable to readily access underneath the deck Inspection restriction Upper floors inspected from Exterior inspected from Ground level Ground level Recommendations General 6 The Recommendations section describes suggested improvements to the home The condition is outlined first along with the implication if applicable A course of action is suggested along with a time frame for completion to help with prioritizing home improvement activities RECOMMENDATIONS Overview 7 Condition The exterior of the home was inspected and reported on with the above information While the inspector makes every effort to find all areas of concern some areas can go unnoticed Please be aware that the inspector has your best interest in mind Any repair items mentioned in this report should be considered before purchase It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report 8 Condition Recommend all deficiencies be repaired by a carpenter masonry contractor and or home improvement contractor as necessary Have all safety related deficiencies repaired by a carpenter masonry or home improvement contractor as necessary 9 Condition Basement leakage is often caused by conditions on the exterior of the home Basements are not built like boats and if water is allowed to collect outside of foundation walls it will leak through into the basement It is important that gutters and downspouts collect roof water and carry it away from the house Similarly Lot grading around the house should slope down away from the building so that surface water from rain and melting snow is directed away from the building rather than toward the foundation 10 Condition In the fall homeowners are closing down summers outdoor landscape decorative and comfort items to protect them from the upcoming harsh seasons In the winter the wind blows harder than during any other time of the year Freezing water can break apart concrete and metal pipes gutters and downspouts The freeze thaw cycle is also damaging and is worse in some areas rather than in others Your home and its possessions can be protected by following a few guidelines Our recommendation is that our system is a starting point for the development of a customized checklist that will be used for your specific home for many years to come ROOF DRAINAGE Gutters 11 Condition Roof drainage system gutters downspouts extensions etc Typically the inspector is unable to evaluate the effectiveness of the system due to limited weather conditions at the time of inspection Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 18 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR It is recommended that the system be monitored over time in varying weather conditions to see how the system performs and make any corrections necessary Stains over the front of gutters can indicate clogging poorly installed bad pitch or undersized gutters for the location consider having system evaluated by a gutter contractor as necessary ROOF DRAINAGE Downspouts 12 Condition Should discharge 6 feet from building Implication s Chance of water damage to contents finishes and or structure Location Side of House Left Side Task Improve Time Immediate Cost Less than 100 Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 19 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR WALLS Trim 13 Condition Apply spray foam to protect deck ledger board from moisture Location Right Side Side of House Task Provide Time Immediate Cost Minor Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 20 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR 14 Condition Caulking missing or deteriorated Implication s Material deterioration Chance of water damage to contents finishes and or structure Location Right Side Side of House Task Repair or replace Time Immediate Cost Minor WALLS Wood siding 15 Condition Paint or stain needed Implication s Shortened life expectancy of material Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 21 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Location Various Front Yard Task Repair or replace Time Immediate Cost Minor EXTERIOR GLASS General 16 Condition Paint or stain needed Apply caulk or stain to protect exposed wood Implication s Material deterioration Location Left Side Side of House Task Provide Time Immediate Cost Minor Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 22 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR 17 Condition Caulking missing loose or deteriorated Window at the time of the inspection was requiring an application of caulk around it seals Recommend applying next spring Implication s Chance of water damage to contents finishes and or structure Location Side of House Left Side Task Provide Time Immediate Cost Minor PORCHES DECKS STEPS PATIOS AND BALCONIES Columns 18 Condition One or more posts which support the deck had contact with soil at the time of the inspection Wood in contact with soil will eventually decay the decayed areas will crush under the weight of the load they support and the deck will lose support in the area of any affected posts This condition may eventually result in damage to the deck or the development of unsafe structural conditions The Inspector recommends that all posts supporting the deck be protected from contact with soil All work should be performed by a qualified contractor Location Rear Back Yard Deck Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 23 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Task Improve Time Immediate 19 Condition Wood soil contact Implication s Insect damage Rot Chance of movement Weakened structure PORCHES DECKS STEPS PATIOS AND BALCONIES Steps and landings 20 Condition Step trim loose Recommend nailing or securing into place to avoid trip hazard Location Front Yard Task Repair or replace Time Immediate Cost Minor Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 24 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR 21 Condition Steps springy loose or sagging Deck sways side to side when climbing Recommend additional supports to secure stairs Recommend cross bracing to help reduce the sway http www decks com images articles stringer supports jpg Implication s Trip or fall hazard Location Rear Back Yard Deck Task Further evaluation Time Immediate Cost Depends on approach Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 25 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR PORCHES DECKS STEPS PATIOS AND BALCONIES Handrails and guards 22 Condition The handrail and guardrail are a safety hazard for children The open spaces in the railings are too large The standard to not allow a four inch sphere to fit through the spindles or boards of the railing A protective barrier or correction is needed Location Right Side Side of House Task Provide Time Immediate Cost Less than 100 23 Condition Hand rails are recommended to be small enough to place a hand around dimensional lumber is not considered a handrail Hand rails are recommended for all stair applications for safety Recommend adding handrails for improved safety 24 Condition Too low Implication s Fall hazard Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 26 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Location Front Front Yard Porch Task Monitor Time If necessary 25 Condition Spindles missing Implication s Fall hazard Location Rear Back Yard Porch Task Replace Time Immediate Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 27 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Cost Minor PORCHES DECKS STEPS PATIOS AND BALCONIES General 26 Condition Decks are only visually inspected Deck construction can very greatly in quality and safety Best practices for deck construction has evolved extensively over time leading to a wide variety of deck construction techniques Annual home owner inspection and maintenance of deck s is strongly recommended Any deficiencies identified here in this report and during annual inspection should be repaired and inspected by a licensed home improvement contractor and or local building official for safety Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 28 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 EXTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR LANDSCAPING General 27 Condition Large trees near the house have limbs that overhang the home Falling limbs due to conditions such as wood decay high winds or heavy snow loads may cause injury death or damage Significant weakening of large limbs by conditions such as core decay may not be visible by persons without special training Consider having these trees evaluated by a qualified arborist Evaluating trees lies beyond the scope of the general Home Inspection Location Front Front Yard Task Monitor Time Ongoing Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 29 of 101
Report No. 1101  EXTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 STRUCTURE 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Description General The Description section provides a list of the components This maybe useful in answering questions from an insurance company about the house construction for example General The General Home Inspection includes inspection of the home structural elements that were readily visible at the time of the inspection This typically includes the foundation exterior walls floor structures and roof structure Much of the home structure is hidden behind exterior and interior roof floor wall and ceiling coverings or is buried underground Because the General Home Inspection is limited to visual and non invasive methods this report may not identify all structural deficiencies Upon observing indications that structural problems may exist that are not readily visible the inspector may recommend inspection testing or evaluation by a specialist that may include invasive measures Configuration This residence has a basement We try to enter and inspect all accessible areas looking for any evidence of structural material defects We look for cracks but those that are less than 14 and which do not exhibit any vertical or horizontal displacement are generally not regarded as being material structural defects We look for signs of water penetration too but please consult the seller s disclosure There are no signs of active wet ground water penetration in the basement The lowest living level appears dry today Monitoring during a heavy rain storm or snow melt is recommended Consult with the seller s disclosure The moisture meter was used all around the floor and basement wall perimeter No active moisture was detected In the short time of this inspection it is not possible to determine prior or future groundwater penetration problems Conditions that affect the structure s dryness weather wind and temperature will vary greatly during the course of a year We recommend referring to the seller s disclosure document to determine if there ever has been any water leakage accumulation or dampness At the time of the inspection the Inspector observed no deficiencies in the condition of the home structure The General Home Inspection does not include evaluation of structural components hidden behind floor wall or ceiling coverings but is visual and non invasive only Configuration Basement Foundation material The poured concrete foundation of the structure appears to be functional Readily accessible areas were inspected There are no indications of major material defects apparent For Your Information A poured concrete foundation sometimes developes cracks Typically within the first few years of life Cracks in poured concrete foundations known as shrinkage cracks are the most common Usually they are not indications of major structural defects When a concrete foundation is poured it is at its largest mass As the concrete cures or dries it shrinks Small cracks often form diagonally or vertically They are typically hair line and vertical If there is a concern about the crack it can be injected with epoxy Floor construction Joists Exterior wall construction Wood frame Roof and ceiling framing Inspection of the roof structure from inside the attic typically includes Roof structure typically conventional framing or manufactured trusses Roof sheathing boards plywood or oriented strand board OSB Ventilation methods and installation and level of thermal insulation that may affect the lifespan or performance of the roofing materials home energy efficiency or comfort levels Roof and ceiling framing Rafters roof joists Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 30 of 101
Report No. 1101  STRUCTURE 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  ...
Report No 1101 STRUCTURE 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE INSULATION PLUMBING INTERIOR Plank sheathing Methods Limitations General The Limitations section details things that prevented a complete inspection This section also lists things that are not part of a home inspection Inspection limited prevented by The inspection of the floor structure is restricted by the insulation Limited visual access I ll move and probe a random sample of the insulation However much of the electrical wires water and sewer pipes heating ducts pipes and floor structure can not be seen There may be components above the insulation that need improving or correcting that the inspector can not see Inspection limited prevented by Wall floor and ceiling coverings New finishes paint Attic roof space The attic space lacked adequate headroom for safe entry As a result inspection of the attic space lies beyond the scope of the General Home Inspection and it was not inspected Because attics may contain potential fire or health hazards other safety issues damage or defects that have the potential to cause damage to the home the Inspector recommends that the attic be inspected by a qualified specialist after access to the attic is provided Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited No Page 31 of 101
Report No. 1101  STRUCTURE 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  ...
Report No 1101 STRUCTURE 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR walkway was provided in the attic Persons entering the attic must walk on ceiling or roof framing members which are often hidden from view beneath insulation This activity can be difficult and or hazardous The ceiling covering material drywall or plaster will usually not support the weight of a person Attic roof space Inspected from access hatch Percent of foundation not visible 99 Not included as part of a building inspection Visible mold evaluation is not included in the building inspection report Recommendations General 28 The Recommendations section describes suggested improvements to the home The condition is outlined first along with the implication if applicable A course of action is suggested along with a time frame for completion to help with prioritizing home improvement activities RECOMMENDATIONS Overview 29 Condition The structure of the home was inspected and reported on with the above information While the inspector makes every effort to find all areas of concern some areas can go unnoticed Please be aware that the inspector has your best interest in mind Any repair items mentioned in this report should be considered before purchase It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report 30 Condition It should be noted that mould is a common airborne element and due to the humidity and construction styles it is not uncommon for a small amount of non damaging surface mould to form on the wood members in the crawlspace and or Attics If left unattended for long periods of time more serious damage can occur When small amounts of microbial growth is noted it is our prescriptive recommendation that the situation be monitored by the homeowner and basic moisture mould limiting measures be taken such as a sealed continuous vapour barrier removal of organic debris and ensuring proper drainage inside the crawlspace and around the perimeter of the home FOUNDATIONS Foundation 31 Condition Hairline cracks at foundation should be monitored for any changes All cracks are risks for water ingress or structural movement although it may be normal concrete curing cracks 32 Condition Cracks visible in the concrete foundation walls appeared to be typical shrinkage cracks that commonly develop as concrete cures Shrinkage cracks are surface cracks and are not a structural concern 33 Condition Typical minor cracks Implication s Chance of water entering building Location Side of House Left Side Task Monitor Time Ongoing Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 32 of 101
Report No. 1101  STRUCTURE 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  ...
Report No 1101 STRUCTURE 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited INTERIOR Page 33 of 101
Report No. 1101  STRUCTURE 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  ...
Report No 1101 STRUCTURE 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited INTERIOR Page 34 of 101
Report No. 1101  STRUCTURE 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  ...
Report No 1101 STRUCTURE 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR 34 Condition Prior repairs Implication s Weakened structure Location Left Side Side of House Task Request disclosure Time If necessary Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 35 of 101
Report No. 1101  STRUCTURE 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  ...
Report No 1101 STRUCTURE 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR FOUNDATIONS Performance opinion 35 Condition Acceptable Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 36 of 101
Report No. 1101  STRUCTURE 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  ...
Report No 1101 ELECTRICAL 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Description General The Description section provides a list of the components This maybe useful in answering questions from an insurance company about the house construction for example Over the years many different types and brands of electrical components have been installed in homes Electrical components and standards have changed and continue to change Homes electrical systems are not required to be updated to meet newly enacted electrical codes or standards Full and accurate inspection of electrical systems requires contractor level experience For this reason full inspection of home electrical systems lies beyond the scope of the General Home Inspection The General Home Inspection is limited to identifying common electrical requirements and deficiencies Conditions indicating the need for a more comprehensive inspection will be referred to a qualified electrical contractor General The home inspector shall observe Service entrance conductors Service equipment grounding equipment main over current device and main and distribution panels Amperage and voltage ratings of the service Branch circuit conductors their over current devices and the compatibility of their ampacities and voltages The operation of a representative number of installed ceiling fans lighting fixtures switches and receptacles located inside the house garage and on the dwelling s exterior walls The polarity and grounding of all receptacles within six feet of interior plumbing fixtures and all receptacles in the garage or carport and on the exterior of inspected structures The operation of ground fault circuit interrupters and Smoke detectors The home inspector shall describe Service amperage and voltage Service entry conductor materials Service type as being overhead or underground and Location of main and distribution panels The home inspector shall report any observed aluminum branch circuit wiring The home inspector shall report on presence or absence of smoke detectors and operate their test function if accessible except when detectors are part of a central system The home inspector is not required to Insert any tool probe or testing device inside the panels Test or operate any over current device except ground fault circuit interrupters Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels or Observe Low voltage systems Security system devices heat detectors or carbon monoxide detectors Telephone security cable TV intercoms or other ancillary wiring that is not a part of the primary electrical distribution system or Built in vacuum equipment Service entrance cable and location The meter box exterior appears functional No major rust or damage Not loose Good Note Home has two electrical services both 200 amps Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 37 of 101
Report No. 1101  ELECTRICAL 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING ...
Report No 1101 ELECTRICAL 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE Service entrance cable and location COOLING INSULATION PLUMBING INTERIOR Overhead Service size 200 Amps 240 Volts Main disconnect service box rating 200 Amps Upstairs Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 38 of 101
Report No. 1101  ELECTRICAL 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING ...
Report No 1101 ELECTRICAL 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR 200 Amps Downstairs Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 39 of 101
Report No. 1101  ELECTRICAL 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING ...
Report No 1101 ELECTRICAL 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE Main disconnect service box type and location COOLING INSULATION PLUMBING INTERIOR Breaker and Secondary Surge Arrester at panel Main disconnect service box type and location There is not an inspection sticker on the panel Ask seller if there s been any electrical work performed and permits for that work issued since the panel was installed Main disconnect service box type and location Breakers basement Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 40 of 101
Report No. 1101  ELECTRICAL 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING ...
Report No 1101 ELECTRICAL 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Breakers first floor Foyer Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 41 of 101
Report No. 1101  ELECTRICAL 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING ...
Report No 1101 ELECTRICAL 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE Number of circuits installed Downstairs 9 Number of circuits installed 30 System grounding material and type COOLING INSULATION PLUMBING INTERIOR There is a grounding rod attached to the panel Visible from outside Good System grounding material and type Copper ground rods Distribution wire material and type Home branch circuit wiring consists of wiring distributing electricity to devices such as switches receptacles and appliances Most conductors are hidden behind floor wall and ceiling coverings and cannot be evaluated by the inspector The Inspector does not remove cover plates and inspection of branch wiring is limited to proper response to testing of switches and a representative number of electrical receptacles Distribution wire material and type Copper non metallic sheathed Copper knob and tube Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 42 of 101
Report No. 1101  ELECTRICAL 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING ...
Report No 1101 ELECTRICAL 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Not in use Old Cosmetic comment on exterior Type and number of outlets receptacles At the time of the inspection the Inspector observed no deficiencies in the condition of electrical receptacles In accordance with the Standards of Practice the inspector tested a representative number of accessible outlets only Type and number of outlets receptacles Grounded typical Circuit interrupters Ground Fault GFCI Arc Fault AFCI AFCI breakers are required to be installed on all the bedroom circuits These safety devices are intended to detect the kinds of electrical arcs that can cause fires An AFCI breaker is designed to trip when it detects a dangerous arc either in the house wiring or in a defective extension cord or appliance AFCIs are normally found in new construction generally after 2004 AFCIs are only found in distribution panels in branch circuits serving bedrooms AFCI circuit protectors should be tested regularly by the home owner to ensure proper operation Any device failing a regular test should be replaced by a licensed electrical professional Circuit interrupters Ground Fault GFCI Arc Fault AFCI The electrical panel is equipped with arc fault circuit interrupter or AFCI breakers AFCIs are the breakers with the small test buttons at the bedrooom circuits AFCI breakers Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 43 of 101
Report No. 1101  ELECTRICAL 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING ...
Report No 1101 ELECTRICAL 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR are required to be installed on all the bedroom circuits These safety devices are intended to detect the kinds of electrical arcs that can cause fires An AFCI breaker is designed to trip when it detects a dangerous arc either in the house wiring or in a defective extension cord or appliance If an AFCI breaker trips it should not be reset unless you are absolutely sure that the arc was caused by an extension cord or an appliance and the cord or appliance has been removed from the homes electrical system If the arc is inside a wall resetting the breaker could allow the dangerous arc to resume If an AFCI breaker trips we recommend a professional electrician be contacted to diagnose and fix the problem Circuit interrupters Ground Fault GFCI Arc Fault AFCI GFCI kitchen GFCI bathroom and exterior AFCI panel Both panels Smoke detectors Smoke detector placement appeared to be adequate Smoke detectors are not tested as part of a general home inspection The Inspector recommends that all detectors be checked to confirm that they don t need battery replacement Ideally there should be smoke detectors installed on every floor including the basement and the attic space inside every bedroom and in the hallway outside the bedrooms The detectors should be hard wired with battery back up Most manufacturers recommend testing detectors every week And replacing the detectors every 10 years Generally accepted current safety standards recommend smoke detectors be installed in the following locations In the immediate vicinity of the bedrooms In all bedrooms In each story of a dwelling unit including basements and cellars but not including crawl spaces and uninhabitable attics In residential units of 1 200 square feet or more automatic fire detectors in the form of smoke detectors shall be provided for each 1 200 square feet of area or part thereof Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 44 of 101
Report No. 1101  ELECTRICAL 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING ...
Report No 1101 ELECTRICAL 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Any smoke detector located within 20 feet of a kitchen or bedroom containing a tub or shower must be a photoelectric type The 1996 edition of the National Fire Protection Association NFPA 72 gives further guidance on the placement of smoke detectors when required Here are some examples from Chapter 2 of NFPA 72 Smoke detectors in a bedroom with a ceiling sloped greater than one foot in eight feet horizontally should be located on the high side of the ceiling Smoke detectors should not be located within three 3 feet of a door to a bedroom containing a tub or a shower or the supply registers of a forced air HVAC system Smoke detectors can be located on the ceiling with the side of the detector greater than four 4 inches from the wall or on the wall of a bedroom with the top of the detector located four 4 to twelve 12 inches down from the ceiling All smoke detectors should be installed in accordance with the manufacturer s recommendation and be UL listed Smoke detectors Present Carbon monoxide CO detectors None noted Methods Limitations General The Limitations section details things that prevented a complete inspection This section also lists things that are not part of a home inspection General Our inspection of the electrical system included a visual examination of readily accessible components including a random sampling of electrical devices to determine adverse conditions and improper wiring methods grounding bonding and overcorrect protection Performing voltage tests load calculations or determining the adequacy of the electrical system for future usage is outside the scope of this inspection Telephone video audio security system landscape lighting and other low voltage wiring was not included in this inspection unless specifically noted System ground Circuit labels Continuity not verified Quality of ground not determined The accuracy of the circuit index labels was not verified Recommendations General 36 Any electrical recommendations should be considered high priority items since all electrical issues are safety concerns 37 The Recommendations section describes suggested improvements to the home The condition is outlined first along with the implication if applicable A course of action is suggested along with a time frame for completion to help with prioritizing home improvement activities RECOMMENDATIONS Overview 38 Condition The electrical system of the home was inspected and reported on with the above information While the inspector makes every effort to find all areas of concern some areas can go unnoticed Outlets were not removed and the inspection was only visual Any outlet not accessible behind the refrigerator for example was not inspected or accessible Please be aware that the inspector has your best interest in mind Any repair items mentioned in this report Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 45 of 101
Report No. 1101  ELECTRICAL 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING ...
Report No 1101 ELECTRICAL 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR should be considered before purchase It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report 39 Condition Faulty electrical outlets are a major cause of home fires At least 25 000 electrical fires each year can be attributed to bad electrical outlets causing over 1 billion in damage Routine maintenance on electrical outlets can drastically reduce the risk of electrical fires in your home making the adage an ounce of prevention is worth a pound of cure never more true SERVICE BOX GROUNDING AND PANEL Distribution panel 40 Condition 4 missing screws at basement electrical panel Recommend replacing with manufactures recommended type Location Basement Time Immediate 41 Condition There are open twist outs at the panel cover Potential safety hazard A cover or cap at the open space where a breaker used to be installed is needed If you stick your finger through the opening electrocution is likely Location Basement Task Provide Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 46 of 101
Report No. 1101  ELECTRICAL 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING ...
Report No 1101 ELECTRICAL 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR DISTRIBUTION SYSTEM Switches 42 Condition Switches are sometimes connected to fixtures that require specialized conditions such as darkness or movement to respond Switches sometimes are connected to electrical receptacles and sometimes only the top or bottom half of an receptacle Because outlets are often inaccessible and because including the checking of both halves of every electrical outlet in the home exceeds the Standards of Practice and are not included in a typical General Home Inspection price structure and functionality of all switches in the home may not be confirmed by the inspector DISTRIBUTION SYSTEM Outlets receptacles 43 Condition Inoperative GFCI outlet at front door not operating with normal controls Recommend replacing or further evaluation from a qualified electrical professional Implication s Equipment inoperative Location Front Front Yard Porch Task Repair or replace Time Immediate Cost Minor Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 47 of 101
Report No. 1101  ELECTRICAL 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING ...
Report No 1101 ELECTRICAL 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR 44 Condition Loose Loose cable outlet Non electrical Implication s Fire hazard Electric shock Location Second Floor Bedroom Task Improve Time Discretionary DISTRIBUTION SYSTEM Cover plates 45 Condition Missing Implication s Electric shock Location First Floor Foyer Task Provide Time Immediate Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 48 of 101
Report No. 1101  ELECTRICAL 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING ...
Report No 1101 ELECTRICAL 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited INTERIOR Page 49 of 101
Report No. 1101  ELECTRICAL 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING ...
Report No 1101 HEATING 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Description General The Description section provides a list of the components This maybe useful in answering questions from an insurance company about the house construction for example General The home inspector shall observe permanently installed heating and cooling systems including Heating equipment Cooling Equipment that is central to home Normal operating controls Automatic safety controls Chimneys flues and vents where readily visible Solid fuel heating devices Heat distribution systems including fans pumps ducts and piping with supports insulation air filters registers radiators fan coil units convectors and the presence of an installed heat source in each room The home inspector shall describe Energy source and Heating equipment and distribution type The home inspector shall operate the systems using normal operating controls The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to Operate heating systems when weather conditions or other circumstances may cause equipment damage Operate automatic safety controls Ignite or extinguish solid fuel fires or Observe The interior of flues Fireplace insert flue connections Humidifiers Electronic air filters or The uniformity or adequacy of heat supply to the various rooms Fuel energy source PDF Heating with electricity At the time of the inspection the Inspector observed no deficiencies in the condition of the gas supply at this furnace Fuel energy source System type Electric baseboard heaters Heat distribution Efficiency Electricity Baseboards High efficiency Exhaust venting method Approximate age 5 years Failure probability Low Electric heat requires no venting No solid fuels used 20 years Mechanical ventilation system for home PDF Heat Recovery Ventilator System How does an ERV HRV work Fresh air is drawn in from the exterior It is filtered and distributed throughout the house either by a dedicated duct system or through the forced air heating AC system to bedrooms and living areas At the same time vents located in the kitchen bathrooms laundry rooms and other areas producing moisture or pollutants exhaust through the HRV ERV an equal amount of stale humid air to the exterior Sometimes air is drawn directly off the return air of a forced air heating AC system As the two airstreams pass each other in the core of the unit the fresh air is tempered with the energy recovered from the exhausted air In addition the ERV will transfer some moisture to the fresh air if this air is dryer than the exhausted stale air improving comfort in overly dry houses In the cooling season the reverse occurs The fresh air from the exterior is cooled by the exhausted air conditioned indoor air An ERV will also transfer moisture in the fresh supply air to the outgoing air if it is dryer reducing the humidity load on the air conditioning that would otherwise result from the introduction of humid summer air The process is very silent and provides you with better home air quality and comfort Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 50 of 101
Report No. 1101  HEATING 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  EX...
Report No 1101 HEATING 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Mechanical ventilation system for home Heat recovery ventilator HRV Methods Limitations General The Limitations section details things that prevented a complete inspection This section also lists things that are not part of a home inspection General Our inspection of the heating and cooling system included a visual examination of the systems major components to determine defects excessive wear and general state of repair Weather permitting our inspection of a heating or cooling system includes activating it via the thermostat and checking for appropriate temperature response Our inspection does not include disassembly of the furnace therefore heat exchangers are not included in the scope of this inspection Report comments are limited to identification of common requirements and deficiencies Observed indications that further evaluation is needed will result in referral to a qualified heating ventilating and air conditioning HVAC contractor Safety devices Not tested as part of a building inspection Heat loss calculations Not done as part of a building inspection Recommendations General 46 The Recommendations section describes suggested improvements to the home The condition is outlined first along with the implication if applicable A course of action is suggested along with a time frame for completion to help with prioritizing home improvement activities RECOMMENDATIONS Overview 47 Condition The heating and cooling system of this home was inspected and reported on with the above information While the inspector makes every effort to find all areas of concern some areas can go unnoticed The inspection is not meant to be technically exhaustive The inspection does not involve removal and inspection behind service door or Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 51 of 101
Report No. 1101  HEATING 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  EX...
Report No 1101 HEATING 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR dismantling that would otherwise reveal something only a licensed heat contractor would discover Please be aware that the inspector has your best interest in mind Any repair items mentioned in this report should be considered before purchase It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report 48 Condition It is important that your heating system is checked every year Today s systems are complex and require ongoing maintenance HEAT RECOVERY VENTILATOR Filters 49 Condition Dirty Implication s Equipment ineffective HEAT RECOVERY VENTILATOR General 50 Condition Your heat recovery ventilator HRV can help make your house a clean healthy living environment while keeping fuel bills down But your HRV cant do all this without your help Read the link below to learn more Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 52 of 101
Report No. 1101  HEATING 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  EX...
Report No 1101 COOLING HEAT PUMP 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Methods Limitations General Inspection of home cooling systems typically includes visual examination of readily observable components for adequate condition and system testing for proper operation using normal controls Cooling system inspection will not be as comprehensive as that performed by a qualified heating ventilating and air conditioning HVAC system contractor Report comments are limited to identification of common requirements and deficiencies Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 53 of 101
Report No. 1101  COOLING   HEAT PUMP 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY ...
Report No 1101 INSULATION AND VENTILATION 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Description General The Description section provides a list of the components This maybe useful in answering questions from an insurance company about the house construction for example General The home inspector shall observe Insulation and vapor retarders in unfinished spaces Ventilation of attics and foundation areas Kitchen bathroom and laundry venting systems and the operation of any readily accessible attic ventilation fan and when temperature permits the operation of any readily accessible thermostatic control The home inspector shall describe Insulation in unfinished spaces and Absence of insulation in unfinished space at conditioned surfaces The home inspector shall Move insulation where readily visible evidence indicates the need to do so and Move insulation where chimneys penetrate roofs where plumbing drain waste pipes penetrate floors adjacent to earth filled stoops or porches and at exterior doors The home inspector is not required to report on Concealed insulation and vapor retarders or Venting equipment that is integral with household appliances Attic roof insulation material Blown in glass fibre Attic roof insulation amount value R 32 R 40 Attic roof ventilation The Inspector disclaims confirmation of adequate attic ventilation year round performance but will comment on the apparent adequacy of the system as experienced by the inspector on the day of the inspection Attic ventilation is not an exact science and a standard ventilation approach that works well in one type of climate zone may not work well in another The performance of a standard attic ventilation design system can vary even with different homesite locations and conditions or weather conditions within a single climate zone The typical approach is to thermally isolate the attic space from the living space by installing some type of thermal insulation on the attic floor Heat that is radiated into the attic from sunlight shining on the roof is then removed using devices that allow natural air movement to carry hot air to the home exterior This reduces summer cooling costs and increases comfort levels and can help prevent roof problems that can develop during the winter such as the forming of ice dams along the roof eves Natural air movement is introduced by providing air intake vents low in the attic space and exhaust vents high in the attic space Thermal buoyancy the tendency of hot air to rise causes cool air to flow into the attic to replace hot air flowing out the exhaust vents Conditions that block ventilation devices or systems and devices that are poorly designed or installed can reduce the system performance Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 54 of 101
Report No. 1101  INSULATION AND VENTILATION 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A S...
Report No 1101 INSULATION AND VENTILATION 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE Attic roof air vapor barrier Wall insulation material INSULATION PLUMBING INTERIOR Not visible Not visible Wall insulation amount value Wall air vapor barrier COOLING Not determined Not determined Foundation wall insulation material Not determined Foundation wall insulation amount value Foundation wall air vapor barrier Not visible Not determined Floor above basement crawlspace insulation material Not determined Floor above basement crawlspace insulation amount value Floor above basement crawlspace air vapor barrier Mechanical ventilation system for home Not visible Not determined Heat recovery ventilator HRV Methods Limitations General The Limitations section details things that prevented a complete inspection This section also lists things that are not part of a home inspection Attic inspection performed From access hatch Roof space inspection performed From access hatch Roof ventilation system performance Air vapor barrier system Not evaluated Continuity not verified Mechanical ventilation effectiveness Not verified Recommendations General 51 The Recommendations section describes suggested improvements to the home The condition is outlined first along with the implication if applicable A course of action is suggested along with a time frame for completion to help with prioritizing home improvement activities RECOMMENDATIONS Overview 52 Condition The insulation and ventilation of the home was inspected and reported on with the above information While the inspector makes every effort to find all areas of concern some areas can go unnoticed Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible behind wall and ceiling coverings Only insulation that is visible was inspected Please be aware that the inspector has your best interest in mind Any repair items mentioned in this report should be considered before purchase It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report ATTIC ROOF Insulation 53 Condition Adding insulation to a home improves the comfort and reduces the heating and cooling costs Virtually Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 55 of 101
Report No. 1101  INSULATION AND VENTILATION 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A S...
Report No 1101 INSULATION AND VENTILATION 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR every home could have more insulation added although the cost effectiveness of adding insulation decreases with higher levels of existing insulation Typically improving the insulation in the attic is the most cost effective approach When adding insulation it may also be necessary to improve the attic ventilation Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 56 of 101
Report No. 1101  INSULATION AND VENTILATION 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A S...
Report No 1101 PLUMBING 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Description General The Description section provides a list of the components This maybe useful in answering questions from an insurance company about the house construction for example General The home inspector shall observe Interior water supply and distribution system including piping materials supports and insulation fixtures and faucets functional flow leaks and cross connections Interior drain waste and vent system including traps drain waste and vent piping piping supports and pipe insulation leaks and functional drainage Hot water systems including water heating equipment normal operating controls automatic safety controls and chimneys flues and vents Fuel storage and distribution systems including interior fuel storage equipment supply piping venting and supports leaks and Sump pumps The home inspector shall describe Water supply and distribution piping materials Drain waste and vent piping materials Water heating equipment and Location of main water supply shutoff device The home inspector shall operate all plumbing fixtures including their faucets and all exterior faucets attached to the house except where the flow end of the faucet is connected to an appliance The home inspector is not required to State the effectiveness of anti siphon devices Determine whether water supply and waste disposal systems are public or private Operate automatic safety controls Operate any valve except water closet flush valves fixture faucets and hose faucets Observe Water conditioning systems Fire and lawn sprinkler systems On site water supply quantity and quality On site waste disposal systems Foundation irrigation systems Spas except as to functional flow and functional drainage Swimming pools Solar water heating equipment or Observe the system for proper sizing design or use of proper materials General The purpose of a house plumbing system is twofold On the supply side the idea is to get water for drinking washing and cooking to the appropriate areas of the house The waste side of the plumbing system gets rid of liquid and solid waste The supply water is under pressure and the waste water flows by gravity Serviced communities provide the fresh supply water and carry away the waste In rural properties wells rivers or lakes supply fresh water and septic systems typically handle the waste The majority of the piping in a home both supply and waste is concealed in walls ceilings and underground Leakage obstructions or other problems may not be identified during an inspection Water supply source Public Service piping into building Copper Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 57 of 101
Report No. 1101  PLUMBING 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 PLUMBING 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Supply piping in building Copper Plastic Main water shut off valve at the Basement Hot water closet Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 58 of 101
Report No. 1101  PLUMBING 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 PLUMBING 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Water flow and pressure The pressure temperature valve is a safety device that opens up and releases pressure and hot scalding water from the tank This opening of the valve would happen if there s an excessive build up of pressure or extreme temperatures in the water tank The end of the pipe should be conspicuous so that you can easily notice if it is leaking or discharging water If the valve is discharging something is wrong turn off the water valve turn off the gas and call a plumber All hot water distribution pipe and tubing shall have a minimum pressure rating of 100 psi at 180F The water heater is equipped with a pressure temperature relief valve The pipe is extended to the floor For safety Good Point of use flow with multiple fixtures running i e sink tub flushed toilet Observed acceptable decrease in flow if any Hot water turned on at faucet system providing hot water at fixture at time of inspection Ran water at tub and or sink for approx 10 minutes and found water to be warm Indicating system is providing hot water for a period of time This water heater rested in a drip pan that had a properly routed overflow pipe Water flow and pressure Functional Typical for neighborhood Water heater fuel energy source This was an electric water heater This type of water heater uses electric elements to heat water in the tank These elements can often be replaced when they burn out With heaters having two heating elements the lower element usually burns out first Heating elements should be replaced only by qualified plumbing contractors or HVAC technicians Water heater fuel energy source Water heater type the water heater Electric At the time of the inspection the Inspector observed no deficiencies in the condition or operation of Water heater type Conventional Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 59 of 101
Report No. 1101  PLUMBING 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 PLUMBING 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE Water heater exhaust venting method Water heater manufacturer Tank capacity COOLING INSULATION PLUMBING INTERIOR No Venting Electric SJ Energy Rental 40 gallons Water heater approximate age 7 years 2009 Typical life expectancy 8 to 12 years Water heater failure probability Low Waste disposal system The home was connected to the public sewage system A main sewer pipe in the street that served the community was gravity fed from the home sewer system through a main sewer pipe Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 60 of 101
Report No. 1101  PLUMBING 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 PLUMBING 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE Waste disposal system COOLING INSULATION PLUMBING INTERIOR Public Waste and vent piping in building or ABS Visible portions of the drainpipes are a modern acrylonitrile butadiene styrene type Waste and vent piping in building ABS plastic Floor drain location None found Main fuel shut off valve at the Backwater valve Basement Not visible Methods Limitations General The Limitations section details things that prevented a complete inspection This section also lists things that are not part of a home inspection General Our inspection of the plumbing system included a visual examination to determine defects excessive wear leakage and general state of repair Plumbing leaks can be present but not evident in the course of a normal inspection A sewer lateral test to determine the condition of the underground sewer lines is beyond the scope of this inspection Our review of the plumbing system does not include landscape irrigation systems water wells on site and or private water supply systems water quality off site community water supply systems or private septic waste disposal systems unless specifically noted Inspection limited prevented by Unable to access inter wall or inter floor areas to assess certain plumbing elements Items excluded from a building inspection Water quality Concealed plumbing Tub sink overflows Water treatment equipment Water heater relief valves are not tested The performance of floor drains or clothes washing machine drains Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 61 of 101
Report No. 1101  PLUMBING 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 PLUMBING 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Recommendations General 54 The Recommendations section describes suggested improvements to the home The condition is outlined first along with the implication if applicable A course of action is suggested along with a time frame for completion to help with prioritizing home improvement activities RECOMMENDATIONS Overview 55 Condition The plumbing in the home was inspected and reported on with the above information While the inspector makes every effort to find all areas of concern some areas can go unnoticed Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use If the water is turned off or not used for periods of time like a vacant home waiting for closing rust or deposits within the pipes can further clog the piping system Please be aware that the inspector has your best interest in mind Any repair items mentioned in this report should be considered before purchase It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report SUPPLY PLUMBING Supply piping in building 56 Condition Actively leaking water distribution pipes visible and should be repaired by a qualified plumbing contractor to avoid damage to home materials or the development of conditions which encourage the growth of microbes such as mould Kitchen sinks under cabinet WASTE PLUMBING Traps performance 57 Condition Leak Active leak when testing the kitchen sink Implication s Sewage entering the building Location First Floor Kitchen Task Further evaluation Time Immediate Cost Depends on approach Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 62 of 101
Report No. 1101  PLUMBING 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 INTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Description General The Description section provides a list of the components This maybe useful in answering questions from an insurance company about the house construction for example General The home inspector shall observe Walls ceiling and floors Steps stairways balconies and railings Counters and a representative number of installed cabinets and A representative number of doors and windows The home inspector shall Operate a representative number of windows and interior doors and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components The home inspector is not required to observe Paint wallpaper and other finish treatments on the interior walls ceilings and floors Carpeting or Draperies blinds or other window treatments Major floor finishes Soft wood Major floor finishes Laminate Major wall finishes Plaster drywall Major ceiling finishes Tile Plaster drywall Major wall and ceiling finishes Plaster drywall Windows Vinyl Glazing Single double hung Double Exterior doors type material Doors Hinged Storm Solid wood Metal Inspected Oven type Conventional Oven fuel Electricity Range fuel Electric stove elements are functional Turned on and warmed up Range fuel Electricity Appliances The ventilation fan turned on Functional The exhaust fan is a type that vents internally The built in microwave apparently functional Using my microwave Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 63 of 101
Report No. 1101  INTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 INTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR detector Appliances Refrigerator Range hood Dishwasher Laundry facilities Laundry upstairs closet Laundry facilities Waste standpipe Washer Kitchen ventilation Hot cold water supply Exhaust fan Bathroom ventilation Range hood Microwave oven Dryer Door bell Vented to outside 120 Volt outlet 240 Volt outlet Recirculating type Air exchanger and window Laundry room ventilation Clothes dryer vented to exterior Counters and cabinets Inspected Minor damage Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 64 of 101
Report No. 1101  INTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 INTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Stairs and railings At the time of the inspection the Inspector observed no deficiencies in the condition of this staircase Inspection of staircases typically includes visual examination of the following treads and risers landings angle of staircase handrails guardrails lighting headroom windows and walls and ceilings Stairs and railings Inspected Inventory Dishwasher Maytag Inventory Dryer LG Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 65 of 101
Report No. 1101  INTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 INTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE Inventory Range COOLING INSULATION PLUMBING INTERIOR May tag Inventory Refrigerator Maytag Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 66 of 101
Report No. 1101  INTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 INTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE Inventory Washing Machine COOLING INSULATION PLUMBING INTERIOR LG Methods Limitations General The Limitations section details things that prevented a complete inspection This section also lists things that are not part of a home inspection General Inspection of the home interior does not include testing for radon mold asbestos lead paint or other environmental hazards unless specifically requested as an ancillary inspection Inspection of the home interior typically includes ROOMS interior wall floor and ceiling coverings and surfaces doors condition hardware and operation windows condition hardware and operation Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 67 of 101
Report No. 1101  INTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 INTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR permanently installed furniture countertops shelving and cabinets and light fixtures ELECTRICAL switches receptacles and light fixtures INTERIOR TRIM door casing window casing sash and sills baseboard and Molding crown wainscot chair rail etc Not included as part of a building inspection Carbon monoxide detectors security systems central vacuum Appliances Perimeter drainage tile around foundation if any Cosmetics No comment offered on cosmetic finishes Appliances The General Home Inspection testing of ovens does not include testing of all oven features but is limited to confirmation of bake and broil features You should ask the seller about the functionality of any other features Appliances Appliances are not inspected as part of a building inspection Self cleaning features on ovens not tested Effectiveness of dishwasher drying cycle not tested Appliances are not moved during an inspection Percent of foundation not visible 99 Recommendations General 58 The Recommendations section describes suggested improvements to the home The condition is outlined first along with the implication if applicable A course of action is suggested along with a time frame for completion to help with prioritizing home improvement activities RECOMMENDATIONS Overview 59 Condition The interior of the home was inspected and reported on with the above information While the inspector makes every effort to find all areas of concern some areas can go unnoticed The inspection did not involve moving furniture and inspecting behind furniture area rugs or areas obstructed from view Please be aware that the inspector has your best interest in mind Any repair items mentioned in this report should be considered before purchase It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report 60 Condition Establishing and following a maintenance schedule is the best way to manage your household maintenance budget to protect your investment and to prevent problems This seasonal schedule of maintenance tasks should not replace the manufacturers recommendations We suggest that you use licensed contractors for any tasks you may feel that you dont have the technical knowledge or ability to perform 61 Condition Faulty dryer vents have been responsible for thousands of fires hundreds of injuries and even deaths The best vents are a smooth walled metal type that travels a short distance all other types should be regarded as suspect and should be i Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 68 of 101
Report No. 1101  INTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 INTERIOR 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR nspected bi annually to ensure that they do not contain trapped lint or moisture 62 Condition Click Here How to Clean Your Dryer Vent FLOORS Wood laminate floors 63 Condition Flooring master bedroom scratch from bed movement Location Second Floor Master Bedroom Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 69 of 101
Report No. 1101  INTERIOR 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 SITE INFO 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE INSULATION PLUMBING INTERIOR Description Weather Sunny Clear There has been no rain in last two days Approximate temperature Light winds 10 Attendees Buyer s agent chose to arrive for the review portion of the inspection usually the last scheduled hour Attendees Buyer Access to home provided by Lockbox Occupancy The home was occupied at the time of the inspection The home was unfurnished during the inspection Utilities is public All utilities were on during the inspection The home was vacant during the inspection The water service is public Approximate inspection Start time The inspection started at 9 00 a m Approximate inspection End time The inspection ended at 12 30 p m Approximate age of home 30 to 40 years Approximate size of home 1500 ft to 2000 ft Building type Detached home Number of dwelling units Number of stories 3 Number of rooms 12 Number of bedrooms 4 Number of bathrooms 3 Number of kitchens Below grade area Area The plumbing waste disposal system Single family 1 Basement Suburb Street type Residential Street surface Paved Dead end street Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 70 of 101
Report No. 1101  SITE INFO 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  ...
Report No 1101 KITCHEN 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Description General Kitchen General The Description section provides a list of the components This maybe useful in answering questions from an insurance company about the house construction for example General The home inspector shall observe and operate the basic functions of the following kitchen appliances Permanently installed dishwasher through its normal cycle Range cook top and permanently installed oven Trash compactor Garbage disposal Ventilation equipment or range hood and Permanently installed microwave oven The home inspector is not required to observe Clocks timers self cleaning oven function or thermostats for calibration or automatic operation Non built in appliances or Refrigeration units The home inspector is not required to operate Appliances in use or Any appliance that is shut down or otherwise inoperable Counter Type Formica Range Cooktop Number of Ovens Hood Fan Dishwasher Electric 1 Appears Functional Appears Functional Plumbing Appears Functional Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 71 of 101
Report No. 1101  KITCHEN 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  EX...
Report No 1101 KITCHEN 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Methods Limitations General The Limitations section details things that prevented a complete inspection This section also lists things that are not part of a home inspection Recommendations General 64 The Recommendations section describes suggested improvements to the home The condition is outlined first along with the implication if applicable A course of action is suggested along with a time frame for completion to help with prioritizing home improvement activities 65 The built in appliances of the home were inspected and reported on with the above information While the inspector makes every effort to find all areas of concern some areas can go unnoticed Please be aware that the inspector has your best interest in mind Any repair items mentioned in this report should be considered before purchase It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 72 of 101
Report No. 1101  KITCHEN 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  EX...
Report No 1101 BEDROOM 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Description General Bedroom 1 General Bedroom 2 General Master Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 73 of 101
Report No. 1101  BEDROOM 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  EX...
Report No 1101 BEDROOM 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR General The Description section provides a list of the components This maybe useful in answering questions from an insurance company about the house construction for example Floors Soft wood Floors laminate Doors solid wood Windows vinyl Electrical AFCI at panel Closet double pane Built in Heat source baseboard Methods Limitations General The Limitations section details things that prevented a complete inspection This section also lists things that are not part of a home inspection General Inspection of bedrooms typically includes examination of the following floor wall and ceiling surfaces switches and outlets room heat door and condition and operation and window and skylight condition and operation Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 74 of 101
Report No. 1101  BEDROOM 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  EX...
Report No 1101 BEDROOM 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Recommendations General 66 The Recommendations section describes suggested improvements to the home The condition is outlined first along with the implication if applicable A course of action is suggested along with a time frame for completion to help with prioritizing home improvement activities Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 75 of 101
Report No. 1101  BEDROOM 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  EX...
Report No 1101 BATHROOM 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Description General Main floor General Upstairs General Ensuite Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 76 of 101
Report No. 1101  BATHROOM 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 BATHROOM 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR General The Description section provides a list of the components This maybe useful in answering questions from an insurance company about the house construction for example Floors Tile main floor tile upstairs Doors solid wood Main floor solid wood Upstairs Windows vinyl Electrical GFCI Counter double pane Plastic type Upstairs Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 77 of 101
Report No. 1101  BATHROOM 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 BATHROOM 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Cabinet wood Main floor pre fabricated Upstairs Sink Basin Plastic type Upstairs Sink Basin ceramic Main floor Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 78 of 101
Report No. 1101  BATHROOM 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 BATHROOM 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR ceramic Ensuite Tub fiberglass Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 79 of 101
Report No. 1101  BATHROOM 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 BATHROOM 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Shower The shower in this bathroom appeared to be in serviceable condition at the time of the inspection Inspection of the shower typically includes functional flow functional drainage proper operation of shut off and diverter valves and faucet and moisture intrusion of walls and pan Shower stall Ensuite Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 80 of 101
Report No. 1101  BATHROOM 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 BATHROOM 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR tub shower combo Main upstsirs Tub surround pre fabricated Toilet This bathroom did not have a low flow toilet installed New construction is limited to toilets which use a maximum of 1 6 gallons 6 liters per flush in order to help conserve water Consider adding a displacement bag to the water tank to help conserve water A displacement back is a plastic bag filled with water A sandwich bag will work The toilet in this bathroom was flushed and operated in a satisfactory manner Toilet standard Upstairs standard Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 81 of 101
Report No. 1101  BATHROOM 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 BATHROOM 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR standard Main floor Heat source baseboard Ventilation Air exchanger Ventilation window Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 82 of 101
Report No. 1101  BATHROOM 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 BATHROOM 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Methods Limitations General The Limitations section details things that prevented a complete inspection This section also lists things that are not part of a home inspection Recommendations General 67 The Recommendations section describes suggested improvements to the home The condition is outlined first along with the implication if applicable A course of action is suggested along with a time frame for completion to help with prioritizing home improvement activities END OF REPORT Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 83 of 101
Report No. 1101  BATHROOM 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Protecting your interests You need more than just a home inspection you need the professionals you can depend on even after the job is done That s why we back all of our inspections with a 90 Day Limited Structural and Mechanical Warranty How to use your 90 Day Warranty East Coast Home Inspection Ltd 506 651 9461 www theinspectors ca NACHI10041803 Your 90 Day Limited Mechanical and Structural warranty comes with your home inspection This warranty is valid 90 Days from the date of inspection or 22 days after closing whichever comes later You will always have at least 22 days worth of coverage This warranty covers repairs to items the Home Inspector has found to be in good working condition at the time of inspection listed within our warranty and are You will never have a deductible to pay Claims will be handled within 72 hours of complete submission This warranty may work in conjunction with an existing warranty Representatives are available Monday Friday 8am 5 30pm EST to help answer questions about your warranty Please call 800 544 8156 Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 84 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Home Owners Resource is a FREE service provided by your Home Inspector that gives you access to ask a Professional any question about your property This service is especially useful for any maintenance issue that may arise in your home where you would like an expert s input and or suggestion East Coast Home Inspection Ltd 506 651 9461 www theinspectors ca NACHI10041803 Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 85 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Take the stress out of moving with Utility Set Up we will set up all of the utilities for your new home This is a one stop service one call does it all East Coast Home Inspection Ltd 506 651 9461 www theinspectors ca NACHI10041803 Concierge Services Include Utilities and alarm systems For Concierge Service Call 888 263 2844 Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 86 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR You re covered with We offer way more than just an inspection If mold is found in your home that was not present at the time of inspection you are covered for remediation up to 2000 East Coast Home Inspection Ltd 506 651 9461 www theinspectors ca NACHI10041803 Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 87 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR CHOOSE YOUR INSPECTOR WISELY With every full home inspection we have Sewer Line Protection from SewerGard the world leader in underground repair coverage Buy with confidence and worry less knowing that main water and sewer collapses and breaks are covered up to 4000 See policy for complete terms and conditions East Coast Home Inspection Ltd 506 651 9461 www theinspectors ca NACHI10041803 Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 88 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR For a period of 5 years following the inspection protects against new leaks in the roof of the home After deductible repair costs are covered up to 3 000 East Coast Home Inspection Ltd 506 651 9461 www theinspectors ca NACHI10041803 Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 89 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited INTERIOR Page 90 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Our 90 Day Guarantee We are proud to offer our 90 Day 100 Satisfaction Guarantee Our guarantee is simple If you not happy with our service we ll pay the competition to inspect it From the date of the inspection you have our 90 day guarantee that if you are not fully satisfied with our service and if after every effort has been made to meet your expectations you are not completely satisfied We will pay a competitor in the area of your choice to conduct your home inspection Owner Inspector Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 91 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR RADON ANOTHER REASON TO QUIT Lung Cancer Risk Smokers high radon 1 in 3 Radon is a gas that is produced naturally by the breakdown of uranium in the ground and gets into your home undetected You can t see it smell it or taste it High radon only 1 in 20 Some level of radon can be found in most homes High levels of radon increases your risk of developing lung cancer The risk from radon exposure is long term and depends on 3 things Almost 90 of lung cancer deaths are caused by smoking Radon exposure is linked to approximately 16 of lung cancer deaths in Canada and is the second leading cause of lung cancer for smokers 1 the level of radon 2 how long you are exposed and 3 your smoking habits SMOKING TEST YOUR HOME FOR RADON IF YOU HAVE HIGH LEVELS OF RADON IN YOUR HOME REDUCE THEM People who smoke and are exposed to elevated levels of radon have a significantly increased risk of developing lung cancer There are many ways to reduce your home s radon level The most common method is active soil depressurisation ASD typically performed by a contractor The only way to know if you have a radon problem is to test for it Testing for radon is easy and inexpensive Radon levels vary over time so use a long term detector and test for a minimum of 3 months Radon testing is available through certified service professionals or do it yourself kits can be purchased by phone internet or at certain retail stores The higher the radon level the sooner it needs to be fixed Radon Smoking dangerous combination Don t let the two leading causes of lung cancer stand in your way of living a long and healthy life QUIT SMOKING AND TEST YOUR HOME For more information contact us at 1 866 225 0709 via email at Radon hc sc gc ca or visit Health Canada s website at www healthcanada gc ca radon or www GoSmokefree ca Her Majesty the Queen in Right of Canada represented by the Minister of Health 2014 Cat H128 1 11 648 1E PDF ISBN 978 1 100 23622 3 Pub 140043 Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 92 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR RADON IS IT IN YOUR HOME Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 93 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR WHAT IS RADON Radon is a radioactive gas that occurs naturally when the uranium in soil and rock breaks down It is invisible odourless and tasteless When radon is released from the ground into the outdoor air it is diluted and is not a concern However in enclosed spaces like homes it can sometimes accumulate to high levels which can be a risk to the health of you and your family WHAT ARE THE HEALTH EFFECTS OF RADON Radon gas breaks down or decays to form radioactive elements that can be inhaled into the lungs In the lungs decay continues creating radioactive particles that release small bursts of energy This energy is absorbed by nearby lung tissue damaging the lung cells When cells are damaged they have the potential to result in cancer when they reproduce Exposure to high levels of radon in indoor air results in an increased risk of developing lung cancer The risk of cancer depends on the level of radon and how long a person is exposed to those levels Exposure to radon and tobacco use together can significantly increase your risk of lung cancer For example if you are a lifelong smoker your risk of getting lung cancer is 1 in 10 If you add long term exposure to a high level of radon your risk becomes 1 in 3 On the other hand if you are a non smoker your lifetime lung cancer risk at the same high radon level is 1 in 20 Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 94 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE HOW CAN RADON GET INTO MY HOME The air pressure inside your home is usually lower than in the soil surrounding the foundation This difference in pressure draws air and other gases including radon from the soil into your home COOLING INSULATION PLUMBING INTERIOR HOW CAN RADON GET INTO MY HOME Radon can enter a home any place it finds an opening where the house contacts the soil cracks in foundation walls and in floor slabs construction joints gaps around service pipes support posts window casements floor drains sumps or cavities inside walls WHAT ARE THE RADON LEVELS IN CANADA Radon is found across Canada because it occurs naturally in soil Concentrations differ greatly but are usually higher in areas where there is a higher amount of uranium in underlying rock and soil Some amount of radon is found in almost every home but concentration levels will vary from one house to another even if they are similar and next door to each other It is expected that only a small percentage of homes will have radon levels above the guideline but the ONLY way to be sure of the radon level in your home is to TEST Reproduced with the permission of Natural Resources Canada 2008 courtesy of the Geological Survey of Canada Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 95 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE INSULATION PLUMBING INTERIOR WHAT IS THE CURRENT CANADIAN GUIDELINE FOR RADON IN INDOOR AIR The current Canadian guideline for radon in indoor air for dwellings is 200 Becquerels per cubic metre 200 Bq m3 This was recently reduced from 800 Bq m3 based on new information about potential health risks A Becquerel means one radioactive disintegration per second Individual dwelling owners may wish to reduce radon levels as much as they reasonably can using methods they find affordable and practical However the level in a dwelling should not be above the new guideline The chart below illustrates that the risk for a non smoker at 800 Bq m3 is higher than for all common accidental deaths motor vehicle accidents drownings falls fire and more combined We take precautions against accidental deaths by putting on our seatbelts wearing lifejackets or ensuring that our smoke detectors are working we should also be testing our homes for radon 100 Deaths 1000 75 Lifetime Radon Exposure Non smoker 50 All Accidental Deaths Combined Aircraft Bush Pilot 25 Climbing Mount Everest Poisoning 0 50 Bq m3 200 Bq m3 400 Bq m3 800 Bq m3 1000 Bq m3 Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 96 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE HOW DO I TEST MY HOME FOR RADON There are two options for testing a house for radon to purchase a do it yourself radon test kit or to hire a radon measurement professional If you choose to purchase a radon test kit you must closely follow the instructions on how to set up the test If you choose to hire a service provider to perform the radon test in your house it is recommended that you ensure they are certified and will conduct a long term test for a minimum of 3 months WHERE CAN I GET A RADON TEST DEVICE Radon test kits may be purchased over the phone on the internet or from home improvement retailers The radon test kits include instructions on how to set up the test and to send it back to a lab for analysis once the testing period is over The cost of testing ranges from 25 to 75 COOLING INSULATION PLUMBING INTERIOR WHERE IN MY HOME SHOULD I PERFORM THE TEST To provide a realistic estimate of the radon exposure of your family all measurements should be made in the lowest lived in level of the home That means the lowest level that is used or occupied for more than four hours per day For some this may be a basement with a rec room for others it will be the ground floor If you only use your basement once a week to do laundry for example there is no need to test on that level your exposure time will not be long enough to create health effects WILL HIGH LEVELS OF RADON AFFECT THE VALUE OF MY HOUSE Where a high radon level is detected it can most often be successfully lowered at a cost which is usually small when compared to the value of the house Like regular maintenance fixing the problem may in fact protect the value of your home Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 97 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE HOW CAN I REDUCE THE AMOUNT OF RADON IN MY HOME If your radon test result is above the guideline of 200 Bq m you can take the following steps to help reduce the level of radon U Ventilate the basement sub flooring by installing a small pump to draw the radon from below the concrete slab to the outside before it can enter your home commonly known as Sub Slab Depressurisation typically performed by a contractor U Increase the mechanical ventilation via a heat recovery ventilator HRV to allow an exchange of air U Seal all cracks and openings in foundation walls and floors and around pipes and drains COOLING INSULATION PLUMBING INTERIOR Health Canada recognizes the Canadian certification program Canadian National Radon Proficiency Program C NRPP www c nrpp ca 1 855 722 6777 HOW MUCH WILL IT COST TO REDUCE THE LEVEL OF RADON IN MY HOME The cost for radon reduction depends on the size and design of a home and the work that is needed These costs typically range from 500 to 3000 WHERE CAN I LEARN MORE Visit www healthcanada gc ca radon or call 1 866 225 0709 TTY 1 800 465 7735 for more information on radon If you want to hire a contractor Health Canada recommends that the contractor be certified as a radon mitigation professional from an accredited organization Her Majesty the Queen in Right of Canada represented by the Minister of Health 2014 Pub 140104 Cat H129 42 2014E PDF ISBN 978 1 100 24664 2 Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 98 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR The Human Factor Dear Future Home Owner Thank you again for bringing us into your home buying process and letting us help you through this time We hope as you go over the report and the house during your decision that you will keep a few practical things in mind Simply our inspectors are human and do make errors on rare occasion As you consider the following factors know that we will seek to make the situation right and your experience with us a successful one Intermittent or Concealed Problems Some problems can only be discovered by living in a house They cannot be discovered during the few hours of a home inspection For example some shower stalls leak when people are in the shower but do not leak when you simply turn on the tap Some roofs and basements only leak when specific conditions exist Some problems will only be discovered when carpets are lifted furniture is moved or finishes are removed No Clues These problems may have existed at the time of the inspection but there were no clues as to their existence Our inspections are based on the past performance of the house If there are no clues of a past problem it is unfair to assume we should foresee a future problem We May Miss Some Minor Things It is subjective to say what can be considered a major or minor issue It might seem inconsistent that some minor problems are identified but not others But the truth is that the minor problems that are identified are often discovered while looking for more significant problems We note them simply as a courtesy The intent of the inspection is not to find the 200 problems it is to find the 2 000 problems These are the things that affect people s decisions to purchase Contractor s Advice A common source of dissatisfaction with home inspectors comes from comments made by contractors Contractor s opinions often differ from ours Don t be surprised when three roofers all say the roof needs replacement when we said that the roof would last a few more years with some minor repairs Last Man In Theory Most Recent Advice Theory While our advice represents the most prudent thing to do many contractors are reluctant to undertake these repairs This is because of the last man in theory The contractor fears that if he is the last person to work on the roof he will get blamed if the roof leaks regardless of whether or not the roof leak is his fault Consequently he won t want to do a minor repair with high liability when he could re roof the entire house for more money and reduce the likelihood of a callback Additionally it is natural for homeowners to believe the last bit of expert advice they receive even if it is contrary to previous advice As home inspectors we unfortunately find ourselves in the position of first man in and consequently it is our advice that is often disbelieved Our Office 38 McManus Street Hampton NB E5N 7N5 Canada East Coast Home Inspection Ltd 506 651 9461 hq theinspectors ca www theinspectors ca Follow us on Facebook Twitter Google Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 99 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 APPENDIX 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR Most Contractors Do Not Understand the Standards of Practice All of our inspections are conducted in accordance with the Standards of Practice of the National Association of Certified Home Inspectors It specifically states what is included and excluded from the standard home inspection and most contractors do not fully realize the scope and limitations of a Standard Home Inspection Conditions during the Inspection It is difficult for homeowners to remember the circumstances in the house at the time of the inspection Homeowners seldom remember that it was snowing there was storage everywhere or that the furnace could not be turned on because the air conditioning was operating etc It s impossible for contractors to know what the circumstances were when the inspection was performed The Wisdom of Hindsight When the problem manifests itself it is very easy to have 20 20 hindsight Anybody can say that the basement is wet when there is 2 feet of water on the floor Predicting the problem is a different story A Long Look If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace we d find more problems too Unfortunately the inspection would take several days and would cost considerably more We re Generalists We are generalists we are not directly specialists The heating contractor may indeed have more heating expertise than we do This is because we are expected to have heating expertise and plumbing expertise structural expertise electrical expertise etc An Invasive Look Problems often become apparent when carpets or plaster are removed when fixtures or cabinets are pulled out and so on A home inspection is a visual examination We don t perform invasive or destructive tests Not Insurance In conclusion a home inspection is designed to better your odds of not purchasing a home with serious issues It is not designed to eliminate all risk For that reason a home inspection should not be considered an insurance policy The premium that an insurance company would have to charge for a policy with no deductible no limit and an indefinite policy period would be considerably more than the fee we charge It would also not include the value added by the inspection If you have any further concerns please do not hesitate to reach out to me via email or call Yours Sincerely on behalf of East Coast Home Inspection Ltd Our Office 38 McManus Street Hampton NB E5N 7N5 Canada East Coast Home Inspection Ltd 506 651 9461 hq theinspectors ca www theinspectors ca Follow us on Facebook Twitter Google Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 100 of 101
Report No. 1101  APPENDIX 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  ROOFING  E...
Report No 1101 REFERENCE LIBRARY 255 Rockland Road Saint John NB www theinspectors ca October 27 2016 A SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING SITE INFO KITCHEN BEDROOM BATHROOM APPENDIX REFERENCE COOLING INSULATION PLUMBING INTERIOR The links below connect you to a series of documents that will help you understand your home and how it works These are in addition to links attached to specific items in the report Click on any link to read about that system 01 ROOFING FLASHINGS AND CHIMNEYS 02 EXTERIOR 03 STRUCTURE 04 ELECTRICAL 05 HEATING 06 COOLING HEAT PUMPS 07 INSULATION 08 PLUMBING 09 INTERIOR 10 APPLIANCES 11 LIFE CYCLES AND COSTS 12 SUPPLEMENTARY Asbestos Radon Urea Formaldehyde Foam Insulation UFFI Lead Carbon Monoxide Mold Household Pests Termites and Carpenter Ants 13 HOME SET UP AND MAINTENANCE 14 MORE ABOUT HOME INSPECTIONS Confidential East Coast Home Inspection Ltd Third Party Use of this Document is Prohibited Page 101 of 101
Report No. 1101  REFERENCE LIBRARY 255 Rockland Road, Saint John, NB  www.theinspectors.ca  October 27, 2016  A SUMMARY  R...