Welcome Home Inspections Customer
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Inspection Report
Welcome Home Inspections
Tyler Knelsen, C.E.T.
RR 2
Millet, Alberta T0C 1Z0

Phone: 780-628-4845
Cell: 780-387-1090
Email: tyler@welcomeinspections.com
Web: www.welcomeinspections.com
It has been a pleasure to provide your inspection service and we truly appreciate your patronage. We worked hard to research your real estate investment and report back to you in a comprehensive way to answer all of your questions as thoroughly as possible. Remember that we have your best interests in mind throughout this process and we are happy to answer any questions that you might have about the inspection. Please feel free to call us directly with any of your questions.
REPORT PREPARED FOR:
Sample Customer
 INSPECTED PROPERTY ADDRESS:
Address
City AB Postal Code

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Table of Contents

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Date: 6/21/2008 Time: 03:15 PM Report ID: SampleReport2
Property:
Address
City AB Postal Code
 Customer:
Sample Customer		 Real Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

Age Of Home:
Under 10 Years
Client Is Present:
Yes
Weather:
Clear, Cloudy
Temperature:
Over 20
Rain in last 3 days:
No

  
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1.  Roof
The inspector shall inspect from ground level or eaves: The roof covering. The gutters. The downspouts. The vents, flashings, skylights, chimney and other roof penetrations. The general structure of the roof from the readily accessible panels, doors or stairs.

The inspector is not required to: Walk on any roof surface, predict the service life expectancy, inspect underground downspout diverter drainage pipes, remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces, inspect antennae, lightning arresters, or similar attachments.

Styles & Materials
Roof Covering:
Asphalt/Fiberglass
Viewed roof covering from:
Walked roof
Sky Light(s):
None
Chimney (exterior):
Metal Flue Pipe
Masonry Stucco
Roof Structure:
Engineered wood trusses
Roof-Type:
Gable
Hip
Method used to observe attic:
From entry
Attic info:
Scuttle hole
  
Inspection Items
1.0 ROOF COVERINGS
Comments: Repair or Replace
The roof covering has been repaired at the garage/house valley. I am unable to determine if this repair will leak or fail. This area may need periodical maintenance. A qualified contractor should inspect and repair as needed.
1.0 Picture 1
1.1 FLASHINGS
Comments: Inspected
1.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS
Comments: Inspected
1.3 ROOF DRAINAGE SYSTEMS
Comments: Inspected
1.4 ROOF STRUCTURE AND ATTIC
Comments: Inspected
The roof 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. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. 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.
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2.  Exterior
The inspector shall inspect: The siding, flashing and trim. All exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias. And report as in need of repair any spacing between intermediate balusters, spindles, or rails for steps, stairways, balconies, and railings that permit the passage of an object greater than four inches in diameter. A representative number of windows. The vegetation, surface drainage and retaining walls when these are likely to adversely affect the structure. And describe the exterior wall covering.

The inspector is not required to: Inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting, Inspect items, including window and door flashings, which are not visible or readily accessible from the ground, Inspect geological, geotechnical, hydrological and/or soil conditions, Inspect recreational facilities, Inspect seawalls, break-walls and docks, Inspect erosion control and earth stabilization measures, Inspect for safety type glass, Inspect underground utilities, Inspect underground items, Inspect wells or springs, Inspect solar systems, Inspect swimming pools or spas, Inspect septic systems or cesspools, Inspect playground equipment, Inspect sprinkler systems, Inspect drain fields or drywells, Determine the integrity of the thermal window seals or damaged glass.

Styles & Materials
Siding Style:
Cement stucco
Siding Material:
Masonry
Exterior Entry Doors:
Steel
Appurtenance:
Covered porch
Sidewalk
Deck
Driveway:
Concrete
Gravel
  
Inspection Items
2.0 SIDING, FLASHING AND TRIM
Comments: Repair or Replace
The Stucco at the rear of home is cracked in various areas. Further deterioration and moisture damage can occur if not corrected. A qualified contractor should inspect and repair as needed.
2.0 Picture 1
2.0 Picture 2
2.1 EAVES, SOFFITS AND FASCIAS
Comments: Repair or Replace
There is a piece of fascia missing on the rear side of the garage. Deterioration may occur if not corrected. A qualified contractor should inspect and repair as needed.
2.2 DOORS (Exterior)
Comments: Inspected
2.3 WINDOWS
Comments: Inspected
2.4 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS
Comments: Repair or Replace
The balusters on deck at the right side (facing front) are spaced too far apart for safety. Spacing more than 4 inches apart could allow an adult, child or pet to fall through. The maximum space between balusters should be four inches. A qualified contractor should repair or replace as needed.
2.4 Picture 1
2.4 Picture 2
2.5 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
Comments: Repair or Replace
(1) The retaining wall at the rear of home shows signs of erosion and a possible drainage problem. Further deterioration may occur if not repaired. A qualified contractor should repair or replace as needed.
2.5 Picture 1
2.5 Picture 2
2.5 Picture 3
(2) There is a negative slope towards the right side (facing front). This area does not appear to drain water away from the home and needs the landscaping and drainage corrected.

There are shrubs growing too close to the house.  This can cause damage to the foundation by trapping moisture.
2.5 Picture 4
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.
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3.  Basement, Foundation, Crawlspace and Structure
The inspector shall inspect: The basement. The foundation. The crawlspace. The visible structural components. Any present conditions or clear indications of active water penetration observed by the inspector. And report any general indications of foundation movement that are observed by the inspector, such as but not limited to sheetrock cracks, brick cracks, out-of-square door frames or floor slopes.

The inspector is not required to: Enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector, Move stored items or debris, Operate sump pumps with inaccessible floats, Identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist spans or support systems, Provide any engineering or architectural service, Report on the adequacy of any structural system or component.

Styles & Materials
Foundation:
Poured concrete
Floor Structure:
Engineered floor joists
Wall Structure:
2 X 6 Wood
Columns or Piers:
Steel screw jacks
    
Inspection Items
3.0 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)
Comments: Inspected
3.1 WALLS (Structural)
Comments: Inspected
3.2 COLUMNS OR PIERS
Comments: Inspected
3.3 FLOORS (Structural)
Comments: Repair or Replace
There is a large crack in the floor by the basement drain. Recommend repair by a qualified contractor.
3.3 Picture 1
3.4 CEILINGS (structural)
Comments: Inspected

Most of the walls and ceilings in the finished basement are covered and structural members are not visible. No obvious problems discovered. I could not see behind these coverings.
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.
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4.  Heating and Cooling
The inspector shall inspect: The heating system and describe the energy source and heating method using normal operating controls. And report as in need of repair electric furnaces which do not operate. And report if inspector deemed the furnace inaccessible. The central cooling equipment using normal operating controls.

The inspector is not required to: Inspect or evaluate interiors of flues or chimneys, fire chambers, heat exchangers, humidifiers, dehumidifiers, electronic air filters, solar heating systems, solar heating systems or fuel tanks. Inspect underground fuel tanks. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. Light or ignite pilot flames. Activate heating, heat pump systems, or other heating systems when ambient temperatures or when other circumstances are not conducive to safe operation or may damage the equipment. Override electronic thermostats. Evaluate fuel quality. Verify thermostat calibration, heat anticipation or automatic setbacks, timers, programs or clocks. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. Inspect window units, through-wall units, or electronic air filters. Operate equipment or systems if exterior temperature is below 15 degrees Celsius or when other circumstances are not conducive to safe operation or may damage the equipment. Inspect or determine thermostat calibration, heat anticipation or automatic setbacks or clocks. Examine electrical current, coolant fluids or gasses, or coolant leakage.

Styles & Materials
Heat Type:
Forced Air
Energy Source:
Gas
Number of Heat Systems (excluding wood):
One
Heat System Brand:
AMERICAN STANDARD
Ductwork:
Non-insulated
Filter Type:
Disposable
Filter Size:
16x20
    
Inspection Items
4.0 HEATING EQUIPMENT
Comments: Inspected
4.1 NORMAL OPERATING CONTROLS
Comments: Inspected
4.2 AUTOMATIC SAFETY CONTROLS
Comments: Inspected
4.3 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Comments: Inspected
4.4 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM
Comments: Inspected
4.5 CHIMNEYS, FLUES AND VENTS (for gas water heaters or heat systems)
Comments: Inspected
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 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.
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5.  Plumbing

The inspector shall: Verify the presence of and identify the location of the main water shutoff valve. Inspect the water heating equipment, including combustion air, venting, connections, energy sources, seismic bracing, and verify the presence or absence of temperature-pressure relief valves and/or Watts 210 valves. Flush toilets. Run water in sinks, tubs, and showers. Inspect the interior water supply including all fixtures and faucets. Inspect the drain, waste and vent systems, including all fixtures. Describe any visible fuel storage systems. Inspect the drainage sump pumps testing sumps with accessible floats. Inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off valves. Inspect and determine if the water supply is public or private. Inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously. Inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets. Inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed in sinks, lavatories and tubs. Inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on the floor, leak, or have tank components which do not operate.

The inspector is not required to: Light or ignite pilot flames. Determine the size, temperature, age, life expectancy or adequacy of the water heater. Inspect interiors of flues or chimneys, water softening or filtering systems, well pumps or tanks, safety or shut-of valves, floor drains, lawn sprinkler systems or fire sprinkler systems. Determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply.
Determine the water quality or potability or the reliability of the water supply or source. Open sealed plumbing access panels. Inspect clothes washing machines or their connections. Operate any main, branch or fixture valve. Test shower pans, tub and shower surrounds or enclosures for leakage. Evaluate the compliance with local or state conservation or energy standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. Determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices. Determine whether there are sufficient clean-outs for effective cleaning of drains. Evaluate gas, liquid propane or oil storage tanks. Inspect any private sewage waste disposal system or component of. Inspect water treatment systems or water filters. Inspect water storage tanks, pressure pumps or bladder tanks. Evaluate time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. Evaluate or determine the adequacy of combustion air. Test, operate, open or close safety controls, manual stop valves and/or temperature or pressure relief valves. Examine ancillary systems or components, such as, but not limited to, those relating to solar water heating, hot water circulation.

Styles & Materials
Water Source:
Well
Plumbing Water Supply (into home):
Copper
Plumbing Water Distribution (inside home):
PEX
Plumbing Waste:
ABS
Water Heater Power Source:
Gas (quick recovery)
Water Heater Capacity:
50 Gallon (2-3 people)
Water Heater Location:
Basement
    
Inspection Items
5.0 MAIN WATER SHUT-OFF DEVICE (Describe location)
Comments: Inspected

The main shut off is located in the basement.
5.1 PLUMBING DRAIN, WASTE AND VENT SYSTEMS
Comments: Repair or Replace
There were high moisture levels detected around the toilet in the hall bath. This indicates that a new wax seal is probably required. A qualified licensed plumber should repair as needed.
5.2 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
Comments: Inspected
5.3 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
Comments: Inspected
5.4 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
Comments: Inspected
5.5 MAIN FUEL SHUT OFF (Describe Location)
Comments: Inspected

The main fuel shut off is located at the gas meter outside.
5.6 SUMP PUMP
Comments: Inspected
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.
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6.  Electrical

The inspector shall inspect: The service line. The meter box. The main disconnect. And determine the rating of the service amperage. Panels, breakers and fuses. The service grounding and bonding. A representative sampling of switches, receptacles, light fixtures, AFCI receptacles and test all GFCI receptacles and GFCI circuit breakers observed and deemed to be GFCI's during the inspection. And report the presence of solid conductor aluminum branch circuit wiring if readily visible. And report on any GFCI-tested receptacles in which power is not present, polarity is incorrect, the receptacle is not grounded, is not secured to the wall, the cover is not in place, the ground fault circuit interrupter devices are not properly installed or do not operate properly, or evidence of arcing or excessive heat is present. The service entrance conductors and the condition of their sheathing. The ground fault circuit interrupters observed and deemed to be GFCI's during the inspection with a GFCI tester. And describe the amperage rating of the service. And report the absence of smoke detectors. Service entrance cables and report as in need of repair deficiencies in the integrity of the insulation, drip loop, or separation of conductors at weatherheads and clearances.

The inspector is not required to: Insert any tool, probe or device into the main panel, sub-panels, downstream panel, or electrical fixtures. Operate electrical systems that are shut down. Remove panel covers or dead front covers if not readily accessible. Operate over current protection devices. Operate non-accessible smoke detectors. Measure or determine the amperage or voltage of the main service if not visibly labeled. Inspect the alarm system and components. Inspect the ancillary wiring or remote control devices. Activate any electrical systems or branch circuits which are not energized. Operate overload devices. Inspect low voltage systems, electrical de-icing tapes, swimming pool wiring or any time-controlled devices. Verify the continuity of the connected service ground. Inspect private or emergency electrical supply sources, including but not limited to generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. Inspect spark or lightning arrestors. Conduct voltage drop calculations. Determine the accuracy of breaker labeling.

Styles & Materials
Electrical Service Conductors:
Overhead service
Aluminum
220 volts
Panel capacity:
125 AMP
Panel Type:
Circuit breakers
Electric Panel Manufacturer:
FEDERAL PIONEER
Branch wire 15 and 20 AMP:
Copper
Wiring Methods:
Romex
Inspection Items
6.0 SERVICE ENTRANCE LINES
Comments: Inspected
6.1 METER BOX, MAIN DISCONNECT, SERVICE GROUNDING/BONDING and MAIN and DISTRIBUTION PANELS
Comments: Repair or Replace
(1) The cable entry point into the meter needs to be re-sealed.  A qualified licensed electrician should repair.
6.1 Picture 1
(2) The main panel box is located in the basement and the panel is not boxed in. This is a safety issue that needs to be corrected. I recommend the installation of a box, to house the panel and wiring, by a qualified contractor.
6.1 Picture 2
6.2 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE
Comments: Inspected
6.3 SWITCHES, RECEPTACLES, LIGHT FIXTURES and VISIBLE WIRING (observed from a representative number)
Comments: Inspected
GFCI (Ground Fault Circuit Interrupter) outlets in the kitchen and garage are not present. While this was acceptable when this house was built, the existing outlets should be GFCI protected for safety. A qualified licensed electrician should correct as needed.
6.4 POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE
Comments: Inspected
6.5 OPERATION OF GFCI or AFCI (GROUND/ARC FAULT CIRCUIT INTERRUPTERS)
Comments: Repair or Replace
The GFCI (Ground Fault Circuit Interrupter) outlet at the rear garage exterior did not trip when tested (defective). Electrical issues are considered a hazard until repaired. A qualified licensed electrician should correct as needed.
6.6 LOCATION OF MAIN AND DISTRIBUTION PANELS
Comments: Inspected

The main panel box is located in the basement.
6.7 SMOKE DETECTORS
Comments: Repair or Replace
  • Detectors are noted as present but not sounded or inspected.
  • Recommend installation of new smoke detectors at each level and bedroom of the home. Placement should be in accordance with the manufacturer's recommendations.
  • Recommend the replacement of smoke detectors at 10 year intervals per the manufacturer's recommendations.
6.8 CARBON MONOXIDE DETECTORS
Comments: Repair or Replace
  • Recommend the installation of Carbon Monoxide (CO) detectors in homes with Gas/Oil fired appliances.  Placement should be in accordance with the manufacturer's recommendations.
  • Recommend the installation of Carbon Monoxide (CO) detectors in homes with attached garages.  Placement should be in accordance with the manufacturer's recommendations.
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 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.
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7.  Fireplace

The inspector shall inspect: The fireplace, and open and close the damper door if readily accessible and operable. Hearth extensions and other permanently installed components. And report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including clearance from combustible materials.

The inspector is not required to: Inspect the flue or vent system. Inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels. Determine the need for a chimney sweep. Operate gas fireplace inserts. Light pilot flames. Determine the appropriateness of such installation. Inspect automatic fuel feed devices. Inspect combustion and/or make-up air devices. Inspect heat distribution assists whether gravity controlled or fan assisted. Ignite or extinguish fires. Determine draft characteristics. Move fireplace inserts, stoves, or firebox contents. Determine adequacy of draft, perform a smoke test or dismantle or remove any component. Perform an NFPA inspection.

Styles & Materials
Types of Fireplaces:
Vented gas logs
Operable Fireplaces:
One
Number of Woodstoves:
None
Inspection Items
7.0 CHIMNEYS, FLUES AND VENTS (for fireplaces)
Comments: Inspected
7.1 GAS/LP FIRELOGS AND FIREPLACES
Comments: Inspected
The Fireplace system of this home was inspected and reported on with the above information but it is incomplete. The liner or the safety aspect of the liner was not inspected. The inspection is not meant to be technically exhaustive and does not substitute an inspection by a certified chimney sweep. The inspection does not determine the safety of the fireplace in terms of the condition of liner or the absence of a liner. Any comments made by the inspector does not remove the need for an inspection by a certified chimney sweep. Chimneys should be inspected at least annually. 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 a certified chimney sweep inspect the liner for safe operation.
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8.  Doors, Windows and Interior
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.

The inspector shall: Open and close a representative number of doors and windows. Inspect the walls, ceilings, steps, stairways, and railings. Inspect garage doors and garage door openers by operating first by remote (if available) and then by the installed automatic door control. And report as in need of repair any installed electronic sensors that are not operable or not installed at proper heights above the garage door. And report as in need of repair any door locks or side ropes that have not been removed or disabled when garage door opener is in use. And report as in need of repair any windows that are obviously fogged or display other evidence of broken seals.

The inspector is not required to: Inspect paint, wallpaper, window treatments or finish treatments. Inspect central vacuum systems. Inspect safety glazing. Inspect security systems or components. Evaluate the fastening of countertops, cabinets, sink tops and fixtures, or firewall compromises. Move furniture, stored items, or any coverings like carpets or rugs in order to inspect the concealed floor structure. Move drop ceiling tiles. Inspect or move any household appliances. Inspect or operate equipment housed in the garage except as otherwise noted. Verify or certify safe operation of any auto reverse or related safety function of a garage door. Operate or evaluate security bar release and opening mechanisms, whether interior or exterior, including compliance with local, state, or federal standards. Operate any system, appliance or component that requires the use of special keys, codes, combinations, or devices. Operate or evaluate self-cleaning oven cycles, tilt guards/latches or signal lights. Inspect microwave ovens or test leakage from microwave ovens. Operate or examine any sauna, steam-jenny, kiln, toaster, ice-maker, coffee-maker, can-opener, bread-warmer, blender, instant hot water dispenser, or other small, ancillary devices. Inspect elevators. Inspect remote controls. Inspect appliances. Inspect items not permanently installed. Examine or operate any above-ground, movable, freestanding, or otherwise non-permanently installed pool/spa, recreational equipment or self-contained equipment. Come into contact with any pool or spa water in order to determine the system structure or components. Determine the adequacy of spa jet water force or bubble effect. Determine the structural integrity or leakage of a pool or spa.

Styles & Materials
Ceiling Materials:
Drywall
Ceiling Tile
Wall Material:
Drywall
Floor Covering(s):
Carpet
Hardwood T&G
Tile
Interior Doors:
Hollow core
Wood
Window Types:
Casement
Cabinetry:
Wood
Countertop:
Laminate
    
Inspection Items
8.0 CEILINGS
Comments: Inspected
8.1 WALLS
Comments: Repair or Replace
(1) The sheetrock on the wall has a hairline crack between the kitchen and the den. This is a cosmetic issue for your information. I recommend repair as desired.
8.1 Picture 1
(2) The caulking in the corner at the intersection of the wall and ceiling in the master ensuite shower is deteriorated.  Recommend re-caulking to prevent moisture intrusion.
8.1 Picture 2
8.2 FLOORS
Comments: Repair or Replace
There is a cracked tile in the kitchen. While this damage is cosmetic, it needs to be repaired to prevent further deterioration. A qualified contractor should inspect and repair as needed.
8.2 Picture 1
8.3 STEPS, STAIRWAYS, BALCONIES AND RAILINGS
Comments: Inspected
8.4 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
Comments: Inspected
8.5 DOORS (REPRESENTATIVE NUMBER)
Comments: Inspected
8.6 WINDOWS (REPRESENTATIVE NUMBER)
Comments: Inspected
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.
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9.  Insulation and Ventilation
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.
Styles & Materials
Attic Insulation:
Blown
R-30 or better
Ventilation:
Soffit vents
Roof vents
Exhaust Fans:
Fan
Dryer Power Source:
220 Electric
    
Inspection Items
9.0 INSULATION IN ATTIC
Comments: Inspected
9.1 VENTILATION OF ATTIC AND FOUNDATION AREAS
Comments: Inspected
9.2 VENTING SYSTEMS (Kitchens, baths and laundry)
Comments: Inspected
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.
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10.  Garage
Styles & Materials
Garage Door Type:
Two automatic
Garage Door Material:
Fiberglass
Insulated
Auto-opener Manufacturer:
STEEL-CRAFT
Inspection Items
10.0 GARAGE CEILINGS
Comments: Inspected
10.1 GARAGE WALLS (INCLUDING FIREWALL SEPARATION)
Comments: Inspected
10.2 GARAGE FLOOR
Comments: Inspected
10.3 GARAGE DOOR (S)
Comments: Inspected
10.4 OCCUPANT DOOR FROM GARAGE TO INSIDE HOME
Comments: Inspected
10.5 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)
Comments: Inspected
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11.  Built-In Kitchen Appliances
Styles & Materials
Dishwasher Brand:
GENERAL ELECTRIC
Disposer Brand:
IN SINK ERATOR
Exhaust/Range hood:
VENTED
Range/Oven:
GENERAL ELECTRIC
Built in Microwave:
NONE
Trash Compactors:
NONE
Refrigerator:
KENMORE
    
Inspection Items
11.0 DISHWASHER
Comments: Inspected
11.1 RANGES/OVENS/COOKTOPS
Comments: Inspected
11.2 RANGE HOOD
Comments: Inspected
11.3 FOOD WASTE DISPOSER
Comments: Inspected
11.4 MICROWAVE COOKING EQUIPMENT
Comments: Inspected

Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2008 : Licensed To Welcome Home Inspections
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General Summary


Welcome Home Inspections

RR 2
Millet, Alberta T0C 1Z0

Phone: 780-628-4845
Cell: 780-387-1090
Email: tyler@welcomeinspections.com
Web: www.welcomeinspections.com

Customer
Sample Customer

Address
Address
City AB Postal Code

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

1.  Roof
1.0   ROOF COVERINGS  
  Repair or Replace  
The roof covering has been repaired at the garage/house valley. I am unable to determine if this repair will leak or fail. This area may need periodical maintenance. A qualified contractor should inspect and repair as needed.

2.  Exterior
2.0   SIDING, FLASHING AND TRIM  
  Repair or Replace  
The Stucco at the rear of home is cracked in various areas. Further deterioration and moisture damage can occur if not corrected. A qualified contractor should inspect and repair as needed.
2.1   EAVES, SOFFITS AND FASCIAS  
  Repair or Replace  
There is a piece of fascia missing on the rear side of the garage. Deterioration may occur if not corrected. A qualified contractor should inspect and repair as needed.
2.4   DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS  
  Repair or Replace  
The balusters on deck at the right side (facing front) are spaced too far apart for safety. Spacing more than 4 inches apart could allow an adult, child or pet to fall through. The maximum space between balusters should be four inches. A qualified contractor should repair or replace as needed.
2.5   VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)  
  Repair or Replace  
(1) The retaining wall at the rear of home shows signs of erosion and a possible drainage problem. Further deterioration may occur if not repaired. A qualified contractor should repair or replace as needed.
  Repair or Replace  
(2) There is a negative slope towards the right side (facing front). This area does not appear to drain water away from the home and needs the landscaping and drainage corrected.

There are shrubs growing too close to the house.  This can cause damage to the foundation by trapping moisture.

3.  Basement, Foundation, Crawlspace and Structure
3.3   FLOORS (Structural)  
  Repair or Replace  
There is a large crack in the floor by the basement drain. Recommend repair by a qualified contractor.

5.  Plumbing
5.1   PLUMBING DRAIN, WASTE AND VENT SYSTEMS  
  Repair or Replace  
There were high moisture levels detected around the toilet in the hall bath. This indicates that a new wax seal is probably required. A qualified licensed plumber should repair as needed.

6.  Electrical
6.1   METER BOX, MAIN DISCONNECT, SERVICE GROUNDING/BONDING and MAIN and DISTRIBUTION PANELS  
  Repair or Replace  
(1) The cable entry point into the meter needs to be re-sealed.  A qualified licensed electrician should repair.
  Repair or Replace  
(2) The main panel box is located in the basement and the panel is not boxed in. This is a safety issue that needs to be corrected. I recommend the installation of a box, to house the panel and wiring, by a qualified contractor.
6.3   SWITCHES, RECEPTACLES, LIGHT FIXTURES and VISIBLE WIRING (observed from a representative number)  
  Inspected  
GFCI (Ground Fault Circuit Interrupter) outlets in the kitchen and garage are not present. While this was acceptable when this house was built, the existing outlets should be GFCI protected for safety. A qualified licensed electrician should correct as needed.
6.5   OPERATION OF GFCI or AFCI (GROUND/ARC FAULT CIRCUIT INTERRUPTERS)  
  Repair or Replace  
The GFCI (Ground Fault Circuit Interrupter) outlet at the rear garage exterior did not trip when tested (defective). Electrical issues are considered a hazard until repaired. A qualified licensed electrician should correct as needed.
6.7   SMOKE DETECTORS  
  Repair or Replace  
  • Detectors are noted as present but not sounded or inspected.
  • Recommend installation of new smoke detectors at each level and bedroom of the home. Placement should be in accordance with the manufacturer's recommendations.
  • Recommend the replacement of smoke detectors at 10 year intervals per the manufacturer's recommendations.
6.8   CARBON MONOXIDE DETECTORS  
  Repair or Replace  
  • Recommend the installation of Carbon Monoxide (CO) detectors in homes with Gas/Oil fired appliances.  Placement should be in accordance with the manufacturer's recommendations.
  • Recommend the installation of Carbon Monoxide (CO) detectors in homes with attached garages.  Placement should be in accordance with the manufacturer's recommendations.

8.  Doors, Windows and Interior
8.1   WALLS  
  Repair or Replace  
(1) The sheetrock on the wall has a hairline crack between the kitchen and the den. This is a cosmetic issue for your information. I recommend repair as desired.
  Repair or Replace  
(2) The caulking in the corner at the intersection of the wall and ceiling in the master ensuite shower is deteriorated.  Recommend re-caulking to prevent moisture intrusion.
8.2   FLOORS  
  Repair or Replace  
There is a cracked tile in the kitchen. While this damage is cosmetic, it needs to be repaired to prevent further deterioration. A qualified contractor should inspect and repair as needed.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.


Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2008 : Licensed To Welcome Home Inspections

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Welcome Home Inspections

RR 2
Millet, Alberta T0C 1Z0

Phone: 780-628-4845
Cell: 780-387-1090
Email: tyler@welcomeinspections.com
Web: www.welcomeinspections.com

Report Attachments

ATTENTION: This inspection report is incomplete without reading the information included herein at these links/attachments. Note If you received a printed version of this page and did not receive a copy of the report through the internet please contact your inspector for a printed copy of the attachments

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Welcome Home Inspections

Tyler Knelsen, C.E.T.

RR 2
Millet, Alberta T0C 1Z0

Phone: 780-628-4845
Cell: 780-387-1090
Email: tyler@welcomeinspections.com
Web: www.welcomeinspections.com

 

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Inspection Agreement

This inspection was performed in accordance with and under the terms of a Pre-Inspection Agreement. The agreement was signed and agreed upon before the preparation of this report and a signed copy of the agreement is available upon request.

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