Home inspection report
Two-storey detached house, East Vancouver
- Property
- Sample only: two-storey detached house, built in the 1950s, East Vancouver (fictional)
- Inspection date
- [date of inspection]
- Inspector
- [inspector name]
- Licence
- [BC licence no. pending]
- Weather
- Overcast, light rain, about 9 degrees Celsius
- Present
- Buyers and one realtor
- Occupancy
- Occupied and furnished
- Foundation
- Concrete perimeter, partial crawl space
Rating key
- Safety
- Risk of injury, fire or serious damage. Deal with it before you move in, or as soon as you can.
- 2
- Major
- A significant defect, or a component at or past the end of its life. Try to get a quote before you remove subjects.
- 3
- Repair
- Needs fixing, but not urgent. Plan for it in the first year.
- 5
- Maintenance
- Routine upkeep the owner should do. Usually low cost.
- 3
- Monitor
- Not a problem today. Watch it, or ask a specialist if it matters to your decision.
- 2
Priority items at a glance
Safety and major items are repeated here so you can read them first. The full list is below, grouped by part of the house.
| Ref | Rating | Item | Section |
|---|---|---|---|
| 1.1 | Major | Step flashing lifted at the chimney | Roof and chimney |
| 3.1 | Major | Damp soil, ground cover missing on the east half | Crawl space |
| 4.1 | Safety | Two wires under one breaker | Electrical |
| 5.1 | Major | Knob-and-tube wiring at the attic floor | Attic |
| 8.2 | Safety | No smoke alarm in the upstairs hall | Interior |
Findings by section
1 Roof and chimney
1.1Major
Step flashing lifted at the chimney
The metal flashing where the chimney meets the roof has lifted along the east side, and the sealant over it is cracked. Daylight is visible along about 60 cm of the joint. There is a faint stain on the attic sheathing below, which suggests water has already found its way in.
Suggested Have a roofer re-flash the chimney and check the sheathing beneath. Do this before the wet season, and look at the attic again once it has been repaired.
1.2Maintenance
Moss on the north slope
Moss is growing on the north-facing asphalt shingles and some granule loss shows in the gutter. The shingles are flexible and were not curling at the time of inspection.
Suggested Clean off the moss gently and keep the gutters clear. Do not pressure wash the roof.
2 Exterior and grading
2.1Repair
Downspout discharges at the foundation
The rear downspout ends directly against the foundation wall, and the soil slopes toward the house at that corner. Water from the roof is being delivered to the same wall that encloses the crawl space.
Suggested Extend the downspout so it discharges well away from the wall, and regrade the soil so it falls away from the house.
2.2Maintenance
Window sealant cracked, east wall
The sealant around two east-facing windows has cracked and separated from the trim. No moisture was found with the meter at the interior of those windows.
Suggested Remove the old sealant and re-seal. Check again next spring.
3 Crawl space
3.1Major
Damp soil, ground cover missing on the east half
About half of the crawl space floor has no polyethylene cover and the soil was damp to the touch. The moisture meter read high on the floor joists near the east wall. No active leak was seen, and there is no mould that we could identify from a visual review.
Suggested Correct the roof water at the east wall first (see 2.1). Then have a contractor install a continuous ground cover, with sealed seams, and monitor the space through a wet winter.
3.2Repair
Old water stain on a joist at the bathroom drain
A dry stain on one floor joist sits under the main bathroom drain. The joist was firm and the meter read normal. This looks like an old leak that has stopped.
Suggested Ask the seller what repair was done. Check the area again after the first heavy use of the bathroom.
4 Electrical
4.1Safety
Two wires under one breaker
In the main panel, a breaker that is not rated for two conductors has two wires under its terminal. This can loosen the connection over time and create heat.
Suggested Have a licensed electrician correct the circuit, usually by adding a breaker. Ask the electrician to look over the rest of the panel at the same visit.
4.2Repair
Two-prong receptacles on the upper floor
Several bedroom receptacles accept only two-prong plugs and have no ground connection. They worked when tested with a plug-in tester.
Suggested Plan to have an electrician replace the wiring or upgrade the circuits, depending on what is behind the walls.
5 Attic
5.1Major
Knob-and-tube wiring at the attic floor
Original ceramic knob-and-tube wiring is visible in part of the attic and is partly covered by blown insulation. Other circuits have been replaced with modern cable.
Suggested Have an electrician map which circuits are still live on the old wiring. Ask your insurer how they treat it before you remove subjects. See the guide on knob-and-tube wiring.
5.2Repair
Bathroom fan duct ends inside the attic
The duct from the upstairs bathroom fan stops in the attic and does not reach the exterior. Frost and damp stains show on the underside of the roof sheathing nearby.
Suggested Extend the duct to a proper roof or wall termination. Check the sheathing again after one winter.
6 Plumbing
6.1Monitor
Grey polybutylene (Poly-B) supply piping
Grey Poly-B supply pipe is present at the water heater and in the crawl space. There was no moisture at the fittings we could see. The pipe is hidden in the walls elsewhere.
Suggested Poly-B is known to fail at fittings, so plan for replacement. Ask your insurer and a plumber about timing and cost.
6.2Maintenance
Slow drain, main-floor bathroom sink
The sink drained slowly and gurgled. This is common and often a partial blockage in the trap.
Suggested Clean the trap. If it recurs, have the drain line looked at.
7 Heating and hot water
7.1Monitor
Hot water tank is old
The data label gives a manufacture date that makes the tank old for its type. It was working, and there was no corrosion at the base or leak under the tank.
Suggested Budget for replacement. A tank at this age can fail without much warning.
8 Interior
8.1Repair
Loose handrail at the basement stairs
The basement handrail moves when pushed and its brackets are fastened into drywall only.
Suggested Re-fasten the brackets into the framing.
8.2Safety
No smoke alarm in the upstairs hall
No smoke alarm was found in the upstairs hallway outside the bedrooms. The alarm on the main floor was working when tested.
Suggested Install smoke alarms where needed, and carbon monoxide alarms near sleeping areas. Check with the fire authority or your insurer about requirements.
Limitations that appear on every report
- The inspection is visual and non-invasive. We do not open walls, lift flooring or move belongings.
- Areas that were not accessible, or were blocked by stored items, are noted in the report, and those areas are not inspected.
- We do not test for mould, asbestos, lead or radon. If we see something that looks like it, we say so and suggest testing by a qualified specialist.
- The report describes conditions on the day. It does not predict future repairs, and it is not a warranty.