An inspection was performed at the above captioned address on December
1, 2000.
The purpose of the inspection and this report is to provide general
information regarding the observed condition of the premises. In addition,
costs and allowances are provided for short and long term budgetary
purposes.
It is to be noted that our inspection was principally associated with
the structural and operational function of the premises and does not
necessarily cover matters of a "cosmetic" or aesthetic nature.
The required repairs to the building/dwelling include, but are not
limited to, what ispurported herein due to the limitations of the visual
inspection. The report remains the opinions of Baker Street Home Inspection
Services Inc.
Yours truly,
-
BAKER STREET HOME INSPECTION SERVICES
Jeff Clarke, CET, RHI
President
-
EXECUTIVE SUMMARY
123 Old Street is in reasonably sound condition. There are no major
deficiencies present or foreseeable that would affect occupant safety
or accelerate building deterioration over the next five years.
GENERAL
123 Old Street Avenue was originally a bungalow, circa 1950. A two-storey
extension was erected at the rear, circa 1970. The building can be classified
as mixed occupancy: professional services and residential.
Roofing System
The building has been constructed with a hip type roof. The roof surface
is covered with asphalt shingles which were found to be in good condition.
There should be approximately 6 - 8 years of functional life remaining
on the roof shingles. As there is only one layer of shingles on the
roof surface, new shingles can be applied on top of the existing.
All roof joints and flashings appear to be in good overall condition
however periodic review and maintenance (if required) is recommended.
The soffit and facia have been constructed of wood and are both in fair
condition. Either significant painting or facing with aluminum is recommended.
The roof or attic space is ventilated by domed metal roof vents and
vents incorporated in the soffit (eaves).
Exteriors
The masonry chimney is in fair overall condition. Tuck pointing/repair
will be necessary within the next few years. The exterior wall assembly
is generally termed as solid masonry; the wall is constructed with a
full inner and outer course of brick. The brick units and the mortar
joints are in very good overall condition. However, one window sill
and the brick knee wall at the front entrance require repair. The channelled
steel siding at the upper level of the rear extension is in good, serviceable
condition.
Most doors do not provide proper thermal protection. Aluminum storms
and screens should be installed (at a minimum) to curtail drafts and
provide adequate thermal protection. Otherwise, the exterior doors could
be replaced altogether.
The windows are horizontal sliding, double glazed units in aluminum
frames. All units are in good condition at the front, original portion
of the building. The 25 years old windows at the rear extension require
replacement in the short term.
All walkways around the premises were found to be in good condition.
The general condition of the garden and general landscape is fair. Significant
touch-up work is required to restore site drainage to an acceptable
state.
The detached, one car garage at the rear of the premises is in fair
condition. Roofing upgrades will be required in the short term. Please
be advised that a buried electrical cable provides power to the garage.
Be careful if there is ever any excavation work performed on the driveway.
Electrical System
The main electrical service is a 400 ampere 120/240 VAC system. The
main disconnect (for the entire building) is housed in an independent
service box, is controlled by a knife switch and the circuit is protected
with cartridge fuses. All branch circuit overload protection devices
are circuit breakers.
Most branch wiring in the house is copper (Romex 14-2 with ground).
However, most lighting circuits at the original portion of the building
are wired with knob and tube branch wiring. There is also some branch
wire in the building which is aluminum. There is a problem with incompatible
connecting devices (plug receptacles and switches) used with the aluminum
wire. It is recommended that the total system be reviewed and the appropriate
repairs be made by a qualified electrician.
There is a good number of electrical plugs in the finished spaces
of the dwelling. There is a light fixture with control switch in each
finished space of the dwelling.
Plumbing System
The water supply enters the building as a 1" inside diameter copper
line. The service is metered and valved, appears to be in good functional
condition and is located under the main entrance stairs.
Most branch water lines are copper and adequate pressure is provided
to each plumbing fixture.
There is a some old galvanized iron lines in the house. This is resulting
in below average water pressure provided to those various fixtures and
poor functional flow. The removal of all galvanized piping is recommended.
NOTE: This condition will accelerate as time goes on.
All plumbing fixtures and fittings were operated and were found to
be in operational order. All drain, waste and vent pipes are copper
and no abnormal drainage conditions were found.
There are two owned electric hot water tanks in the basement. Conversion
to one gas fired hot water tank is recommended in the future.
Heating System
The front portion of the building is heated with an oil-fired, hot
water boiler which is original. The boiler has been equipped with a
circulation pump to improve overall efficiency of the appliance. Upon
review, there is no reason to expect that the boiler is approaching
the end of its expected lifespan. The heating pipes in the basement
are partially wrapped with asbestos containing material It is recommended
that this material is further wrapped in "tin foil" thereby eliminating
any possibly of airborne particles being omitted.
Heat is provided through free standing cast iron radiators. Heat is
provided to each office unit through cast iron baseboard radiators.
All radiators tested were found to be in good functional condition.
There are electrical baseboard heaters provided for supplementary heat
in the basement and stairwells. Ideally, these should not be used.
The heating plant for the rear extension is a (gas fired) forced warm
air, high-efficiency furnace. The approximate age of the furnace is
9 years. Furnaces of this type have an expected total functional life
of 15-20 years. The air conditioning system was not operated due to
cold outside ambient temperature. No opinion can be given on the function
of the overall cooling system. The air duct system is in good working
condition. Outlets are well positioned throughout the building and the
return-air system has adequately positioned and functional inlets.
The installation of 3-speed reversible ceiling fans centrally located
in the office areas will help reduce heating costs in the winter. The
fan paddles will push the heat down from the ceiling. In addition, improved
air circulation will result. These ceiling fan improvements will have
an obvious cooling effect during the summer months.
Structural Systems
The basement floor slab has been built with poured-in-place concrete.
The foundation walls are functionally sound. All structural elements
are performing their intended purpose.
There is a good amount of natural ventilation supplied to the basement.
There is an open catch basin underneath the basement floor at the
rear (near furnace). The purpose or functional integrity of this system
is in question. Further discussion and evaluation is warranted.
General Interiors
The interior wall construction is predominantly gypsum wall board.
With the exception of a few isolated areas, the walls and ceilings are
in good general condition. All floor finishes of the first and second
levels were found to be in good condition (i.e. carpet, ceramic tile,
oak strip flooring). All doors that were tested were found to be operational
and in good overall condition. The primary and basement stair systems
are properly constructed, safe and offer very good headroom and lateral
clearances for the moving of furniture. There is approximately R-32
thermal insulation installed on the attic floor. This represents a very
good value and no additional insulation is necessary.
EXTERIOR:
PRIORITY 'A' ITEMS
The following items are recommended to be considered within the next
two years. Failure to address these issues could result in safety hazards
or allow further damage (and add to further expense) to the areas in
question.
(a) Health and safety deficiencies.
(b) Components or systems that are not performing to their intended
purpose.
(c) Components or systems which have a high probability of failure in
the short-term.
- An exposed armoured cabled electrical wire was observed at the south-west
corner of the building (adjacent to driveway). It is suggested that
this cable may provide power to the detached garage at the rear of
the premises. It is recommended that this cable be further protected
in a plastic conduit or suitably rendered so that it is not subjected
to mechanical damage.
Approximate cost ...............................................
$100.00
- Grading touch-ups are required at both the north and south sides
of the building. Additional clay and top soil should be added at both
sides of the building to achieve a noticeable slope away from the
foundations.
Cost....................................................................
$400.00
- The brick window sill of the master bedroom requires approximately
8 to 10 bricks to be replaced.
Approximate cost............................................. $500.00
- Stabilizing of the guard rails alongside rear basement areawell
is required.
Approximate cost ........................................... $150.00
- Both exterior doors at the south elevation should be replaced with
steel insulated doors. As these doors swing out, it is required that
security hinges be incorporated into the door frame.
Cost ...............................................................
$1,400.00
PRIORITY 'B' ITEMS
The following items should be addressed over the course of the next
three to five years. These items, unless otherwise specified, must be
budgeted for. However, these items can be prioritized upon the convenience
of the building ownership. (I.e. two to five years).
- There is an obsolete or unused entrance at the west (front) elevation
of the building. This door is in poor cosmetic condition and requires
some consideration. Please note that this exit is not required for
fire code purposes. As such, this door could be converted to a window.
The installation of glass block may be a design option for consideration.
In addition, the wrought iron railings of this obsolete entrance system
are starting to rot and should be removed. It should be a design objective
to enhance the curb appeal of the premises and not confuse visitors
as to the location of the main entrance.
Cost ............................................................
$1,000.00
- The rain water leader at the north-west corner of the building has
recently been reworked. The repair was completed in a good workmanlike
manner. However, we do not feel that this approach will be effective
over the long term. It is recommended that when the eavestroughs and
downpipes are replaced (in conjunction with the proposed aluminum
soffit work) the downpipe be disconnected from the storm drain and
discharged laterally on to grade a good 4' to 6' away from the foundation.
Cost ............................................................
$100.00
- All original single paned windows of the rear extension should be
replaced. The most appropriate design consideration would be to match
the windows of the front portion of the building. Please be advised
that there are some fixed and original thermal glass incorporated
into the window systems at the rear. These do not have to be replaced,
only the operating portion of the window.
Cost ...............................................................
$5,000.00
- The window of the second level stairwell requires total replacement.
The window panes have lost their seals and the wood frame is rotten.
In addition, the window of the master bedroom in the apartment at
the rear requires replacement as well. The thermal glass has condensed.
Cost ...............................................................
$1,000.00
- All wood soffits are required to be covered with aluminum. The wood
soffit at the rear extension is original to the project and is starting
to delaminate and develop a weakness.
Cost ...............................................................
$1,800.00
- The chain link fence bordering the north property line is in poor
condition. This may be a mutual concern with the neighbouring apartment
building or the apartment building's responsibility altogether. Nevertheless,
this fence is in a state whereby it does not meet the intent of the
Property Standards bylaw of the City of Toronto. This issue requires
further consideration to establish ownership and responsibility.
Cost ...............................................................
$1,000.00+
- The garage roofing shingles should be replaced within the next three
years. In addition, eavestroughs are recommended to be installed to
the garage.
Cost ...............................................................
$1,200.00+
- The masonry chimney servicing the oil-fired boiler does not have
the required chimney cap or flue extension with rain hat. Consideration
should be given to protect the chimney from vermin and the elements.
Cost ...............................................................
$500.00
- Replace electrical light fixture at the rear exterior basement entrance.
Cost ...............................................................
$100.00
- Attempts should be made to eliminate pigeon activity at the north
side of the building.
Cost ...............................................................
$100.00
PRIORITY 'C' ITEMS
The following items are contained in the report as recommendations
to enhance the overall operations and functional use of the facility.
However, these improvement suggestions are discretionary and do not
have to be implemented.
- The wood retaining walls at the rear basement areawell are in marginal
condition. It is anticipated that the wood retaining walls will require
replacement within the next five to seven years.
Cost ...............................................................
$4,000.00+
- The condition of the asphalt driveway and parking area is marginal.
This parking lot will continue to deteriorate. It must be expected
that the driveway and parking area will have to be resurfaced with
similar material within the next five to seven years.
Cost ...............................................................
$7,000.00+
- An awning, portico roof or canopy should be installed at the main
entrance. From a functional perspective this will protect the front
entrance from the adverse elements. In addition, this will provide
architectural prominence to the main entrance of the building.
Cost ...............................................................
$5,000.00+
- The repair or replacement of the brick stub wall adjacent to the
front entrance can be deferred until this detail is considered.
Cost ...............................................................
$1,500.00
INTERIORS
PRIORITY 'A' ITEMS
The following items are recommended to be considered within the next
two years. Failure to address these issues could result in safety hazards
or allow further damage (and add to further expense) to the areas in
question.
(e) Health and safety deficiencies.
(f) Components or systems that are not performing to their intended
purpose.
(g) Components or systems which have a high probability of failure in
the short-term.
- The furnace air filter should be modified for better efficiency
and easier serviceability. We recommend a four inch passive filter
with trade name "Space Gard or Air Bear".
Cost ...............................................................
$150.00
- The air duct system in the basement requires consideration. Firstly,
there must be loose dampers with the air duct system as there is a
noticeable vibrating noise. In addition, there is asbestos covering
on most supply outlets in the basement ceiling. This asbestos material
is friable and can be potentially emitted into the air. Removal or
encapsulation of this asbestos material is recommended. This may have
to be done by qualified personnel. In addition, there is asbestos
wrapping around the heating pipes in the original part of the basement.
This asbestos wrapping should be encapsulated.
Cost ...............................................................
$500.00
- A smoke alarm in the furnace room is recommended.
Cost ...............................................................
$20.00
- A fire door with a self-closing device is required to be installed
to the entry door into the guest lodgings at the front of the basement.
Cost ...............................................................
$600.00
- Removal of the asbestos material in the shower stall of the guest
lodgings is required.
Replacement with alternative material is required.
Cost ...............................................................
$200.00
- A new shower head is required to be installed in the guest lodging
shower stall.
Cost ...............................................................
$100.00
- A fire door is required to be installed to the entrance of the middle
section of the original basement (opposite guest lodgings).
Cost ...............................................................
$600.00
- Outside combustion air is required to be installed to the boiler
room. This can be done by installing a 4" duct from the outside through
the foundation wall and terminating inside the boiler room.
Cost ...............................................................
$200.00
- The ceiling in the boiler room must be repaired. The fire separation
integrity must be maintained.
Cost ...............................................................
$200.00
- A fire separation (wall partition) and fire door with self-closing
device is required to separate the staircase exit for the guest lodging
and the offices at the front of the main floor.
Cost ...............................................................
$1,300.00
- Most wash basin and sink faucets require maintenance.
Cost ...............................................................
$200.00
INTERIORS
PRIORITY 'B' ITEMS
The following items should be addressed over the course of the next
three to five years. These items, unless otherwise specified, must be
budgeted for. However, these items can be prioritized upon the convenience
of the building ownership. (I.e. two to five years).
- A low profile electric fixture is recommended to be installed in
the laundry room.
Cost ...............................................................
$100.00
- There is a significant amount of original knob and tube wiring incorporated
into the lighting circuits of the original part of the building. Please
be advised that the presence of knob and tube wiring is becoming an
insurability issue. Although no hazzard exists it is recommended that
the replacement of all energized knob and tube wiring be considered
in one of the long-range rehabilitation plan.
Cost ...............................................................
$2,000.00
- One bedroom in the guest lodgings is not provided with heat. It
is recommended that a small cast iron baseboard radiator be installed
in the system.
Cost ...............................................................
$600.00
- Removal of wall partitions and obsolete bathroom in the middle basement
section is recommended. This will provide much needed storage facilities
and improve overall accessibility.
Cost ...............................................................
$3,500.00
- Relocation of the thermostat for the rear portion of the building
is recommended. It should be centrally located on the main level.
Cost ...............................................................
$100.00
INTERIORS
PRIORITY 'C' ITEMS.
The following items are contained in the report as recommendations
to enhance the overall operations and functional use of the facility.
However, these improvement suggestions are discretionary and do not
have to be implemented.
- The oil fired boiler may be approaching the end of its' expected
lifespan. It must be understood that this boiler is totally encapsulated
with asbestos. Removal and replacement of this boiler may, therefore,
be twice as expensive than normal. It is, therefore, highly recommended
that this boiler be impeccably serviced and nursed along so that the
building management may never be faced with the exercise of boiler
replacement.
Cost ...............................................................
$4,500.00
PRIORITY AND COSTING SUMMARY
The prioritizing and estimating of construction deficiencies is indeed
a subjective exercise. As such, ABCDE can change the priority status
of certain listed defects within reason. The five classifications of
defects are:
(a) health and safety hazards
(b) defects causing rapid building deterioration
(c) systems or components not performing their intended purpose
(d) items of marginal condition where future repair/replacement is foreseeable
(e) items requiring regular maintenance
Of course (a) and (b) are always a priority.
Our estimates are for budgetary purposes only and take into consideration
that ABCDE has in-house personnel to address some of the regular tasks.
Thank you for your consideration of Baker Street Home Inspection
Services Inc. If we can be of any further assistance, please do not
hesitate to call. Should you have any concerns regarding the opinions
and recommendations stated in this report, we encourage you to contact
us prior to undertaking any work associated with our report. This
will help you to avoid any unnecessary work, labour or cost.
Yours sincerely,
BAKER STREET HOME INSPECTION SERVICES INC
---------------------------------------------
Jeffrey Clarke, CET, RHI
President
SUMMARY OF COSTS
EXTERIOR:
PRIORITY "A" ITEMS
TOTAL .................................................... $2,550.00
PRIORITY "B" ITEMS
TOTAL .................................................... $11,800.00+
PRIORITY "C" ITEMS
TOTAL .................................................... $17,500.00+
TOTAL ....................................................
$31,850.00+
INTERIOR:
PRIORITY "A" ITEMS
TOTAL .................................................... $4,370.00
PRIORITY "B" ITEMS
TOTAL .................................................... $6,300.00
PRIORITY "C" ITEMS
TOTAL .................................................... $4,500.00
TOTAL ....................................................
$15,170.00+
Home Buying & Selling