Services We Provide
March 30, 2000
Mr. & Mrs. ABC
123 Old Street
Toronto, ON
RE: 123 Old Street, Toronto, Ontario
An inspection was performed at the above captioned address on May
25th, 1999. The objective of the inspection and this report is to provide
pertinent information which would be of concern to a prudent buyer in
making their decision to purchase a property. Maintenance and repair
requirements are prioritized.
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" nature. The required repairs
to the dwelling include, but are not limited to, what is purported herein
due to the limitations of the visual inspection. The report remains
the opinions of Baker Street Home Inspection Services Inc.
The dwelling located at 123 Old Street, Toronto is a solid masonry
structure and is approximately 70 - 75 years old. The premise has been
substantially renovated approximately 20 years ago. The house has been
renovated with skilled workmanship and good quality building materials.
During the course of the inspection there were no major defects observed
that would compromise the safe habitability of the dwelling (as a whole)
over the next 3-5 years.
Roofing Systems
The building has been constructed with a hip type roof. The roof surface
is covered with asphalt shingles which were found to be in poor general
condition. There should be approximately two years of functional life
remaining on the roof shingles. There is approximately five years of
functional life remaining on the garage roofing shingles. The flat roof
at the rear addition flat roof is in very good condition. All roof joints
and flashings appear to be in fair overall condition. Please be advised
that maintenance or a roof tune-up is recommended prior to the next
shingle application.
The eavestroughs and downpipes are made of aluminum and are in good
overall condition. The downpipe extension at the rear (north-west) corner
is damaged and should be replaced. Due to the close proximity of trees
a semi-annual removal of leaves from the eavestroughs is recommended.
The tree branches at the north-west corner should also be pruned in
the near future.
The soffit and facia have been faced with aluminum and are both in
good condition. The rear addition skylights are in good condition. Periodical
maintenance is recommended at the flashing joints.
General Exteriors
The masonry chimneys (at the east of the dwelling) require repair.
Replacement of the flashing (to be done with new shingles) and new chimney
caps are also recommended.
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.
There is very minor brick deterioration at the south-west corner. This
can be repaired at the same time as the chimney work.
The upper level is comprised of a stucco wall covering. General painting
of the stucco is recommended in the near future.
The predominant windows are casement and horizontal sliding double
glazed units in aluminum frames. The main floor and second floor units
are in good condition. Frame repair and painting is recommended to the
third floor dormer window units. Replacement of the west basement windows
is recommended.
The main entrance door systems are in good condition. The rear garage
door and door sill should be repaired in the future.
In general, the grading or soil/walkway conditions adjacent to the
building appear to favourably channel rain water away from the foundation.
Improper grading is the most common reason for leaking basements. However,
the patio stones at the west slope towards the house. The grade should
be reworked to channel water away from the foundation wall.
Shallow window well(s) should also be installed at this area. Some
rot is developing in rear garden retaining walls. Replacement of a few
lengths of 6" x 6" is recommended.
The single car detached garage is in fair overall condition. Eavestroughs
are recommended to be installed. The wood overhead garage door is cumbersome
and could be adjusted for easier use.
The lower wood deck at the rear of the dwelling is in good overall
condition. The decking, stair system and railing assembly have been
constructed in a good workmanlike manner.
The balcony guards rails are defective and require replacement. The
existing guard rails are only 3 feet in height. The new guards should
be 42" in height.
There is a garden hose connection at the rear of the dwelling. Garden
fencing and gates are in good condition.
Electricity is provided to the building by an overhead service entrance
or service drop system. The weather head, mast and conduits are all
firmly affixed to the building signifying proper installation. All entrances
are illuminated and the front and rear light fixtures are in good condition.
Replacement of the side entrance light fixture is recommended. There
is a functional exterior duplex receptacle at both front and rear of
the house. However, these receptacles should be replaced with ground
fault circuit interrupters.
The swimming pool was not open and accessible for inspection. Any
information regarding the age and function of the pool should be obtained
from the pool service company.
Electrical System
The main electrical service is a 200 ampere 120/240 VAC system. The
service and distribution panels are relatively new and are in good condition.
The main disconnect and all circuit overload protection devices are
circuit breakers. There are approximately four spare circuits available
at the main distribution panel for future home improvements and electrical additions.
All branch wiring in the house is copper (Romex 14-2 with ground).
There is a good number of electrical plugs in the finished spaces
of the dwelling. Curiously, one electrical receptacle did not function
under the dining room window. The wiring connection for the kitchen
stove should also be reworked. All bathroom plugs require to be replaced
with ground fault circuit interrupter (safety receptacles.) There is
a light fixture with control switch in each finished space of the dwelling.
A powered attic ventilator is recommended to be installed within the
heat gain during the hot summer months.
Plumbing System
The main shut-off valve is located at the front of the basement and
is in functional condition.
All branch water lines are copper and adequate pressure is provided
to each plumbing fixture. All drain, waste and vent pipes were found
to be ABS (type, plastic) and no abnormal drainage conditions were found.
All plumbing fixtures and fittings were operated and were found to
be in operational order. There is good flow and pressure being provided
to each floor level. The hot water tank is an electric controlled unit
and is rented from the local utility.
Central Heating System
Heat is being provided to each habitable space by electric radiant
baseboard heaters. All baseboard heaters were tested at the time of
inspection and were found to be functional. One heating unit in the
laundry room is loose and requires fastening to the wall.
Electrical baseboard heaters are not the preferable heating system
type for homes in Toronto. However, since each unit has a separate control,
a multi-zoned heating system is realized. The positive aspects of a
multi-zoned heating system is that zones not commonly used or needed
may be kept at lower temperatures.
The installation of 3-speed reversible ceiling fans centrally located
will help reduce heating costs in the winter. Not only will the fan
paddles push the heat back down from the ceiling but increased air circulation
will result in even temperature distribution. The fans also have an
added cooling effect during the summer months.
It is suggested that the most cost effective retrofit recommendation
would be the installation of a forced-air high- efficiency gas furnace
with at least one supply outlet in each second and third floor room
and one return air vent at each floor level. The furnace could be installed
in the attic space or a roof mounted unit could also be considered.
The new air duct system could be arranged so that certain main floor
areas are serviced. A portion of the existing main floor heaters and
all basement heaters would remain. The new air duct system would readily
accommodate central air conditioning. This proposed retrofitting concept
should not exceed $12,000.
General Interiors
All structural members were found to be in good overall condition
at the time of inspection. There was no evidence of any leaking or water
penetration through the foundation wall.
The addition at the rear is supported by masonry columns and wood
beams. It is recommended that all debris be removed from the
crawlspace. A moisture barrier and ground cover should be installed
to the crawlspace floor. Insulating the exterior perimeter walls will
help comfort levels in winter. As this family room is not above a heated
basement it is expected that maintaining total comfort will be difficult
during extremely cold days.
The interior wall finish has been mostly constructed with gypsum board
(drywall). All wall and ceiling finishes were found to be in good overall 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, etc.)
All windows were tested and were found to be in operational and in
good overall condition.
All doors were tested and were found to be in good overall condition.
New guide wheels are required to be installed at the rear patio door.
Minor adjustment is required to the master ensuite door.
The primary and basement stair systems are properly constructed, safe
and offer very good headroom and lateral clearances for the moving of
furniture. However, the spiral staircase to the third floor provides
limited clearance. A handrail is recommended to be installed to the
basement staircase.
Additional thermal insulation installed to the attic floor is recommended.
However, if this is carried out, increased ventilation into the roof
space at the eaves or lower portion of the roof is essential.
The masonry fireplace in the living room is in good overall functional
condition. The flue is recommended to be cleaned. It is important to
note that the fireplace in the south-east bedroom could be reclaimed.
All bathrooms in the dwelling are in good overall condition. All plumbing
fixtures and accessories are functional. All bathrooms are adequately
ventilated. Silicone and grout touch-ups are recommended in the basement
bathroom and the master ensuite. A new shower head is required in the
master ensuite and second floor main bathroom. The third floor sink
is loose and should be fastened to the wall. The main bathroom wash
basin is chipped and should be replaced in the future.
Baker Street Home Inspection Services Inc. performs all inspections
of real property within the prescribed "Code of Ethics" and "Standards
of Practice" of the American Society of Home Inspectors (ASHI) and The
Ontario Association of Home Inspectors.
Every effort has been made to provide this report with the most accurate
and practical information for the purpose intended. This report will
not cover third party indemnification unless the writer has the opportunity
to provide the prospective purchaser with on-site orientation.
Please do not hesitate to call if the reader requires further information or clarification.
Sincerely,
BAKER STREET HOME INSPECTION SERVICES INC.
J. Clarke, CET
Registered Home Inspector
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