Executive Summary
Property assessment report of the property at XXXXXXXX
This report is prepared by Steven Walker, sole Proprietor of Walker Inspections on behalf of the client, XXXXXX. The client is a prospective buyer of the property and this report has been prepared to provide general information on the condition of the property. The site inspection was carried out on December 13 and 16, 2024. The visual inspection was limited to components that were readily visible and not obstructed by storage, finishes, vegetation etc.
This is a single story commercial building covering approximately 7,500 sq. ft. The property shows a mix of maintenance needs and areas requiring attention to preserve its functionality and value. While some systems remain in serviceable condition, there are notable areas where improvements or repairs are necessary to ensure long-term performance and compliance. Addressing these issues in a timely manner will help maintain the property’s structural integrity and operational efficiency, supporting its continued use and value retention.
Scope
As per the request of XXXX and in accordance with our agreement dated December 12, 2024, a visual inspection was performed to identify the existing conditions of the following components:
• Building Exterior
• Roof Systems
• Structure
• Insulation
• Electrical Systems
• Plumbing Systems
• Heating Systems
• Air Conditioning Systems
• Interior
No equipment was operated as part of this assessment.
Any costs provided for remediation are intended to provide the prospective purchaser with the inspector's opinion of order of magnitude only. Contractors and/or specialists should be contacted for financial planning quotations.
This report is considered to be preliminary in nature. Before any major repairs are undertaken, I recommend that a specialist perform a detailed condition survey and develop a plan of action.
The inspection was limited to components that were readily visible and not obstructed by storage, finishes, vegetation etc. The inspection included a visual review of the building exterior, roof, mechanical and electrical rooms, commercial, public and residential areas.
Roofing
Evidence of an active leak in one unit suggests potential vulnerabilities at the transition between different roof coverings, which may be contributing to water infiltration. The roof's ballast appears to be displaced, reducing its effectiveness in protecting against environmental exposure and potentially impairing drainage. Additionally, the drainage system shows signs of inadequacy, with insufficient sealing and limited drainage points, this has lead to water accumulation and damage. It is advised that a qualified roofing contractor be engaged promptly to address these issues. Roof covering repair and/or replacement may be required which may be in the order of $15,000 to $25,000
Structure
The property is structurally sound overall, with no immediate concerns regarding the primary structure. However, there is notable damage to the northwest corner of the exterior wall, which requires attention to prevent further deterioration. Budget in the order of $3,000 to 4,000.
Insulation
Insulation is generally not visible. Under the roof covering appears to be closed cell spray insulation whereas the exterior walls use foam board insulation. Additional insulation may be present but not noted.
Electrical
Each business unit has an individual electrical meter and 200Amp distribution panel drawn from an 800Amp service. No issues of significant concerns were noted.
Plumbing
Plumbing systems are in generally good condition with some newer equipment. There is equipment repairs/replacement need however that need to be addressed immediately.
HVAC
The heating and cooling systems are a mix of newer, older and decommissioned equipment including 2 gas furnaces, 4 packaged roof top heating & cooling units, 2 air conditioners and 2 mini split air conditioners. Most equipment is in good operating condition however an air conditioner appears to be none functioning and one of the RTU's is near end of life likely requiring full replacement in the near future. Repair/ replacement costs in the order of $20,000
Summary
Material Defects
- R-3 ROOF - Flat Roof Covering:
There is a leak in GHI Company
In the XXXXX there is an active leak on the east side wall approx. evidenced by apparent water exiting the electrical receptacle during rain.
It is possible that the primary source of the leak is where the EPDM roof covering meets the Modified Bitumen roof covering. This is a location reasonably close to the reported leak, shows at least 3 locations where the EPDM is lifted and there is standing water here.
Additional photos show possible sources of this leak. There are areas of patching, as well as other areas that are beginning to lift and are underwater, including at the joints.
- S1-2 STRUCTURE - Siding (Structural):
The structural wall on the north west exterior corner is severely deteriorated and requires repair.
It appears that a roof drain may have been discharging here for a significant amount of time without proper discharge management. This likely has caused the ground to be eroded and continuous water on the lower masonry blocks leading to their failure.
I recommend installing an appropriate downspout to discharge rain water away from the building as well as replacement/repair of the masonry blocks in this section.
- P-2 PLUMBING - Water Heater - UNIT 1️⃣ XXXX:
This is an old water heater which requires immediate replacement as this unit is leaking.
At the time of the inspection the cold water supply to the unit was shutoff.
- H-1 HVAC - UNIT 2️⃣ SWISH:
The Air Conditioner compressor is at end of life and may be inoperable.
It is severely corroded and installed directly onto the roof and so is constantly wet. The data plate label is unreadable indicating that it is quite old and likely well beyond its normal lifespan.
Replacement cost approx. $5,000
- H-2 HVAC - UNIT 6️⃣ GINOS:
The Packaged Roof Top Unit is old and appears to be poorly maintained.
The following observations are noted:
- The blower wheel is caked with dust. It is likely not moving sufficient air, causing the heat exchanger to overheat and prematurely degrade
- The heat exchanger is discoloured showing weak spots
- This unit uses R-22 refrigerant which is no longer available. Any repairs would be excessive. Parts may be difficult to source.
- This appears to have been poorly maintenance. The filters are dirty and there appears to mould (confirm with testing only) or similar building up in the plenum and blower.
Servicing is recommend immediately and potential replacement of this unit is in the near term. Replacement budget costs approx. $15,000 - $20,000
Major Defects
- R-4 ROOF - Flat Roof Covering:
The roof ballast (gravel) on the East roof as been blown into piles.
This should be corrected or replaced if re-roofing.
Purpose of the Roof Ballast:
- Protection: It protects the modified bitumen membrane from UV rays, physical damage, and weathering.
- Weight and Stability: The ballast adds weight to hold the roofing membrane in place, especially in windy conditions.
- Drainage: Helps promote water flow toward drains while minimizing pooling.
- Thermal Performance: Provides some insulation and regulates roof surface temperature.
- R-5 ROOF - Roof Drainage:
It appears that some WEST roof drains are not adequately sealed and most do not have debris grills
- Roof leak noted in the XXXX possibly primarily due to poor flashing at the roof drain above combine with poor overall drainage.
- A roof drain is noted to be approximately above the XXXXX where the interior damage is noted.
- The roof drains do not have strainers to prevent debris from entering and potentially clogging the drain pipes.
- R-6 ROOF - Roof Drainage:
Only one drainage is noted on the EAST flat roof and it is sitting higher than the surrounding area.
The EAST roof is continuously soaked in half an inch of water.
- PA-1 PUBLIC AREAS - UNIT 1️⃣ XXXX:
The toilet in UNIT 1 XXXX is not functional. This is the 'accessible' bathroom.
According to the tenant the toilet backs up into the adjacent bathroom when flushed. It has therefore been deemed unusable until corrected. I recommend a plumber investigate for a blockage.
Follow up
- P-3 PLUMBING - Water Heater - UNIT 4️⃣ XXXX:
The water heater appears to be leased.
This usually involves a binding contract for the amortized life span of the heater which is generally about 12 years. Most leasing company allow for a buy out however. Although it may be possible to buy out the remaining contract, given the age of the water heater it may be quite costly. Inquire with the seller or the leasing company regarding terms of the lease.
Inventory
- BE-1 BUILDING EXTERIOR - Siding (Non structural):
Exterior Siding: Brick
- BE-2 BUILDING EXTERIOR - Siding (Non structural):
Exterior Siding: Metal
- R-1 ROOF - Flat Roof Covering:
Roofing Material: EPDM (Rubber membrane)
- R-2 ROOF - Flat Roof Covering:
Roofing Material: Modified Bitumen (Membrane)
- S1-1 STRUCTURE - Foundation:
Foundation Type: Slab on Grade
- E-1 ELECTRICAL - Electrical Panels:
Main Electrical Panel Type: Breakers
- E-2 ELECTRICAL - Branch Wiring:
Electrical Wiring Material: Copper
- E-3 ELECTRICAL - Branch Wiring:
Electrical Wiring Type: Non-metallic sheathed cable
- P-1 PLUMBING - Distribution Pipe:
Water Distribution Plumbing: Copper
- P-4 PLUMBING - Waste:
Waste Water Plumbing: ABS
Detailed Report
PLUMBING
Water Meter
Water Supply
Distribution Pipe
Water Heater - UNIT 1️⃣ XXXX
Water Heater - UNIT 2️⃣ XXXXX
Water Heater - UNIT 3️⃣ XXXX
Water Heater - UNIT 4️⃣ XXXX
Water Heater - UNIT 5️⃣ XXXX
Water Heater - UNIT 6️⃣ XXXX
Waste
ORIENTATION
Unit Identification
In order to identify observations by location, the following identifications will be used. These are listed from west to east.
- UNIT 1 ABC company
- UNIT 2 DEF company
- UNIT 3 GHI company
- UNIT 4 JKL company
- UNIT 5 MNO company
- UNIT 6 PQR company
VEHICLE ACCESS
Customer Parking
🟢 OK
Asphalt parking lot on the south, customer facing side with approx. 30 parking spaces. It appears that deliveries may commonly occur through this customer side.
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The parking area cracks should continue to be sealed .
These cracks appear to be fairly typical, though water will continue to deteriorate the surface until the parking area is repaired or replaced. Regular sealing of small to moderate cracks with a quality exterior flexible sealant can minimize water penetration and prolong the life of the flatwork.
Customer/Other Parking/Access
🟢 OK
Gravel parking lot on the north, employee facing side with approx. 15 parking spaces.
BUILDING EXTERIOR
Siding (Non structural)
⚙️ Material: Brick, Metal
Downspouts & Rain Barrels
🔴 Defect noted
Downspout Discharge: Above grade
Downspouts are missing which have affected the building structure. See the structure chapter for detailed information.
Soffit & Fascia
The Soffit is the underside of the roof overhang, This usually is perforated to allow ventilation in to the attic. The Fascia is the vertical edge of the roof, often protected with aluminum flashing.
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ROOF
Flat Roof Covering
🔴 Defect noted
Roof Style: Flat
Covering Material: EPDM, Torch-down / Modified bitumen
The WEST roofing cover is EPDM roofing (Ethleyne Propylene Diene Monomer) is a single-ply rubber roofing system. It has the appearance and feel of a tire inner tube. It is generally used on flat or gently sloping roofs. It easily surpasses roofing material available today in terms of performance characteristics and long-term weatherability. It is UV resistant and has a flexibility well past -60 degrees Celsius which makes it an excellent choice for the Canadian climate. EPDM roofing membrane weathers better than any other roofing system. Conventional roofing systems usually require some form of maintenance after only a few years of service. EPDM roofing systems show no similar signs of deterioration with aging and can last up to 30 years. It can be installed much faster than conventional systems resulting in lower cost.
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The EAST roofing cover is Modified Bitumen (MB) roofing (or Torch Down Roofing) is an asphalt-based, close cousin of the Built-up-Roof (BUR) designed for buildings with low-slope or "flat" roof structures. ... Modified Bitumen Roofing Systems are designed to withstand harsh exposure to extreme environmental elements and can last up to 20 years with good maintenance
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Approximate Age: 10-20 Years (WEST), More than 30 Years (EAST)
Method of Roof Inspection: Walked on roof
There is a leak in GHI Company
In the XXXXX there is an active leak on the east side wall approx. evidenced by apparent water exiting the electrical receptacle during rain.
It is possible that the primary source of the leak is where the EPDM roof covering meets the Modified Bitumen roof covering. This is a location reasonably close to the reported leak, shows at least 3 locations where the EPDM is lifted and there is standing water here.
Additional photos show possible sources of this leak. There are areas of patching, as well as other areas that are beginning to lift and are underwater, including at the joints.
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The roof ballast (gravel) on the East roof as been blown into piles.
This should be corrected or replaced if re-roofing.
Purpose of the Roof Ballast:
- Protection: It protects the modified bitumen membrane from UV rays, physical damage, and weathering.
- Weight and Stability: The ballast adds weight to hold the roofing membrane in place, especially in windy conditions.
- Drainage: Helps promote water flow toward drains while minimizing pooling.
- Thermal Performance: Provides some insulation and regulates roof surface temperature.
Water marks were noted in multiple areas in multiple units however none (except the XXXXXX leak noted) registered any moisture - they were dry.
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Unused/decommissioned equipment is noted on the west roof top which should be removed.
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Roof Drainage
🔴 Defect noted
Type: Internal Roof Drains
Internal Roof Drains are located in the center of flat roofs, these drains channel water through internal pipes and rely on gravity and a slight slope to the roof to work effectively.
It appears that some WEST roof drains are not adequately sealed and most do not have debris grills
- Roof leak noted in the XXXX possibly primarily due to poor flashing at the roof drain above combine with poor overall drainage.
- A roof drain is noted to be approximately above the XXXXX where the interior damage is noted.
- The roof drains do not have strainers to prevent debris from entering and potentially clogging the drain pipes.
Only one drainage is noted on the EAST flat roof and it is sitting higher than the surrounding area.
The EAST roof is continuously soaked in half an inch of water.
Roof drainage discharge is uncontrolled (no downspouts).
This has cause some structural wall decay. Refer to the STRUCTURE chapter for more information.
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Chimney
🟢 OK
Material: Metal
STRUCTURE
Foundation
🟢 OK
Foundation Type: Slab on grade
Foundation Material: Not visible
Floor/Slab
🟢 OK
⚙️ Material: Cement
Siding (Structural)
🔴 Defect noted
The structural wall on the north west exterior corner is severely deteriorated and requires repair.
It appears that a roof drain may have been discharging here for a significant amount of time without proper discharge management. This likely has caused the ground to be eroded and continuous water on the lower masonry blocks leading to their failure.
I recommend installing an appropriate downspout to discharge rain water away from the building as well as replacement/repair of the masonry blocks in this section.
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Cold Room
An unused, sealed exterior walk-in fridge is noted.
It has been attached to the building with entry from an interior door which has been sealed shut. The current tenant reports that this has not been opened in the 5 years of their tenancy. If/when opening I recommend caution as it may contain a biological hazard.
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Attic Framing
🟢 OK
Rafters: Steel Truss
INSULATION
Walls
🟢 OK
Insulation Type: Foam Board
Approximate Insulation R-Value: Aprox R-10
The walls are insulated using exposed Styrofoam boards.
All foam plastics should be covered with a 15 minute thermal barrier. Gypsum board, ½” thick is a common covering. Styrofoam boards emit a strong toxic gas when burned, further endangering occupants.
Attic
🟢 OK
Insulation Type: Closed Cell Foam
Approximate Insulation R-Value: 10-15
ELECTRICAL
Electric Service Meters
🟢 OK
Service Entrance/Drop: Below Ground
Service size: 800A, 600V
Electrical Panels
🟢 OK
Location: Most panels located in business units, XXXX located in Electrical Room
Manufacturer: Siemens, Square D, Federal Pioneer Electric
Panel Amperage: 200 amps
Type: Breakers
Branch Wiring
🟢 OK
Wire Material: Copper
Wiring Type: Non-metallic sheathed cable
Outlets
🟢 OK
Outlet Types: 3 Prong (grounded)
The exterior electrical receptacle is too close to the propane storage tanks.
Electrical receptacles and other ignition sources must be at least 3 feet (1 meter) away from propane tanks. This is intended to reduce the risk of ignition in the event of a propane leak.
While I do my best to test as many outlets as I can during the inspection, the scope of a home inspection is to test a random and representative number of outlets, not all and some outlets are not accessible. As a result, some outlets with problems may not be specifically identified or noted in this report.
PLUMBING
Water Meter
🟢 OK
All water meters are located in the water meter room located in the north west corner of UNIT 5 GILMOURS. There appears to be 1 shared meter as I could only find 5 meters for the 6 units. 3 of the 5 could not be definitively identified. I recommend contacting the City of Belleville Water department in order to match the meter serial number to the businesses.
Water Supply
🟢 OK
Pipe Material: Copper
Water Supply: Public water
Water Pressure: Average
Distribution Pipe
🟢 OK
Pipe Materials: Copper
Water Heater - UNIT 1️⃣ XXXX
🔴 Defect noted
♨️
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System Type: Tank
Manufacturer: GSW
Year of Manufacture: 2003
Size (litres): 20
Energy Source: Electricity
This is an old water heater which requires immediate replacement as this unit is leaking.
At the time of the inspection the cold water supply to the unit was shutoff.
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Water Heater - UNIT 2️⃣ XXXXX
🟢 OK
♨️
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TPR Valve: Inadequate Discharge - General Note
The Water Heater TPR (Temperature Pressure Release) valve terminates too high.
The discharge tube for the water heater TPR valve is not correctly installed. The TPR is a safety feature which prevents the tank from exploding if all other safety systems fail and the water heater continuous to heat uncontrolledly. View this MythBuster video to see what happens when a heater explodes. If the relief valve was to open, it would release super heated steam preventing the tank from exploding but if you were nearby it could cause significant and serious burns. Ideally, the discharge tube for a relief valve terminates between 6 and 12 inches off the ground to minimize any danger to nearby occupants. I recommend having this relief valve discharge tube repaired. This is a simple and inexpensive repair.
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Tempering/Mixing Valve: ⚪ None Noted
System Type: Tank
Manufacturer: Rheem
Year of Manufacture: 2010
Size (litres): 175
Energy Source: Electricity
Water Heater - UNIT 3️⃣ XXXX
🟢 OK
♨️
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System Type: Tank-less
Manufacturer: John Wood
Year of Manufacture: 2016
Size (litres): On demand
Energy Source: Gas
Water Heater - UNIT 4️⃣ XXXX
🟢 OK
♨️
 |  |
System Type: Tank
Manufacturer: Giant
Year of Manufacture: 2022
Leased
Size (litres): 279
Energy Source: Electricity
The water heater appears to be leased.
This usually involves a binding contract for the amortized life span of the heater which is generally about 12 years. Most leasing company allow for a buy out however. Although it may be possible to buy out the remaining contract, given the age of the water heater it may be quite costly. Inquire with the seller or the leasing company regarding terms of the lease.
Water Heater - UNIT 5️⃣ XXXX
🟢 OK
♨️
System Type: Tank-less
Manufacturer: John Wood
Year of Manufacture: Approx. 2020
Size (litres): On demand
Energy Source: Gas
The data plate was not accessible and so determining the age is based on visual clues only.
Water Heater - UNIT 6️⃣ XXXX
⚪ None Noted
Waste
🟢 OK
Waste and Vent Pipe Materials: ABS plastic
Discharge Type: Public Sewer
HVAC
UNIT 1️⃣ TVF
____________
🔥 HEATING: 🟢 OK
🔥
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Heating Method: Gas forced air furnace
Efficiency: High
Rank: Primary Heating System
Filter State: Dirty
Filter Size: 16 x 25 x 1", 20 x 25 x 1"
Energy Source: Natural gas
Manufacturer: Olsen
Year of Manufacture: 2005
Capacity: 105,000-115,000 btu's
____________
❄️ COOLING: 🟢 OK
❄️
 |  |  |
System Type: Air Source Electric
Manufacturer: Carrier
Size: 3 Tons
Age: 2001
UNIT 2️⃣ SWISH
____________
🔥 HEATING: 🟢 OK
🔥
 |  |  |
Heating Method: Gas forced air furnace
Efficiency: High
Rank: Primary Heating System
Energy Source: Natural gas
Manufacturer: Armstrong
Year of Manufacture: 2016
Capacity: 35,000-45,000 btu's
____________
❄️ COOLING: 🔴 Defect noted
❄️
 |  |  |
System Type: Air Source Electric
Manufacturer: York
____________
⚠️OBSERVATIONS: See Below
The Air Conditioner compressor is at end of life and may be inoperable.
It is severely corroded and installed directly onto the roof and so is constantly wet. The data plate label is unreadable indicating that it is quite old and likely well beyond its normal lifespan.
Replacement cost approx. $5,000
|  |
UNIT 3️⃣ LAUNDRY
____________
🔥 HEATING: 🟢 OK
🔥
 |  |  |
Heating Method: Packaged Roof Top Unit (RTU), Gas forced air furnace
Rank: Primary Heating System
Energy Source: Natural gas
Manufacturer: Keeprite
Year of Manufacture: 2016
Capacity: 45,000-55,000 btu's
____________
❄️ COOLING: 🟢 OK
System Type: Packaged Roof Top Unit (RTU), Air Source Electric
Size: 2.5 Tons
____________
𖣘 VENTILATION: 🟡 Marginal
𖣘
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The UNIT 3 LAUNDRY Dryer vent is clogged with lint and should be cleaned.
UNIT 4️⃣ SALON
____________
🔥 HEATING: 🟢 OK
🔥
 |  |  |
Heating Method: Packaged Roof Top Unit (RTU), Gas forced air furnace
Rank: Primary Heating System
Energy Source: Natural gas
Manufacturer: Keeprite
Year of Manufacture: 2016
Capacity: 45,000-55,000 btu's
____________
❄️ COOLING: 🟢 OK
System Type: Packaged Roof Top Unit (RTU), Air Source Electric
Size: 2.4 Tons
UNIT 5️⃣ GILMOURS
____________
🔥 HEATING: 🟢 OK
🔥
 |  |  |
Heating Method: Packaged Roof Top Unit (RTU), Gas forced air furnace
Rank: Primary Heating System
Manufacturer: Carrier
Year of Manufacture: 2022
Capacity: 105,000-115,000 btu's
____________
❄️ COOLING: 🟢 OK
Size: 4.9 Tons
____________
❄️ Secondary Cooling System Type: Air Source Mini Split Electric
❄️
 |  |  |
Manufacturer: Lennox
Size: 2 ton
Age: Aprox 2015-2020
UNIT 6️⃣ GINOS
____________
🔥 HEATING: 🟡 Marginal
🔥
 |  |  |
Heating Method: Packaged Roof Top Unit (RTU), Gas forced air furnace
Rank: Primary Heating System
Filter State: Dirty
Energy Source: Natural gas
Manufacturer: York
Year of Manufacture: 1999
Capacity: 95,000-105,000 btu's
____________
❄️ COOLING: 🟢 OK
System Type: Packaged Roof Top Unit (RTU), Air Source Electric
Size: 3 Tons
____________
❄️ Secondary Cooling System Type: Air Source Mini Split Electric
❄️
 |  |  |
Manufacturer: Lennox
Size: 2 ton
Age: Aprox 2015-2020
____________
𖣘 VENTILATION: 🟢 OK
𖣘
 |  |
____________
⚠️OBSERVATIONS: See Below
The Packaged Roof Top Unit is old and appears to be poorly maintained.
The following observations are noted:
- The blower wheel is caked with dust. It is likely not moving sufficient air, causing the heat exchanger to overheat and prematurely degrade
- The heat exchanger is discoloured showing weak spots
- This unit uses R-22 refrigerant which is no longer available. Any repairs would be excessive. Parts may be difficult to source.
- This appears to have been poorly maintenance. The filters are dirty and there appears to mould (confirm with testing only) or similar building up in the plenum and blower.
Servicing is recommend immediately and potential replacement of this unit is in the near term. Replacement budget costs approx. $15,000 - $20,000
 | ||
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Distribution
🟢 OK
Distribution Method: Forced Air / Ducts
Oil Storage
⚪ None Noted
No oil storage was noted on the property. It is possible that a tank may be buried on the property however there was no clues indicating this.
Gas Supply
🟢 OK
Natural Gas Meter: North side
All natural gas meters are located on the north exterior wall of the building. There appears to be 1 shared gas meter as I could only find 5 gas meters for the 6 units. Using markings on the pipes and following pipes as possible I was able to assume 3 of the 5 meters only.
I recommend contacting the gas provider in order to definitively match the meter serial number to the businesses.
 |  | |
Fuel Piping
🟢 OK
⚙️ Piping Material: Steel pipe, Flex
Heating Exhaust
🟢 OK
COMMERCIAL AREAS
UNIT 1️⃣ XXXX
A walk-in freezer room is noted. The cooling equipment is disconnected.
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UNIT 5️⃣ XXXX
The toilet is loose and requires tightening to prevent a leak.
PUBLIC AREAS
UNIT 5️⃣ XXXX
The public entry door glass is cracked.
UNIT 1️⃣ XXXX
The toilet in UNIT 1 XXXX is not functional. This is the 'accessible' bathroom.
According to the tenant the toilet backs up into the adjacent bathroom when flushed. It has therefore been deemed unusable until corrected. I recommend a plumber investigate for a blockage.
 |  |
GENERAL
Property Specs
Inspection Type: Pre-Purchase
Style of Building: Single Level Muli Unit
Building Use: Commercial
Approximate Square Footage: 7,500 Sq. Ft., More than 4,500 Sq. Ft.
The approximate square footage is listed as a courtesy and is based off of public records, disclosure or a visual estimation. An evaluation of square footage of the buildings and property lines is beyond the scope of this inspection.
Approximate Year of Original Construction: 1980's, 1970's
The approximate year of construction and square footage shown here is listed as a courtesy and is based off of public records, disclosure or a visual estimation. An evaluation of the year of construction, square footage of the buildings and property lines is beyond the scope of this inspection.
Unless the wiring in the building has been fully updated, this building likely has wiring that predates the late 1980's.
In the late 1970's, laws were past to prohibit use of lead and asbestos in building materials.
Manufacturers of building materials were allowed to sell existing stocks of materials that were manufactured with lead and asbestos, so even buildings constructed as late as the mid-1980's could possibly contain lead or asbestos. Common building materials include but are not limited to water supply plumbing, paint, wall plaster, drywall, floor coverings and insulation.
While I do report suspected asbestos and lead materials, identification and testing for asbestos, lead and other environmental testing is beyond the scope of this home inspection. If you wish to seek additional information and/or plan to perform destructive renovations, I recommend contacting an environmental lab or industrial hygienist.
Solid conductor aluminum wiring was used in residential construction for 15 and 20-amp circuits in the 1960's through the 1970's. This wiring has proven to be problematic and a fire hazard, primarily due to problems with loose connections and metal fatigue. In a home of this era, there is a possibility, but not guarantee, that solid conductor aluminum wiring exists and may be concealed from view. If this wiring is ever uncovered during subsequent renovation work, I recommend removal and replacement.
Environment
On Site During the Inspection: Buyer's Agent
Occupancy: Occupied
Weather: Cloudy
Temperature: Below 0[C]
Ground/Soil surface conditions: Wet
General Limitations
Please note that while I do report suspected mould, identification of mould, mould testing and indoor air quality are beyond the scope of this inspection.
Asbestos was used in many materials up until the late 1970's. While I do report suspected asbestos materials, testing and confirmation of these products is beyond the scope of the inspection.
During this inspection, a thermal imaging camera was used to check walls and ceilings for thermal anomalies .
Thermal imaging cameras use the infrared light spectrum to build a picture of the house. Experienced thermographers look for clues in these thermal images that could lead us to otherwise concealed water leaks or missing air or thermal barriers. In older properties, incomplete air and thermal barriers are so common, we will only report on items that look significantly deficient and are worthy of correction. While this service is included with our inspection; it is limited and is not a complete thermal mapping of the property. The use of an infrared camera is well beyond the minimum standards for an inspection. Relevant thermal images are included in this report.
CONTRACTORS
Many of these contractors I have contracted either personally to me and/or in business however I have no affiliation with any, nor do I receive any compensation for their entry on this list or guarantee their work. This list is provided for your convenience only
ASBESTOS/MOLD/AIR TESTING & ABATEMENT
Mold Buster | Belleville, Kingston | (888) 605-0816 | https://www.bustmold.com/
First Response | Ottawa, Kingston | (613) 702-6701 | https://www.firstresponsecleaning.ca/
Paracel Laboraties | Ottawa, Kingston | (800) 749-1947 | https://www.paracellabs.com/home
Air Quality Testing | Ontario | (866-528-2897 | https://www.airqualitytesting.ca/
ELECTRICAL
Janbar Electric | Trenton | (613) 392-1406 | https://www.janbarelectric.ca/
Terry Shortt Electrical Services |Trenton | (613) 394-6359 | http://www.shorttelectric.ca/)
Roberts Electric Ltd | Cobourg | (905) 372-4421 | http://www.bgrobertselectric.ca/
Bertoia Electric | Kingston | (613) 634-9450| https://www.bertoiaelectric.com/
Briden Electrical Services | Belleville| (613) 922-0743 | https://bridenelectric.ca/
ENGINEERING / FOUNDATION REPAIR
Elliot Tee | Napanee | (613) 483-4125
Three Hills Engineering |Belleville | (613) 902-0036 | http://www.threehillsengineering.com/
LANDSCAPING
The Tree Medic | Cobourg | (905) 396-6632 | http://www.thetreemedic.ca/
MASONRY
Holmes Custom Masonry | Trenton | (613) 920-1616 | https://www.holmescustommasonry.com/
RENOVATION & CARPENTRY
Knock on Wood (Journeyman Carpenter) | Prince Edward County | (613) 813-4789
Bread & Hammer | Belleville | (613) 214-9040 | https://www.breadandhammer.com/
Alair | Belleville | (613) 707-1793 | https://www.alairhomes.ca/belleville/home-renovations/
Slabinski Carpentry | Cobourg | (905) 269-7307 | https://www.facebook.com/slabinskicarpentry/
ROOFING
Robert Miller Construction (Amish) | Sterling | Call John Davies (613) 395-5546
Advanced Roofing | Belleville | (613) 243-1083 | http://advancedroofingquinte.com/
Salama roofing inc. | Trenton | (647) 528-0361 | https://salamaroofinginc.business.site/
Moffatt Bros. Roofing Ltd. | Cobourg | (905) 373-0071 | https://moffattbrosroofing.ca/
WATER (WELL, SEPTIC, PLUMBING)
Professional Pumps & Water Treatment (well and water testing) | Kingston | (613) 561-7867 | https://www.ppwt.ca/
Storing Septic (septic inspection only) | Tamworth | (613) 379-2192
MacLellan Water Treatment and Pumps (well inspection only) | Odessa | (613) 777-9121 | https://www.mwater.ca/
QLogic Water Solutions (well & water inspection) | Trenton | (613) 922-7474 | https://qlogicwatersolutions.com/
A1 Plumbing Services (well & septic inspection) | Frankford | (613) 398-0599 | https://a1plumbingquinte.com/
D.Koets Plumbing & Heating (plumbing only) | Brighton | (613) 392-9820 | https://www.koetsplumbing.com/
Reids Plumbing (plumbing only) | Belleville | (613) 968-9344 | https://reids-plumbing-heating-and-air-conditioning.business.site/
Stadtke Plumbing & Heating Ltd. (plumbing only) | Cobourg | (905) 377-9214 | http://www.stadtkeplumbingheating.com/
WATERPROOFING/BASEMENT LEAK
Upper Canada Water Proofing | Quinte West | (613) 392-1485 | https://www.uppercanadawaterproofing.ca/
Signed Contracts
Walker Inspections
(613) 813-9713
https://walkerinspections.ca
steven@walkerinspections.ca