Repairs

• E-1 Siding and Trim:

  SIDING PAINT JOB NEEDED

  The exterior siding needs to be cleaned, sanded and re-stained to preserve the siding. Localized wood decay should be repaired prior to refinishing. Regular staining on this type of wood siding is important to slow cupping and splitting of the siding.

  • The south-facing siding is showing the greatest amount of weathering

  Recommendation

  Hire a siding contractor to further evaluate this condition and re-paint / stain the entire exterior. This is routine maintenance but this will be a more expensive upcoming maintenance item. Examples of specific observations noted during inspection include:

• E-2 Eaves:
  

  Openings were noted in the eaves of the house that need to be sealed up to exclude rodents from getting into the attic.

  

  
  

  

  
  

• E-3 Exterior Window Frames:
  

  WOOD WINDOWS NOTE

  Many of the wood windows in this building are exposed to the weather and will require regular painting and sealing maintenance to preserve the windows and prevent decay. I checked the windows for wood decay and damage during inspection.

  ✒️

  • Localized wood decay

  

  
• E-4 Exterior Hose Bibs:
  

  LOW WATER PRESSURE NOTED

  Low water pressure was noted. A bare minimum of 30 PSI is recommended to serve the home. Often, well systems require servicing and repair to recharge storage tanks and even update pump systems. I recommend having the well system further evaluated and repaired as recommended by a well specialist.

  

  
• E-6 Exterior Electric Receptacles and Fixtures:
  

  The exterior receptacle has been installed at a height that prevents safe and convenient access from ground level. Additionally, non‑metallic sheathed cable was observed running exposed along the exterior wall surface. This wiring method is not suitable for outdoor exposure and is vulnerable to physical and environmental damage. Recommend evaluation by an electrical contractor.

  

  
• DPB-1 Wood Decks Porches and Balconies:

  DECK LEDGER BOLTS NEEDED

  The deck ledger board has not been reliably connected to the house. This risks deck failure as the ledger attachment to the house can pull free. I recommend installing an attachment system that conforms to recommended minimum standards. The Town of Orangeville provides an excellent Deck Construction Guide for reference.

  
  

  Recommendation

  Hire a qualified deck contractor to further evaluate.

  

  

  

  
• DPB-2 Wood Decks Porches and Balconies:

  The deck beams do no appear to be reliably connected to the posts. The beam is not bearing on the posts and nails were used for connection. When not done to normal standards it is difficult to predict how this connection will perform. The Town of Orangeville provides an excellent Deck Construction Guide for reference.

  
  

  Recommendation

  Hire a qualified deck contractor to further evaluate.

  

  

  

  

  
• DPB-3 Wood Decks Porches and Balconies:

  Splices were observed in the deck girder spans. Girder members should be continuous or properly supported at posts; splices located between supports can weaken the span and reduce load‑carrying capacity. This condition may compromise the structural performance of the deck.

  
  

  Recommendation

  Hire a qualified deck contractor to further evaluate.

  

  

  

  
• DPB-4 Wood Decks Porches and Balconies:

  LARGE OPENINGS FOR DECK GUARDRAIL

  The openings for the deck guardrail are larger than the modern standard of 100mm. Caution should be used, especially around small children as they can often fit their head between this space of railing. The Town of Orangeville provides an excellent Deck Construction Guide for reference.

  Recommendation

  Hire a qualified deck contractor to further evaluate.

  

  

  

  

  

  

  
• DPB-5 Wood Decks Porches and Balconies:
  

  No flashings were noted between the deck ledger board and the home. This could allow water to get trapped between the deck and the house, causing rot and a conducive pest condition. This can be a difficult retrofit once the deck is constructed. No water damage was visible, but this could cause long term moisture control problems at the deck.

  

  This diagram shows a proper deck ledger flashing and attachment.

  

  This diagram shows a proper deck ledger flashing and attachment.

• RCG-2 Roof Materials:

  All exposed fasteners on the roof should be sealed with mastic.

  

  

  
• RCG-3 Chimneys:
  

  The chimney needs cleaned and repaired. Creosote is building up and can quickly choke a metal chimney cap. The masonry cap is cracked and spalling. Have this further investigated and repaired by a qualified mason or chimney sweep as recommended.

  

  
• ES-3 Electrical Bonding System:
  

  Have the electrical bonding system checked by a licensed electrician. Adequate bonding could not be verified at the main water pipe or the pipes by the water heater. This is an important safety feature to ensure safe control of stray voltage on metal systems in the house.

  

  
• EDF-2 Branch Wiring:

  NM ELECTRIC CABLE IS SUBJECT TO PHYSICAL DAMAGE

  Surface-run cable wiring was noted during the inspection. The exposed non-metallic sheathed cable needs to be properly protected inside a conduit or raceway so that the cable is not subject to physical damage. This cable appears to be the feeder for the detached garage, though not visible for the entire run.

  Recommendation

  Hire a licensed electrician to further evaluate and repair.

  

  
• EDF-3 Receptacles and Fixtures:

  REVERSE POLARITY

  Reverse polarity was noted at one of the electric receptacles. This is when the hot and the neutral wires have been wired backwards. This is a potential safety issue that should be corrected by a licensed electrical contractor.

  

  Receptacle next to electrical panel

  

  Receptacle next to electrical panel

• EDF-4 Receptacles and Fixtures:

  DAMAGED LIGHT FIXTURES

  Damaged light fixtures were noted. Repair / replace as needed.

  

  
• EDF-7 Ceiling Fans:
  

  The ceiling fan in the bedroom is wobbling during operation at high speed. This can be a simple matter of balancing the fan blades, but it could also indicate an inadequately secured fan, which can present a safety hazard. Have this further evaluated and repaired as recommended by a qualified electrical contractor.

  

  
• HCFV-1 Heating Systems:
  

  INOPERATIVE BASEBOARD HEATERS

  Inoperative baseboard heaters were noted - they did not respond to testing. Hire a licensed electrician to repair or replace as needed. Locations noted during inspection include:

  • Basement Bedroom (south wall)

  

  
• HCFV-2 Solid Fuel Fireplaces:

  INADEQUATE NON-COMBUSTIBLE HEARTH

  A wood stove has been inserted into a masonry firebox and the non-combustible hearth was not extended. This means the hearth is no longer an adequate size to protect the floor from hot embers. Have this further investigated and repaired by a qualified chimney sweep or mason. Provide an adequate non-combustible hearth for the front of the wood stove for operational safety.

  

  
• P-1 Water Service Supply:
  

  The well pressure tank is resting on an unstable makeshift support (milk crate) and shows visible rust.

  
  

  Recommendation

  Hire a qualified plumber to further evaluate.

  

  
• WH-1 Water Heater:
  

  NO DRAIN PAN FOR WATER HEATER

  No drain pan has been installed below the water heater here. A drain pan is recommended under water heaters that are located in finished spaces or where a leak could damage finishes. Where a pan does not already exist, the tricky part is providing a drain to the outside. A pan without a drain is often of limited benefit/protection. For improved protection from accidental water heater leaks and where a drain is difficult to install, consider a pan with a moisture alarm and a flood-safe device.

  

  
• K-1 Sinks and Faucets:
  

  KITCHEN SINK FAUCET IS LEAKING

  The kitchen sink faucet handle is leaking and needs to be repaired or replaced.

  

  
• K-2 Sinks and Faucets:

  S-TRAP CONFIGURATION NOTED

  An S-trap was noted in the kitchen sink. This is an older style of waste piping that risks siphoning the trap and is no longer allowed. This should be further investigated and repaired by a licensed plumber to ensure reliable performance. Often an air admittance valve can be used to correct this configuration. Please note that trap siphoning could allow sewer gas to enter the house.

  

  

  
• K-3 Sinks and Faucets:

  MISSING ISOLATION VALVES

  Isolation valves were not installed on the kitchen sink supply lines. Current plumbing standards require accessible shut‑off valves at each fixture to allow localized servicing and to avoid shutting off water to the entire home during repairs.

  
  

  Recommendation

  Hire a qualified plumber to add proper isolation valves for future serviceability.

  

  

  
• BB-1 Sinks and Cabinets:

  S-TRAP CONFIGURATION NOTED

  An S-trap was noted in the basement bathroom sink. This is an older style of waste piping that risks siphoning the trap and is no longer allowed. This should be further investigated and repaired by a licensed plumber to ensure reliable performance. Often an air admittance valve can be used to correct this configuration. Please note that trap siphoning could allow sewer gas to enter the house.

  

  

  
• BB-2 Sinks and Cabinets:

  MISSING ISOLATION VALVES

  Isolation valves were not installed on the basement bathroom sink supply lines. Current plumbing standards require accessible shut‑off valves at each fixture to allow localized servicing and to avoid shutting off water to the entire home during repairs.

  
  

  Recommendation

  Hire a qualified plumber to add proper isolation valves for future serviceability.

  

  

  
• MFB-1 Sinks and Cabinets:

  S-TRAP CONFIGURATION NOTED

  An S-trap was noted in the main bathroom sink. This is an older style of waste piping that risks siphoning the trap and is no longer allowed. This should be further investigated and repaired by a licensed plumber to ensure reliable performance. Often an air admittance valve can be used to correct this configuration. Please note that trap siphoning could allow sewer gas to enter the house.

  

  
• MFB-2 Sinks and Cabinets:

  MISSING ISOLATION VALVES

  Isolation valves were not installed on the main bathroom sink supply lines. Current plumbing standards require accessible shut‑off valves at each fixture to allow localized servicing and to avoid shutting off water to the entire home during repairs.

  
  

  Recommendation

  Hire a qualified plumber to add proper isolation valves for future serviceability.

  

  

  
• A-1 Attic Access:
  

  SMALL ATTIC ACCESS POINT

  The attic access hatch is too small and cannot be entered. Standards for attic access size is 30"/22" to provide access to this space to work and make repairs/improvements.