General Information
Hi Commercial Client,
Thank you very much for choosing Blue Lion Property Inspections Inc. to perform your commercial building inspection.
This inspection was performed in accordance with the current Standards of Practice for inspecting Commercial Properties (ComSOP) of the Certified Commercial Property Inspectors Association("CCPIA") which can be found online at www.ccpia.com/comsop. We encourage you to read the standards of practice so you can understand what is covered in a commercial inspection and what is not.
The following pages are your inspection report. Please read the entire report carefully and contact us with any questions.
The Scope and Purpose of a Commercial Building Inspection
The purpose of a commercial building inspection is to help reduce the risk associated with the purchase or sale of a commercial building by providing a professional opinion about the overall condition of the structure.
A commercial building inspection is visual and not destructive
The descriptions and observations in this report are based on a visual inspection of the structure. We inspect the areas of the structure that can be viewed without dismantling, damaging or disfiguring the structure and without moving furniture and interior furnishings. Areas that are concealed, hidden or inaccessible to view are not covered by this inspection. Some systems cannot be tested during this inspection as testing risks damaging the building.
This is not an inspection for code compliance
This inspection and report are not intended for city / local code compliance. During the construction process, structures are inspected for code compliance by municipal inspectors. Framing is open at this time and conditions can be fully viewed. Framing is not open during inspections of finished homes, and this limits the inspection. All houses fall out of code compliance shortly after they are built, as the codes continually change. There are generally no requirements to bring older homes into compliance unless substantial renovation is being done. Any modifications or additions are not part of a home inspection. Check with city code compliance for any concerns and to make sure all work was done up to code.
This is just our opinion
Construction techniques and standards vary. There is no one way to build a house / building or install a system in a building. The observations in this report are the opinions of the inspector. Other inspectors and contractors are likely to have some differing opinions. You are welcome to seek opinions from other professionals.
The scope of this inspection
This inspection will include, but is not limited to, the following systems: roof, exterior, structure, drainage, foundation, attic, interior, plumbing, electrical and heating. The evaluation will be based on limited observations that are primarily visual and non-invasive. This inspection and report are not intended to be technically exhaustive. To this end, we assist with discovery by showing and documenting observations during the commercial building inspection. This should not be mistaken for a technically exhaustive inspection designed to uncover every defect with a building. Such inspections are available, but they are generally more time consuming and cost-prohibitive.
Your participation is requested
Your presence is requested during this inspection. A written report will not substitute for all the possible information that can be conveyed verbally by a shared visual observation of the conditions of the property.
How to Read This Report
Getting the Information to You
This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, you can take a look at our "Summary Page” and quickly get critical information for important decision making. However, we strongly recommend that you take the time to read the full Report which may include digital photographs, captions, diagrams, descriptions, videos and additional information.
You will notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information. This report can also be printed on paper or to a PDF document.
Chapters and Sections
This report is divided into chapters and each chapter is broken into sections that relate to a specific system or component of the building. You can navigate between chapters with the click of a button on the left side margin.
Most sections will contain some descriptive information done in black font at the beginning.
Observation narratives are done in colored boxes and will be included if a system or component is found to be significantly deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the building was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section and/or it may simply say “tested,” “inspected” or ”satisfactory”.
Observation Labels
All narrative observations are colored, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colors and labels used in this report are:
- Further Evaluation:Items that need to be evaluated further by a licensed technician.
- Safety Concern:Items that may pose a safety hazard
- Recommendation:Recommendation
- Repair or Replace:Items noted during inspection to be repaired or replaced.
- Recommended Maintenance:These are repair items that should be considered "routine home ownership items," such as servicing the furnace, cleaning the gutters or changing the air filters in the furnace.
- Improve:Observations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability reasons.
- Monitor:Items that should be watched to see if correction may be needed in the future.
- Note:Refers to information and / or any comments elaborating on items noted in the report.
- Description:Detailed description of various aspects of the property noted during the inspection.
Summary Page
The Summary Page is designed as a bulleted overview of some of the more major and more significant observations noted during the inspection that we found to be of higher importance. This helpful overview is not a substitution for reading the entire inspection report and should not be regarded as the complete report. Please read the complete report as it will include additional information that the client should be aware of that may not have been included in the summary.
Summary
Safety Concerns
- E-6 Electrical:
Outlets - Oil / Grease Covered:
- Observation / Condition: Outlets covered in oil and grease
- Location:
- Concern: Flammable. Fire / electrical shock hazard. Can cause equipment failure
- Recommendation: A licensed electrician should repair
- LS-3 Life Safety:
Smoke and Carbon Monoxide Detectors - Missing:
- Observation / Condition: Missing smoke and carbon monoxide detectors.
- Location: Throughout
- Concern: Safety hazard.
- Recommendation: Install
NOTE: We do not recommend plug in alarms, as it is easy for someone to remove them and not plug them back in. We do recommend ceiling hard wired and/or batter back up types.
Repair Or Replaces
- RGD-4 Roof, Gutters and Downspouts:
Flashing - Substandard:
- Observation / Condition: Substandard flashing
- Location: Roof
- Concern: Chance of water entry and damage to building.
- Recommendation: Have this repaired by qualified roofing contractor
- RGD-6 Roof, Gutters and Downspouts:
Skylight - Flashings:
- Observation: Substandard flashing around skylights on roof.
- Concern: Unreliable. Chance of water entry and damage to structure.
- Recommendation: Have a roofing company repair
- EG-2 Exterior & Grounds:
Exterior Deck: The rear deck appeared to be worn out and should be painted and sealed. Water and oil stains throughout and general wear and tear. Have the deck refinished.
- EG-3 Exterior & Grounds:
Risers (Stairs) - Too Tall:
- Observation / Condition: Stairs higher than 7 3/4 inches. (Stairs should be 7 3/4 inches or shorter).
- Location: Exterior - Front Entry
- Concern: Fall / Trip hazard.
- Recommendation: A qualified contractor should repair.
- E-2 Electrical:
Service Panel - Loose Cover:
- Observation / Condition: Loose cover panel to electrical bus box.
- Concern: Live wires can be exposed if cover falls off. Safety hazard
- Recommendation: Have a licensed electrical contractor repair
- E-5 Electrical:
Exposed Live Wiring:
- Observation / Condition: Exposed wiring and not contained in a covered junction box.
- Location: Exterior rear
- Concern: Shock and fire hazard.
- Recommendation: A licensed electrician should repair.
- E-7 Electrical:
GFCI Outlet - Missing:
- Observation / Condition: Receptacles (Outlets) worked at the time of inspection, but had no visible ground fault circuit interupter (GFCI) protection.
- Locations: Kitchen
- Concern: Electric Shock.
- Recommendation: A licensed electrical contractor should install.
NOTE:
- Although this condition may have been considered acceptable at the time this house was built, it is required now for safety reasons.
- Locations that require GFCI Outlets: Outdoors / Kitchens / Bathrooms / Laundry Rooms / Garages / Unfinished Basements.
- HV-3 Heating and Ventilation:
Furnace Filter - Dirty / Damaged:
- Observation / Condition: Dirty and damaged furnace and ventilation filter.
- Location: Kitchen ceiling
- Concern: Poor indoor air quality and reduced efficiency of the heating / cooling system .
- Recommendation: Replace filter every 2-3 months for cleaner air and better energy efficiency.
- P-1 Plumbing:
Faucet - Leaking:
- Observation / Condition: Leaking water at the sink faucet/ base / handles.
- Location: Dish cleaning sink
- Concern: Damage to building and contents
- Recommendation: A licensed plumber should repair.
- P-2 Plumbing:
Gas Meter - Not Labelled:
Unidentified or not labelled gas meter to the unit. We recommend asking the owner or property management to label the gas meters so they can be distinguished from each other.
- BLR-1 Bathrooms / Laundry Room:
athroom Exhaust Fan - Inoperable:
- Observation / Condition: Inoperable and dirty exhaust fan.
- Location: Basement bathroom
- Concern: Will not provide proper ventilation. Can cause damage to interior.
- Recommendation: Repair or replace and ensure it terminates to the exterior.
- BLR-2 Bathrooms / Laundry Room:
Ductwork - Too Long / Incorrect Slope:
- Observation / Condition: Too long and not sloped correctly bathroom exhaust ductwork
- Location: Basement
- Concern: May not vent safely or reliably. Can reduce or obstruct from discharging to the outside.
- Recommendation: Have a qualified contractor repair
Here are some basic rules of thumb for dryer exhaust duct installation:
- The dryer exhaust vent must terminate outdoors.
- It should be no more than 25 feet long
- Use only smooth-wall metal vent pipe @ 4 inch pipe diameter.
- Do not use plastic pipe and plastic flex pipe.
- Flex and corrugated pipes should never be used in concealed spaces such as through walls or in attic or crawl spaces.
- Insulate dryer exhaust duct where it passes through unconditioned spaces to prevent condensation that could hasten lint build-up inside the pipe.
- Be sure duct is sleeved properly so that it will not trap lint and clean the vent regularly, especially if it is a long exhaust run.
- DWI-1 Doors, Windows and Interior:
Windows - Failed Seal:
- Observation: Damaged air seal. This has resulted in fogging and condensation between the panes of glass.
- Location: Throughout
- Concern: Not energy efficient / Heat Loss
- Recommendation: Repair or replace.
NOTE:
Multiple windows were noted that presented with a cloudy, dirty appearance. Windows like this can often be impossible to clean if the cloudiness is condensation between the panes of glass. This condition if frequency referred to as a "lost seal," and is common with insulated glass windows.
- DWI-4 Doors, Windows and Interior:
Cracked Tiles: Several cracked tiles were observed in the floor during inspection in the kitchen. Have these cracked tiles replaced by a tile specialist. Please note that cracked tile can be an indication of poor tile preparation and additional cracking could continue.
- DWI-5 Doors, Windows and Interior:
Floors - Uneven: The floors in the kitchen area are not level. No signs of cracking or recent movement were noted but it is difficult to get a sense of the history of movement here or predict future movement. Inquire with the seller for more information and monitor. Options include:
- Seek additional opinions from a structural engineer or qualified general contractor regarding the scope and urgency of any needed repairs to prevent continued movement.
- Monitor for movement to see if any additional repairs become needed.
- LS-1 Life Safety:
Fire Extinguishers - Inspection Tags Past Due:
- Observation / Condition: Missing / outdated inspection tags for the fire extinguishers
- Location: Throughout
- Concern: Safety Hazard.
- Recommendation: Have this inspected and updated.
- LS-2 Life Safety:
Fire Sprinklers - Painted:
- Observation / Condition: Painted fire sprinkler heads
- Location: Throughout
- Concern: Fire / Safety Hazard. Nozzles may get clogged and seal the holes and sprinkler will not work.
- Recommendation: Have this repaired.
- LS-4 Life Safety:
Emergency Exit Signs & Lighting - Missing
- Observation / Condition: No emergency lighting or exit signs.
- Location: Front
- Concern: Safety hazard
- Recommendation: Install emergency exit signage and lighting
- CA-1 Cooking Area:
Emergency Shut Off - Outdated:
- Observation / Condition: Outdated emergency shut off switch. Last inspected 2023
- Location: Kitchen / cooking area
- Concern: Safety hazard
- Recommendation: Have a qualified fire protection company further evaluate
- CA-3 Cooking Area:
Refrigerator - Leaking: Water leaking around the refrigerator during inspection. This can be from water supply lines, condensation problems or even from items inside the refrigerator.
This requires immediate repair and risks concealed water damage.
Have this appliance further investigated and repaired as needed.
- CA-5 Cooking Area:
Exhaust System - Filters:
- Observation / Condition: Dirty exhaust hood filters
- Location: Kitchen / Cooking Area
- Concern: Will not vent properly and cause damage to exhaust system
- Recommendation: Have a qualified company repair
- CA-6 Cooking Area:
Exhaust Roof System - Maintenance Required:
- Observation / Condition: Cleaning and maintenance of the exhaust and ventilation system is past due.
- Location: Roof
- Concern: Can cause the system to break down
- Recommendation: Have a qualified company clean and perform maintenance
- G-1 Garage:
Garage Door Opener / Motor - Inoperable:
- Observation / Condition: The garage wall switch and motor opener was inoperable at time of inspection.
- Concern: May need repair or replacement
- Recommendation: Ask the seller or have a new garage opener installed.
- G-2 Garage:
Garage Floor: This is an old garage with just a dirt floor. Old structures such as this are often maintained on an as-needed basis until they are torn don and re-built. Consult with a qualified general contractor if you wish to install a concrete slab.
Recommended Maintenance Items
- RGD-5 Roof, Gutters and Downspouts:
Debris in Gutters:
- Observation / Condition: Gutters clogged with debris.
- Location: Throughout
- Concern: Chance for damage to building and structure. Proper water drainage is important.
- Recommendation: Have gutters and downspouts cleaned by a professional gutter cleaning company annually.
- EG-1 Exterior & Grounds:
Overhanging Tree Branches:
- Observation / Condition: Large trees / branches near the house overhanging the home.
- Location: Front
- Concern: Can cause damage to the roof and clog the gutters.
- Recommendation: Have these trees trimmed as part of routine maintenance
- HV-1 Heating and Ventilation:
Furnace - Needs Servicing:
The furnace worked at the time of inspection. However, no maintenance records were observed. Annual servicing and maintenance of gas forced air furnaces is recommended for safe and reliable heat.
Improves
- RGD-2 Roof, Gutters and Downspouts:
Roof Access Hatch: Have a fence / barrier installed around the roof access. Fall / personal injury possible as hatch is close to the sloped edge of roof.
- EG-4 Exterior & Grounds:
Improve Caulk Around Windows:
- Observation / Condition: Missing caulk around windows.
- Location: Throughout
- Concern: Chance of water damage to structure.
- Recommendation: A qualified contractor should repair.
- E-3 Electrical:
Panel Labelling: Missing / Incomplete:
- Observation / Condition: Incomplete or incorrect labelling for the electric panel.
- Concern: Safety concern in the event power needs to be turned off quickly.
- Recommendation: A licensed electrical contractor should update
📃 The Complete Inspection Report
Exterior & Grounds
Exterior Siding:
Eaves, Soffits and Fascia:
Drainage and Site (Grading):
Grounds, Trees and Vegetation:
Decks, Balconies and Porches:
Stairs, Handrails, Guardrails:
Window and Stairwells:
Fences:
Topography
Building Signage
Other Site Components
Electrical
Electric Service Type:
Meter:
Main Service Panel / Main Shut Off:
Distribution (Sub) Panel:
Wiring:
Outlets & Switches:
Electrical Grounding System:
Electrical Bonding System:
Appliance Disconnects:
Plumbing
Water Supply / Main Shut Off:
Supply Lines:
Drain, Waste & Venting:
Fixtures & Faucets:
Shut-Off Valves:
Sump Pump:
Main Fuel Systems:
Water Heater x 3
Water Heater Description:
Tank Casing:
Flues / Venting:
TPR Valve / Drain Line:
Burners:
Doors, Windows and Interior
Doors:
Windows:
Walls, Ceilings & Fixtures:
Floors:
Stairs, Handrails, Guardrails:
Life Safety
Building Number Visibility:
Fire Protection:
Smoke & CO Alarms:
Emergency Lighting / Exit Signs:
Emergency Exit Doors:
General Information
Building Characteristics, Conditions and Limitations:
Type of Report: Commercial Property Inspection
Type of Building : Commercial: Retail Storefront / Restaurant
Number of Stories: Single Story plus Basement
Approximate Size of Building: 2600
Date of Site Visit: July 7, 2026
Attending the Inspection: Client, Buyer's Agent
Client Present At End: Yes
Approximate Weather: Clear
Approximate Temperature: Warm
Furnished?: Yes
Approximate Date of Construction: 2000's
For the Purpose of This Report, Entrance Faces: East
General Limitations - Occupied / Furnished:
- This property was furnished at the time of inspection and thus many areas and items at this property were obscured by furniture/stored items/etc. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, structure (interior and exterior), in the garage and in the attic may also be obscured by stored items.
- We do our best during the inspection to work around belongings to discover as much as possible about the property without moving or damaging personal property. When furnishings, stored items etc., are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection.
- The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
Roof, Gutters and Downspouts
Roof:
Roof Access: Access Hatch
Roof Style: Flat
Roof Covering Materials: Torch-down / Modified bitumen
Method of Roof Inspection: Walked on roof
Condition: Fair to Poor
Flat Roof Membrane - Wear and Tear:
- Observation / Condition: Signs of wear and tear to the roof membrane. Displaced ballast (rocks).
- Concern: Chance for further damage
- Recommendation: A qualified roofing contractor should further evaluate
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Roof Access Hatch: Have a fence / barrier installed around the roof access. Fall / personal injury possible as hatch is close to the sloped edge of roof.
Loose cables / Wiring - Flat Roof:
- Several cables/wires appeared loose and unsupported across the roof surface.
- Rooftop wiring should be properly secured and protected from physical damage and standing water exposure.
Flashings:
Flashing Material: Aluminum
Condition: Required Repair or Replacement
Flashing - Substandard:
- Observation / Condition: Substandard flashing
- Location: Roof
- Concern: Chance of water entry and damage to building.
- Recommendation: Have this repaired by qualified roofing contractor
Gutters and Downspouts:
Gutter and Downspout Material: Aluminum
Downspout Discharge: Above Ground
Condition: Required Repair or Replacement
Debris in Gutters:
- Observation / Condition: Gutters clogged with debris.
- Location: Throughout
- Concern: Chance for damage to building and structure. Proper water drainage is important.
- Recommendation: Have gutters and downspouts cleaned by a professional gutter cleaning company annually.
Skylights:
Insulated curb style
Skylight - Flashings:
- Observation: Substandard flashing around skylights on roof.
- Concern: Unreliable. Chance of water entry and damage to structure.
- Recommendation: Have a roofing company repair
Exterior & Grounds
Exterior Siding:
Exterior Wall Material: Brick Veneer, Wood
Condition Exterior Siding: No defects observed at the time of inspection
Eaves, Soffits and Fascia:
Condition of Eaves, Soffit and Fascia: No defects observed at the time of inspection
Drainage and Site (Grading):
Siding Clearance to Grade: Standard
Grading: Average
Grounds, Trees and Vegetation:
Landscaping: Required Repair or Replacement
Parking Areas: Present
Ground/Soil Surface Conditions: Damp
Overhanging Tree Branches:
- Observation / Condition: Large trees / branches near the house overhanging the home.
- Location: Front
- Concern: Can cause damage to the roof and clog the gutters.
- Recommendation: Have these trees trimmed as part of routine maintenance
Decks, Balconies and Porches:
Type of Deck / Porch: Ground Level
Deck / Porch Material: Wood
Condition of Deck, Patio and/or Porch: Required Repairs, Replacement and/or Evaluation (see comments below)
Exterior Deck: The rear deck appeared to be worn out and should be painted and sealed. Water and oil stains throughout and general wear and tear. Have the deck refinished.
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Stairs, Handrails, Guardrails:
Stair Material: Concrete
Condition of Stairs / Handrails / Guardrail: Required Repairs, Replacement and/or Evaluation (see comments below)
Risers (Stairs) - Too Tall:
- Observation / Condition: Stairs higher than 7 3/4 inches. (Stairs should be 7 3/4 inches or shorter).
- Location: Exterior - Front Entry
- Concern: Fall / Trip hazard.
- Recommendation: A qualified contractor should repair.
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Window and Stairwells:
Substandard Caulking:
Improve Caulking
Improve Caulk Around Windows:
- Observation / Condition: Missing caulk around windows.
- Location: Throughout
- Concern: Chance of water damage to structure.
- Recommendation: A qualified contractor should repair.
Fences:
Exterior Fencing: Present
The property has a fencing system in place. Inspection and evaluation of fencing is beyond the scope of a home inspection. Any comments made in this report are done as a courtesy.
Topography
Condition: Average
Building Signage
Condition: No defects observed at the time of inspection
Other Site Components
Condition: No defects observed at the time of inspection
Basement / Foundation / Structure
Basement Type:
Type: Finished Basement
Foundation:
Foundation Material: Poured Concrete
Condition: Required Repair or Replacement
Efflorescence - Signs of Moisture:
- Observation / Condition: Efflorescence observed on foundation wall
- Location: Basement - mechanical room
- Concern: Commonly associated with moisture movement through the foundation wall.
- Recommendation: Monitor and improve exterior drainage.
NOTE: No active water was observed at the time of inspection from visible areas.
Floor, Wall and Ceiling Framing:
Wall Framing: Wood Frame
Floor Structure: Wood Joists
Sub-Floor Material: Unknown
Evaluation of structural adequacy is beyond the scope of a general home inspection
Electrical
Electric Service Type:
Electric Service Type: Above Ground Overhead
Service Entrance Conductor Material: Not Visible
Meter:
Location: Basement
Meter Base Amperage: 200 Amps / 240 Volts - 1 Phase - 3 Wire
Condition: No defects observed at the time of inspection
Main Service Panel / Main Shut Off:
Panel Type: Circuit Breakers
Panel Location: Basement
Panel Amperage: 200 amps
Panel Manufacturer: Cutler Hammer
Location of Main Disconnect: Breaker at Top of Main Service Panel
Condition of Service Panel: No defects observed at the time of inspection
Main Electric Shut Off
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Distribution (Sub) Panel:
Sub Panel: Present
Sub Panel Type: Breakers
Sub Panel Location: Basement
Sub Panel Amperage: 100 amps x 2, / 200 amps x 1
Sub Panel Manufacturer: Cutler Hammer, Square D
Condition of Sub Panel: Required Repair, Replacement and/or Evaluation (see comments)
Service Panel - Loose Cover:
- Observation / Condition: Loose cover panel to electrical bus box.
- Concern: Live wires can be exposed if cover falls off. Safety hazard
- Recommendation: Have a licensed electrical contractor repair
Panel Labelling: Missing / Incomplete:
- Observation / Condition: Incomplete or incorrect labelling for the electric panel.
- Concern: Safety concern in the event power needs to be turned off quickly.
- Recommendation: A licensed electrical contractor should update
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Wiring:
Branch Circuit Wiring Type: Copper
Wiring Method: Non Metallic Sheathed (Romex)
Condition of Branch Circuit Wiring: Required Repair, Replacement and/or Evaluation (see comments)
Wiring - Knob and Tube:
Evidence of knob and tube wiring observed. This is an older type of wiring system that is not in use anymore. It is an unreliable and unsafe system with no grounding for safety. Have this system fully evaluated by a licensed electrical contractor. Will need to be replaced with modern wiring for improved use and safety reasons. This can impact insurance coverage as well.
Exposed Live Wiring:
- Observation / Condition: Exposed wiring and not contained in a covered junction box.
- Location: Exterior rear
- Concern: Shock and fire hazard.
- Recommendation: A licensed electrician should repair.
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Outlets & Switches:
Condition of Outlets / Switches: Required Repair, Replacement and/or Evaluation (see comments)
Outlets - Oil / Grease Covered:
- Observation / Condition: Outlets covered in oil and grease
- Location:
- Concern: Flammable. Fire / electrical shock hazard. Can cause equipment failure
- Recommendation: A licensed electrician should repair
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GFCI Outlet - Missing:
- Observation / Condition: Receptacles (Outlets) worked at the time of inspection, but had no visible ground fault circuit interupter (GFCI) protection.
- Locations: Kitchen
- Concern: Electric Shock.
- Recommendation: A licensed electrical contractor should install.
NOTE:
- Although this condition may have been considered acceptable at the time this house was built, it is required now for safety reasons.
- Locations that require GFCI Outlets: Outdoors / Kitchens / Bathrooms / Laundry Rooms / Garages / Unfinished Basements.
Electrical Grounding System:
Not Visible
Grounding - Not Visible:
No electrical grounding was observed at the time of inspection. Have the electrical grounding system checked by a licensed electrician. The earthing system is an important safety feature which is a designed electrical path to dissipate a static discharge voltage (such as lightning) to earth.
Electrical Bonding System:
Not Visible
Appliance Disconnects:
Disconnects Noted: None Present
Heating and Ventilation
Heating System:
Heating Type: Forced Air Furnace, Radiators
Energy Source: Natural Gas
Manufacturer: Armstrong
Distribution Method: Ducts and Registers
Location: Basement, Mechanical Room
Appx Age: Unknown
Condition of Heating System: Required Repair or Replacement
Furnace - Needs Servicing:
The furnace worked at the time of inspection. However, no maintenance records were observed. Annual servicing and maintenance of gas forced air furnaces is recommended for safe and reliable heat.
Filters:
Type of Filter: Disposable
Disposable Filters:
The heating and cooling system has disposable air filters installed. These should be changed quarterly or more to ensure proper air flow. Be sure to install the filters with the arrows pointing in the same direction as the air flow in the furnace.
Location for Furnace Filter: Base of Air Handler
Condition of Furnace Filters: Required Replacement
Furnace Filter - Dirty / Damaged:
- Observation / Condition: Dirty and damaged furnace and ventilation filter.
- Location: Kitchen ceiling
- Concern: Poor indoor air quality and reduced efficiency of the heating / cooling system .
- Recommendation: Replace filter every 2-3 months for cleaner air and better energy efficiency.
Mechanical Ventilation Systems:
Bath Fan Ducting: See Comments in "Bathroom" Section
Kitchen Fan Ducting: See Comments in "Kitchen" Section
Cooling
Cooling System:
System Type: Split System / Air Cooled
Energy Source: Electric
Manufacturer: Carrier
Distribution Method: Ducts and Registers
Appx Age: 2014
Condition of Cooling System: No defects observed at the time of inspection
Plumbing
Water Supply / Main Shut Off:
Main Water Supply Source: Public Water
Main Incoming Pipe Material: Copper
Main Water Shut-off Location: Basement
Supply Lines:
Supply Pipe Material: Copper
Functional Flow: Average
Condition of Plumbing Supply Lines: No defects observed at the time of inspection
Drain, Waste & Venting:
Drain, Waste and Vent Pipe Materials: ABS Plastic
Condition of Drain / Waste Pipe: No defects observed at the time of inspection
Fixtures & Faucets:
Condition of Plumbing Fixtures (Sinks, Showers, Tubs, Toilets): Required Repair, Replacement and/or Evaluation (see comments below)
Faucet - Leaking:
- Observation / Condition: Leaking water at the sink faucet/ base / handles.
- Location: Dish cleaning sink
- Concern: Damage to building and contents
- Recommendation: A licensed plumber should repair.
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Shut-Off Valves:
Shut Off Valves Present?: Yes
Sump Pump:
Sump Pump Installed?: None observed at time of inspection
Main Fuel Systems:
Location of Main Fuel Shut-Off: At Gas Meter
Gas Meter - Not Labelled:
Unidentified or not labelled gas meter to the unit. We recommend asking the owner or property management to label the gas meters so they can be distinguished from each other.
Water Heater x 3
Water Heater Description:
Type: Tank
Capacity: Giant - 279 Litres, GSW - 284 Litres
Location: Basement
Manufacturer: Giant x 1, GSW x 2
Energy Source: Gas
Estimated Age: Unknown
Tank Casing:
Condition: No defects observed at the time of inspection
Flues / Venting:
Venting Type: Natural Draft
Condition: No defects observed at the time of inspection
TPR Valve / Drain Line:
Condition: No defects observed at the time of inspection
Burners:
Condition: No defects observed at the time of inspection
Additional Components
Sump Pumps and Drains
Sump Pump Installed?: None Visible At Time of Inspection
Floor Drain: Basement Floor Drain Present
A floor drain was noted in the basement. We do not test floor drains, but do recommend they be professionally scoped by a licensed plumber. The traps in these drains sometimes dry-out allowing sewer gases and vermin into the home.
Water Filters
Water Filtration System:
A water filtration / softener system was noted in the house at the time of inspection in the basement. Evaluation of this system and water quality is beyond the scope of this inspection. We recommend inquiring with the seller for any maintenance, warranty or installer information that pertains to this system. If the system has not been serviced recently, have the filter system serviced and filters cleaned or replaced as a part of the recommended maintenance schedule.
Bathrooms / Laundry Room
Bathtubs / Showers:
Condition of Bathtubs and Showers: None
Toilets:
Condition of Toilets: No defects observed at the time of inspection
Counters and Cabinets:
Condition of Counters & Cabinets: No defects observed at the time of inspection
Ventilation (Exhaust Fan):
Ventilation Type: Spot Exhaust Fans
Condition: Required Repair, Replacement and/or Evaluation (see comments below)
athroom Exhaust Fan - Inoperable:
- Observation / Condition: Inoperable and dirty exhaust fan.
- Location: Basement bathroom
- Concern: Will not provide proper ventilation. Can cause damage to interior.
- Recommendation: Repair or replace and ensure it terminates to the exterior.
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Ductwork - Too Long / Incorrect Slope:
- Observation / Condition: Too long and not sloped correctly bathroom exhaust ductwork
- Location: Basement
- Concern: May not vent safely or reliably. Can reduce or obstruct from discharging to the outside.
- Recommendation: Have a qualified contractor repair
Here are some basic rules of thumb for dryer exhaust duct installation:
- The dryer exhaust vent must terminate outdoors.
- It should be no more than 25 feet long
- Use only smooth-wall metal vent pipe @ 4 inch pipe diameter.
- Do not use plastic pipe and plastic flex pipe.
- Flex and corrugated pipes should never be used in concealed spaces such as through walls or in attic or crawl spaces.
- Insulate dryer exhaust duct where it passes through unconditioned spaces to prevent condensation that could hasten lint build-up inside the pipe.
- Be sure duct is sleeved properly so that it will not trap lint and clean the vent regularly, especially if it is a long exhaust run.
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Doors, Windows and Interior
Doors:
Condition: No defects observed at the time of inspection
Windows:
Window Type: Casement, Fixed pane
Condition of Windows and Skylights: Required Repair, Replacement and/or Evaluation (see comments below)
Windows - Failed Seal:
- Observation: Damaged air seal. This has resulted in fogging and condensation between the panes of glass.
- Location: Throughout
- Concern: Not energy efficient / Heat Loss
- Recommendation: Repair or replace.
NOTE:
Multiple windows were noted that presented with a cloudy, dirty appearance. Windows like this can often be impossible to clean if the cloudiness is condensation between the panes of glass. This condition if frequency referred to as a "lost seal," and is common with insulated glass windows.
Walls, Ceilings & Fixtures:
Wall Type: Drywall
Ceiling Type: Plaster, Ceiling Tiles
Condition: Required Repair or Replacement
Typical Cracks Noted:
Cracks observed in walls and ceilings throughout the house at the time of inspection. This is characteristic of old plaster walls and ceilings. Repair and paint cracks, nail pops, and other blemishes as needed and monitor going forward.
Floors:
Floor Materials: Hardwood / Laminate, Tile
Condition: Required Repair or Replacement
Rubber Floor Mats: Have rubber floor mats installed for better safety and prevention of slipping and personal injury.
Cracked Tiles: Several cracked tiles were observed in the floor during inspection in the kitchen. Have these cracked tiles replaced by a tile specialist. Please note that cracked tile can be an indication of poor tile preparation and additional cracking could continue.
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Floors - Uneven: The floors in the kitchen area are not level. No signs of cracking or recent movement were noted but it is difficult to get a sense of the history of movement here or predict future movement. Inquire with the seller for more information and monitor. Options include:
- Seek additional opinions from a structural engineer or qualified general contractor regarding the scope and urgency of any needed repairs to prevent continued movement.
- Monitor for movement to see if any additional repairs become needed.
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Stairs, Handrails, Guardrails:
Stair Material: Wood
Condition of Stairs: No defects observed at the time of inspection
Life Safety
Building Number Visibility:
Present?: Yes
Fire Protection:
Fire Alarms: Present
Fire Extinguishers: Present
Sprinkler System: Missing
Fire Extinguishers - Inspection Tags Past Due:
- Observation / Condition: Missing / outdated inspection tags for the fire extinguishers
- Location: Throughout
- Concern: Safety Hazard.
- Recommendation: Have this inspected and updated.
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Fire Sprinklers - Painted:
- Observation / Condition: Painted fire sprinkler heads
- Location: Throughout
- Concern: Fire / Safety Hazard. Nozzles may get clogged and seal the holes and sprinkler will not work.
- Recommendation: Have this repaired.
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Smoke & CO Alarms:
Smoke Alarms Installed?: No - Installation Required
Carbon Monoxide Alarms Installed?: No - Installation Required
Smoke and Carbon Monoxide Detectors - Missing:
- Observation / Condition: Missing smoke and carbon monoxide detectors.
- Location: Throughout
- Concern: Safety hazard.
- Recommendation: Install
NOTE: We do not recommend plug in alarms, as it is easy for someone to remove them and not plug them back in. We do recommend ceiling hard wired and/or batter back up types.
Emergency Lighting / Exit Signs:
Present: No
Condition: Required Repair or Replacement
Emergency Exit Signs & Lighting - Missing
- Observation / Condition: No emergency lighting or exit signs.
- Location: Front
- Concern: Safety hazard
- Recommendation: Install emergency exit signage and lighting
Emergency Exit Doors:
Present: Yes
Condition: No defects observed at the time of inspection
Cooking Area
Fire Suppression:
Present: Yes
Emergency Shut Off Present: Yes
Emergency Shut Off - Outdated:
- Observation / Condition: Outdated emergency shut off switch. Last inspected 2023
- Location: Kitchen / cooking area
- Concern: Safety hazard
- Recommendation: Have a qualified fire protection company further evaluate
Our assessment of the Ansul Fire Suppression systems (these systems are required for all commercial kitchens), is visual only, as we are not allowed to activate any of these systems.
Appliances:
Condition: Required Repair or Replacement
Refrigerator - Leaking: Water leaking around the refrigerator during inspection. This can be from water supply lines, condensation problems or even from items inside the refrigerator.
This requires immediate repair and risks concealed water damage.
Have this appliance further investigated and repaired as needed.
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Ventilation:
Present: Yes
Condition: Required Repair or Replacement
Exhaust System - Make Up Air:
- Observation / Condition: No visible make up fresh air system
- Location: Kitchen / cooking area
- Concern: Can cause negative drafting
- Recommendation: Have a qualified company further evaluate and install.
Exhaust System - Filters:
- Observation / Condition: Dirty exhaust hood filters
- Location: Kitchen / Cooking Area
- Concern: Will not vent properly and cause damage to exhaust system
- Recommendation: Have a qualified company repair
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Exhaust Roof System - Maintenance Required:
- Observation / Condition: Cleaning and maintenance of the exhaust and ventilation system is past due.
- Location: Roof
- Concern: Can cause the system to break down
- Recommendation: Have a qualified company clean and perform maintenance
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Exit Signs:
Present: No
Garage
Garage Type:
Garage Type: Detached
Vehicle Door:
# of Doors: 1
Garage Door Type: Sectional
Condition of Garage Vehicle Door(s): Unknown
Garage Door Opener (Control Switch):
Condition of Garage Door Opener: Required Repair, replacement and/or evaluation (see comments below)
Garage Door Opener / Motor - Inoperable:
- Observation / Condition: The garage wall switch and motor opener was inoperable at time of inspection.
- Concern: May need repair or replacement
- Recommendation: Ask the seller or have a new garage opener installed.
Garage Floor:
Garage Slab: Dirt DFloor
Condition of Garage Floor: Required Repair, replacement and/or evaluation (see comments below)
Garage Floor: This is an old garage with just a dirt floor. Old structures such as this are often maintained on an as-needed basis until they are torn don and re-built. Consult with a qualified general contractor if you wish to install a concrete slab.
Interior / Walls / Ceilings:
Condition of Garage Interior and Walls: No defects observed at the time of inspection
General Photos
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Additional Resources
Home Maintenance:
Home Maintenance
About Home Inspections:
About Home Inspections
Conclusion:
Thank you for choosing Blue Lion Property Inspections Inc. to perform your building inspection.
LIMITATIONS:
We are proud of our service and trust you will be happy with the quality of your report. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, we may not have tested every outlet, opened every window and door or identified every problem. Also, because our inspection is essentially visual, we cannot see behind walls, ceilings or floors and latent defects could exist. Therefore, you should not regard our inspection as a guarantee or warranty. It is simply a report on the general condition of a property at the time of the inspection and not in the future. As a property owner, you should expect problems to occur. Roofs may leak, basements may have water problems and systems may fail without warning. We cannot predict future events.
Inspectors are generalists. Our position is to discover basic visible defects with the home/property and either suggest action or recommend further evaluation by a specialist in the appropriate field. In many cases, generalists cannot diagnose conditions with major components or systems due to the lack of specific licenses. Only individuals who carry the proper credentials can make proper assessments. While the inspector makes every effort to inspect all aspects, some areas can be overlooked due to human error, or in the event that areas are inaccessible. Some areas that are accessible can prohibit full view because objects or items can block or hinder full view of the space. Blue Lion Property Inspections Inc. recommends that the professional making any repairs inspect the property further, in order to repair any related problems that were not identified in the report.
NOT A WARRANTY:
This report is not a warranty and thus no warranty, guarantee or insurance by Blue Lion Property Inspections Inc. is expressed or implied. This report does not include inspection for wood destroying insects, mold, lead or asbestos. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. Not all defects will be identified during this inspection. Unexpected repairs should be anticipated. The person conducting your inspection is not a Structural Engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts.
INSPECTOR COMPLIANCE STATEMENT:
I represent that I am a full member in good standing of the International Association of Certified Home Inspectors (InterNACHI) Member #15120107 and the Certified Commercial Property Inspectors Association (CCPIA).
This report has been produced for our CLIENT and in accordance with the AGREEMENT and is subject to the terms and conditions agreed upon therein. Not to be used or interpreted by anyone other than our CLIENT or REPRESENTATIVE. Blue Lion Property Inspections Inc. is not responsible for misinterpretations by 3rd parties.
If you're reading this report but did not hire us, Blue Lion Property Inspections Inc., to perform the original inspection, please note that it is likely that conditions related to the home have probably changed, even if the report is fairly recent. Minor problems noted may have become worse, recent events may have created new issues and items may even have been corrected and improved. Don't rely on old information about one of the biggest purchases you'll ever make. Remember that the cost of a home inspection is insignificant compared to the value of the home. Protect your family and your investment, and please call us directly at (416) 995-0237 to discuss the report you're reading for this property so that we can arrange for a re-inspection.
Thank You!
Blue Lion Property Inspections Inc.
Phone: 416-995-0237
www.bluelioninspections.com
Signed Contracts
Blue Lion Property Inspections Inc.
416-995-0237
www.bluelioninspections.com
bluelioninspections@gmail.com
NACHI15120107
