Property Inspection Report
Ottawa, Ontario, K2G 0X0
Every finding is written the same way — what was observed, why it matters, and what to do about it — and carries one of five ratings. The ratings describe urgency and consequence, not cost.
This report deliberately contains no repair cost estimates. Real figures depend on the contractor, the season, access, and the scope you choose, and a number written here would anchor your expectations to something that is not a quote. Take the items in the summary to licensed trades and get written quotes.
This inspection was a non-invasive, visual examination of the readily accessible systems and components of the property, performed on the date shown, and designed to identify material defects observed at that time.
Conditions on the day of an inspection determine what can be seen. Snow cover, a shut-off utility, or an occupied basement all limit what any inspector can report, so they are recorded here.
| Property type | Detached house |
|---|---|
| Approximate year built | 1974 |
| Approximate size | 1,850 sq ft |
| Storeys | 2 |
| Bedrooms / bathrooms | 4 / 2.5 |
| Foundation type | Concrete block |
| Front of house faces | South-west |
| Occupancy | Occupied — furnished |
| Weather | Overcast |
| Outdoor temperature | 4 °C |
| Ground conditions | Damp |
| Utilities on at time of inspection | All utilities on |
| Present during inspection | Client, client's agent |
| Client's agent | Sample Agent, Sample Realty |
Stored belongings along the north and east basement walls limited access to approximately 30 percent of the foundation. The area beneath the deck was not accessible. Snow remained on the north roof slope and that area was assessed from the ground and from the attic only.
This summary lists the conditions the inspector considered most significant. It is a navigational aid, not a substitute for the report. Items not listed here may still require attention, and the full report contains information about every system that was inspected. Read the whole document before you waive a condition.
Exterior › Decks, porches & balconies · Rear deck, 34 inches measured
Observation. The guard is lower than the 36-inch minimum required for residential decks.
Why it matters. A low guard is a fall hazard, particularly with children.
Recommendation. Have the guard raised to current code height.
Exterior › Garage
Observation. The garage door's automatic reverse did not operate correctly on test.
Why it matters. This is the safety feature that stops the door from closing on a person or a child. It must reverse on contact and on beam interruption.
Recommendation. Have the opener serviced or replaced and both reverse mechanisms verified.
Plumbing › Water heater
Observation. The temperature and pressure relief valve discharge pipe is missing, terminates too high, is undersized, or is threaded at the end.
Why it matters. The TPR valve is the device preventing a water heater from becoming an explosive vessel. An improper discharge line can scald an occupant, or the threaded end invites someone to cap it.
Recommendation. Have a plumber install a proper full-size discharge line terminating within 6 inches of the floor, unthreaded.
Electrical › Receptacles, switches & GFCI/AFCI · Both bathrooms, garage, exterior
Observation. Receptacles within the required distance of a sink, or in the bathroom, kitchen, garage, unfinished basement or exterior, are not GFCI protected.
Why it matters. GFCI protection is the difference between a shock and an electrocution when a person is near water. It is the highest-value, lowest-cost electrical correction in most homes.
Recommendation. Have a licensed electrician install GFCI protection at all required locations.
Electrical › Smoke & carbon monoxide alarms
Observation. No carbon monoxide alarm was found, in a home with a fuel-burning appliance or an attached garage.
Why it matters. Ontario law requires a carbon monoxide alarm adjacent to sleeping areas in homes with a fuel-burning appliance or an attached garage. Carbon monoxide has no smell and the symptoms are mistaken for flu.
Recommendation. Install CO alarms adjacent to all sleeping areas immediately.
Interior, Doors & Windows › Stairs & railings — interior · Basement stairway
Observation. The stairway lacks a handrail, or the handrail is not graspable.
Why it matters. Stairs are where people fall in houses, and a graspable handrail is what stops the fall.
Recommendation. Install a continuous graspable handrail meeting current standards.
Interior, Doors & Windows › Appliances (where included)
Observation. The freestanding range does not have an anti-tip bracket installed.
Why it matters. A range can tip forward when weight is applied to an open door, which is a serious hazard around children.
Recommendation. Install the manufacturer's anti-tip bracket.
Interior, Doors & Windows › Appliances (where included)
Observation. The dryer vent duct is restricted with lint accumulation.
Why it matters. Restricted dryer venting is a documented and common cause of house fires, and it lengthens every drying cycle.
Recommendation. Have the duct cleaned and establish an annual cleaning schedule.
Roof › Roof covering · South and west slopes
Observation. The shingles show widespread granular loss, with the asphalt mat exposed in places. Granules are the shingle's protection against ultraviolet light; once they are gone the mat degrades quickly.
Why it matters. The covering is at or near the end of its serviceable life and should be budgeted for replacement rather than repair.
Recommendation. Obtain quotes for full roof replacement. Budget accordingly as part of your purchase planning.
Exterior › Grading & site drainage · North elevation
Observation. The grade slopes toward the foundation on one or more sides of the house.
Why it matters. Surface water is directed at the foundation instead of away from it. Along with downspout discharge, this is the leading cause of basement water entry, and it is far cheaper to correct outside than to manage inside.
Recommendation. Regrade to fall a minimum of 6 inches over the first 10 feet away from the foundation.
Exterior › Decks, porches & balconies
Observation. No flashing was observed where the deck ledger meets the house.
Why it matters. Water runs behind the ledger into the rim joist, which rots out of sight and eventually destroys the connection holding the deck to the house.
Recommendation. Have proper ledger flashing installed.
Heating › Heating equipment
Observation. The heating equipment is beyond the typical service life for its type. It operated at the time of inspection.
Why it matters. Age alone is not a defect, but a furnace past 20 years should be budgeted as a near-term replacement. Failures happen in January, at the worst possible cost and inconvenience.
Recommendation. Budget for replacement. Have an HVAC contractor perform a full service and combustion analysis.
Plumbing › Water supply piping
Observation. The supply piping is polybutylene, commonly installed between roughly 1978 and 1998.
Why it matters. Poly-B degrades from the inside where it contacts chlorinated water and fails without warning, typically at the fittings. Ontario insurers will not write a policy on a home with Poly-B, or will exclude water damage entirely.
Recommendation. Confirm insurability with your broker before waiving conditions, and obtain quotes for full repiping.
Inspector's note. Grey Poly-B was observed at the water heater and in the basement ceiling. Copper is present at the fixtures, suggesting a partial replacement. The extent behind finished walls could not be established.
Electrical › Branch wiring
Observation. Aluminum branch circuit wiring was observed. It was installed primarily between 1965 and 1976.
Why it matters. Aluminum expands and contracts more than copper and oxidises at terminations, and loose connections overheat. Ontario insurers commonly require a certificate from a licensed electrician confirming the terminations have been remediated, or they decline the risk.
Recommendation. Have a licensed electrician (ECRA/ESA) inspect all terminations and remediate with approved connectors such as AlumiConn or COPALUM. Obtain the certificate for your insurer.
Inspector's note. Aluminum branch wiring was observed at several receptacles on the main floor. No remediation connectors were visible at the devices sampled.
Attic, Insulation & Ventilation › Attic ventilation & moisture · Main bathroom fan
Observation. A bathroom exhaust fan discharges into the attic rather than to the exterior.
Why it matters. This delivers a continuous stream of warm, wet air directly into the coldest part of the building. It is one of the most common causes of attic mould in cold-climate homes.
Recommendation. Have the duct extended to a proper exterior roof or wall termination, insulated along its run, and sealed.
Attic, Insulation & Ventilation › Attic ventilation & moisture
Observation. Frost or condensation staining was observed on the underside of the roof sheathing.
Why it matters. This confirms warm moist air is reaching the attic. Left uncorrected it degrades the sheathing and grows mould.
Recommendation. Air-seal the attic floor — around light fixtures, the hatch, plumbing stacks, and top plates — then correct the ventilation.
Roof › Roof covering · North eave above the garage
Observation. Staining and deterioration at the eaves are consistent with ice damming in previous winters.
Why it matters. Ice damming forces meltwater backwards under the shingles and into the wall and ceiling assemblies. In a cold climate it is a symptom of heat loss into the attic and inadequate ventilation, not of the roof covering itself.
Recommendation. Improve attic insulation and ventilation, seal attic air leaks, and verify ice-and-water membrane extends at least 3 feet up-slope from the interior wall line at the next re-roof.
Roof › Flashings
Observation. The rubber boot on one or more plumbing vent stacks is cracked and has lost flexibility.
Why it matters. This is one of the most common causes of ceiling stains. The boots are inexpensive and easily replaced.
Recommendation. Replace the vent boots.
Roof › Eavestroughs & downspouts · North-east and south-west corners
Observation. One or more downspouts discharge directly at the foundation wall rather than being extended away from the house.
Why it matters. This is the single most common cause of wet basements. A roof sheds thousands of litres per storm, and delivering that volume against the foundation saturates the soil, loads the foundation wall, and finds any crack that exists.
Recommendation. Extend all downspouts a minimum of 6 feet from the foundation, discharging onto grade that slopes away.
Structure & Foundation › Water intrusion evidence · North-east corner
Observation. Staining and mineral deposits were observed at the base of the foundation wall, indicating past water entry.
Why it matters. Basement water is nearly always an exterior drainage problem. It recurs seasonally, usually during spring melt and heavy summer storms.
Recommendation. Correct downspout extensions and grading first. Re-evaluate after one full wet season.
Inspector's note. This is directly below the downspout reported under Roof. Correct the downspout and the grading before considering any interior work — in this order, and re-evaluate after one full spring melt.
Structure & Foundation › Sump pump & drainage
Observation. The sump pump has no battery backup or water-powered backup.
Why it matters. The heaviest rain events come with the wind and the outages that accompany them. A sump pump without backup fails at exactly the moment it is needed most.
Recommendation. Install a battery backup sump system.
Plumbing › Water heater
Observation. The water heater is beyond typical service life. It was functional at the time of inspection.
Why it matters. Tanks fail by leaking, not by stopping. A tank failure in a finished basement causes significant damage.
Recommendation. Budget for replacement, and consider a leak alarm or automatic shutoff valve.
Plumbing › Fixtures & faucets · Main bathroom
Observation. The sealant at the tub or shower surround has failed.
Why it matters. Water enters the wall behind the surround, where it rots the framing and the subfloor.
Recommendation. Remove the failed sealant and re-caulk with a mould-resistant sanitary sealant.
Plumbing › Fixtures & faucets
Observation. The laundry connections lack accessible shutoffs, or the supply hoses are rubber and beyond their service life.
Why it matters. A burst washing machine hose is one of the most common causes of major household water damage.
Recommendation. Install quarter-turn shutoffs and replace rubber hoses with braided stainless steel.
Electrical › Service & main panel · Positions 12 and 14
Observation. Two conductors were observed terminated under a single breaker not rated for it.
Why it matters. The terminal cannot clamp both conductors reliably. The loose one arcs, and arcing inside a panel is how panel fires start.
Recommendation. Have a licensed electrician separate the conductors onto their own breakers.
Attic, Insulation & Ventilation › Insulation
Observation. The attic hatch is uninsulated and not weatherstripped.
Why it matters. The hatch is a direct hole in the thermal envelope. Warm moist air rises through it into the attic and condenses.
Recommendation. Insulate the hatch to the level of the surrounding attic and weatherstrip the perimeter.
Structure & Foundation › Foundation walls · North wall, below grade
Observation. White mineral deposits (efflorescence) were observed on the interior foundation wall.
Why it matters. Efflorescence is left behind when water moves through the masonry and evaporates. It confirms moisture is passing through the wall, though not necessarily that it is a current problem.
Recommendation. Address exterior drainage first — downspouts and grading — and monitor.
Heating › Heating equipment
Observation. The heat exchanger could not be fully viewed. Complete evaluation of a heat exchanger requires dismantling the unit, which is beyond the scope of a home inspection.
Why it matters. A cracked heat exchanger releases combustion products, including carbon monoxide, into the airstream. It cannot be ruled out by visual inspection alone.
Recommendation. Have a licensed HVAC technician perform a combustion analysis and heat exchanger evaluation.
Cooling › Cooling equipment
Observation. The cooling system was not operated because the outdoor temperature was below 15°C. Running an air conditioner in cold weather can damage the compressor.
Why it matters. The system's cooling performance is therefore unverified.
Recommendation. Have the system evaluated by an HVAC contractor at the start of the cooling season.
Interior, Doors & Windows › Windows · Two second-floor bedroom windows
Observation. Fogging between the panes was observed in one or more windows, indicating seal failure.
Why it matters. The unit has lost most of its insulating value. It is a comfort and efficiency issue rather than a defect that must be corrected.
Recommendation. Individual glazing units can be replaced without replacing the whole window.
Attic, Insulation & Ventilation › Insulation
Observation. The attic insulation depth is materially below the current standard for this climate zone. Ontario's Building Code calls for approximately R-60 in new attic construction.
Why it matters. Under-insulated attics cost money every heating season and are a primary driver of ice damming. Topping up an attic is one of the highest-return improvements available on an older home.
Recommendation. Air-seal the attic floor first, then top up the insulation. Check for national and utility efficiency rebates in your area.
Inspector's note. Depth measured between 5 and 7 inches, roughly R-18 to R-25 against a current standard of approximately R-60.
The items on this page are conditions that Ontario insurers commonly refuse, surcharge, or require remediation for before binding a policy. This is not an insurance determination — only your insurer or broker can make one — but these are the conditions that most often derail a closing after the financing is in place. Send this page to your broker as early as you can.
Plumbing › Water supply piping
Observation. The supply piping is polybutylene, commonly installed between roughly 1978 and 1998.
Why it matters. Poly-B degrades from the inside where it contacts chlorinated water and fails without warning, typically at the fittings. Ontario insurers will not write a policy on a home with Poly-B, or will exclude water damage entirely.
Recommendation. Confirm insurability with your broker before waiving conditions, and obtain quotes for full repiping.
Inspector's note. Grey Poly-B was observed at the water heater and in the basement ceiling. Copper is present at the fixtures, suggesting a partial replacement. The extent behind finished walls could not be established.
Electrical › Branch wiring
Observation. Aluminum branch circuit wiring was observed. It was installed primarily between 1965 and 1976.
Why it matters. Aluminum expands and contracts more than copper and oxidises at terminations, and loose connections overheat. Ontario insurers commonly require a certificate from a licensed electrician confirming the terminations have been remediated, or they decline the risk.
Recommendation. Have a licensed electrician (ECRA/ESA) inspect all terminations and remediate with approved connectors such as AlumiConn or COPALUM. Obtain the certificate for your insurer.
Inspector's note. Aluminum branch wiring was observed at several receptacles on the main floor. No remediation connectors were visible at the devices sampled.
Roof covering: Asphalt shingle. Inspected from: Ladder at the eaves. Layers: One. Estimated age: 15–20 yrs.
Roof › Roof covering · South and west slopes
Observation. The shingles show widespread granular loss, with the asphalt mat exposed in places. Granules are the shingle's protection against ultraviolet light; once they are gone the mat degrades quickly.
Why it matters. The covering is at or near the end of its serviceable life and should be budgeted for replacement rather than repair.
Recommendation. Obtain quotes for full roof replacement. Budget accordingly as part of your purchase planning.
Roof › Roof covering · North eave above the garage
Observation. Staining and deterioration at the eaves are consistent with ice damming in previous winters.
Why it matters. Ice damming forces meltwater backwards under the shingles and into the wall and ceiling assemblies. In a cold climate it is a symptom of heat loss into the attic and inadequate ventilation, not of the roof covering itself.
Recommendation. Improve attic insulation and ventilation, seal attic air leaks, and verify ice-and-water membrane extends at least 3 feet up-slope from the interior wall line at the next re-roof.
Flashings: Aluminum.
Roof › Flashings
Observation. The rubber boot on one or more plumbing vent stacks is cracked and has lost flexibility.
Why it matters. This is one of the most common causes of ceiling stains. The boots are inexpensive and easily replaced.
Recommendation. Replace the vent boots.
Eavestroughs & downspouts: Aluminum.
Roof › Eavestroughs & downspouts · North-east and south-west corners
Observation. One or more downspouts discharge directly at the foundation wall rather than being extended away from the house.
Why it matters. This is the single most common cause of wet basements. A roof sheds thousands of litres per storm, and delivering that volume against the foundation saturates the soil, loads the foundation wall, and finds any crack that exists.
Recommendation. Extend all downspouts a minimum of 6 feet from the foundation, discharging onto grade that slopes away.
Inspected. No material deficiency observed.
Inspected. No material deficiency observed.
Inspected. No material deficiency observed.
Inspected. No material deficiency observed.
Grading & site drainage: Flat at foundation.
Exterior › Grading & site drainage · North elevation
Observation. The grade slopes toward the foundation on one or more sides of the house.
Why it matters. Surface water is directed at the foundation instead of away from it. Along with downspout discharge, this is the leading cause of basement water entry, and it is far cheaper to correct outside than to manage inside.
Recommendation. Regrade to fall a minimum of 6 inches over the first 10 feet away from the foundation.
Decks, porches & balconies: Pressure-treated wood.
Exterior › Decks, porches & balconies
Observation. No flashing was observed where the deck ledger meets the house.
Why it matters. Water runs behind the ledger into the rim joist, which rots out of sight and eventually destroys the connection holding the deck to the house.
Recommendation. Have proper ledger flashing installed.
Exterior › Decks, porches & balconies · Rear deck, 34 inches measured
Observation. The guard is lower than the 36-inch minimum required for residential decks.
Why it matters. A low guard is a fall hazard, particularly with children.
Recommendation. Have the guard raised to current code height.
Inspected. No material deficiency observed.
Garage: Attached.
Exterior › Garage
Observation. The garage door's automatic reverse did not operate correctly on test.
Why it matters. This is the safety feature that stops the door from closing on a person or a child. It must reverse on contact and on beam interruption.
Recommendation. Have the opener serviced or replaced and both reverse mechanisms verified.
Inspected. No material deficiency observed.
Foundation walls: Concrete block. Visibility: Partly finished.
Limitation. Access was blocked by stored personal belongings.
Structure & Foundation › Foundation walls · North wall, below grade
Observation. White mineral deposits (efflorescence) were observed on the interior foundation wall.
Why it matters. Efflorescence is left behind when water moves through the masonry and evaporates. It confirms moisture is passing through the wall, though not necessarily that it is a current problem.
Recommendation. Address exterior drainage first — downspouts and grading — and monitor.
Water intrusion evidence: Historical staining.
Structure & Foundation › Water intrusion evidence · North-east corner
Observation. Staining and mineral deposits were observed at the base of the foundation wall, indicating past water entry.
Why it matters. Basement water is nearly always an exterior drainage problem. It recurs seasonally, usually during spring melt and heavy summer storms.
Recommendation. Correct downspout extensions and grading first. Re-evaluate after one full wet season.
Inspector's note. This is directly below the downspout reported under Roof. Correct the downspout and the grading before considering any interior work — in this order, and re-evaluate after one full spring melt.
Sump pump & drainage: Sump pump present.
Structure & Foundation › Sump pump & drainage
Observation. The sump pump has no battery backup or water-powered backup.
Why it matters. The heaviest rain events come with the wind and the outages that accompany them. A sump pump without backup fails at exactly the moment it is needed most.
Recommendation. Install a battery backup sump system.
Inspected. No material deficiency observed.
Inspected. No material deficiency observed.
Heating equipment: Forced-air furnace — natural gas. Approx. age: 15–20 yrs. Operated: Operated by thermostat — responded. Type: Mid-efficiency.
Heating › Heating equipment
Observation. The heating equipment is beyond the typical service life for its type. It operated at the time of inspection.
Why it matters. Age alone is not a defect, but a furnace past 20 years should be budgeted as a near-term replacement. Failures happen in January, at the worst possible cost and inconvenience.
Recommendation. Budget for replacement. Have an HVAC contractor perform a full service and combustion analysis.
Heating › Heating equipment
Observation. The heat exchanger could not be fully viewed. Complete evaluation of a heat exchanger requires dismantling the unit, which is beyond the scope of a home inspection.
Why it matters. A cracked heat exchanger releases combustion products, including carbon monoxide, into the airstream. It cannot be ruled out by visual inspection alone.
Recommendation. Have a licensed HVAC technician perform a combustion analysis and heat exchanger evaluation.
Inspected. No material deficiency observed.
Inspected. No material deficiency observed.
Inspected. No material deficiency observed.
Cooling equipment: Central air — split system. Approx. age: 10–15 yrs. Operated: Not operated — outdoor temperature below 15°C.
Limitation. Seasonal shutdown — operating the equipment could damage it.
Cooling › Cooling equipment
Observation. The cooling system was not operated because the outdoor temperature was below 15°C. Running an air conditioner in cold weather can damage the compressor.
Why it matters. The system's cooling performance is therefore unverified.
Recommendation. Have the system evaluated by an HVAC contractor at the start of the cooling season.
Water supply piping: Polybutylene (Poly-B), Copper. Water source: Municipal. Main shutoff: Located and functional in appearance.
Plumbing › Water supply piping
Observation. The supply piping is polybutylene, commonly installed between roughly 1978 and 1998.
Why it matters. Poly-B degrades from the inside where it contacts chlorinated water and fails without warning, typically at the fittings. Ontario insurers will not write a policy on a home with Poly-B, or will exclude water damage entirely.
Recommendation. Confirm insurability with your broker before waiving conditions, and obtain quotes for full repiping.
Inspector's note. Grey Poly-B was observed at the water heater and in the basement ceiling. Copper is present at the fixtures, suggesting a partial replacement. The extent behind finished walls could not be established.
Water heater: Natural gas tank. Approx. age: 12+ yrs. Ownership: Appears rented.
Plumbing › Water heater
Observation. The temperature and pressure relief valve discharge pipe is missing, terminates too high, is undersized, or is threaded at the end.
Why it matters. The TPR valve is the device preventing a water heater from becoming an explosive vessel. An improper discharge line can scald an occupant, or the threaded end invites someone to cap it.
Recommendation. Have a plumber install a proper full-size discharge line terminating within 6 inches of the floor, unthreaded.
Plumbing › Water heater
Observation. The water heater is beyond typical service life. It was functional at the time of inspection.
Why it matters. Tanks fail by leaking, not by stopping. A tank failure in a finished basement causes significant damage.
Recommendation. Budget for replacement, and consider a leak alarm or automatic shutoff valve.
Inspected. No material deficiency observed.
Fixtures & faucets: Original to the home.
Plumbing › Fixtures & faucets · Main bathroom
Observation. The sealant at the tub or shower surround has failed.
Why it matters. Water enters the wall behind the surround, where it rots the framing and the subfloor.
Recommendation. Remove the failed sealant and re-caulk with a mould-resistant sanitary sealant.
Plumbing › Fixtures & faucets
Observation. The laundry connections lack accessible shutoffs, or the supply hoses are rubber and beyond their service life.
Why it matters. A burst washing machine hose is one of the most common causes of major household water damage.
Recommendation. Install quarter-turn shutoffs and replace rubber hoses with braided stainless steel.
Service & main panel: Overhead service, Breakers. Service size: 100 amp. Panel make: Federal Pioneer. Panel cover: Removed and inspected.
Electrical › Service & main panel · Positions 12 and 14
Observation. Two conductors were observed terminated under a single breaker not rated for it.
Why it matters. The terminal cannot clamp both conductors reliably. The loose one arcs, and arcing inside a panel is how panel fires start.
Recommendation. Have a licensed electrician separate the conductors onto their own breakers.
Branch wiring: Copper NMD (Loomex), Aluminum branch wiring.
Electrical › Branch wiring
Observation. Aluminum branch circuit wiring was observed. It was installed primarily between 1965 and 1976.
Why it matters. Aluminum expands and contracts more than copper and oxidises at terminations, and loose connections overheat. Ontario insurers commonly require a certificate from a licensed electrician confirming the terminations have been remediated, or they decline the risk.
Recommendation. Have a licensed electrician (ECRA/ESA) inspect all terminations and remediate with approved connectors such as AlumiConn or COPALUM. Obtain the certificate for your insurer.
Inspector's note. Aluminum branch wiring was observed at several receptacles on the main floor. No remediation connectors were visible at the devices sampled.
Receptacles, switches & GFCI/AFCI: Grounded three-prong, Ungrounded two-prong.
Electrical › Receptacles, switches & GFCI/AFCI · Both bathrooms, garage, exterior
Observation. Receptacles within the required distance of a sink, or in the bathroom, kitchen, garage, unfinished basement or exterior, are not GFCI protected.
Why it matters. GFCI protection is the difference between a shock and an electrocution when a person is near water. It is the highest-value, lowest-cost electrical correction in most homes.
Recommendation. Have a licensed electrician install GFCI protection at all required locations.
Smoke & carbon monoxide alarms: Battery only.
Electrical › Smoke & carbon monoxide alarms
Observation. No carbon monoxide alarm was found, in a home with a fuel-burning appliance or an attached garage.
Why it matters. Ontario law requires a carbon monoxide alarm adjacent to sleeping areas in homes with a fuel-burning appliance or an attached garage. Carbon monoxide has no smell and the symptoms are mistaken for flu.
Recommendation. Install CO alarms adjacent to all sleeping areas immediately.
Fireplace / stove: None present.
Insulation: Blown cellulose. Approx. depth: 4–8". Attic access: Entered and traversed.
Attic, Insulation & Ventilation › Insulation
Observation. The attic insulation depth is materially below the current standard for this climate zone. Ontario's Building Code calls for approximately R-60 in new attic construction.
Why it matters. Under-insulated attics cost money every heating season and are a primary driver of ice damming. Topping up an attic is one of the highest-return improvements available on an older home.
Recommendation. Air-seal the attic floor first, then top up the insulation. Check for national and utility efficiency rebates in your area.
Inspector's note. Depth measured between 5 and 7 inches, roughly R-18 to R-25 against a current standard of approximately R-60.
Attic, Insulation & Ventilation › Insulation
Observation. The attic hatch is uninsulated and not weatherstripped.
Why it matters. The hatch is a direct hole in the thermal envelope. Warm moist air rises through it into the attic and condenses.
Recommendation. Insulate the hatch to the level of the surrounding attic and weatherstrip the perimeter.
Attic ventilation & moisture: Soffit and roof vents.
Attic, Insulation & Ventilation › Attic ventilation & moisture · Main bathroom fan
Observation. A bathroom exhaust fan discharges into the attic rather than to the exterior.
Why it matters. This delivers a continuous stream of warm, wet air directly into the coldest part of the building. It is one of the most common causes of attic mould in cold-climate homes.
Recommendation. Have the duct extended to a proper exterior roof or wall termination, insulated along its run, and sealed.
Attic, Insulation & Ventilation › Attic ventilation & moisture
Observation. Frost or condensation staining was observed on the underside of the roof sheathing.
Why it matters. This confirms warm moist air is reaching the attic. Left uncorrected it degrades the sheathing and grows mould.
Recommendation. Air-seal the attic floor — around light fixtures, the hatch, plumbing stacks, and top plates — then correct the ventilation.
Inspected. No material deficiency observed.
Inspected. No material deficiency observed.
Windows: Double-glazed wood.
Interior, Doors & Windows › Windows · Two second-floor bedroom windows
Observation. Fogging between the panes was observed in one or more windows, indicating seal failure.
Why it matters. The unit has lost most of its insulating value. It is a comfort and efficiency issue rather than a defect that must be corrected.
Recommendation. Individual glazing units can be replaced without replacing the whole window.
Inspected. No material deficiency observed.
Stairs & railings — interior: Carpeted.
Interior, Doors & Windows › Stairs & railings — interior · Basement stairway
Observation. The stairway lacks a handrail, or the handrail is not graspable.
Why it matters. Stairs are where people fall in houses, and a graspable handrail is what stops the fall.
Recommendation. Install a continuous graspable handrail meeting current standards.
Inspected. No material deficiency observed.
Appliances (where included): Range, Dishwasher, Washer, Dryer.
Interior, Doors & Windows › Appliances (where included)
Observation. The freestanding range does not have an anti-tip bracket installed.
Why it matters. A range can tip forward when weight is applied to an open door, which is a serious hazard around children.
Recommendation. Install the manufacturer's anti-tip bracket.
Interior, Doors & Windows › Appliances (where included)
Observation. The dryer vent duct is restricted with lint accumulation.
Why it matters. Restricted dryer venting is a documented and common cause of house fires, and it lengthens every drying cycle.
Recommendation. Have the duct cleaned and establish an annual cleaning schedule.
Ancillary service · included
Infrared imaging was performed with a thermal imager across the building envelope, ceilings below the attic, exterior walls, below-grade walls, visible plumbing runs, and the electrical panel. Infrared shows surface temperature differences only. It does not see through walls, and it does not detect moisture directly — anomalies are interpreted alongside moisture meter readings and visual observation.
| Imager used | FLIR One Pro |
|---|---|
| Indoor/outdoor differential | 10–20°C — good |
| Areas scanned | Exterior walls, Ceilings below attic, Below-grade walls, Around all windows and doors, Electrical panel, Visible plumbing runs, Under all sinks |
| Anomalies found | Insulation gaps / thermal bridging |
| Moisture meter used to confirm | Yes |
| Findings and interpretation | Thermal anomalies consistent with missing or displaced insulation were imaged along the rear wall of the second-floor bedrooms and at the attic hatch. Moisture meter readings at these locations were normal, so these are thermal rather than moisture findings. A cold signature at the base of the north basement wall returned an elevated moisture reading and is reported under Structure. |
Ancillary service · C-NRPP
Radon measurement was conducted in the lowest lived-in level of the home, in the normal breathing zone, at least 50 cm from exterior walls and 20 cm from other objects, away from drafts, heat, and humidity, following Health Canada's Guide for Radon Measurements in Residential Dwellings.
The standard it is measured against. Health Canada sets the guideline for radon in indoor air in a dwelling at 200 Bq/m³, averaged over a minimum three-month period, and recommends remedial action above that level. The World Health Organization's reference level is lower, at 100 Bq/m³.
| Measurement type | Short-term continuous monitor — 48+ hrs (real estate screening) |
|---|---|
| Device / kit ID | RadonEye RD200 — unit 8841 |
| Placement location | Finished basement — lived in |
| Placement description | Basement family room, 1.2 m above floor, 60 cm from the north wall, away from the return air grille |
| Deployed | 2026-03-12 |
| Retrieved | 2026-03-14 |
| Total exposure hours | 52 |
| Closed-house conditions maintained | Yes |
| Result (Bq/m³) | 247 |
| Analysing laboratory | Continuous monitor — on-site analysis |
| Notes / conditions during the test period | Closed-house conditions were requested and appear to have been maintained. The basement is finished and used daily as living space, which is why it was selected as the measurement location. |
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