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Inspection Report 9 G Street, Charlottetown, PEI 14 August, 2010 Prepared for: Homeseller

Home Inspector: Steven D. Manuel, RHI National Certificate Holder #NCA00158 Coastal Property Inspection Inc. Charlottetown, Prince Edward Island This report is the exclusive property of Coastal Property Inspection Inc. and has been prepared as reference for the client whose name appears herewith. Use by any unauthorized persons is prohibited.

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Report Table of Contents INSPECTION CONDITIONS

6

EXTERIOR

8

ROOFING AND FLASHINGS

15

CHIMNEYS AND FIREPLACES

18

ELECTRICAL

21

PLUMBING

23

HEATING

27

STRUCTURE AND BASEMENT

31

KITCHEN- APPLIANCES:

36

BATHROOMS/WASHROOMS

38

INTERIORS

44

INSULATION AND VAPOUR BARRIER

48

EXTERIOR WATER MANAGEMENT

50

Information for use by Homeseller only - Not Transferable

© 2010 Coastal Property Inspection Inc.

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Executive Summary 9 G Street, Charlottetown, PEI 14 August, 2010 Prepared for: Homeowner.

IMPORTANT: The Summary provides a brief overview of some of the more significant items found in the report. This is not all-encompassing, nor should be considered a substitute for reading the report in its' entirety. The entire Inspection Report, including the Standards of Practice, limitations and Scope of Inspection, as well as Pre-Inspection Agreement must be carefully read to fully assess the findings of the inspection. This list is not intended to determine which items may need to be addressed per the contractual requirements of the sale of the property. Any areas of uncertainty regarding the house purchase contract should be clarified by consulting your attorney or real estate agent.

GENERAL STATEMENT This house appears to be generally constructed and maintained using quality materials and workmanship. Addressing some issues as noted in this report will enhance comfort and longevity of the building.

SIGNIFICANT OBSERVATIONS NEEDING ACTION No significant structural deficiencies noted.

ITEMS NEEDING ATTENTION EXTERIOR FRONT ENTRANCE: General: Steps appear to have sunk somewhat. Adjustment needed to avoid tripping hazard. Handrails missing. Recommend installing handrails as soon as possible to help improve safety. Porch is nailed to the house. Recommend lag bolting every 16 to 24 inches. CHIMNEYS AND FIREPLACES CHIMNEY / APPLIANCE: Cleanout: Door needed. Have a mason review and remediate. ELECTRICAL MAIN DISTRIBUTION PANEL: Fuses/Breakers condition: Double-taps noted. Call a licensed electrician for further evaluation, repairs and upgrades.

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PLUMBING HOT WATER TEMPERATURE: Domestic Hot Water Temperature in Celsius: 68 Degrees - This is extremely hot, have a thermal mixing valve installed to regulate domestic hot water temperature for safety. BATHROOMS DOWNSTAIRS BATHROOM: Sink Drain Pipe Condition: No P-Trap noted under sink. Have a plumber install as necessary. UPPER FLOOR BATHROOMS: Exhaust Fans: Noisy. Repairs/replacement required. Terminates in the attic. This can cause moisture related problems in time if not re-routed to the exterior. Have a contractor install directly to the outdoors. Tub and Shower Enclosures: Faucets are loose. Should be re-sealed or replaced to ensure water does not access wall cavity. INTERIORS INTERIOR COMPONENTS: Garage Door Closer: No door closer is installed. There should be a mechanical door closer to ensure the door closes after use. This will help prevent fumes in the garage from entering the house.

UPGRADE AND MAINTENANCE RECOMMENDATIONS EXTERIOR WALL CLADDING: Condition: Appears to be in overall reasonable condition, Minor Repairs are needed for small damages. Caulk seams and around windows, touch-up or re-paint as desired. ROOFING AND FLASHINGS SOFFIT AND FASCIA: Fascia condition: Higher fascia flashing needed to protect roof sheathing where exposed. Have a roofing contractor review and remediate as necessary. GUTTERS & DOWNSPOUTS: Downspouts condition: Downspouts discharging below grade. Above grade rigid PVC piping recommended for downspout extensions (min. 8-10 feet long) to ensure water is directed well away from foundation, and to reduce opportunity for blockages and freezing below grade. Downspouts discharging onto roof. Recommend extending the discharge pipe to the lower eaves trough to avoid deterioration of the roof membrane.

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ELECTRICAL MAIN DISTRIBUTION PANEL UPGRADES: Recommended Upgrade: AFCI breakers recommended on the bedroom circuits. AFCI (Arc-Fault Circuit Interrupter) breakers are an electrical safety device which can sense small amounts of arcing in electrical receptacles, and will shut off the power to the circuit before a fire hazard exists. Panel Label: Panel is not properly labelled. Have all circuits labelled for future convenience.

KITCHEN: Receptacles Condition: Recommend upgrading the receptacles near the sink to GFCI type for safety. PLUMBING SUMP: Sump pump condition: Unit was tested using normal operating controls and appeared to function properly at time of inspection. Extension Cord used for sump power. Have a licensed electrician install a dedicated receptacle close to the sump pit to provide power to the pump. Suggest upgrading to a submersible pump for longevity and reliability. Install a flexible discharge pipe on the exterior to direct water at least 12' from house. HEATING BOILER: General: Have the heating system maintained upon purchase, and annually before each heating season. OIL TANK AND SUPPLY: General Installation: Have an installer provide slightly positive slope toward discharge point to avoid water pooling inside the tank. Recommend to install a drip tray beneath the oil tank to catch dripping should a leak occur. Drain tap Not protected. Install a protective shield to avoid physical damage to the valve. Vent pipe should be 6" higher than fill pipe. STRUCTURE AND BASEMENT FLOOR FRAMING AND CONSTRUCTION: Support Wall: 2X6 Wood Frame wall noted. Horizontal braces are recommended at the centre of the studs to avoid bowing and deformation of the structural members. Add full jack stud on side of door.

Thank you for selecting Coastal Home Inspection Services to undertake this inspection. If you have any questions regarding the inspection report or the building, please feel free to call us. Sincerely, Steven Manuel, RHI National Certificate Holder #NCA00158 Coastal Property Inspection Inc.

Information for use by Homeseller only - Not Transferable

© 2010 Coastal Property Inspection Inc.

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INSPECTION CONDITIONS REPORT OWNERSHIP This report is owned solely by Coastal Home Inspection Services Inc. A copy has been prepared exclusively for the client(s) named herein; and may not be reproduced, transferred, or used by any other persons for any purpose whatsoever, without the written permission of Coastal Home Inspection Services Inc. Any such unauthorized use has the effect of rendering the inspection and report null and void, and holding Coastal Home Inspection Services Inc, the inspector, and any other employees completely harmless from any and all present or future liability.

LIMITATIONS Appliances, central vacuum systems, trees, heat exchangers, flue interiors, outbuildings, security systems, intercom, spas, wood destroying insects, vermin and animals, underground storage tanks, sub-grade plumbing drains, environmental testing, UFFI, mold and other indoor air quality contaminants, window air conditioners, asbestos containing material, septic tanks, wells, marine structures and other items not specifically mentioned in the report are not included within the scope of this inspection. We do not disassemble equipment, bore holes into walls, floors and ceilings, move furniture and boxes, lift up carpets and rugs, etc. Any issues contained in this report should be assessed and repaired by the appropriate licensed professional. Prices on repairs should be received before proceeding.

CLIENT & SITE INFORMATION: Client name: Homeseller.

Type of inspection: Pre-sale inspection.

Date of inspection: 14 August, 2010.

Inspection site address: 9 G Street, Charlottetown, PEI.

CLIMATIC CONDITIONS: Weather: Clear, Sunny.

Soil condition: Dry.

Approximate outside temperature in Celsius: +25 to +30.

Recent weather conditions and average temperature in celsius: Clear, +25 to +30.

BUILDING CHARACTERISTICS: Front of the building is considered to be facing: South.

Estimated age of building: 2000.

Building type: Detached.

Building occupancy: Single family dwelling.

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© 2010 Coastal Property Inspection Inc.

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Stories: Two.

Foundation: Basement.

UTILITY SERVICES: Water source: Public.

Sewage disposal: Public.

Utilities status: All utilities appeared to be on.

OTHER INFORMATION: Building Occupation: Building appears to be currently occupied by owner. PICTURES CONTAINED IN THIS REPORT Please Note: Pictures that may be contained in this report are a sample of observations made during the inspection. They are not necessarily all-inclusive, and are meant to be used for descriptive purposes only. Pictures are not necessarily included for all conditions or deficiencies.

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© 2010 Coastal Property Inspection Inc.

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EXTERIOR LIMITATIONS Areas hidden from view by structures, finished walls, vegetation, or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Moisture problems may result in visible or concealed mold growth. Environmental Consultants can assist if this is a concern.

LIMITATIONS: The following specific items restricted the scope of the inspection: Vegetation near the building restrict viewing of some components such as walls, windows, and foundation.

DRIVEWAY: Condition: Appears to be in reasonable condition.

SIDEWALKS/WALKWAYS: Type: Patio blocks.

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© 2010 Coastal Property Inspection Inc.

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Condition: Fair to good condition. Some uneven areas noted.

LOT GRADING: Site:

There are some low/flat ares, including rear corner and below verandah. Those areas should be re-graded to help direct water away from the building in order to avoid potential basement leakage.

WALL CLADDING: Material: Hardie-Plank composite siding.

Condition:

Appears to be in overall reasonable condition, Minor Repairs are needed for small damages. Caulk seams and around windows, touch-up or re-paint as desired.

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FOUNDATION WALLS: % of foundation wall not visible at exterior: 90%

Condition: Cracking noted appears to be minor, and will not likely cause significant structural damage. Monitor for crack movement or water penetration over the long term, and have remedial action taken by a foundation specialist if deterioration is noted.

WINDOW WELLS: Condition: Install window wells at all windows positioned within 6 inches of grade. Slope soil away from the foundation.

EXTERIOR OF WINDOWS/WINDOW TRIM Condition: Appear to be in reasonable condition from the exterior. item.

Maintain caulking as a maintenance

EXTERIOR PLUMBING:

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© 2010 Coastal Property Inspection Inc.

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Garden hose connection location: Side.

Garden hose connection condition: Functioned normally at the time of inspection.

EXTERIOR ELECTRICAL: Service entry type: Underground entry cables.

Service entrance condition: Appears to be in reasonable condition.

Exterior Lighting: Appears Ok at time of inspection.

Exterior plug receptacle(s): Located At, Front, Rear.

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Exterior plug receptacle condition: GFCI protected receptacles installed. Tested ok at time of inspection.

EXTERIOR APPLIANCE VENTS: Condition: Appear to be in reasonable condition at time of inspection.

FRONT ENTRANCE: Location:

Steps condition: Steps appear to have sunk somewhat. Adjustment needed to avoid tripping hazard.

Handrail condition: Handrails missing. Recommend installing handrails as soon as possible to help improve safety.

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© 2010 Coastal Property Inspection Inc.

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Guardrail condition: Appears to be in overall reasonable condition.

Columns condition: Appears to be in overall reasonable condition.

Joists condition: Appears to be in overall reasonable condition, Restricted/no access under structure. Limitations in effect.

House Attachment: Porch is nailed to the house. Recommend lag bolting every 16 to 24 inches.

Roof structure condition: Appears to be in overall reasonable condition.

Skirt condition: Appears to be in overall reasonable condition.

DECK: Location: Rear.

Steps condition: Appears to be in overall reasonable condition.

Handrail condition: Appears to be in overall reasonable condition.

Guardrail condition: Appears to be in overall reasonable condition.

Joists condition: Appears to be in overall reasonable condition.

House Attachment: Deck is nailed to the house. Recommend lag bolting every 16 to 24 inches.

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© 2010 Coastal Property Inspection Inc.

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Floors condition: Appears to be in overall reasonable condition.

Skirt condition: Appears to be in overall reasonable condition.

General Condition: Overall reasonable condition. No major concerns.

PATIO: Location: Rear.

Type: Concrete slab(s)

Condition: Very flat surface; should be sloped slightly away from building. This is above an area of the basement wall which appears to be affected by some water ingress. Monitor, and re-position or re-build patio if necessary. Consider installing a roof over top if needed to reduce rain and snow build-up.

GARAGE: Type:

Attached.

Overall summary: Appears to be in overall reasonable condtion. Mechanical door closer should be installed on house door to prevent vehicle exhaust from entering the house. This is a safety issue, and should be addressed as a priority. Install a illuminated switch for attic light to monitor when it is turned on. Stairs needed if planning on using access door to front porch. General gypsum board finishing, trim-work, and painting needed.

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© 2010 Coastal Property Inspection Inc.

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ROOFING AND FLASHINGS LIMITATIONS The following is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall and in different temperature and wind conditions. Many times conditions causing leaks are not present during the inspection. Moisture problems may result in visible or concealed mold growth. Environmental Consultants can assist if this is a concern.

ROOF INSPECTION LIMITED/PREVENTED BY: Limitation: Slope, Height.

ROOF (SLOPED): Style of roof:

Gable.

Roof access: Walked on garage and porch roof.

Roof covering materials: Asphalt Shingles.

Roof coverings condition: Appears to be in reasonable condition.

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© 2010 Coastal Property Inspection Inc.

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Secondary Protection: No Eaves Protection (Ice-and-Water-Shield) was observed. This is a membrane attached under the shingles along the eaves to prevent water penetration to the interior, should ice-damming or high wind conditions occur. Monitor for signs of water ingress and have a roofing contractor review if necessary.

FLASHINGS: Chimney flashings status: Fair condition as viewed from ground.

Pipe/stack flashings status: Appears to be in reasonable condition.

Drip edge flashings status: Appears to be in reasonable condition.

Roof/sidewall flashings status: Unable to determine. Limitations in effect.

ROOF VENTING: Type: Ridge vent, Soffit venting.

Condition: Vents appear to be in reasonable condition.

SOFFIT AND FASCIA: Soffits type: Vinyl.

Soffits condition: Appears to be in reasonable condition.

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© 2010 Coastal Property Inspection Inc.

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Fascia type: Aluminum.

Fascia condition: Appears to be in reasonable condition. Higher fascia flashing needed to protect roof sheathing where exposed. Have a roofing contractor review and remediate as necessary.

GUTTERS & DOWNSPOUTS: Type: Full, Pre-Finished.

Gutters condition: Appears to be in reasonable condition at time of inspection.

Downspouts condition:

Downspouts discharging below grade. Above grade rigid PVC piping recommended for downspout extensions (min. 8-10 feet long) to ensure water is directed well away from foundation, and to reduce opportunity for blockages and freezing below grade. Downspouts discharging onto roof. Recommend extending the discharge pipe to the lower eaves trough to avoid deterioration of the roof membrane.

Information for use by Homeseller only - Not Transferable

© 2010 Coastal Property Inspection Inc.

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CHIMNEYS AND FIREPLACES It is beyond the scope of this inspection to comprehensively examine the interior of chimney flues and liners. If burning wood, a WETT certified chimney sweep should clean and examine the chimney before the start of every heating season at a minimum. New building owners should have a WETT inspection of the installation, including a chimney cleaning, before using any wood heat appliance. A qualified mason should make any repairs to masonry chimneys and fireplaces before use. Determining the condition of flue interiors and the ability of the fireplace to burn efficiently is beyond the scope of a visual inspection. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. This is NOT a W.E.T.T certification inspection. Propane lines and fittings should be inspected for proper installation and leaks upon purchase and annually thereafter. WETT - Wood Energy Technology Transfer - An organization who trains and certifies technicians in the wood burning industry

CHIMNEY / APPLIANCE: Chimney Type: Masonry Chimney.

Chimney Liner: Clay, Note: the liner was viewed above the chimney top only. Could not verify the presence or condition of the liner within the chimney structure length.

Spark Arrestor/Rain Cap: Suggest installing a chimney rain cap to prevent the entrance of local wildlife, as well as preserve the life of the chimney and minimize maintenance by restricting water access.

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Cleanout: Door needed. Have a mason review and remediate.

Chimney Condition: Appears to be in reasonable condition at time of inspection.

PROPANE FIREPLACE: Condition of Unit: Appears to be properly installed and operating normally at time of inspection.

PROPANE CYLINDER:

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Location: Rear of house.

General: Inquire with vendor as to lease or rental arrangements of the propane tank and supply. Have a certified propane installer evaluate the installation, check for leaks, and maintain equipment as necessary before purchase.

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© 2010 Coastal Property Inspection Inc.

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ELECTRICAL LIMITATIONS A licensed electrician should be contacted to review the issues contained in this report, and make any necessary repairs or upgrades to the electrical system. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Concealed electrical components not inspected. PLEASE NOTE This is not an electrical code inspection. The opinions of the inspector are general in nature, and suggest upgrades to the safety and habitability of the home. These recommendations are often not requirements by the regulatory authorities or insurance companies, and may differ from the opinion of your electrician. The safety of you and your family is of primary concern. Please discuss electrical issues with a quality licensed electrician for more detailed review and opinion.

SERVICE SIZE: Size in Volts/Amps: 120/240 volts, 100 amps.

MAIN DISCONNECT/SHUT-OFF: Location: Basement.

Type of disconnect/shut-off: Combination panel with a main breaker.

Rating-Volts/Amps: 120/240 Volts, 100A.

Main disconnect/shut-off condition: The main disconnect was not tested.

MAIN DISTRIBUTION PANEL: Type of circuit protection: Breakers.

Condition of panel: Appears to be in reasonable condition.

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Fuses/Breakers condition: Double-taps noted. Call a licensed electrician for further evaluation, repairs and upgrades.

Recommended Upgrade: AFCI breakers recommended on the bedroom circuits. AFCI (Arc-Fault Circuit Interrupter) breakers are an electrical safety device which can sense small amounts of arcing in electrical receptacles, and will shut off the power to the circuit before a fire hazard exists.

Wire type: Non-metallic sheathed Copper.

Wires condition: Appears to be in reasonable condition at time of inspection.

Panel Label: Panel is not properly labelled. Have all circuits labelled for future convenience.

SYSTEM GROUNDING: System type: Water pipe noted.

Material: Copper.

Condition: Appears to be in good condition.

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© 2010 Coastal Property Inspection Inc.

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PLUMBING LIMITATIONS Water quality or hazardous materials (lead) testing is available from local testing labs. All underground systems related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. Concealed plumbing and water treatment equipment are not inspected. Tub/sink overflows, isolating/relief valves and main shut-off valve are not tested. Moisture problems may result in visible or concealed mold growth. Environmental Consultants can assist if this is a concern. Have a licensed plumber make any necessary repairs.

WATER SUPPLY: Type Public.

SEWAGE DISPOSAL: Type: Public.

SERVICE PIPING INTO BUILDING: Material: Copper noted.

MAIN LINE SHUT OFF VALVE: Location: Basement - hatch door.

Condition: Not tested. Due to the infrequent use of this valve/lever, possible damage to the valve/lever seals could occur during inspection.

SUPPLY PIPING: Material: Plastic noted.

Supply piping condition: The piping that is visible appears to be in good condition, no leaks noted at time of inspection.

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© 2010 Coastal Property Inspection Inc.

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WASTE PIPING IN BUILDING: Material: Plastic noted.

Waste pipe condition: Appears to be in reasonable condition where visible. No active leaks noted at time of inspection.

SANITARY EXIT: Clean-Out A clean-out port was noted at the sanitary exit. This is a necessary component which will allow a plumber to clean the waste lines outside the house if a blockage should occur. Good.

Backwater Valve: A one-way check-valve was not observed at the sanitary exit for the house. This valve prevents effluent from entering the house in the event of an back-up in the system outside the house.

VENT PIPES/MAIN STACK Material: Plastic.

SUMP: Condition of sump pit: Appears to be in reasonable condition at time of inspection.

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© 2010 Coastal Property Inspection Inc.

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Sump pump condition: Unit was tested using normal operating controls and appeared to function properly at time of inspection. Extension Cord used for sump power. Have a licensed electrician install a dedicated receptacle close to the sump pit to provide power to the pump. Suggest upgrading to a submersible pump for longevity and reliability. Install a flexible discharge pipe to direct water at least 12' from the house.

WATER HEATER: Type: Boiler - incorporated with the heating system. Note: consider installing an indirect storage tank system as an upgrade for increased hot water volume and greater energy efficiency. These systems use an external tank to store hot water from the boiler. This allows the boiler to cycle on less during demand for hot water, thus saving significant amounts of energy. Consult your heating technician or plumbing/heating suppliers for options appropriate for your system.

HOT WATER TEMPERATURE:

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Domestic Hot Water Temperature in Celsius: 68 Degrees - This is extremely hot, especially if children or seniors will be exposed to the water. Scalding burns happen in less than one second at 60 degrees Celsius. The paediactric association recommends 48 - 50 degrees Celsius for domestic hot water. Have the temperature reduced for safety. This will likely require the installation of a "thermal tempering valve" to be mounted on the domestic hot water lines, near where they attach to the boiler. The thermal tempering valve will introduce some cold water to the hot line, in order to maintain a reasonable temperature. The unit can be adjusted to provide the desired temperature. Call a qualified plumber to further evaluate and perform any necessary upgrades or repairs.

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© 2010 Coastal Property Inspection Inc.

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HEATING LIMITATIONS The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit and is beyond the scope of this inspection. Some furnaces and boilers are designed in such a way that inspection of all components is almost impossible. The inspector does not light pilot lights. Safety devices are not tested by the inspector. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual during servicing. Subjective judgment of system capacity is not a part of the inspection. Determining the presence or condition of oil or propane tanks, whether exposed or buried, is beyond the scope of this inspection, and any information is given as a courtesy. Leaking oil tanks represent an environmental hazard which is very costly to remedy. Buried tanks are not included in the inspection. Environmental Consultants should be contacted if storage tanks or lines are leaking, or buried oil tanks are noted or suspected. Radiator/zone valves are not tested, Heat loss calculations are not done. Asbestos may be present in many building products and materials. Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Environmental Consultants can assist if this is a concern. Heating and air-conditioning systems should be maintained by a qualified technician to address any potential or identified problems, and before the start of every heating or cooling season.

HEATING SYSTEM DESCRIPTION: Primary heating fuel type (energy source): Oil.

Primary heating system type: Boiler with hot water baseboard heaters, and in floor radiant heat.

Capacity of primary unit: Inquire with your maintenance technician, as BTU output will vary with nozzle size.

Approximate age of primary unit: 2000.

Failure probability: Low. Maintain annual servicing, and make routine repairs as necessary.

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EMERGENCY SHUT OFF: Location: The emergency switch is located in the stairwell.

BOILER: Burners: Unit was tested using normal operating controls and appeared to function properly at time of inspection.

Firebox Condition: Appears to be in reasonable condition at time of inspection. Typical cracks noted.

Hot water/steam- condition: Low Pressure was noted on the system. This is a common occurrence in boilers and usually signifies the system has to be "bled" to expel air from the pipes. Have the system serviced by a qualified technician.

Expansion tank condition: Expansion tank appears to be in serviceable condition at time of inspection.

Temperature and Pressure Relief (TPR) Valve This component is not tested for safety reasons.

Pressure reducing valve/backflow preventercondition: Appears to be in reasonable condition at time of inspection.

High temp. limit condition: Unit was tested using normal operating controls and appeared to function properly at time of inspection.

Zone valves and circulating pump- condition: Units appeared to function properly at time of inspection.

Hot water system piping condition: Piping appears to be functional at time of inspection.

Venting systems: Venting appears to be installed and functioning adequately.

Thermostat(s): Testing was conducted using normal operating controls which appeared to function properly at time of inspection.

General: Have the heating system maintained upon purchase, and annually before each heating season.

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HEAT RECOVERY VENTILATOR: Location:

Basement.

Filters: Good condition. Clean filters every three months, or as per Manufacturer's instructions.

General: Unit was tested using normal operating controls and appeared to function properly at time of inspection.

Registration for recalls: Please contact Venmar (the manufacturer) at 1-866-441-4645 or www.venmar.ca with the model and serial number to register the unit, and to get current information about potential recalls.

Please Note: The intake and exhaust grills both at interior and exterior are not air flow or CFM tested. Air quality and balancing are beyond the scope of this inspection.

OIL TANK AND SUPPLY: Oil Tank Location: Inside, basement.

General Installation: Have an installer provide slightly positive slope toward discharge point to avoid water pooling inside the tank.

Oil tank age: 2000.

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Oil tank tag date: 2015.

Oil Tank Drip Tray Recommend to install a drip tray beneath the oil tank to catch dripping should a leak occur. Report any suspected leaking to your oil company or the provincial Department of Environment.

Oil tank condition: Appears to be in reasonable condition at time of inspection.

Oil tank drain tap protection: Not protected. Install a protective shield to avoid physical damage to the valve.

Fill and vent pipes: Vent pipe should be 6" higher than fill pipe.

Oil filters: No significant deficiencies noted. Change regularly with annual maintenance.

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STRUCTURE AND BASEMENT LIMITATIONS This is a review of installed, visible and accessible components only. The condition of structural members behind finished walls, ceilings, floors, or stored items could not be viewed and are not included in the scope of this inspection. Long-term function of structural members can not be predicted. Cosmetic deficiencies are considered normal wear and tear, and are generally not reported. Determining the source of odours or identification of mold growth is not part of this inspection. Any structural deficiencies should be monitored and evaluated by a structural engineer or other specialist. Prices for repairs should be sought before proceeding.

FOOTINGS: Condition: Not visible (limitations in effect)

FOUNDATIONS: Type of Foundation:

Utility Basement.

Percent of visible foundation walls at interior: The interior view of the foundation is limited to the visible portions of the walls. Most of the foundation walls were visible during the inspection.

Foundation material: Poured concrete.

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Foundation condition at interior:

Previous repairs noted. Recommend to ask vendor if repairs were done professionally, and inquire as to any transferable warranty. It appears there may be minor seepage below patching, and at form-ties during certain seasons or weather conditions. Large scale flooding unlikely. Exterior water management improvements will often minimize water penetration, and reduce foundation deterioration.

BASEMENT FLOOR Type Concrete floor slab. Note: it could not be determined if insulation is present below the slab.

Floor condition: Some common cracking noted. Monitor for movement or water entry, and have repaired if future deterioration is noted.

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FLOOR FRAMING AND CONSTRUCTION: Type of construction: Engineered trusses.

Engineered Trusses or I-Joists: No significant deficiencies noted at time of inspection.

Sills: Probed randomly, appeared to be in reasonable condition at time of inspection.

Support Wall:

2X6 Wood Frame wall noted. Horizontal braces are recommended at the centre of the studs to avoid bowing and deformation of the structural members. Add full jack stud on side of door.

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EXTERIOR WALL(S) CONSTRUCTION: Exterior wall construction: Wood frame.

Wood-Frame condition: Appears to be in reasonable condition at time of inspection.

ROOF AND CEILING FRAMING:

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Access to viewing:

Full attic access.

Type of framing: Engineered Trusses.

Type of roof sheathing: Oriented Strand Board (OSB)

Roof sheathing condition: Appears to be in reasonable condition in the attic; some deterioration noted where exposed to weather on the exterior. Have a roofing or siding contractor review and remediate.

Roof trusses condition: Appears to be in reasonable condition. No significant structural deficiencies noted at time of inspection.

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© 2010 Coastal Property Inspection Inc.

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KITCHEN- APPLIANCES: LIMITATIONS Appliances may be observed as a courtesy only, and are not considered as part of the scope of this inspection. Basic operation only is observed; no special features are operated and effectiveness of the appliance is not determined. Future condition or presence of odours is not predicted. Brand names and serial numbers of appliances are not recorded by the inspector. Verification of appliance presence or condition as per the real estate transaction is beyond the scope of this inspection.

KITCHEN:

Receptacles Condition: Receptacles tested appear to be in working condition. Split plugs noted. Recommend upgrading the receptacles near the sink to GFCI type for safety.

Cabinets Condition: Appears to be in overall reasonable condition.

Counter Tops Condition: Appears to be in reasonable condition.

Faucet condition: Appears to be in reasonable condition.

Sink condition: Appears to be in good condition. No leaks observed at time of inspection.

Sink drain piping material: Plastic.

Sink drain piping condition: Appears to be in good condition. No leaks observed at time of inspection.

Supply Piping: Shut-Off valves were noted under the sink. No leaks noted at time of inspection (note: valves are not operated due to risk of damage as the valves are not regularly operated).

Floor Covering Material: Resilient.

Floor Covering Condition: Appears to be in normal condition.

Range / Stove Fuel: Electricity.

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Range / Stove Condition: Stove responded normally to operating controls, and appeared to be in normal condition for its' age. Note: No Anti-Tip Bracket is installed. Kitchen ranges have the potential to tip over and cause serious, life-threatening injuries or death. When the stove door is open, curious children may stand on it, or adults may find themselves overcome by the heat and fall on the door causing the stove to tip. This problem can be prevented with an inexpensive, L-shaped bracket mounted on the floor behind the range. Contact a quality appliance retail or repair professional for purchase and installation.

Kitchen Exhaust Fan: Appears to be functional and in normal usage condition.

Refrigerator: Appears to be functional and in normal usage condition.

Dishwasher Condition: Appears to be functional and in normal usage condition. Not tested to a full cycle.

Clothes Washer Condition: Not operated.

Clothes Dryer Condition: Not operated.

Dryer Venting: Metal exhaust duct noted, vented directly to the outdoors.

Doorbell: Functioned normally at time of inspection.

Central Vac: Unit was tested at one location and tested ok at time of inspection.

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BATHROOMS/WASHROOMS LIMITATIONS Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Although close inspection will be made, determining whether shower pans or tub/shower surrounds are water tight is beyond the scope of this inspection. It is very important to maintain all grout and caulking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will be required in the future.

LOWER LEVEL BATHROOM:

Lights: Tested ok at time of inspection.

Switches: Tested ok at time of inspection.

Outlets: GFCI protected receptacle is installed, tested ok at time of inspection.

Exhaust Fan: Air exchanger vent installed.

Faucet Condition: Appears to be in reasonable condition.

Basin Condition: Appears to be in reasonable condition.

Basin Drain Piping Material: Plastic.

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© 2010 Coastal Property Inspection Inc.

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Drain Piping Condition: No P-Trap noted under sink. The trap should be present to prevent gasses and odours from entering the house. Have a plumber evaluate, and install as necessary.

Basin Supply Piping: Shut-Off valves were noted under the sink. No leaks noted at time of inspection (note: valves are not operated due to risk of damage as the valves are not regularly operated).

Toilet: Appears to be in reasonable condition. Appeared to flush normally, no active leaks observed at time of inspection.

Toilet Supply Piping: Shut-Off valve noted. No leaks noted at time of inspection (note: valves are not operated due to risk of damage as the valves are not regularly operated).

Floor Covering Material: Ceramic.

Floor Covering Condition: Appears to be in normal condition.

Wall, Ceiling and Trim Condition: All appear to be in normal wear condition.

Door General Condition: Appears to be in reasonable condition.

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© 2010 Coastal Property Inspection Inc.

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UPPER FLOOR BATHROOM:

Lights: Tested ok at time of inspection.

Switches: Tested ok at time of inspection.

Outlets: GFCI protected receptacle is installed, tested ok at time of inspection.

Exhaust Fan: Noisy. Repairs/replacement required. Appears to terminate in the attic; exhaust should be directed to the exterior. Have a ventilation contractor review.

Faucet Condition: Appears to be in reasonable condition.

Basin Condition: Appears to be in reasonable condition.

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© 2010 Coastal Property Inspection Inc.

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Basin Drain Piping Material: Plastic.

Drain Piping Condition: Appears to be in good condition. No leaks observed at time of inspection.

Basin Supply Piping: Shut-Off valves were noted under the sink. No leaks noted at time of inspection (note: valves are not operated due to risk of damage as the valves are not regularly operated).

Toilet: Appears to be in reasonable condition. Appeared to flush normally, no active leaks observed at time of inspection.

Toilet Supply Piping: Shut-Off valve noted. No leaks noted at time of inspection (note: valves are not operated due to risk of damage as the valves are not regularly operated).

Tub and Shower Enclosure: Faucet is loose. Should be re-sealed or replaced to ensure water does not access wall cavity.

Cabinet: Appears to be in overall good condition.

Floor Covering Material: Resilient.

Floor Covering Condition: Appears to be in normal condition.

Wall, Ceiling and Trim Condition: All appear to be in normal wear condition.

Door General Condition: Appear to be in reasonable condition.

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© 2010 Coastal Property Inspection Inc.

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MASTER BATHROOM:

Lights: Tested ok at time of inspection.

Switches: Tested ok at time of inspection.

Outlets: GFCI protected receptacle is installed, tested ok at time of inspection.

Exhaust Fan: Noisy. Repairs/replacement required. Terminates in the attic. This will likely cause extensive moisture related problems if not re-routed to the exterior. Have a contractor install an insulated duct directly to the outdoors.

Faucet Condition: Drip/ leak noted. Repairs needed.

Basin Drain Piping Material: Plastic.

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© 2010 Coastal Property Inspection Inc.

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Drain Piping Condition: Appears to be in good condition. No leaks observed at time of inspection.

Basin Supply Piping: Shut-Off valves were noted under the sink. No leaks noted at time of inspection (note: valves are not operated due to risk of damage as the valves are not regularly operated).

Toilet: Appears to be in reasonable condition. Appeared to flush normally, no active leaks observed at time of inspection.

Toilet Supply Piping: Shut-Off valve noted. No leaks noted at time of inspection (note: valves are not operated due to risk of damage as the valves are not regularly operated).

Tub and Shower Enclosure: Faucet is loose. Should be re-sealed or replaced to ensure water does not access wall cavity.

Cabinet: Appears to be in overall good condition.

Floor Covering Material: Resilient.

Floor Covering Condition: Appears to be in normal condition.

Wall, Ceiling and Trim Condition: All appear to be in normal wear condition.

Door General Condition: Appear to be in reasonable condition.

Information for use by Homeseller only - Not Transferable

© 2010 Coastal Property Inspection Inc.

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INTERIORS LIMITATIONS The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors are included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions are not included in the scope of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors' underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with current owners or builder for further information. CO detectors, security systems, intercoms, central vacuum, chimney flues and elevators were not inspected. No comment made on cosmetic finishes. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. Carbon monoxide detectors are recommended for all residences with fuel-burning appliances, located in such a place as to be audible in all bedrooms with the doors closed. All work should be carried out by the appropriate professional. Asbestos may be present in many building products and materials. Environmental Consultants can assist if this is a concern. Moisture problems may result in visible or concealed mold growth. Environmental Consultants can assist if this is a concern.

INTERIOR COMPONENTS:

The following limited the scope of the inspection: Absence of historical clues due to new finishes/paint, Storage/furnishings in some areas (limited inspection at those areas)

Floor Covering Material: Hardwood, Ceramic.

Floor Covering Condition: Appears to be in normal usage condition.

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Wall Finishing Material: Drywall.

Ceiling Material: Drywall.

Wall, Ceiling, and Trim Condition: All appear to be in normal wear condition. Some repairs will be needed when re-decorating.

Primary Window Types: Single hung.

Glass/glazing: Double.

Window Condition: Windows appear to be in reasonable condition.

Glass/glazing Condition: Appears to be in good condition.

Interior Doors General Condition: Appear to be in good condition.

Lights/Ceiling Fans Condition: Typical number of lights throughout. A representative number tested ok at time of inspection.

Outlets Condition: Typical number of outlets throughout. A representative number tested ok at time of inspection.

Switches Condition: Typical number of switches throughout. A representative number tested ok at time of inspection.

Stairwell Condition: Appears to be in reasonable condition.

Guardrail / Handrail Condition: Appear to be in good condition.

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© 2010 Coastal Property Inspection Inc.

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Entry Door Location: Front Door.

Entry Door Type: Metal insulated door.

Hardware Condition: Appears to be in reasonable condition.

Entry doors glass(glazing): Appears to be in reasonable condition.

Entry doors condition: Appears to be in good condition. Damaged trim noted.

Storm doors/screen doors general condition: Appears to be in overall reasonable condition.

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© 2010 Coastal Property Inspection Inc.

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Entry Door Location: Deck Door.

Entry Door Type: Garden doors.

Hardware Condition: Appears to be in reasonable condition.

Entry doors glass(glazing): Appears to be in reasonable condition.

Entry doors condition: Appears to be in good condition.

Garage-House Entry doors type: Metal insulated door.

Garage Door Closer: No door closer is installed. There should be a mechanical door closer to ensure the door closes after use. This will help prevent fumes in the garage from entering the house.

Smoke Detectors: Some smoke detectors were noted as present. Note: smoke detectors are not tested during the inspection, and should be tested upon purchase, and every three months thereafter. Smoke detectors should be replaced at least every 10 years.

Carbon Monoxide Detector Should be installed to protect people from exposure to carbon monoxide.

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© 2010 Coastal Property Inspection Inc.

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INSULATION AND VAPOUR BARRIER BASEMENT: Rim-Joist (Header) Insulation materials: Fibreglass Batts.

Rim joist insulation R-value: R-20 (6")

Condition: Appears to be in reasonable condition.

Rim joist vapour barrier Should be installed to prevent moisture from condensing on the cold outer structural members in the wintertime.

Walls insulation materials: No Insulation on walls.

MAIN ATTIC: Method used to observe attic: Attic fully accessed, attic floor walked on.

Insulation materials: Cellulose.

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Insulation approximate R- value: R50 (15")

Condition: Appears to be in reasonable condition.

Vapour retarders: Polyethylene.

Ventilation: Ridge vent, Soffit venting.

Ventilation Condition: Appears to be in reasonable condition, and functioning as intended at time of inspection.

Access hatch: Weather stripping recommended to seal the hatch, and avoid warm air access to the attic space.

WOOD-FRAME WALLS: Insulation materials: Fibreglass Batts.

Insulation approximate R- value: R20 (6")

Vapour retarders: Polyethylene.

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EXTERIOR WATER MANAGEMENT CHECKLIST FOR LEAKY OR DAMP FOUNDATIONS The most common concern in buildings is water access to the foundation / basement. Conditions which could contribute to water related issues were noted during the inspection. The following are common solutions to help prevent water access to the foundation. Be aware that there is a possibility that leaks or water issues can develop at any time. Exterior water management is imperative to help control water issues. All components should be reviewed, and preventative maintenance should be conducted at least once a year. Review the items below to help minimize the likelihood of water penetration. If these components are not properly maintained and functional at all times, moisture problems may occur, which could result in structural damage and mold. Mold in a building can cause serious health issues to the occupants. This list represents a "first line of defense" against basement water issues. If unsuccessful, a professional contractor or engineer may suggest more elaborate measures.

EAVESTROUGHS AND DOWNSPOUTS: Recommendation: You should periodically review your rainware during heavy rain to ensure proper function. Make sure your eaves troughs are clean and functional at all times. Most eaves troughs need to be cleaned twice a year. Downspouts should extend 6 to 8 feet away from the house.

LOT GRADING: Recommendation: Ensure that grounds slope away from the house to prevent water access to foundation.

PATIOS AND/OR WALKWAYS: Recommendation: Make sure all exterior patios and walkways slope gently away from the foundation to prevent water access.

SUMP Recommendation: Keep sump pump operational and discharge routed well away from the house at all times to ensure water can be properly expelled from the structure. Consider installing a submersible pump for reliability and longevity.

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© 2010 Coastal Property Inspection Inc.