Industrial Civil Installations Ltd.

Customer

Home

Real Estate Agent ___________

Report ID: ___________

Inspection Date  ___________

Inspected By ___________

This agreement is made between Industrial Civil Installations Ltd. "(ICI Ltd.)" And the "client" listed above. ICI Ltd. agrees to conduct a home inspection for the purpose of providing the client with a better understanding of the property conditions as observed at the time of the home inspection. After inspection of the property, ICI Ltd. will provide the client with a written report which will advise the client of any systems or components which in our opinion do not function as intended and/or adversely affect the habitability of the property. Unless otherwise noted below, the client will be provided a written evaluation of the following components of the subject property. SITE GRADING, BUILDING EXTERIOR, ROOFING AND FLASHINGS, FOUNDATION, DECKS AND BALCONIES, BASEMENT OR LOWER LEVEL AREAS, ATTIC AND CRAWL SPACES, HEATING & AIR CONDITIONING SYSTEMS, PLUMBING SYSTEMS, ELECTRICAL SYSTEMS, KITCHEN AND BUILT IN APPLIANCES, INTERIOR CONDITION.
OTHER:

It is understood and agreed that this inspection will be of readily accessible areas of the building and is limited to visual observations of apparent condition existing at the time of the inspection only. Latent or concealed defects and deficiencies are excluded from the inspection. Equipment and systems will not be dismantled in any way to facilitate the inspection.

It is understood and agreed that ICI Ltd. is not an insurer and that the inspection and report are not intended or to be construed as a guarantee or warranty of the adequacy, performance or condition of any structural item or system at the property address. The client hereby releases and exempts ICI Ltd. and its agents and employees of and from any liability and responsibility for the cost of repairing and replacing any unreported defect or deficiency and for any consequential damage, property damage or personal injury of any nature.

This report is not a compliance inspection or certification for governmental codes or regulations of any kind. The inspection and report do not address and are not intended to address the possible presence of, or danger from any potentially harmful substances and environmental hazards including but not limited to radon gas, lead paint, asbestos, urea formaldehyde, toxic chemicals, water and airborne hazards, soil evaluation, flood plain location, efficiency or the capacity of each building to meet the needs of the client. Also excluded are inspections of and report on swimming pools, wells, water quality, septic systems, security systems, water softeners, sprinkler systems and the presence of rodents, termites and other insects.

It is recognized that the client cannot always be present at the home inspection, therefore, the client and ICI Ltd. mutually agree to accept facsimile signatures of this contract agreement as original signatures by the parties and, in addition, the parties agree that signatures in counterpart by fax or otherwise will result in a binding agreement between them. A signed copy of this agreement, accompanied by client's payment to ICI Ltd. of the inspection fee shall result in evidence of agreement between the parties, whereupon ICI Ltd. shall proceed with the inspection.

ACCEPTANCE AND UNDERSTANDING OF THIS AGREEMENT ARE HEREBY ACKNOWLEDGED:

Industrial Civil Installations Ltd.

INVOICE

Inspection Fee:

Service Price Amount Sub-Total Heated Sq Feet 2,001 - 2,500 300.00 1 300.00

Tax $21.00

Total Price $321.00

Payment Options:

X	Paid In Full
	Customer to send payment
	To Be Paid At Closing	Attorney:  Projected Closing Date:

ROOFING, DRAINAGE, CHIMNEYS

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, Chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components.The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing.The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

1.2

DOES THE ROOF COVERING APPEAR TO BE IN SERVICEABLE CONDITION Comments: Yes, MINOR IMPROVEMENT Complimentary views. Note photo 5 indicates deterioration of shingles over the rear section of the covered deck only. Seasonal inspection of this area recommended and may require replacement prior to remaining roof.

1.7	CONDITION OF RAIN GUTTERS Comments: MINOR IMPROVEMENT The gutters need cleaning. Recommend installing gutters on missing areas, especially the front, to collect and divert roof drainage away from foundation area.

1.9	CHIMNEY Comments: GOOD Photo 1. Arrow indicates flue which is permanently blocked with concrete. Photo 2. A manufactured insulated metal chimney is present which has been dedicated for venting the high efficiency furnace.

1.10	CHIMNEY CROWN Comments: MINOR IMPROVEMENT Typical cracks in concrete chimney crown are present. Recommend caulking to minimize potential for water migration into chimney structure.

1.11	CHIMNEY FLUES Comments: GOOD Flues are clean.

EAVE, SIDING, FOUNDATION WALLS

The home inspector shall observe: Wall cladding, Flashings, and Trim; Eaves, Soffits, and Fascias; The home inspector shall: Describe wall cladding materials; Probe exterior wood components where deterioration is suspected. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

2.0	CONDITION OF SOFFIT, FASCIA, TRIM AND EAVES Comments: MINOR IMPROVEMENT Photo 1. Complimentary view. Photo 2. Gaps in soffit on carport roof will allow birds/insects entry and nesting. Recommend closing with screen.

2.1	CONDITION OF EXTERIOR WALL COVERINGS, FLASHING Comments: MINOR IMPROVEMENT Complimentary views (4). Photo 5. Cracks over rear basement entry door.

DECKS, BALCONIES, PORCHES, STOOP, STEPS, RAILINGS

The home inspector shall observe: Decks, Balconies, Stoops, Steps, Areaways, Porches and applicable railings.

3.0	WHAT IS THE CONDITION OF PORCH OR PATIO Comments: GOOD Complimentary view.

3.1

DECKS AND HANDRAILS OR BALCONIES Comments: MINOR IMPROVEMENT Photo 1. Complimentary view of covered deck area. The paint is failing and repainting of all exposed wood required. Photo 2. This roof framing is well supported at the 3 exterior sides but support post or collar ties recommended at area indicated by arrow.

3.2	DECK SUPPORTS Comments: REPAIRS REQUIRED Corner deck support post is deteriorated at base, full knife blade penetration. Replacement required. Photo 2. Complimentary view of carport support posts.

3.3

DECKS AND HANDRAILS OR BALCONIES (2) Comments: REPAIRS REQUIRED Photo 1. Soft areas of floor sheathing present indicating failure of the deck covering material. Repairs are required. Photo 2. Loose guardrail/handrail present. Deterioration of the wood present, note knife blade penetration at base. The paint is failing and repainting required on all exposed wood surfaces. Repairs are required. Photo 3. Easy, full depth penetration of knife blade of underlying framing at guardrail post attachment area. Repairs are required. Photo 4. Deck covering damage and knife blade penetration at base of guardrail post. Repairs required.

3.4	STAIRS AND HANDRAILS Comments: GOOD Complimentary view of front stair.

3.5

STAIRS AND HANDRAILS (2) Comments: REPAIRS REQUIRED The guardrail/handrail is missing on 1 side and the maximum 4" spacing is exceeded on the existing guardrail. Repairs are required. Deterioration of the wood treads is present in areas. Some areas are visibly rotted and others can be penetrated easily with a knife blade. Immediate repairs are required. Consideration should be given to replacing entire stair structure.

WINDOWS, DOORS

The home inspector shall observe Entryway doors and a representative number of windows. Operate all entryway doors and a representative number of windows. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Presence of safety glazing in doors and windows.

4.0	OUTSIDE APPEARANCE OF WINDOWS OR SKYLIGHTS Comments: MINOR IMPROVEMENT The paint is failing on the wood framed windows for the dining room. Repainting required.

4.1	SLIDING GLASS DOOR OR PATIO DOORS Comments: GOOD Complimentary view.

4.2	CONDITION OF EXTERIOR ENTRY DOORS Comments: REPAIRS REQUIRED Minor wear and abrasions present. Repainting required in some areas. Photo 4. The front door sill is significantly deteriorated. Probing indicates deterioration of underlying framing. Immediate repairs are required.

GARAGE/CARPORT

The home inspector shall observe: Garage door operators; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing. The home inspector is not required to observe: Garage door operator remote control transmitters.

5.2	CONDITION OF CONCRETE SLAB Comments: MINOR IMPROVEMENT Typical cracks in concrete slab present. Minor deterioration of concrete surface present in small areas.

DRIVEWAY, RETAINING WALLS, LANDSCAPING

The home inspector shall observe: vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector is not required to observe: Fences; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks.

6.0

DOES LANDSCAPE FAVOR PROPER DRAINAGE Comments: NO Negative slope towards left side (facing front) and front/left side. These area do not appear to drain water away from home and needs landscaping and drainage corrected. Note gutter missing on front/left section allows roof drainage to fall and collect in this area. Installing gutter to divert roof drainage into existing gutter will substantially minimize amount of water collecting in this area and minimize potential for water infiltration into basement.

6.1	WALKWAY AND DRIVEWAY Comments: GOOD Minor settlement and typical cracks in asphalt driveway present.

ATTIC AND ROOF STRUCTURE

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces.The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances. The home inspector is not required to disturb insulation except when readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs.

7.1	IS INSULATION IN ATTIC Comments: Yes, GOOD Note mildew on underside of the roof sheathing. It appears this may be from prior to the addition of a turbine roof ventilator when the roof was replaced. The attic ventilation is still minimal and additional ventilation is recommended.

7.2	DO RAFTERS APPEAR TO BE IN GOOD CONDITION Comments: MINOR IMPROVEMENT 2 adjacent trusses have been cracked. 2 x 4 splices have been installed on 1 side. Recommend additional splice at each location well nailed and extending a minimum of 3' each way past the damage.

7.8	B-VENT IN ATTIC Comments: GOOD Complimentary view.

7.9	KITCHEN AND BATHROOM VENTING IN ATTIC Comments: MINOR IMPROVEMENT The kitchen exhaust duct does not vent to the exterior.

KITCHEN (Coverings, Windows, Outlets and Doors)

The home inspector shall observe: Walls, ceiling, and floors; and a representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments; Move personal items, panels, furniture, equipment, plant life or debris that obstructs accerss or visibility.

8.0	KITCHEN COMPLIMENTARY VIEW Comments: Yes Complimentary views.

KITCHEN COMPONENTS, WASHER/DRYER CONNECTIONS

The home inspector shall observe Counters and a representative number of installed cabinets; and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

9.10	CONDITION OF COUNTERTOP Comments: MINOR IMPROVEMENT The counter end cap is taped on. Repairs are required.

9.12	WASHER/DRYER CONNECTIONS Comments: GOOD Complimentary view laundry room.

DINING ROOM (Coverings, Windows, Outlets and Doors)

10.0	DINING ROOM COMPLIMENTARY VIEW Comments: Yes Complimentary view.

LIVING ROOM

11.0.A

LIVING ROOM COMPLIMENTARY VIEW Comments: Yes Complimentary views.

DOWNSTAIRS FAMILY ROOM

11.0.B

LIVING ROOM COMPLIMENTARY VIEW Comments: Yes Complimentary views.

11.1.B

CEILING Comments: MINOR IMPROVEMENT Several water stains are present along the exterior wall and are likely due to leakage from the wood drip ledge at the base of the exterior sheathing. This ledge seems to be flat or sloping slightly towards the interior and the seal may not be adequate. Repairs may be required. A section of the ceiling has been removed.

DOWNSTAIRS DEN

11.0.C

LIVING ROOM COMPLIMENTARY VIEW Comments: Yes Complimentary views.

BEDROOMS (Coverings, Windows, Outlets and Doors)

12.0	BEDROOMS COMPLIMENTARY VIEW Comments: Yes Complimentary views.

UPSTAIRS BATH

13.0.A

COMPLIMENTARY VIEW Comments: Yes Complimentary views.

DOWNSTAIRS BATH

13.0.B

COMPLIMENTARY VIEW Comments: Yes Complimentary views.

BATHROOM COMPONENTS

14.0	CONDITION OF SINK BASE AND CABINETRY Comments: MINOR IMPROVEMENT One of the drawer fronts is broken.

14.1	CONDITION OF PLUMBING FIXTURES Comments: MINOR IMPROVEMENT The tub has been painted and the new paint is peeling off.

INTERIOR STAIRS, RAILINGS AND BALCONIES

The home inspector shall observe: Steps, stairways, balconies, and railings

15.0	STEPS, STAIRWAYS, BALCONIES AND RAILINGS Comments: GOOD Complimentary view.

15.3	ARE PICKETS SPACED 4 INCHES APART OR LESS (Safety issue for children) Comments: NO, MINOR IMPROVEMENT The picket spacing is greater than the 4" maximum.

ELECTRICAL

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main overcurrent device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any overcurrent device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

16.0	SERVICE ENTRANCE CONDUCTORS Comments: MINOR IMPROVEMENT Excessive tension of the electric service line is pulling the anchor loose. Recommend BC Hydro inspect and repair as required.

16.1	SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS Comments: GOOD Complimentary view.

16.3

CONDITION OF WIRING, CIRCUITS, OR FUSES INSIDE MAIN PANEL (Branch circuit conductors, Over-current devices, and compatibility of their amperage and voltage) Comments: REPAIRS REQUIRED Problem(s) discovered with branch circuits such as doubled wiring at circuit breakers, and any other problems that an electrician may discover while performing repairs need correcting. Recommend a licensed electrician inspect further and correct as needed.

STRUCTURAL COMPONENTS

The Home Inspector shall observe and report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components; and structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Move insulation where readily visible evidence indicates the need to do so; and Move insulation where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or it's components or be dangerous to or adversely effect the health of the home inspector or other persons.

PLUMBING

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps.The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance.The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

18.6	WATER HEATER Comments: GOOD Wiring needs to be secured (arrow).

HEATING

The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type.The home inspector shall operate the systems using normal operating controls.The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

19.2	HEATING EQUIPMENT Comments: GOOD Complimentary view.

FIREPLACES

20.0	FIREPLACE OR SOLID FUEL BURNING DEVICES Comments: GOOD Both fireplaces have had very little use.

SUMMARY

Industrial Civil Installations Ltd.

Customer ___________

Home ___________

This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home.

This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

ROOFING, DRAINAGE, CHIMNEYS

1.2	DOES THE ROOF COVERING APPEAR TO BE IN SERVICEABLE CONDITION Yes, MINOR IMPROVEMENT Complimentary views. Note photo 5 indicates deterioration of shingles over the rear section of the covered deck only. Seasonal inspection of this area recommended and may require replacement prior to remaining roof.
1.7	CONDITION OF RAIN GUTTERS MINOR IMPROVEMENT The gutters need cleaning. Recommend installing gutters on missing areas, especially the front, to collect and divert roof drainage away from foundation area.
1.8	ARE DOWNSPOUTS OR DRAINAGE PROVIDED PROPERLY MINOR IMPROVEMENT Missing in areas.
1.10	CHIMNEY CROWN MINOR IMPROVEMENT Typical cracks in concrete chimney crown are present. Recommend caulking to minimize potential for water migration into chimney structure.

EAVE, SIDING, FOUNDATION WALLS

2.0	CONDITION OF SOFFIT, FASCIA, TRIM AND EAVES MINOR IMPROVEMENT Photo 1. Complimentary view. Photo 2. Gaps in soffit on carport roof will allow birds/insects entry and nesting. Recommend closing with screen.
2.1	CONDITION OF EXTERIOR WALL COVERINGS, FLASHING MINOR IMPROVEMENT Complimentary views (4). Photo 5. Cracks over rear basement entry door.

DECKS, BALCONIES, PORCHES, STOOP, STEPS, RAILINGS

3.1	DECKS AND HANDRAILS OR BALCONIES MINOR IMPROVEMENT Photo 1. Complimentary view of covered deck area. The paint is failing and repainting of all exposed wood required. Photo 2. This roof framing is well supported at the 3 exterior sides but support post or collar ties recommended at area indicated by arrow.
3.2	DECK SUPPORTS REPAIRS REQUIRED Corner deck support post is deteriorated at base, full knife blade penetration. Replacement required. Photo 2. Complimentary view of carport support posts.
3.3	DECKS AND HANDRAILS OR BALCONIES (2) REPAIRS REQUIRED Photo 1. Soft areas of floor sheathing present indicating failure of the deck covering material. Repairs are required. Photo 2. Loose guardrail/handrail present. Deterioration of the wood present, note knife blade penetration at base. The paint is failing and repainting required on all exposed wood surfaces. Repairs are required. Photo 3. Easy, full depth penetration of knife blade of underlying framing at guardrail post attachment area. Repairs are required. Photo 4. Deck covering damage and knife blade penetration at base of guardrail post. Repairs required.
3.5	STAIRS AND HANDRAILS (2) REPAIRS REQUIRED The guardrail/handrail is missing on 1 side and the maximum 4" spacing is exceeded on the existing guardrail. Repairs are required. Deterioration of the wood treads is present in areas. Some areas are visibly rotted and others can be penetrated easily with a knife blade. Immediate repairs are required. Consideration should be given to replacing entire stair structure.

WINDOWS, DOORS

4.0	OUTSIDE APPEARANCE OF WINDOWS OR SKYLIGHTS MINOR IMPROVEMENT The paint is failing on the wood framed windows for the dining room. Repainting required.
4.2	CONDITION OF EXTERIOR ENTRY DOORS REPAIRS REQUIRED Minor wear and abrasions present. Repainting required in some areas. Photo 4. The front door sill is significantly deteriorated. Probing indicates deterioration of underlying framing. Immediate repairs are required.

GARAGE/CARPORT

5.2	CONDITION OF CONCRETE SLAB MINOR IMPROVEMENT Typical cracks in concrete slab present. Minor deterioration of concrete surface present in small areas.

ATTIC AND ROOF STRUCTURE

7.0	IS THERE AN ATTIC ACCESS Yes, MINOR IMPROVEMENT Recommend insulating and weatherstripping the attic access.
7.2	DO RAFTERS APPEAR TO BE IN GOOD CONDITION MINOR IMPROVEMENT 2 adjacent trusses have been cracked. 2 x 4 splices have been installed on 1 side. Recommend additional splice at each location well nailed and extending a minimum of 3' each way past the damage.
7.3	ARE THERE ANY VISIBLE SIGNS OF LEAKS OR ABNORMAL CONDENSATION Yes, MINOR IMPROVEMENT Refer to 7.1 photo and comments.
7.4	IS THERE CROSS-VENTILATION Yes, MINOR IMPROVEMENT Refer to photo and comments 7.1
7.9	KITCHEN AND BATHROOM VENTING IN ATTIC MINOR IMPROVEMENT The kitchen exhaust duct does not vent to the exterior.

KITCHEN (Coverings, Windows, Outlets and Doors)

8.1	CEILING MINOR IMPROVEMENT Minor wear and abrasions are present. Moisture stains are present which appear to be due to high moisture in kitchen or surface splashing.
8.3	FLOOR MINOR IMPROVEMENT Minor wear and abrasions are present.

KITCHEN COMPONENTS, WASHER/DRYER CONNECTIONS

9.6	RANGE VENTILATION OPERATIONAL NO, REPAIRS REQUIRED The exhaust fan does not work.
9.10	CONDITION OF COUNTERTOP MINOR IMPROVEMENT The counter end cap is taped on. Repairs are required.

DINING ROOM (Coverings, Windows, Outlets and Doors)

10.3	FLOOR MINOR IMPROVEMENT Minor stains present may be removed by cleaning.
10.4	DOORS MINOR IMPROVEMENT The sliding patio door screen is missing.

LIVING ROOM

11.3.A

FLOORS MINOR IMPROVEMENT Minor stains present may be removed by cleaning.

DOWNSTAIRS FAMILY ROOM

11.1.B	CEILING MINOR IMPROVEMENT Several water stains are present along the exterior wall and are likely due to leakage from the wood drip ledge at the base of the exterior sheathing. This ledge seems to be flat or sloping slightly towards the interior and the seal may not be adequate. Repairs may be required. A section of the ceiling has been removed.
11.3.B	FLOORS MINOR IMPROVEMENT Some stains are present which may be removed with cleaning.
11.5.B	WINDOWS MINOR IMPROVEMENT The screen is missing.
11.6.B	OUTLETS AND WALL SWITCHES CONDITION MINOR IMPROVEMENT Hot/neutral reverse detected in outlet below missing ceiling section.

DOWNSTAIRS DEN

11.5.C	WINDOWS MINOR IMPROVEMENT The screen is missing.
11.6.C	OUTLETS AND WALL SWITCHES CONDITION MINOR IMPROVEMENT Hot/neutral reverse detected in outlet below missing ceiling section.

BEDROOMS (Coverings, Windows, Outlets and Doors)

12.2	WALLS MINOR IMPROVEMENT Drywall damaged where door knob has hit wall. Minor wear and abrasions present.
12.4	DOORS MINOR IMPROVEMENT Minor wear and abrasions are present. The closet door is missing in the front center bedroom.
12.5	WINDOWS MINOR IMPROVEMENT The screens are missing in the front center and rear corner bedrooms.

UPSTAIRS BATH

13.4.A	DOORS MINOR IMPROVEMENT Minor wear and abrasions are present.
13.5.A	WINDOWS MINOR IMPROVEMENT The screen is missing.

DOWNSTAIRS BATH

13.1.B	CEILING MINOR IMPROVEMENT Unfinished area above shower.
13.5.B	WINDOWS MINOR IMPROVEMENT 1 pane is cracked and the screen is missing.

BATHROOM COMPONENTS

14.0	CONDITION OF SINK BASE AND CABINETRY MINOR IMPROVEMENT One of the drawer fronts is broken.
14.1	CONDITION OF PLUMBING FIXTURES MINOR IMPROVEMENT The tub has been painted and the new paint is peeling off.

INTERIOR STAIRS, RAILINGS AND BALCONIES

15.3	ARE PICKETS SPACED 4 INCHES APART OR LESS (Safety issue for children) NO, MINOR IMPROVEMENT The picket spacing is greater than the 4" maximum.

ELECTRICAL

16.0	SERVICE ENTRANCE CONDUCTORS MINOR IMPROVEMENT Excessive tension of the electric service line is pulling the anchor loose. Recommend BC Hydro inspect and repair as required.
16.3	CONDITION OF WIRING, CIRCUITS, OR FUSES INSIDE MAIN PANEL (Branch circuit conductors, Over-current devices, and compatibility of their amperage and voltage) REPAIRS REQUIRED Problem(s) discovered with branch circuits such as doubled wiring at circuit breakers, and any other problems that an electrician may discover while performing repairs need correcting. Recommend a licensed electrician inspect further and correct as needed.
16.4	ARE THE CIRCUITS OR FUSES LABELED CLEARLY NO, MINOR IMPROVEMENT Some labels are present, but illegible or confusing. Recommend correcting for safety reasons.
16.6	LOCATION OF MAIN AND DISTRIBUTION PANELS MINOR IMPROVEMENT The main breaker panel is located behind wood cover which is screwed in place. Panel cover should be readily accessible.
16.7	ARE SMOKE DETECTORS PRESENT IN HOME Yes, REPAIRS REQUIRED A smoke detector is installed on the upper floor but none were found in the basement. Smoke detectors are required on all floors immediately adjacent to sleeping areas and should be interconnected on a 120 volt dedicated circuit. The existing smoke detector was not functional.
16.10	OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS) MINOR IMPROVEMENT Exterior outlets should be upgraded to GFCI outlets.

PLUMBING

18.7	IS WATER HEATER WIRING SECURED PROPERLY NO, MINOR IMPROVEMENT Wiring for water heater is loose. Recommend a licensed electrician correct as necessary.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.