104 Gilmour Avenue
104 Gilmour Avenue, Toronto Inspection Report February 22, 2017
104 Gilmour Avenue, Toronto Inspection Report Overall Condition: This is a solidly built early 1900’s home that has had various renovations and mechanical updates and is considered to be in good overall condition compared to similar homes in the area.
Roofing, Flashings and Chimneys: The sloped roof is surfaced asphalt shingles. The shingles are older and approaching the end of their life. The shingles are curling and losing granular material. Our preference would be to strip and replace the shingles next summer, but there is some potential that they could last a year longer without leaking. A very ballpark figure for stripping and reshingling the roof would be $10,000, but consult several roofers for quotations as roof pricing is well known for being highly variable. The masonry chimney is in good condition. Inspection Methods and Limitations: -The roof was inspected with binoculars.
Exterior: The exterior brickwork is in good overall repair. The aluminum eavestroughs and downspouts are in satisfactory condition. Some sections are bent due to tree branches falling, but it is felt that the system is still serviceable. In all older/treed neighbourhoods, eavestroughs and downspouts require ongoing maintenance. The rear deck is older, but still considered to be in satisfactory condition. The soffits are original. As such, they require occasional repair/painting on a maintenancerelated basis. A lot of people install aluminum soffits and fascia, but this is not required if maintenance is kept up – this is a lifestyle choice. Over the years, the front porch columns have settled relative to the house itself. This has caused some unevenness of the porch roof structure, but is not considered cost-effective to improve. The wooden portions of the front porch columns have been rebuilt recently and are in good condition. The top front porch stairs have settled on the east side. Without access below the porch it is difficult to point out the exact issue, but access should be gained so that resupporting can be performed if necessary. Inspection Methods and Limitations: -Exterior inspection from ground level. -There is no access below the rear deck or front porch for inspection.
Structure: The brick foundations support solid masonry (double brick) exterior walls. The roof framing is conventional stick style with pine board (or similar) roof sheathing. The house is considered to be in good structural condition for its age.
104 Gilmour Avenue, Toronto
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Inspection Methods and Limitations: -The attic was inspected from the access hatch. -Walls were spotchecked only. -Storage in some areas of the basement restricted the inspection. -98% of the interior foundation wall area was not visible due to finishes/storage.
Electrical: The house has a 100-amp electrical service with a circuit breaker panel (and a subpanel) in the laundry room. This is a typical and appropriate service size. The house has been rewired to eliminate the original knob-and-tube wiring that was present. Without access to all of the interior wall and ceiling surfaces, it isn't possible to guarantee its absence, but no active knob-and-tube wiring was visible or found during spotchecks of various outlet and switch boxes. Minor Deficiencies: -Replace the southeast basement closet light (parts are missing and the switch isn’t working). Inspection Methods and Limitations: -For safety reasons, the main disconnect switch cover was not opened and the main breaker was not operated. The main panel deadfront covers were removed for inspection though. -Electrical components concealed behind furniture and wall, ceiling and floor finishes cannot be inspected.
Heating: The house is heated by a 7-year-old high-efficiency forced air gas furnace rated at 60,000 BTU/hr. The furnace was found to be functional at the time of the inspection. Typical total life expectancy for modern gas furnaces is 15 to 20 years. The kitchen does not appear to have a formal heat register. With the relatively open concept combined with heat emitting from the appliances, this arrangement will likely be sufficient (ASIS). Inspection Methods and Limitations: -Heat exchanger not visible. -Safety devices not tested. -Heat loss/heat gain calculations not done. -Although we have no reason to suspect that one is present, it should be noted that checking the premises for buried oil tanks is not included in the inspection or the Standards of Practice.
Air Conditioning: Cooling is provided by an 18,000 BTU/hr central A/C system that was manufactured in 2012 and apparently installed 4 years ago. Typical life expectancy is closer to 15 years. At the time of the inspection, the unit could not be tested due to cold outside air temperatures (running the A/C when the temperature is below 16oC can damage the compressor).
Insulation: The attic is insulated with mineral wool and cellulose insulation. The insulation has R-values ranging from R-20 to R-26. While current insulation standards for conventional attics call for R50 insulation, it would likely cost about $2,000 to upgrade and the yearly energy savings would be far less than that. It should be realized that it takes a very long time for the initial cost of improvement to be offset through energy improvements. This should only be considered as a very long term energy improvement.
104 Gilmour Avenue, Toronto
Page 3
The solid masonry walls were built without insulation and with no space to add more insulation. This is typical for the era. Since adding more insulation is not easily done, it is best to concentrate on reducing air infiltration through caulking/sealing and weatherstripping as much as possible. The finished basement walls were found to be insulated with fibreglass (about R-12) where spotchecked. Minor Deficiencies: -The attic access hatch configuration is not ideal. In the very least, the hatch area should be insulated. Easier access would be provided by a push-up hatch in the same location. Inspection Methods and Limitations: -The attic was inspected from the access hatch. -Walls were spotchecked only. -Although checking for asbestos (which may be present in many products and materials) is not included in the inspection or the Standards of Practice, it should be noted that the use of asbestos was ubiquitous at the time the house was built and for many years afterwards. Virtually all building materials containing asbestos are considered to be of little or no health risk as long as they are not disturbed.
Plumbing: The incoming City supply pipe is a larger than typical 1” copper pipe located at the northeast corner of the basement. Water pressure was found to be good as a result. The visible supply piping within the house is primarily copper. The visible waste plumbing is a combination of ABS plastic, galvanized steel (for venting air) and cast iron. Cast iron waste plumbing is currently an issue for some insurance companies (although their prejudice is not considered to be warranted in our opinion). There are still a number of insurance companies without this particular bias. It is likely more practical to switch insurance companies rather than the plumbing if there are any such issues. The gas-fired water heater is a 151-litre rental unit that is 5 years old. Typical total life expectancy is closer to 15 years. In general, the 2nd floor bathroom shower stall seems to be in good condition (although it does need some re-caulking of the vertical corners in particular). The threshold has a downward slope at the right hand side and we wonder if there is any leakage occurring through minute cracks in the marble that could be deteriorating the wooden support structure beneath. For now, keep the area well-caulked and dried – them monitor. Eventual rebuilding of the threshold could potentially be required, but monitor for at least a couple of years. Minor Deficiencies: -There is an open 1-1/2” ABS plastic vent pipe in the attic that is likely associated with the 2nd floor sink and bathtub waste plumbing. We don’t want sewer gases and humidity from this pipe escaping into the attic. The simplest option here would be to install a mechanical one-way vent (such as a studor vent) on the pipe in the attic. This allows air in for pressure equalization, but doesn’t let sewer gases escape. Studor vents cost less than $50 to purchase. Inspection Methods and Limitations: -Concealed plumbing not inspected. -Tub/sink overflows not tested. -Isolating/relief valves and main shut-off valve not tested.
104 Gilmour Avenue, Toronto
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Interior:
-Interior finishes are in good overall condition. On the 2nd floor in particular, the original plaster shows typical flaws, but this is typical of older homes. -The windows have been replaced at different times over the past 6 years and are in good overall condition. -A gas insert has been installed in the living room fireplace. It was found to be operable when tested and is reportedly 5 years old. -The basement was found to be dry at the time of the inspection and appears to be dry in general. Being able to access the wall interior by the main shutoff, we could see some moisture-related deterioration of the 2 by 4 non-structural wood wall framing. There is a downspout at the northeast corner of the house and it is possible that it has become disconnected in the past - allowing water to accumulate next to the foundations at this corner and cause the foundations to get damp. While would have preferred that a moisture barrier had been provided between the foundation wall and the framing/insulation throughout the basement, this did not become normal practice until the last few years (after this basement was refinished). In the long term, this corner could be stripped back and redone with an interior moisture-proofing membrane if necessary. As with all homes, it is very important to prevent surface water accumulations near the house by keeping eavestroughs and downspouts well maintained and by promoting good drainage next to the foundations through good grading. Inspection Methods and Limitations: -No comment made on cosmetic aspects of interior finishes. -CO/smoke detectors and appliances not inspected. One smoke detector and one carbon monoxide detector are recommended for each level of every home. -Drainage tile and exterior foundation areas below grade level are not visible. -In all houses, moisture problems may result in visible or concealed mold growth. Environmental Consultants can assist if this is a concern as inspection for mold is a specialized environmental assessment that is beyond the scope of the inspection and the Standards of Practice.
Notes: This is the inspection report for 104 Gilmour Avenue, Toronto – performed on February 22, 2017. For the purposes of this report, the front of the house is considered to be facing east. The inspection was performed according to the standards of the Ontario Association of Home Inspectors – see Limitations and Conditions at www.yeatesinspect.com/lim&cond.htm. Telephone consultation regarding this report is available free of charge – call 416-422-1571. Walkthroughs with the inspector can also be arranged at a typical cost of $150.
104 Gilmour Avenue, Toronto Inspection Report Overall Condition: This is a solidly built early 1900’s home that has had various renovations and mechanical updates and is considered to be in good overall condition compared to similar homes in the area.
Roofing, Flashings and Chimneys: The sloped roof is surfaced asphalt shingles. The shingles are older and approaching the end of their life. The shingles are curling and losing granular material. Our preference would be to strip and replace the shingles next summer, but there is some potential that they could last a year longer without leaking. A very ballpark figure for stripping and reshingling the roof would be $10,000, but consult several roofers for quotations as roof pricing is well known for being highly variable. The masonry chimney is in good condition. Inspection Methods and Limitations: -The roof was inspected with binoculars.
Exterior: The exterior brickwork is in good overall repair. The aluminum eavestroughs and downspouts are in satisfactory condition. Some sections are bent due to tree branches falling, but it is felt that the system is still serviceable. In all older/treed neighbourhoods, eavestroughs and downspouts require ongoing maintenance. The rear deck is older, but still considered to be in satisfactory condition. The soffits are original. As such, they require occasional repair/painting on a maintenancerelated basis. A lot of people install aluminum soffits and fascia, but this is not required if maintenance is kept up – this is a lifestyle choice. Over the years, the front porch columns have settled relative to the house itself. This has caused some unevenness of the porch roof structure, but is not considered cost-effective to improve. The wooden portions of the front porch columns have been rebuilt recently and are in good condition. The top front porch stairs have settled on the east side. Without access below the porch it is difficult to point out the exact issue, but access should be gained so that resupporting can be performed if necessary. Inspection Methods and Limitations: -Exterior inspection from ground level. -There is no access below the rear deck or front porch for inspection.
Structure: The brick foundations support solid masonry (double brick) exterior walls. The roof framing is conventional stick style with pine board (or similar) roof sheathing. The house is considered to be in good structural condition for its age.
104 Gilmour Avenue, Toronto
Page 2
Inspection Methods and Limitations: -The attic was inspected from the access hatch. -Walls were spotchecked only. -Storage in some areas of the basement restricted the inspection. -98% of the interior foundation wall area was not visible due to finishes/storage.
Electrical: The house has a 100-amp electrical service with a circuit breaker panel (and a subpanel) in the laundry room. This is a typical and appropriate service size. The house has been rewired to eliminate the original knob-and-tube wiring that was present. Without access to all of the interior wall and ceiling surfaces, it isn't possible to guarantee its absence, but no active knob-and-tube wiring was visible or found during spotchecks of various outlet and switch boxes. Minor Deficiencies: -Replace the southeast basement closet light (parts are missing and the switch isn’t working). Inspection Methods and Limitations: -For safety reasons, the main disconnect switch cover was not opened and the main breaker was not operated. The main panel deadfront covers were removed for inspection though. -Electrical components concealed behind furniture and wall, ceiling and floor finishes cannot be inspected.
Heating: The house is heated by a 7-year-old high-efficiency forced air gas furnace rated at 60,000 BTU/hr. The furnace was found to be functional at the time of the inspection. Typical total life expectancy for modern gas furnaces is 15 to 20 years. The kitchen does not appear to have a formal heat register. With the relatively open concept combined with heat emitting from the appliances, this arrangement will likely be sufficient (ASIS). Inspection Methods and Limitations: -Heat exchanger not visible. -Safety devices not tested. -Heat loss/heat gain calculations not done. -Although we have no reason to suspect that one is present, it should be noted that checking the premises for buried oil tanks is not included in the inspection or the Standards of Practice.
Air Conditioning: Cooling is provided by an 18,000 BTU/hr central A/C system that was manufactured in 2012 and apparently installed 4 years ago. Typical life expectancy is closer to 15 years. At the time of the inspection, the unit could not be tested due to cold outside air temperatures (running the A/C when the temperature is below 16oC can damage the compressor).
Insulation: The attic is insulated with mineral wool and cellulose insulation. The insulation has R-values ranging from R-20 to R-26. While current insulation standards for conventional attics call for R50 insulation, it would likely cost about $2,000 to upgrade and the yearly energy savings would be far less than that. It should be realized that it takes a very long time for the initial cost of improvement to be offset through energy improvements. This should only be considered as a very long term energy improvement.
104 Gilmour Avenue, Toronto
Page 3
The solid masonry walls were built without insulation and with no space to add more insulation. This is typical for the era. Since adding more insulation is not easily done, it is best to concentrate on reducing air infiltration through caulking/sealing and weatherstripping as much as possible. The finished basement walls were found to be insulated with fibreglass (about R-12) where spotchecked. Minor Deficiencies: -The attic access hatch configuration is not ideal. In the very least, the hatch area should be insulated. Easier access would be provided by a push-up hatch in the same location. Inspection Methods and Limitations: -The attic was inspected from the access hatch. -Walls were spotchecked only. -Although checking for asbestos (which may be present in many products and materials) is not included in the inspection or the Standards of Practice, it should be noted that the use of asbestos was ubiquitous at the time the house was built and for many years afterwards. Virtually all building materials containing asbestos are considered to be of little or no health risk as long as they are not disturbed.
Plumbing: The incoming City supply pipe is a larger than typical 1” copper pipe located at the northeast corner of the basement. Water pressure was found to be good as a result. The visible supply piping within the house is primarily copper. The visible waste plumbing is a combination of ABS plastic, galvanized steel (for venting air) and cast iron. Cast iron waste plumbing is currently an issue for some insurance companies (although their prejudice is not considered to be warranted in our opinion). There are still a number of insurance companies without this particular bias. It is likely more practical to switch insurance companies rather than the plumbing if there are any such issues. The gas-fired water heater is a 151-litre rental unit that is 5 years old. Typical total life expectancy is closer to 15 years. In general, the 2nd floor bathroom shower stall seems to be in good condition (although it does need some re-caulking of the vertical corners in particular). The threshold has a downward slope at the right hand side and we wonder if there is any leakage occurring through minute cracks in the marble that could be deteriorating the wooden support structure beneath. For now, keep the area well-caulked and dried – them monitor. Eventual rebuilding of the threshold could potentially be required, but monitor for at least a couple of years. Minor Deficiencies: -There is an open 1-1/2” ABS plastic vent pipe in the attic that is likely associated with the 2nd floor sink and bathtub waste plumbing. We don’t want sewer gases and humidity from this pipe escaping into the attic. The simplest option here would be to install a mechanical one-way vent (such as a studor vent) on the pipe in the attic. This allows air in for pressure equalization, but doesn’t let sewer gases escape. Studor vents cost less than $50 to purchase. Inspection Methods and Limitations: -Concealed plumbing not inspected. -Tub/sink overflows not tested. -Isolating/relief valves and main shut-off valve not tested.
104 Gilmour Avenue, Toronto
Page 4
Interior:
-Interior finishes are in good overall condition. On the 2nd floor in particular, the original plaster shows typical flaws, but this is typical of older homes. -The windows have been replaced at different times over the past 6 years and are in good overall condition. -A gas insert has been installed in the living room fireplace. It was found to be operable when tested and is reportedly 5 years old. -The basement was found to be dry at the time of the inspection and appears to be dry in general. Being able to access the wall interior by the main shutoff, we could see some moisture-related deterioration of the 2 by 4 non-structural wood wall framing. There is a downspout at the northeast corner of the house and it is possible that it has become disconnected in the past - allowing water to accumulate next to the foundations at this corner and cause the foundations to get damp. While would have preferred that a moisture barrier had been provided between the foundation wall and the framing/insulation throughout the basement, this did not become normal practice until the last few years (after this basement was refinished). In the long term, this corner could be stripped back and redone with an interior moisture-proofing membrane if necessary. As with all homes, it is very important to prevent surface water accumulations near the house by keeping eavestroughs and downspouts well maintained and by promoting good drainage next to the foundations through good grading. Inspection Methods and Limitations: -No comment made on cosmetic aspects of interior finishes. -CO/smoke detectors and appliances not inspected. One smoke detector and one carbon monoxide detector are recommended for each level of every home. -Drainage tile and exterior foundation areas below grade level are not visible. -In all houses, moisture problems may result in visible or concealed mold growth. Environmental Consultants can assist if this is a concern as inspection for mold is a specialized environmental assessment that is beyond the scope of the inspection and the Standards of Practice.
Notes: This is the inspection report for 104 Gilmour Avenue, Toronto – performed on February 22, 2017. For the purposes of this report, the front of the house is considered to be facing east. The inspection was performed according to the standards of the Ontario Association of Home Inspectors – see Limitations and Conditions at www.yeatesinspect.com/lim&cond.htm. Telephone consultation regarding this report is available free of charge – call 416-422-1571. Walkthroughs with the inspector can also be arranged at a typical cost of $150.
