Surveying an older house: inspection checklist

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Surveying an older house: inspection checklist

Strelka, C. S.

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BUILDING

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TABLE UF CONTENTS

Introduction

B e Prepared for the I n s p e c t i o n

1. Grounds 2. E#terior 3 . Basement 4 . Interior 5, Checklist 1. Grounds h. C h e c k l i s t 2. E x t e r i o r 7- Checklist 3. Basement

8 .

9.

"Caveat Emptor"

-

-

is

buyer

nf an

or

Once he has made his d e c i s i o n

and

practically no way of reneging on it without substantial cost.

If the house is newly constructed by a reputable b u i l d e r , t h e purchaser

can be reasonably sure that h i s i n t e r e s t s have been protected by the

National Building Code of Canada (Part 9 Residential (=onstructfon) as Ear as

h e a l t h and s a f e t y requirements axe conmrned, and by t h e reputatton of the

h u i l d e r or hy s i t e inspectian during coastructibn by nunicipal and/or

Lnottgage company r e p r e s e n t a t Lves againat poor q u a l i t y work. Some f allures might happen, but these usually come ta light during the guaranty period and

are r e p a i r e d at no c o s t to the owner, Therefore, the prospective owner's

"new house Fnspection" d l 1 probably be aimed mure at suitability of room

layout, quality

of

p r f c e , available colour schems etc., than at t h e actual construction.

Buytng an older house is another matter, The buyer, a f t e r satisfying

his concerns about the purchase price, q u a l i t y of t h e nefghbwrhood,

availability of schools, church, shopping, etc., should, before signing an

o f f e r t o purchase, i n s p e c t the Rwse (or have It inspected by a

knowledgeable person) for any faults which might

be

and which might reverse h i s decision to buy.

This n o t e is an attempt to guide the buyer of an older hduse

In

s u c h an inspection. Attached checklists

for

estimated costs f u r necessary repairs

will,

Be Prepared for the Inspection

L,et us presume that as a buyer, you

have

s a t i s f i e d as to a l l other subsidiary aspects of t h e purchase, your lawyer

has assured you that the t i t l e to the prbperty is clear, the money is in t h e bank or the mortgage is a l l prepared. B u t you s t i l l want t o gfve %t one

Last frlspectim before signing the agreement. Where do you s t a r t ? What d o you need? First

-

plan prepared by a registered land surveyor t o check all Ehe dimensions of

the l a n d you are a l l e g e d l y buying. You wf 11 need a tape measure t o take

dimensions, pad of paper and p e n c i l to make notes, Elashltght to see in

places where l i g h t is n o t provided, a laddsr or at l e a s t binoculars to check

the roof v i s u a l l y ,

a

A

coveralls might n o t be a bad idea; you may need to climb into t h e a t t i c or

crawl space. If you are conducting the inspection on sowone else's b e h a l f ,

take a f l a s h camera along; i t will h e l p to document your find5ngs.

1. GROUNDS

1 . 1 Obtain registered plot p l a n prepared by lfcenced land surveyor-

1.2 Luok f a r corner surveying monuments

-

with p l o t plan, If a v a i l a b l e .

1 . 3 Masure length OF l o t l i n e s - campare wtch plot plan, if avalllable.

Find our who a c t u a l l y owns t h e fence

-

maintenance.

Check q u a l i t y of fence construction - plumhness of f e n c e posts, ( i f

wood

-

-

-

broken c o n c r e t e caps, stones or b r i c k s ) , f e n c i n g material itselE (1

E

wood, it can be r o t t e n , w i r e mesh can b e w r r o d e d and both only

E

Check q u a l i t y of paved driveway (including paving i n garage if any)

and entrance walkway.

A s c e r t a i n location of extsting b u i l d i n g and other structures on l o t .

If future additions are contemplated, check s e t b a c k s to lot l i n a s Eor

addition. (You may want to d i s c u s s c h i s with the m n i c i p a l zoning

of Eicer).

Check quality and material condition of adjoining decks and p a t i o s ,

Concrete elements might be damaged by frost action; wood parts might

be rotten beyond repair.

I n s p e c t the s t a t e of repair of retaintag walls if any.

Grading of land should provide

for

b u i l d i n g , Luok for soil settlement n e x t ta the basement w a l l ; t h i s

should be f i l l e d and ground rover replaced.

R e e s close to the

h w s e

wind m t o the b u i l d i n g or on overhead service wires. Check the h e i g h t

of trees and their condition. The tree root system drawing water from

surrounding so51 may cause the s o i l to ~ h r i n k in volume, r e s u l t i n g in

differential settlement and atructrlral damage, i . e . , cracked

foundation walls.

Check quality of the grsund cover

-

2.1 Check foundation walls above grade f o r cracks and/or damaged cement

parging-

2.2 At t h e same time, check t h e e x i s t e n c e and location of the garden hose

b . Is if: t h e non-freeaing type?

2.3 What is the condition of the basement windows?

2.4 Exterior cladding

-

-

foundation set tleneat (e specLally around window openings). 7% e

presence of s p a l l i n g brick or efflorescence i n cold weather tndicates

p o s s i b l e problem w i t h a poor or n o r e x i s t e n t at r/vapour barrier; t n

older houses, repointlug of mortar j o i n t s might be neccessary if

mortar is missing or crumbling check for t h e weepholes in b r i c k

veneer, W o o d s i d i n g

-

of paor maintenance, but use the s p o t s where p a i n t is missfng to look

f o r rottfng wood (especially,close t o the grade, in corners and around

windows). Fresh paint might be hiding t h i s defect; test anyway.

If

siding is in bad shape, consideration c o u l d he gfven t o removing it

completely. It may be advantageous to add i n s u l a t i o n and i n s t a l l new

s l d f r ~ g over it.

2.5 Concrete exter tor s t a i r s = s t be checked €or cracks and spalling

concrete; i f t h e surface 1s f i n i s h e d i n bricks or t i l e s , then look for loose units. Wooden stairs again can have some rotten parts. All

stairs shauld he checked for p o s s i b l e settlement of footings. Check

Inspect; the windows from aurside. W i l l it be necessary to repaint

them? What is t h e s t a t e of m e t a l flashing, i f any? Cracked stone

window sills or lintels indicate some structural movement and damage.

Exterior doors s h o u l d be checked Ear quality, f i n i s h , l o c k s and

tightness, weather s t r i p p i n g . Check storm doors as well as garage

door, if any.

Evidence of efflorescence ar s p a l l i n g b r i c k s on t h e outside face of a

brick chimney means probable damage to the chimney l i n i n g . Also look

For damaged chimney cap and i n s p e c t metal flashing where t h e chfmney

structure meets the roof, If the c h l m e y is out of plumb or cracked,

a settled foundation and structural damage are indicated*

Inspect the roof surface. Missfng or c u r l e d s h i n g l e s will i n d i c a t e

necessary repair or replacemeat of roofing. Check f l a s h i n g s ac

valleys, fascia boards and soffits. Are soffit v e n t s prqvfded?

The presence of b l i s t e r s and r o o f i n g damage at perimeter flashing of a

f l a t roof will probably call f o r extensive r e p a i r s or complete

reroofing in the near future, I f not immediately. A l s o check

flashings at all prokrusibns through the roof. Check for "pending";

the roof may not be properly s l o p e d toward drafns.

Inspect all roof gutters and e x t e r i a r l i n t e r f o r drain p i p e s or drains

in a flat roof.

Check the underside of overhanging floors o r balconies. b o k

for

deteriorating finish and p o s s i b l e cracks due to overloading a r

displziremrtt.

Inspect a l l canopies over e x t e r i o r s t a i r s and porches for damage to

roofing, flashing, u n d e r s i d e f i n i s h and supports.

I n s p e c t a l l exterior r r i m f o r damage, r o t , flaking p a i n t and l o o s e

parts

.

3. BASEMENT

3 . 1 Check the width, headroom and handrails oE basement stairs €or

soundness,

If

space (playroom, etc.), check whether the stair is comfortable t o use,

or can be a l t e r e d . (In older h m s e a , che haseeant s t a i r s are

sometimes more like ships' l a d d e r s , )

3.2 I n s p e c t basement w a f t s for cracks, efflorescence indicating a failed

dampness barrier or clogged perimeter d r a i n s and s i g n s of possible

basement f l o o d i n g . A mouldy s m e l l can be t h e first indication of

excessive moisture.

3.4 Basement f l o o r should be checked Eor cracks and s l o p e t o drain. Check

floor dtaFn if any.

3.5 Look f o r the sump p i t and check whether the sump pump is in working

order.

3.6 The basement g i v e s you Khe b e s t opportunity to inspect t h e q u a l i t y and

rype of materials used for plumbing. Look

for

connections

.

3.7 Thesame capportunity p r e s e n t s itself t o check t h e w i r I n & r)ne

indication Chat wiring might have been upgraded is t h e presence o f

circrltt breakers on the d i s t r i h u t i o d panel.

3,s Check a l l a p p l i a n c e s

-

water heater. Find out I f the water h e a t e r comes w i t h the house or I s

rented. Check

for

3 .9 To cheek the efficiency of the heating system you

will

service man with an inspection kit. Ask for heating cost records;

t h i s might g l v e you an indication of what t o expect. Check the

furnace humidifier, if any, and

look

(if

there are black

streaks

will

cleaned). Check the q u a l i t y and tightness of the metal flue

connecting the furnace t o the chimney.

3.1 0 Inspect the basement wtndcms for deterioration,

s corm

screens, elosing/locklng devices.

3.1 1 Check first floor j a i a t a for r o t (especially at the ends) and

structural soundness (dangerously deep cuts t o aceommodate services or

drrit-yourself construction i n the basement; a sagging floor above

d g h t be the result).

3-12 Are the basement w a l l s insulated? Check insulation at top of basement

wall between the f l o o r joists.

3.13 Inspect a l l first floor beams and supportfng cc~iumns or p o s t s f o r

structural soundness.

3.14

If

is

somewhere in a hidden corner and check behfnd i t for insulation,

dampness ( w i t h the vendor's p e r d s s i o n )

.

3.15 If the garage is located

in

s l a b for cracks, i n ~ p e c t area drainage f n f rout of garage door, floor

drain Inside garage. Door between garage and rest of the

house

have a

.

3.16 If the house is built aver an unheated crawlspace, check the q u a l i t y

of supporting construction, i n s u l a t i o n of f l o o r and connecting pipes,

ground cover (building paper weighted down with sand or stones), screens or perimeter masonry enclosure, access t o t h e crawlspace and

its ventilation. Check for insulation of a heated crawlspace.

4.1

contract: d e s c r i p t i o n . A sketch floor p l a n might be ueeful.

4.2

hardware*

4.3 Inspect a l l windms for tightness

,

wf

,

d i r t between panes o f double glazed

windows

4.4

(for

headroom, q u a l i t y and soundness of r a l l % n g s , treads and s trlngers,

4.5

might indicate problems with floor structure.

4.6 C h e c k w a l l and ceiling finishest for cracks, bulging, moisture stalns,

popplng n a i l s and other damage.

4.7 Inspect interior trim for damage, a n d q u a l i t y of

finish.

4.8 Check the kitchen for t h e quality and sLze of cupboards and counters,

note f i n i s h , type a£ kicchen aink and appliances if these are i n c l u d e d

4 . 9 Inspect bathrooms and powder room. Baw many are there? h w are

they finished? What i s the quality of bathroom fixtures? Are the

f i x t u r e s

of

wash

tub

rusty

Is

Is

mechanical ventilation provided?

4.10 What 1s t h e q u a l i t y of the lighting fixtures and the distributim of wall outlets throughout the house? Are f ire/smoke detectors installed

and operating? I n c o l d weather, check switches or wall wtlets

located on exterior walls for d r a f t . A cold stream of a i r coming out

of the switch

or

the wall.

4 , 1 1 I n s p e c t heatlng system o u t l e t s for damage, clostng and opening

devices.

4 . 1 2 Check the fireplace, i f any. Is t h e f i r e b r i c k l i n i n g in g o o d order?

Is the E l ~ l e damper cLosfng properly? A r e wire mesh screens or glass

doors i n s t a l l e d ?

4.13 Check balcony or p a t i o doars

f o r

threshold damaged by rot?

4 . 1 4 Inspect the balcony, if any, for structural soundness, s l a b f i n i s h ,

flashings, drainage.

Is

Are

create any hazard? (According t o Residential Standards they mst be

100

mm

4 - 1 5 Check the a t t i c access hatch. 1s it weatherstfpped? How a c c e s s i b l e

is it? Check the attic space for thickness and quality of i n s u l a t i o n ,

condirtan of t cusses and roof sheathing, Is there i n d i c a t i o n of roof

leaks o r rot (dark s p a t s or streaks on t h e underside of roof

sheathing, presence of f u n g i , deteriorated lumbet andlor sheathing)?

CHE(XL1ST 1. GROUNDS TOTAL ITEM Registered p l o t plan Corner markers Lot dimensions B u i l d i n g 'Locatfan

-

walls

CHECKLIST 2. RXTEKZOR E x t e r i o r stairs Kxtector r a i l i n g s E n ~ r a n c e door Storm doors Garage door Chimney - masonry

-

-

-

-

-

Wal L s F l

orrr

on

Basement garage, drain

C r a w l space Ottler 8 CHEMLXST 3. BASEMENT TOTAL ITEM S t a i r s

-

-

OK

CHECKLIST

4.

Switches, wall outlets

Lighting f i x t u r e s ~ i r e l s m a k e detectors I t e a t i n g sys tern F i r e p l a c e ~alcony/upper deck Attic hatch A t t i c insulation

Roof structure in attic

Other

esr,

Useful Hints

As mentioned before, preparing a dimensional sketch of t h e house a t t h e

time

It

is

document of the survey, it can be used for locating various deficiencies

found in t h e course of t h e survey and f i n a l l y the new owner can use the

dimensioned sketched plans t o plan his new furniture lay-out before moving

into the house.

For example, s t a r t with Ehe elevations of the b u i l d i n g to get an i d e a

of Its overall shape.

To

of

draw a rough grid shoring the grade, imagined floor lines, eaves level l i n e ,

roof t o p line and connecting v e r t i c a l s , then f i l l i n t h e d e t a i l s , such as

door, wrlndows, and chimney. Hark f i n i s h materials on the sketch, as w e l l as

deficiencies found. A marked up photograph might s e r v e as well

(Ff

Then continue w i t h t h e ground floor

plan

21,

etc, It i s u n l i k e l y that you will need a section through t h e house ualass

there is something specific you would like t o show. When taking down

dimensions, first prepare a rough sketeh of the f Zoor you are measuring and

s t a r t for instance at the main entrance going clockwise a l l the w a y , so t h a t

you do n o t forget anything. It is recommended t o use running dimensions

(i.e. measure always from one fixed point

-

requires t w o persons, one t o read the measurements fram the tape, t h e second

t o hold t h e tape in p l a c e and take notes. But it is more accurate than

single-handed, Bieasuee wall and partitfon thicknesses; d o not expect them

t o work out from other dimenalms. Watch for

v e r t i c a l

Eor

w ~ t used drawing symbols f o r doors, windows, t o i l e t , etc, are g e n e r a l l y

k n m ( I f not see floor p l a n skctchl. U s e Full l i n e s for walls and symbols,

dashed l i n e s for objects or structural p a r t s above f l o o r l e v e l (cupboards,

An o l d trick f o r measuring c e i l i n g height ( ~ i g u r e 3) where a

decorative cornice prevents taking measurement against the wall is t o open

the door and put a measuring rape against the door edge t o keep i t v e r t i c a l *

Another m e , shown in the

old books,

probably tapes) and an open sketch p a d t o relate insfde and outside

elevations at a ground f l o o r wludow (Figure 4 ) .

Floor-to-floor height: difference is best measured

in

through t h e opening between s t a i r f l i g h t s f corn thc t o p t o bottom land-lng.

Hef ghts of o b j e c c s can be measttred u s i n g a p i e c e of paper f o l d e d to g i v e a

45' triangle, Walk away f r o m the measured a b j e c t until you can s l g h t Lhe

top oE f t along the 45" l i n e while keeping the base horizontal in f r o n t of

you. Then pace back the d i s t a n c e t o the: o b j e c t and add 1.6

m

the object height. This is particularly useful for measuring the h e i g h t a£

Notes of cracks and s t a i n s are b e s t supplemented by a f ol&out elevation

with