Victoria, BC, V8R T28
Inspection
Inspection
Inspection
Inspection
This summary highlights findings that may be significant, including potential safety concerns, items that may require major expense to correct, and other conditions the inspector wants to bring to the client's attention.
The summary is not a complete list of every finding in the report and reflects the inspector's professional opinion at the time of inspection. Clients should review the full report, as the summary alone does not explain all inspected areas or all reported conditions.
Repairs or further evaluation should be completed by qualified and, where required, licensed professionals. Clients should retain receipts, warranties, permits, and related documentation for any completed work.
Roof shingles show wear and granular degradation. The roof is nearing the end of its 20‑year lifespan. Have a qualified roofer evaluate the roof and plan needed repairs.
Roof flashing is incomplete. Incomplete flashing can allow water intrusion. Repair the flashing promptly.
Upper gutter downspout is not connected to lower gutters and spills onto lower roof shingles. Improper drainage can wet the shingles. Connect the downspout to the gutters to restore proper drainage.
A smoke detector is missing in the kitchen. The kitchen lacks fire detection coverage. Install a smoke detector to restore required safety.
Ducting is not connected properly and attic ventilation is insufficient. This can cause poor airflow and potential moisture buildup. Repair the duct connections and improve attic ventilation promptly.
Electrical hot water tank installed in 2013 is past its 10‑year recommended life span. Operating beyond recommended life may affect reliability. Have a qualified professional evaluate the tank.
A large crack is present in the driveway. The crack may allow water infiltration and further deterioration. Repair the crack to restore the driveway surface.
Roof corner shows rot. Rot can compromise structural integrity. Repair the affected area to restore roof condition.
Roof fascia is rotten. Rot can permit water intrusion and degrade the roof edge. Replace the fascia to restore proper protection.
Rusty nails are on the roof and caulking is missing. This can allow corrosion and water intrusion. Have a technician service the roof to replace nails and apply caulking.
Gutters are clogged. This can prevent proper drainage and cause water overflow. Clean the gutters to restore drainage.
Rufet height is under 18 inches. This fails the standard height requirement. Have a qualified contractor evaluate and adjust the height to meet the standard.
Downspout is not installed correctly on the roof. Improper installation can prevent proper drainage of roof runoff. Have a qualified contractor repair the downspout to ensure correct drainage.
Downspout is not properly installed. This may affect drainage of roof runoff. Repair the installation to restore proper drainage.
Aluminum siding contacts soil with no clearance. This can permit moisture intrusion. Have a contractor evaluate and repair to create a proper gap.
Crack observed in stucco below exterior window corner. The crack may allow water intrusion. Repair the crack to prevent moisture entry.
Caulking and sealing on the exterior window needs service, creating potential for water ingress. Water ingress could enter the building through the compromised seal. Repair the caulking and sealing to prevent water entry.
Window seals in the main kitchen area are past the end of their lifespan. The seals no longer effectively prevent air or water infiltration. Replace the window seals.
Exterior laundry dryer vent is clogged. Reduced airflow can affect dryer performance. Clean the vent to restore proper operation.
GFCI outlet is missing at this location. The circuit lacks ground‑fault protection. Install a GFCI outlet to provide required protection.
Minor damage is present on the exterior stucco. The damage could allow moisture infiltration. Monitor the area and seal any cracks as needed.
Trees and signage are located close to the house exterior. This proximity can limit access for exterior maintenance. Monitor clearance and trim trees or relocate signage as needed.
Crack observed in interior drywall near stairs. The crack may allow moisture intrusion if not addressed. Seal the crack to prevent potential moisture entry.
Interior windows are from about 2006 and are mid‑to‑late in lifespan. They are not near end of life, so no immediate replacement is needed. Monitor periodically for future wear.
Secondary attic hatch is bolted shut and inaccessible. This prevents access for inspection or maintenance. Have a qualified contractor evaluate and open the hatch.
Aerial drone footage shows roof sections. No concerns were identified in this view.
Aerial shot of the roof shows no concerns. No issues were identified.
Major kitchen appliances are fully functioning and early in service life. No concerns were identified.
Copper piping is present in the first bathroom. No concerns were identified.
Bathroom shows no concerns.
The stand-up shower is present and appears fully functional. No concerns identified.
Vinyl flooring is present in interior areas. No concerns were identified.
Bedroom 1 shows no concerns. No action required.
Bedroom 2 shows no major concerns. No issues were identified. No action is required.
Bedroom 3 shows no major concerns.
Bedroom 4 shows no major concerns.
Bedroom 5 contains the 200‑amp electrical panel and no concerns were identified.
Laundry units are located in the main living room area between the living room and kitchen. Both units operate normally and no concerns were identified.
Secondary laundry units are fully functional.
Access to the crawl space is located behind the main water heater and serves the venting and plumbing for the secondary suite laundry units. No concerns were identified.
Exterior foundation shows no cracking on this side of the house.
Daikin heat pump was identified; model number, year, and specifications are recorded.
Wood fireplace is present in the main living room with no major concerns.
A 200 amp panel with a main breaker was found in the first suite bedroom. No concerns were identified.
This inspection report should be read in full. The inspection is a visual, non-invasive review of the visible and accessible portions of the property at the time of inspection. Conditions may be limited by access, weather, vegetation, stored items, furnishings, finishes, occupancy, or other site conditions.
A property does not pass or fail a home inspection. The report focuses on observed safety, function, and material conditions rather than cosmetic items or current code compliance unless specifically stated. Clients are encouraged to ask questions after reviewing the report and to complete a final walk-through before closing.
Clients should obtain as much property history as reasonably available, including seller disclosures, previous inspection or engineering reports, municipal records, insurance or lender documents, and records of repairs, renovations, additions, permits, or warranties.
Please refer to the applicable Standards of Practice for the inspector's licensing jurisdiction or professional association.
Site and grounds observations are limited to visible and readily accessible conditions. Soil stability, slope stability, hydrological conditions, underground drainage, irrigation systems, site lighting, fencing, landscaping, retaining structures, recreational elements, and similar site features are outside the scope of a standard home inspection unless specifically included.
Drainage performance may not be fully assessable without active rainfall, and evidence of past moisture conditions may not be visible. Any comments about excluded site elements are provided as courtesy observations only.
Roof-covering observations are based on a visual inspection of representative visible areas. The inspection provides an opinion of general condition only and does not certify that the roof is leak-proof or will remain free of future leakage.
Roof age, installation history, ventilation, exposure, drainage, debris, maintenance, and concealed underlayment all affect service life. Clients should ask the seller about roof history and consider evaluation by a qualified roofing contractor where age, condition, access, or risk warrants it.
Garage observations are limited to visible and readily accessible components. Stored items, vehicles, finishes, ceiling coverings, and access restrictions can conceal floors, walls, framing, electrical components, and fire-separation details.
Garage doors and openers may be checked using normal controls where safe, but force settings, concealed hardware, spring tension, and full safety performance are not determined. Door and opener concerns should be evaluated by a qualified door technician.
Kitchen and appliance observations are visual and limited. Appliances are not moved, and specialized controls, timers, thermostat calibration, self-cleaning functions, ice makers, water dispensers, portable appliances, and overall performance testing are outside the standard scope.
Dishwashers, refrigerators, microwaves, and similar appliances may be checked for visible condition, power, and basic response where accessible. Clients should verify appliance operation and satisfaction before closing.
Bathroom observations are limited to visible and readily accessible fixtures and finishes. Floor coverings, towels, bathmats, stored items, and finishes can conceal damage or moisture conditions.
Sink and tub overflows are not tested, shower pans are not flood-tested, and concealed plumbing or shower pan watertightness is outside the scope of a standard inspection. Saunas, steam baths, and other ancillary items are excluded unless specifically included.
Bathroom observations are limited to visible and readily accessible fixtures and finishes. Floor coverings, towels, bathmats, stored items, and finishes can conceal damage or moisture conditions.
Sink and tub overflows are not tested, shower pans are not flood-tested, and concealed plumbing or shower pan watertightness is outside the scope of a standard inspection. Saunas, steam baths, and other ancillary items are excluded unless specifically included.
Bathroom observations are limited to visible and readily accessible fixtures and finishes. Floor coverings, towels, bathmats, stored items, and finishes can conceal damage or moisture conditions.
Sink and tub overflows are not tested, shower pans are not flood-tested, and concealed plumbing or shower pan watertightness is outside the scope of a standard inspection. Saunas, steam baths, and other ancillary items are excluded unless specifically included.
Interior observations are limited to visible and readily accessible walls, ceilings, floors, doors, windows, stairs, and related components. Personal belongings, furnishings, finishes, window coverings, occupancy, lighting, humidity, and temperature can limit visibility.
Obvious visible window seal failures or moisture conditions may be reported when observed, but they are not always detectable. Appliance recalls, consumer safety alerts, and concealed conditions are outside the scope of a standard inspection.
Bedroom observations are limited to visible and readily accessible walls, ceilings, floors, doors, windows, closets, electrical receptacles, and related components. Beds, furniture, stored items, window coverings, finishes, lighting, and occupancy can limit visibility.
Smoke and carbon monoxide alarms, where present, may be checked for basic response only. Concealed conditions, recalls, alarm age, and full life-safety system performance are outside the scope of a standard inspection.
Laundry observations are visual and limited to visible and readily accessible components. Appliances are not moved, and concealed supply, drain, electrical, gas, or venting connections may not be visible.
Dryer vent condition, routing, termination, length, and lint accumulation may not be fully determined during a standard inspection. Clients should verify appliance operation and maintain dryer venting regularly.
Attic observations are limited by access, insulation, stored items, framing, height, lighting, ventilation, temperature, and safety conditions. The inspector may observe from the access opening only where entry is unsafe or impractical.
Concealed roof sheathing, air sealing, insulation continuity, venting performance, moisture history, pest activity, and asbestos-suspect materials may not be fully determined. Rodent, pest, mold, and asbestos testing are outside the standard scope.
Basement and crawlspace observations are limited by access, finishes, insulation, storage, moisture, lighting, height, and safety conditions. Concealed framing, floor assemblies, wall cavities, drainage components, and below-grade conditions may not be fully visible.
Moisture, drainage, structural, pest, insulation, and indoor air concerns can vary with weather and occupancy. Significant concerns should be evaluated by qualified professionals as applicable.
Foundation observations are limited to visible and readily accessible components. Finished surfaces, insulation, storage, soil, exterior grade, and other obstructions can conceal foundation conditions.
Engineering analysis, structural capacity, soil conditions, settlement evaluation, and hidden moisture conditions are outside the standard scope. Significant cracking, movement, settlement indicators, or moisture concerns should be evaluated by a qualified structural or foundation professional.
Water-heating observations are limited to visible and readily accessible components. The inspection does not determine internal tank condition, recovery rate, exact capacity performance, concealed venting, concealed piping, water quality, or remaining life with certainty.
Relief valves are not manually operated unless specifically noted, and hot water performance can vary with usage and settings. Water-heating concerns should be evaluated by a qualified plumbing, gas, or HVAC professional as applicable.
Copper supply piping typically lasts about 50–70 years. Its lifespan depends on pipe type, water quality, pressure, temperature, installation, and corrosion conditions.
Regular maintenance can help extend the remaining serviceable life.
This may include:
Cooling and heat-pump observations are limited to visible and readily accessible equipment and normal operating controls. Systems may not be operated when outdoor temperature, site conditions, or equipment risk make operation inappropriate.
The inspection does not determine cooling capacity, refrigerant charge, internal coil condition, concealed line condition, or full performance. Service and further evaluation by a qualified HVAC contractor are recommended where condition, age, or operation is uncertain.
Electrical observations are limited to visible service equipment, panels, representative outlets, switches, fixtures, and accessible components. Concealed wiring, inaccessible components, low-voltage systems, alarm systems, remote-control devices, and ancillary wiring are outside the standard scope.
Electrical concerns should be treated as potential safety or fire hazards. Repairs, corrections, or further evaluation should be performed by a qualified licensed electrician.
I, John Ackerman, a licensed home inspector, prepared this report in a professional and impartial manner based on the visible and accessible conditions observed at the property on the date of inspection.
