Property Condition Report - UTR

pavilion

Property Condition Report

6796 Sumas Prairie Rd. Chilliwack BC

BUILDING SERVICES


Property

Assesessment

Prepared For

Erica

Property Address

6796 Sumas Prairie Road

Property Type

Residential

Description

2-Story, Single Family Home

Owner of Record

Erica Svendsen

Date of PCA

May 16, 2016

PCA Conducted By

Robert Dunmall & Nathan Dunmall

Prepared By

Nathan Dunmall

Revision No./Date

Submitted By

Ultimate Total Reconstruction Ltd.

8831 Young Road

Chilliwack BC, V2P-4P6

604.602.9899

PROPERTY CONDITION REPORT


PROPERTY CONDITION REPORT


Table of Contents

1.0 - Executive Summary

5

2.0 - Introduction

7

2.1 - Inspection Authorization and Scope

2.2 - Document Review and Interviews

2.3 - Inquiries to Local Authorities

3.0 - Grounds

9

3.1 - Backfill, Grading and Accessibility

3.2 - Sidewalks, Stairs and Railings

3.3 - Parking Areas

3.4 - Drainage

3.5 - Services and Their Access

3.6 - Landscaping

4.0 - Foundation/Structure

11

5.0 - Exterior

13

5.1 - Sidding and Soffits

5.2 - Windows

5.3 - Patios

5.4 - Lighting

5.5 - Water Egress

6.0 - Roof

15

6.1 - Roof Material

6.2 - Flashing

6.3 - Drains and Scuppers

6.4 - Roof Vents and Chimneys

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PROPERTY CONDITION REPORT


PROPERTY CONDITION REPORT BY UTR - BUILDING SERVICES

7.0 - Electrical

11

7.1 - Electrical Service

7.2 - Kitchen Electrical

8.0 - HVAC

19

8.1 - Heating and Air Conditioning System

9.0 - Plumbing

21

9.1 - Water Lines

9.2 - Drains

9.3 - Fixtures

9.4 - Limitations/Exclusions

10.0 - Interior

23

10.1 - Entry Foyer

10.2 - Dining Room

10.3 - Kitchen

10.4 - Utility Rooms/Areas

10.5 - Main Floor Hallway

10.6 - Stairway

10.7 - Master Bedroom

11.0 - Life Safety and Fire Protection

27

11.1 - Fire Protection and Smoke Detectors

Appendix A: Gallery

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PROPERTY CONDITION REPORT 4


1.0 Executive Summary

Grounds – We found no issues.

Foundation Structure – We found no issues.

Exterior Walls – We found that the exterior vinyl siding was not installed properly and is warping as well as soffits

missing and also not installed correctly.

Roof - We found no issues.

Electrical Systems – We found issues with the exterior lighting as well as the kitchen

HVAC Systems - We found no issues.

Plumbing Systems – We found a current open permit from 2002 for disconnection of well water and hookup to city

water.

Interior Elements – There are a lot of possible structural issues as well as very poor interior finishes.

Life Safety and Fire Protection - We found that there are no smoke detectors in the residence.

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PROPERTY CONDITION REPORT


PROPERTY CONDITION REPORT


2.0 Introduction

2.1 Inspection Authorization and Scope

This report represents an opinion based upon our observations in conducting a Property Condition Assessment

(PCA) for the property known as 6796 Sumas Prairie Rd. Chilliwack, BC for and in behalf of Erica Svendsen,

requested at the site meeting on May 16, 2016.

The Property Condition Report (PCR) as presented herein outlines the inspector’s observations and opinions

regarding the apparent physical condition of the subject property as observed at the time of the PCA based solely

upon a visual examination of readily accessible building systems and components as presented in the Property

Condition Report. The PCR also includes additional digital photos rendered in PDF format considered to be an

integral part of the report.

The Property Condition Report also provides recommendations for: 1) remedying major deficiencies, 2) updating

older/aging major components that may require replacement, as well as 3) addressing other issues/concerns within

the scope of the PCA deemed to be of vital importance by the inspector.

Recommendations are for remedial actions considered to be beyond normal maintenance and upkeep of the

property. Ultimate Total Reconstruction is able at a later date, to provide a detailed scope of work along with an

estimated budget and tender documents for these repairs. These additional reports/documents are solely intended

to act as a guide in obtaining hard costs from reputable contractors qualified to do the work.

The Property Condition Report is not intended as a warranty or guarantee of any kind with regard to the physical

condition, sale or merchantability of the property as it pertains to adequacy, performance or fitness for use.

The Property Condition Report is not intended to signify, confer or act as a compliance inspection or certification

of or for any governmental/non-governmental codes, ordinances or regulations of any kind.

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PROPERTY CONDITION REPORT


The Property Condition Report is prepared exclusively for the party named herein and shall not be assigned,

transferred or sold to any outside third party. Ultimate Total Reconstruction Ltd. nor its agents shall bear any

responsibility for use of information contained in this report by other than the party for whom it is intended.

The Property Condition Assessment was conducted by Nathan and Robert Dunmall of Ultimate Total Reconstruction

Ltd. on the day of May 16, 2016. Access to the building was provided by Erica, who gave us the tour and did not

remain on site during the day/s of the full PCA. Barring inherent design build limitations, all areas inside the building

were reasonably accessible in conducting the Property Condition Assessment.

2.2 Document Review and Interviews

No drawings or specifications made available for review before or at the time of the PCA.

Home owner Erica Svendsen, was available on site May 16, 2016. During the interview, we reviewed her thoughts

and concerns about the building and its renovations. To conclude or meeting, Erica gave us an in depth tour of the

Building.

2.3 Inquiries to Local Authorities

Inquiries were made to the City of Chilliwack for information on the property 6796 Sumas Prairie Rd. Chilliwack, BC.

There is currently an open permit for changing the residence from well water to city water connection back in 2002.

This open permit can be closed anytime by scheduling an inspection with the city of Chilliwack. Since this permit,

there have been no other recorded at the City of Chilliwack.

Inquiries were also made to the BC Safety Authority for information on the property 6796 Sumas Prairie Rd.

Chilliwack, BC. On March 16, 2015 there was a gas permit for installing a gas range top and a furnace. In the past 5

years, there is no record of any electrical permits for this property.

This PCA has found some items that may conflict with current building codes.

PROPERTY CONDITION REPORT

8


3.0 Grounds

3.1 Backfill, Grading & Accessibility

Backfill & Grading: We found no issues with this around the property.

Accessibility: We found no issues with this around the property.

3.2 Sidewalks, Stairs & Railings

Sidewalks: We found no issues with this around the property

Stairs & Railings: We found no issues with this around the property.

3.3 Parking Areas

We found no issues with this around the property.

3.4 Drainage

We found no issues with this around the property.

3.5 Services and Their Access

We found that the Natural Gas Meter was not secured to the house after the new siding was installed.

Recommendations: We recommend that the Natural Gas Meter be properly secured to the building with the

appropriate fasteners.

3.6 Landscaping

We found no issues with this around the property.

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PROPERTY CONDITION REPORT


PROPERTY CONDITION REPORT


4.0 Foundation/Structure

Buildings foundation is of concrete construction. During the PCA, under visual inspection only, there were no

noticeable cracks or damages to report.

11

PROPERTY CONDITION REPORT


PROPERTY CONDITION REPORT 12


5.0 Exterior

5.1 Siding & Soffits

Siding: During our PCA, we noticed that the installation of the new vinyl siding was poorly completed. The top piece

of siding to the left side of the building entrance was missing. The siding on the back of the home, looks like it has

warped because of the fasteners being too tight. Also, the j-trims around some window and door openings are

incorrectly gapped and installed.

Recommendations: We advise that the siding be removed and reinstalled properly.

Soffits: During our PCA, we noticed that the installation of the new soffits was poorly completed. There are areas

where there are gaps between the individual pieces of soffit as well as some areas are too short. Also to note, there

is an area by the mud room entrance that is completely missing soffit.

Recommendations: We would suggest that the soffits be repaired and installed in the areas where they are too

short or missing all together.

5.2 Windows

We found no issues with this around the property.

5.3 Patio’s

During our PCA, we found that the front patio over the front entrance was not safe and had several issues. The

over structure has been framed improperly and is a major safety issue. The posts holding up the structural beam

are constructed out of two 2”x6” that are not properly secured to the beam or the concrete pad. The handrail posts

bases are not caulked to prevent water egress and the vinyl deck covering is also not installed correctly. There is no

flashing or drip edge installed to whisk the patio water runoff away. Also to note, the patio is not properly sloped

away from the main building and has water pooling on it.

Recommendations: We recommend that the beam and support posts be removed and replaced with proper

engineer spec pieces. We also suggest that the vinyl deck covering be removed and installed with proper flashing

and drip edges.

5.4 Lighting

During our PCA, we found that several of the building’s exterior lights were missing and or not installed correctly.

This includes the wall mount lights off of the kitchen sliding door and the soffit lighting.

Recommendations: We recommend that the lighting be inspected by the BC Safety Authority. This is to make sure

that the proper lights are used as well as all the wiring be compliant with current building codes.

5.5 Water Egress

We found no issues with this around the property.

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PROPERTY CONDITION REPORT


PROPERTY CONDITION REPORT


6.0 Roof

6.1 Roof Material

We found no issues with this around the property.

6.2 Flashing

We found no issues with this around the property.

6.3 Drains and Scuppers

We found no issues with this around the property.

6.4 Roof Vents & Chimneys

We found no issues with this around the property.

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PROPERTY CONDITION REPORT


PROPERTY CONDITION REPORT 16


7.0 Electrical

7.1 Electrical Service

During our PCA, we found no issues with the Electrical service connection or meter.

7.2 Kitchen Electrical

During our PCA and interview, we found that the electrical circuits in the kitchen are not divided up properly. When

both the toaster and the microwave are on, the circuit is overloaded and pops the breaker in the electrical panel.

Also to note, the main power breaker for the house is located behind a false cabinet board, back behind the built in

ovens.

On the wall behind the sink is a switch and electrical outlet. These are not GFI and are too close to the water supply.

This is a definite safety concern.

Recommendations: We recommend that the existing kitchen electrical be upgraded and a new dedicated circuit be

installed to handle the proper amperages of the kitchen appliances and fixtures. Also the switch for the garburator

be moved away from the sink and the outlet be changed to a GFI rated unit.

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PROPERTY CONDITION REPORT


PROPERTY CONDITION REPORT


8.0 HVAC

8.1 Heating & Air-conditioning Systems

During our PCA, we were informed that the forced air heating and cooling system has been replaced and is

currently functioning correctly.

19

PROPERTY CONDITION REPORT


PROPERTY CONDITION REPORT 20


9.0 Plumbing

9.1 Water Lines

During our conversations with the City of Chilliwack,

we found that there is an existing open permit for

hooking the water supply up to the city. This can be

closed at any time by scheduling an inspection with

the city of Chilliwack. We found no issues with this

around the property.

9.2 Drains

We found no issues with this around the property.

9.3 Fixtures

We found no issues with this around the property.

9.4 Limitations/Exclusions

At this time, no plans, drawings, equipment specs,

or paperwork were provided to us for our Property

Condition Assessment or Property Assessment Report.

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PROPERTY CONDITION REPORT


PROPERTY CONDITION REPORT 22


10.0 Interior

10.1 Entry Foyer

During our PCA, we found that the corner support post holding up the second floor was not secured in place and

was not actively holding up anything. With light pressure, we were able to move the post back and forth without any

effort.

Also to note, the walls and ceiling were only primed and did not have any paint on them.

On the ceiling, you can see that the smoke detector has been removed and not reinstalled. This is a major safety

hazard.

On the floor to the right of the staircase first step, there is a hole in the tile flooring where the old staircase was

located.

The flooring transitions between the entrance and the dining room are very large and in some places are lifting up.

Recommendations: We recommend that the corner support post by the staircase be installed correctly with the

proper fasteners as soon as possible. This currently is a major safety concern and needs to be rectified immediately.

We recommend that a new smoke detector be installed. This currently is a major safety concern and needs to be

rectified immediately.

Also we recommend that the walls and ceiling be painted 2 coats to finish and protect the walls and ceiling.

We recommend that the hole in the entry floor be filled with a similar matching tile and grouted in place.

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PROPERTY CONDITION REPORT


10.2 Dining Room

During our PCA, we found that there were structural walls removed to give the main floor an open concept feel.

On the ceilings where the old walls were located, there are cracks in the drywall. With no permits obtained for this

structural modification, it is obvious that something is not correct. We have been informed that these cracks have

been repaired 2 times already and they are still coming back.

Also to note, the walls and ceiling were only primed and did not have any paint on them.

Recommendations: We advise that the ceilings be opened up and the engineered beam be inspected to make sure

the work was completed correctly.

We also suggest that the concrete base of the support posts holding up these beams be x-rayed to determine that

the thickness of the concrete slab is sufficient to support the weight of the posts and beams.

After all of the inspections have been made, we suggest that the smooth finish drywall ceilings be repaired and all of

the walls and ceiling be primed and painted.

10.3 Kitchen

During our PCA and onsite interview, we found that the kitchen walls and ceiling are only lightly primed and not

painted.

On inspection of the new kitchen cabinets, we noticed that they are not installed flush and level. Because of the

rustic finished look of the cabinets, this is not very noticeable.

In order to fit a larger refrigerator, the exterior wall was sectioned out and moved back. It is unclear that this work

done to a loadbearing wall was in fact performed correctly due to the fact that no permits were pulled for this

project.

The kitchen electrical also has issues. See section 7.2 Kitchen Electrical for details.

Recommendations: We advise that the new exterior build-out be opened up on the inside of the house to properly

inspect and make sure the work was completed correctly.

We also recommend that the walls and ceilings be painted 10.4 Small TV Area – Off Kitchen.

During our PCA, and under visual inspection only, we noticed that there was cracks in the walls as well as poorly

finished drywall. All of the walls and ceilings were only lightly primed and not painted.

Recommendations: We advise that the drywall be repaired and completed to a smooth wall finish. Also that the

walls and ceiling be primed and painted.

10.4 Utility Rooms/Areas

Laundry Room: During our PCA, we noticed that there are no baseboards on the walls in the laundry room.

We also noticed that the laundry room dryer vent is plumbed into the mudroom and then out to the exterior of the

house. As it sits, the exterior vent is too close to the ground.

Recommendations: We advise that new baseboards are installed to match the rest of the home.

Also, we recommend that the dryer duct and exterior vent be relocated to a higher position.

PROPERTY CONDITION REPORT

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10.5 Main Floor Hallway

During our PCA, onsite interview, and under visual inspection only, we found there was no flooring transition strip

from the hallway to the TV/entertainment room.

Also, we found a terminated gas line protruding from the wall that used to supply the gas fireplace in the TV/

entertainment room. The cut end of the gas line appears to be covered in tape.

The Walls and ceiling only have a light primer coat and there is no paint on them.

Recommendations: We advise that a new flooring transition strip be installed to cover the gap in the flooring types

between the 2 rooms.

Also, we recommend that the terminated gas line for the fireplace be removed and disconnected from the gas

fireplace.

We suggest that the hallway walls and ceiling be painted.

10.6 Stairway

During our PCA, onsite interview, and under visual inspection only, we found that there were several areas on

the new staircase that were unfinished. On several of the treads and posts, there are gouges that are filled with

some wood working crayon. Also, there are gaps in the finished edges. Along the wall side, the wood paneling is

unfinished on the top edge.

At the top of the stairs, the handrail posts are not the same size. One is larger and taller than the railing for the top

of the stairs in the hallway.

As well as the other areas of the home, the walls are only lightly primed and not painted.

Recommendations: We advise that the stairway handrail posts at the top be removed and replaced with a larger

single post to accommodate both the stairs and the hallway railings.

Also, we suggest that the paneling on the wall side of the stairs be finished off with a color stain matched piece of

trim to hide the unfinished and exposed edges.

We recommend that the walls and ceiling be painted as well.

10.7 Master Bedroom

During our PCA, onsite interview, and under visual inspection only, we found that where the existing wall was

removed, the ceiling is cracking. There is also some settling cracks above the master bedroom door.

Another thing to add is that the new master bedroom door slab was installed backwards.

Recommendations: We advise that the bedroom door slab be replaced and the new one properly installed.

It is unclear if the wall that was removed was in fact a load barring wall. In our opinion, these settling cracks are

from the structural changes on the main floor.

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PROPERTY CONDITION REPORT


PROPERTY CONDITION REPORT


11.0 Life Safety and Fire Protection

11.1 Fire Protection & Smoke Detectors

During our PCA, onsite interview and visual inspection only, we found that there are no active smoke detectors

installed. This residence does not have a sprinkler or fire protection system. Living in this residence without working

smoke detectors is a serious safety concern and needs to be attended too.

Recommendations: We advise that this residence be outfitted with proper smoke detectors on both the upper and

lower floor.

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PROPERTY CONDITION REPORT


Appendix A: Gallery

PROPERTY CONDITION REPORT

28


BUILDING SERVICES

UTR - Building Services Ltd.

8831 Young Road, Chilliwack BC, V2P-4P6

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