TML Home Inspectors, Inc.

Transcription

1 TML Home Inspectors, Inc. Ph. (630) Inspector: Jerry Zieleziecki License # xxxx Expiration Date: 11/30/2014 Date: Time: Property Address: Client: Phone: () RE agent: Phone: PURPOSE OF INSPECTION The purpose of the inspection is to determine, and prepare a written report of, the apparent condition of the readily accessible installed systems and components of the Premises existing at the time of the inspection. SCOPE OF INSPECTION The scope of the inspection and report is strictly limited to a visual inspection of the apparent condition of the readily accessible installed systems and components of the premises. The inspection will be performed in accordance with the Illinois Standards of Practice, 68 ILL. Admin. Code 1410, Sec The scope of the inspection is strictly limited to the system and components listed in the inspection report. OUTSIDE SCOPE OF THE INSPECTION Latent and concealed defects and deficiencies are excluded from the inspection. Any area which is not exposed to view, is concealed, or is inaccessible because of soil, walls, floors, carpets, ceilings, furnishings, or any other thing is not included in this inspection. The inspection does not include any destructive testing or dismantling. Client agrees to assume all the risk for all conditions which are concealed from view at the time of the inspection. This is not a home warranty, guarantee, or insurance policy or substitute for real estate transfer disclosures which may be required by law. The Client understands that the following systems and components, whether or not they are latent or concealed, and information about them are specifically excluded from and outside the scope of this inspection: Building code or zoning ordinance violations. Geological stability or soils condition. Structural stability or engineering analysis. Termites, pests or other wood destroying organisms. Asbestos, radon, formaldehyde, lead, water, or air quality, electromagnetic radiation or any environmental hazards. Building value appraisal or cost estimates. Condition of detached buildings. Pools or spas bodies and underground piping. Specific components noted as being excluded on the individual system inspection forms. Private water or private sewage systems. Saunas, steam baths, or fixtures and equipment. Radio-controlled devices, automatic gates, elevators, lifts, dumbwaiters, and thermostatic or time clock controls. Water softener/purifier systems or solar systems. Furnace heat exchangers, freestanding appliances, security alarms or personal property. Adequacy and/or efficiency of any system or component. Prediction of life expectancy of any item. (Some of the above items can be included in this inspection for additional fees check with your inspector). Your inspector is a home inspection generalist and is not acting as a licensed engineer or expert in any craft or trade. If your inspector recommends consulting other specialized experts, the client must do so at client s expense. TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 1 of 18

2 Property address _ TABLE OF CONTENTS Page# Client & inspector information, purpose & scope, general limitation & exclusions Table of contents, general information Ground & exterior structures Exterior walls Roof & gutters Attic Garage Cooling system Heating system & chimney Interior, windows & doors Plumbing Electrical Appliances Foundation & structure Summary GENERAL INFORMATION Type of the building Foundation type/material Methods used to inspect the roof Methods used to inspect the attic Roof covering Roof structure Exterior wall structure Exterior wall covering Wall insulation Amperage and voltage rating of the service Breakers/Fuses Location of the panel Presence aluminum branch circuit wiring Wiring methods Smoke & CO detectors Heating type & system Fuel type Cooling system Water heater Main gas valve location Fireplaces Solid fuel burning appliances Chimneys Main water valve location Water supply pipes Drain/vent/sewer pipes TML Home Inspectors, Inc. Ranch Crawlspace/Concrete (poured concrete and concrete blocks) Entered roof Entered attic Asphalt shingles Rafters Wood frame Composite siding N/a (No access) 100/200 A, 110/240 V Home 100 A, Breakers 15/20/30 Amps Garage 200 A, Breakers 20/30/60 Amps Furnace room N/a Typical Smoke/CO Forced air/central Natural gas Central Gas/40 Gal. Gas meter/outside Yes No Masonry Furnace room (private water well) Copper/Galvanized steel PVC/Cast iron tmlhomeinspectors@gmail.com (630) Page 2 of 18

3 HOME INSPECTION REPORT Repair damaged driveway and walkway. Repair damaged deck and baluster. Repair damaged front concrete stairs. Repair/replace damaged shed. GROUND & EXTERIOR STRUCTURES Ground & exterior structures pictures Damaged walkway Damaged deck Damaged front concrete stairs EXTERIOR WALLS The siding is deteriorated and loose in some areas. Further deterioration can occur if not corrected. A qualified person should inspect the extent of the deterioration and repair or replace as needed. Exterior walls pictures Damaged siding TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 3 of 18

4 Property address _ ROOF & GUTTERS The roof coverings (shingles) are considered to be in good condition. Caulking all exposed nails is recommended to prevent water penetration. Roof structure: 1. Wavy roof was noted. Wavy roof may be caused by damaged roof decking and/or cracked rafters (observed). A qualified, licensed roofing contractor should evaluate and repair as needed. 2. Repair cracked rafters. 3. Cut rafters need to be reinforced. 4. Repair damaged roof decking at the furnace chimney (caused by improper flashing). Replace damaged fascias and soffits. Install missing gutters and downspouts. Roof & gutters pictures Exposed nails Wavy roof Cracked rafters Cracked rafters TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 4 of 18

5 Cut rafters need support Damaged roof decking Damaged fascia Damaged soddits and fascias ATTIC Insulation amount less than current standards. Attic needs more insulation. Insulation is compressed and needs to be refilled to prevent heat loss. Install missing soffit vents. The level of ventilation throughout the attic and all roof cavities should be improved. It is generally required that 1 square foot of free vent area be provided for every 150 square feet of ceiling area (soffits and upper vents). Proper ventilation will help to keep the home cooler during warm weather and extend the life of the roofing materials. Proper ventilation will also help reduce the potential for heat build-up, condensation within the attic and mold grow. Found black mold growing on a surface of the roof sheathing. The cause of mold growth was poor ventilation due to the missing soffit vents. Correct. TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 5 of 18

6 Attic pictures Attic needs more insulation Roof sheathing mold Roof sheathing mold GARAGE Roof covering (shingles) signs of weathering and aging noted. The roofing is near the end of its useful life. Expect to replace the roof soon. All flashings should be installed during re-roofing. Further guidance should be obtained by a licensed roofing contractor. Install missing gutters and downspouts. Replace damaged fascias and soffits. Replace damaged wood siding. Foundation walls and concrete slab not fully visible due to covering. Repair cracked foundation, masonry wall and concrete slab (common cracks). Repair cracked chimney. Repair cracked retaining wall at the garage door. (Safety hazard) Missing GFCI outlets were noted. The GFCI (Ground fault circuit interrupters) is designed to protect people from severe or fatal electric shocks. Because a GFCI detects ground faults, it can also prevent some electrical fires and reduce the severity of others by interrupting the flow of electric current. Install GFCI outlets. The exposed cables (Romex) need to be protected by rigid, metal conduit. All of the circuits in the electrical distribution panel are required to be properly labeled. TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 6 of 18

7 Garage pictures Old roof Missing gutters and downspouts, damaged soffits and fascias Cracked foundation Missing GFCI, cable needs protection COOLING SYSTEM No major defects were observed in the visible/accessible portions of the cooling systems. HEATING SYSTEM & CHIMNEY Repair furnace blower (vibrations were noted). Install missing air filter. Attic: 1. Repair loose/open ducts. 2. The ducts need to be insulated to prevent heat loss (crawlspace & attic). TML Home Inspectors, Inc. (630) Page 7 of 18

8 Property address _ Chimneys: 1. Repair cracked concrete crowns and flues. 2. Install missing rain caps. 3. Install proper flashing (furnace chimney). 4. Replace corroded/loose fireplace chimney cleanout (at the exterior). Install missing smoke and CO detectors. The fireplace needs to be replaced (corroded fire box, missing damper were noted). The ducts require cleaning. Heating system & chimney pictures Attic loose duct, missing insulation Cracked flue, missing rain cap Improper chimney flashing Corroded fireplace INTERIOR, WINDOWS & DOORS Some areas and items at this property were obscured by furniture, stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by storing items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found. Wall insulation and R-value is not verified, conditions inside the wall cannot be judged. Flaws and cracks were noted in various locations of the interior. The cracking does not appear to be the result of a structural failure. The repairs will be necessary in some areas. Furnace room the vinyl floor tiles may contain asbestos fibers (recommend further tests). In the past, asbestos fibers were added during the production of flooring materials to strengthen the flooring and to increase its durability. Vinyl floor tiles that contain asbestos, when intact and in good condition, is generally considered no friable and is not hazardous. Removal is often not the best option for reducing asbestos exposure. Often, it is best to seal and leave asbestos containing material in place because disturbing it may release airborne microscopic fibers that could be inhaled. Further evaluation and correction by a licensed professional recommended. TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 8 of 18

9 The bathroom with a shower did not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers. Flooring is uneven and shows signs of settlement or sagging (minor) in the floor joists/beam. Recommend evaluation by a licensed contractor and repairs if necessary. Windows: 1. Repair/replace damaged screens. 2. Replace cracked storm window pane (bedroom). 3. The windows are old, single pane and have no insulated properties. These windows should be replaced with double pane gas filled type to conserve energy. 4. Repair/replace damaged exterior trims. Interior, windows and doors pictures Furnace room the vinyl floor tiles may contain asbestos fibers (recommend further tests Old, single pane windows Damaged windows trims PLUMBING Interior supply water piping future replacement of galvanized water pipe can be anticipated as galvanized piping has a tendency to either rust through or close-up internally as a result of corrosion; thereby, restricting water flow. Leaks are common in aging systems of this kind. Attic install proper plumbing vent plug. Bathroom install missing/damaged drain stoppers (sinks and bathtub). Crawlspace the supply water pipes need to be insulated to prevent freezing in the winter months. Pressure tank install insulation to prevent tank sweating. Water well pump the pump comes on and off every few seconds when faucets are open (short cycling). Short cycling is typically caused by: 1. A water logged pressure tank. 2. Controls that are either set wrong or are ineffective. 3. Drastically oversized pump. Contact a qualified licensed plumber to review and repair or replace as necessary. TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 9 of 18

10 Plumbing pictures Improper plumbing vent plug The pump comes on and off every few seconds, missing tank insulation ELECTRICAL The overhead service conductors had inadequate clearance from tree branches at the time of the inspection. This condition should be corrected by a qualified electrical contractor to avoid abrasion, damage to the wires and fire. The live cables at the home roof needs protection. Service cables between garage and shed observed cables hanging too low over the yard. The service cables should be 10 feet above a walking surface. Correct as necessary. Shed: 1. Install missing GFCIs. 2. The service cables need protection. 3. The overhead service conductors had inadequate clearance from siding and wall. This condition should be corrected by a qualified electrical contractor to avoid abrasion, damage to the wires and fire. Crawlspaces: 1. Replace improper BX conduit (wet location). 2. Replace improper sump pump wiring (extension cord was noted) (Safety hazard) The GFCI did not test properly at the kitchen. Repair or replace. (Safety hazard) Two-prong (ungrounded) receptacles were noted. Two-prong receptacles are considered unsafe by today's standards, and limit the ability to use appliances that require a ground in these rooms. This is a safety hazard for both fire and shock. Correct. Bathroom secure loose outlet. Secure loose switch box at the furnace. Pressure tank closet: 1. Install missing pressure switch relay cover. 2. The cables need to be protected by metal conduit. Correct. Attic: 1. (Safety hazard) Cover plates on the junction boxes were missing. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary. 2. The cables need to be protected by metal conduit. Correct. Distribution panel: 1. Recommend labeling the circuit breakers in the main electrical panel as required. 2. Observe double tapping breaker at the panel. Those breakers do not appear to be the type that allows for two conductors (the risk of a poor connection is greater with double taps). Correct. 3. Old, cloth insulated wire were noted (one of the biggest problems with cloth wiring is that it becomes weak and falls off of the wires that it is supposed to protect). All cloth-insulated wiring systems should be upgraded to protect from fire danger. TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 10 of 18

11 Property address _ Electrical pictures The overhead service conductors had inadequate clearance from tree branches Unprotected (live) wires Cables hanging too low over the yard Shed cables inadequate clearance from siding and wall Cable need protection (shed) Missing GFCI (shed) Attic cables need protection, open junction boxes TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 11 of 18

12 Relay switch missiong cover, cable needs protection Double tapping breaker at the panel Old, cloth insulated wires Recommend labeling the circuit breakers in the main electrical panel as required Crawlspace sump pump improper wiring Install missing kitchen vent. APPLIANCES FOUNDATION, DRAINAGE & STRUCTURE Foundation walls and crawlspace floors not fully visible due to covering and limited access (crawlspace viewed from access door only). Repair cracked concrete blocks at the main support beam. Repair/replace main beam support (concrete blocks, wood) to prevent sagging. TML Home Inspectors, Inc. (630) Page 12 of 18

13 Crawlspace under the family room: 1. Repair/replace faulty sump pump (water ponding was noted). 2. Replace improper discharge pipe and pit, install backflow valve. 3. Install proper drainage system to prevent water accumulation. Crawlspaces: 1. Install proper drain tiles, sump pumps and discharge pipes. 2. Evidence of prior and present water intrusion was found in one or more sections of the crawlspace. Accumulated water is a condition conducive for wood destroying insects and organisms and should not be present in the crawlspace. Contact a qualified contractor who specializes in drainage issues to evaluate, install and repair as necessary. Typical repairs for preventing water from accumulating in the crawlspace include: - Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines). - Improving perimeter grading. - Repairing, installing or improving underground perimeter drains and sump pump(s). 3. The soil was not spread evenly on the floor. Correct as necessary. 4. Crawlspace floor the vapor barrier (plastic) is missing. An adequate vapor barrier will create a dry air space between the damp soil and the framing, which will limit the amount of moisture that is able to rise into the framing (dampness in the crawl space area creates decay and deterioration of framing members). This also reduces the possibility of future moisture damage. The preferred material for use as a vapor barrier over the soil in the crawl space is six mil., or thicker, black polyethylene. The vapor barrier should cover the dirt from footing to footing and have a 6" overlap at the seams. 5. Missing/obstructed crawl space vents were noted. This can result in high levels of moisture in the crawl space and is a condition conducive for wood-destroying organisms. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. Recommend that a qualified contractor install or improve venting per standard building practices. 6. Crawlspace ceiling install insulation to prevent heat loss. Foundation, drainage & structure pictures Missing vapor barrtier and ceiling insulation Crawlspace floor water ponding, missing drains and sump pump The soil was not spread evenly on the floor, moisture TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 13 of 18

14 Cracked foundation wall (at the beam) Faulty/improper sump pump, pit & drain Missing vapor barrier, moisture Repair/replace main beam support (concrete blocks, wood) to prevent sagging TML Home Inspectors, Inc. (630) Page 14 of 18

15 HOME INSPECTION SUMMARY REPORT (no pictures) This items or component warrants additional attention, evaluate, repair, replace or monitoring. Repair damaged driveway and walkway. Repair damaged deck and baluster. Repair damaged front concrete stairs. Repair/replace damaged shed. GROUND & EXTERIOR STRUCTURES EXTERIOR WALLS The siding is deteriorated and loose in some areas. Further deterioration can occur if not corrected. A qualified person should inspect the extent of the deterioration and repair or replace as needed. ROOF & GUTTERS Caulking all exposed nails is recommended to prevent water penetration. Roof structure: 1. Wavy roof was noted. Wavy roof may be caused by damaged roof decking and/or cracked rafters (observed). A qualified, licensed roofing contractor should evaluate and repair as needed. 2. Repair cracked rafters. 3. Cut rafters need to be reinforced. 4. Repair damaged roof decking at the furnace chimney (caused by improper flashing). Replace damaged fascias and soffits. Install missing gutters and downspouts. ATTIC Insulation amount less than current standards. Attic needs more insulation. Insulation is compressed and needs to be refilled to prevent heat loss. Install missing soffit vents. Found black mold growing on a surface of the roof sheathing. The cause of mold growth was poor ventilation due to the missing soffit vents. Correct. GARAGE Roof covering (shingles) signs of weathering and aging noted. The roofing is near the end of its useful life. Expect to replace the roof soon. All flashings should be installed during re-roofing. Further guidance should be obtained by a licensed roofing contractor. Install missing gutters and downspouts. Replace damaged fascias and soffits. Replace damaged wood siding. Foundation walls and concrete slab not fully visible due to covering. Repair cracked foundation, masonry wall and concrete slab (common cracks). Repair cracked chimney. Repair cracked retaining wall at the garage door. (Safety hazard) Install missing GFCI outlets. The exposed cables (Romex) need to be protected by rigid, metal conduit. All of the circuits in the electrical distribution panel are required to be properly labeled. TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 15 of 18

16 HEATING SYSTEM & CHIMNEY Repair furnace blower (vibrations were noted). Install missing air filter. Attic: 1. Repair loose/open ducts. 2. The ducts need to be insulated to prevent heat loss (crawlspace & attic). Chimneys: 1. Repair cracked concrete crowns and flues. 2. Install missing rain caps. 3. Install proper flashing (furnace chimney). 4. Replace corroded/loose fireplace chimney cleanout (at the exterior). Install missing smoke and CO detectors. The fireplace needs to be replaced (corroded fire box, missing damper were noted). The ducts require cleaning. INTERIOR, WINDOWS & DOORS Flaws and cracks were noted in various locations of the interior. The cracking does not appear to be the result of a structural failure. The repairs will be necessary in some areas. Furnace room the vinyl floor tiles may contain asbestos fibers (recommend further tests). Further evaluation and correction by a licensed professional recommended. Bathroom install missing exhaust fan and vent. Flooring is uneven and shows signs of settlement or sagging (minor) in the floor joists/beam. Recommend evaluation by a licensed contractor and repairs if necessary. Windows: 1. Repair/replace damaged screens. 2. Replace cracked storm window pane (bedroom). 3. The windows are old, single pane and have no insulated properties. These windows should be replaced with double pane gas filled type to conserve energy. 4. Repair/replace damaged exterior trims. PLUMBING Interior supply water piping future replacement of galvanized water pipe can be anticipated as galvanized piping has a tendency to either rust through or close-up internally as a result of corrosion; thereby, restricting water flow. Leaks are common in aging systems of this kind. Attic install proper plumbing vent plug. Bathroom install missing/damaged drain stoppers (sinks and bathtub). Crawlspace the supply water pipes need to be insulated to prevent freezing in the winter months. Pressure tank install insulation to prevent tank sweating. Water well pump the pump comes on and off every few seconds when faucets are open (short cycling). Short cycling is typically caused by: 1. A water logged pressure tank. 2. Controls that are either set wrong or are ineffective. 3. Drastically oversized pump. Contact a qualified licensed plumber to review and repair or replace as necessary. ELECTRICAL The overhead service conductors had inadequate clearance from tree branches at the time of the inspection. This condition should be corrected by a qualified electrical contractor to avoid abrasion, damage to the wires and fire. The live cables at the home roof needs protection. Service cables between garage and shed observed cables hanging too low over the yard. The service cables should be 10 feet above a walking surface. Correct as necessary. TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 16 of 18

17 Shed: 1. Install missing GFCIs. 2. The service cables need protection. 3. The overhead service conductors had inadequate clearance from siding and wall. This condition should be corrected by a qualified electrical contractor to avoid abrasion, damage to the wires and fire. Crawlspaces: 1. Replace improper BX conduit (wet location). 2. Replace improper sump pump wiring (extension cord was noted) (Safety hazard) The GFCI did not test properly at the kitchen. Repair or replace. (Safety hazard) Replace ungrounded receptacles. Bathroom secure loose outlet. Secure loose switch box at the furnace. Pressure tank closet: 1. Install missing pressure switch relay cover. 2. The cables need to be protected by metal conduit. Correct. Attic: 1. (Safety hazard) Install missing cover plates on the junction boxes. 2. The cables need to be protected by metal conduit. Correct. Distribution panel: 1. Recommend labeling the circuit breakers in the main electrical panel as required. 2. Observe double tapping breaker at the panel. Those breakers do not appear to be the type that allows for two conductors (the risk of a poor connection is greater with double taps). Correct. 3. Old, cloth insulated wire were noted (one of the biggest problems with cloth wiring is that it becomes weak and falls off of the wires that it is supposed to protect). All cloth-insulated wiring systems should be upgraded to protect from fire danger. Install missing kitchen vent. APPLIANCES FOUNDATION, DRAINAGE & STRUCTURE Foundation walls and crawlspace floors not fully visible due to covering and limited access (crawlspace viewed from access door only). Repair cracked concrete blocks at the main support beam. Repair/replace main beam support (concrete blocks, wood) to prevent sagging. Crawlspace under the family room: 1. Repair/replace faulty sump pump (water ponding was noted). 2. Replace improper discharge pipe and pit, install backflow valve. 3. Install proper drainage system to prevent water accumulation. Crawlspaces: 1. Install proper drain tiles, sump pumps and discharge pipes. 2. Evidence of prior and present water intrusion was found in one or more sections of the crawlspace. Accumulated water is a condition conducive for wood destroying insects and organisms and should not be present in the crawlspace. Contact a qualified contractor who specializes in drainage issues to evaluate, install and repair as necessary. Typical repairs for preventing water from accumulating in the crawlspace include: - Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines). - Improving perimeter grading. - Repairing, installing or improving underground perimeter drains and sump pump(s). TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 17 of 18

18 3. The soil was not spread evenly on the floor. Correct as necessary. 4. Crawlspace floor install missing vapor barrier. 5. Missing/obstructed crawl space vents were noted. This can result in high levels of moisture in the crawl space and is a condition conducive for wood-destroying organisms. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. Recommend that a qualified contractor install or improve venting per standard building practices. 6. Crawlspace ceiling install insulation to prevent heat loss. TML Home Inspectors, Inc. Jerry Zieleziecki TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 18 of 18