TML Home Inspectors, Inc.

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1 TML Home Inspectors, Inc. CallHomeInspector.com 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 11

2 TABLE OF CONTENTS Client & inspector information, purpose & scope, general limitation & exclusions 1 Table of contents, general information 2 Ground & exterior structures 3 Exterior walls 3 Roof & gutters 3 Attic 5 Garage 5 Cooling system 6 Heating system & chimney 6 Interior, windows & doors 6 Plumbing 7 Electrical 7 Appliances 8 Foundation & structure 9 Summary 10 Page# 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 Two story (apartment building) Basement/Concrete Viewed from ground Entered attic (finished) Asphalt shingles Rafters Wood frame Stucco N/a (No access) 4 x 100 A, 110/240 V Breakers/15/20/30 Amps Basement (3)/Attic (1) No Typical Smoke/CO 2 x Forced air/1 x Electric baseboards (attic) Natural gas/electric 2 x Central/Window units (attic) 3 x Electric/50 Gal. Gas meters/inside No No PVC (furnaces direct vents) Basement (laundry room) Copper PVC/Cast iron TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 2 of 11

3 HOME INSPECTION REPORT GROUND & EXTERIOR STRUCTURES Sidewalk, front porch, gates and fence appear serviceable. EXTERIOR WALLS The stucco does not have the proper clearance above the sidewalks (concrete). This type of installation is prone to water damage. All stucco to concrete contact should be eliminated (stucco should be kept at least 4 inches above concrete). Install missing flashings at the stucco/gutters and stucco/roof (fascias) joints to prevent water damage. Repair damaged fascias (stucco). Damages may be caused by missing proper flashing. Repair damaged stucco under the gutters. Damage may be caused by leaky gutters and missing proper flashing. Exterior walls pictures The stucco does not have the proper clearance above the sidewalks (concrete) Damaged fascia (stucco), missing flashing Damaged fascia (stucco), missing flashing, leaky gutters ROOF & GUTTERS Wavy roof covering was noted. Wavy roof may be caused by: 1. Roof decking that has delaminated. 2. Improper decking. 3. Improper/missing attic ventilation. 4. Multiple shingles layers. Contact a qualified licensed roofing contractor to review and repair as necessary. TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 3 of 11

4 The south side of the roof: 1. Indicators of past repairs are present. It is not within the scope of this inspection to determine the appropriateness or effectiveness of any repairs or their sustainability. 2. The roof needs repairs (active water leak at the attic bathroom wall was noted). 3. Repair leaky flashing at the skylight (water marks/damages on the wall were noted). Missing downspouts extensions were noted (at the front stairs). Rainwater shall be directed away from the house wall to prevent water damage to the structure. Upper roof discharging water onto lower roof (at the front). Collecting all the water from the upper roof and allowing it to run across one section of the lower roof will wear out this section prematurely. Install downspouts extensions. Repair leaky gutters. Roof & gutters pictures Wavy roof Roof repairs Damages at the skylight (may be caused by leaky flashing) Attic bathroom wall high moisture level, damaged wall TML Home Inspectors, Inc. (630) Page 4 of 11

5 Upper roof downspout missing extension Missing downspout extension Leaky gutter ATTIC The attic has been finished. There is small attic over the attic apt. ceiling (no access). Install more vents (e.g. gable vents) to improve ventilation. 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. GARAGE Repair damaged concrete floor. Repair damaged walls. Install missing power line, lights, switches and GFCI outlets. Missing downspouts extensions were noted. Rainwater shall be directed away from the house wall to prevent water damage to the structure. Garage pictures Cracked floor Missing downspout extension TML Home Inspectors, Inc. (630) Page 5 of 11

6 COOLING SYSTEM No major defects were observed in the visible/accessible portions of the cooling systems. Repair damaged suction lines insulation at the condensers. Cooling system pictures Missing suction line insulation HEATING SYSTEM No major defects were observed in the visible/accessible portions of the heating systems. 2 nd floor apartment furnace install missing drip pan drain. Attics bedrooms (2) install missing heat source. Install smoke and CO detectors where missing. INTERIOR, WINDOWS & DOORS Areas hidden from view by finishing walls, ceilings, fixtures, or stored items cannot be judged and are not a part of this inspection. In most instances floor and walls coverings prevent recognition of cracks or settlement. Where carpeting and other floor coverings are installed, the materials and conditions of the flooring underneath cannot be determined. 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. Basement ceiling fire damages were noted (subfloor and floor joists). It is not within the scope of this inspection to determine the appropriateness or effectiveness of any repairs or their sustainability (no readily visible problem noted today). Sloping porch floor was noted (typical porch problems in old houses). In this case, it is common for the settlement to progress to a certain point and then stabilize. Recommend that the floor, walls and foundation be monitored. All apts. sloping floors were noted (common in old houses). Sloping floors may be caused by nonuniform foundations and posts (beams support) settlement or/and sagging floor joists. In this case, it is common for the settlement to progress to a certain point and then stabilize. Recommend that the floor, walls and foundation be monitored. Attic apt: 1. Bathroom repair damaged wall (high moisture level noted). Water damage may be caused by leaky roof. 2. Repair damaged wall at the skylight (water damage). Damage may be caused by a leak at the skylight flashing. Install missing window screens. TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 6 of 11

7 Interior, windows and doors pictures Basement ceiling fire damage Attic water damaged at the skylight and bathroom wall Porch sloping floor Laundry room: 1. Secure loose tub. 2. The floor drains requires cleaning. PLUMBING 1 st floor apt. secure loose toilet. Water heaters, supply water pipes, drains, sinks, bathtubs and water valves appear serviceable. ELECTRICAL Upgrade electric service to 200 amps. is recommended. All of the circuits in the electrical distribution panels are required to be properly labeled. TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 7 of 11

8 Porch ceiling install missing junction box cover. Basement stairs the ceiling light (bulb) need protection (cover). Install missing GFCI outlet at the laundry tub. 1 st floor apt. bathroom repair/replace faulty GFCI at the sink. Kitchens the GFCI outlets at the sinks need to be relocated (outlets should be located off to the side of sinks, not over top of them). Electrical pictures All of the circuits in the electrical distribution panels are required to be properly labeled Porch ceiling missing junction box cover Basement stairs light bulb needs cover Laundry - missing GFCI Outlets should be located off to the side of sinks, not over top of them APPLIANCES The appliances appear serviceable. The appliances are not tested for a complete cycle or under real load applications. The inspection of appliances is limited to a basic response of basic features only and to listen for unusual noises. How well the appliances will perform under real conditions is unknown. TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 8 of 11

9 FOUNDATION & STRUCTURE Foundation walls: 1. The paint is flaking in spots and shows minor signs of mildew. Brush away the paint and apply concrete/masonry sealer. 2. Efflorescence was noted. White efflorescence (powder substance) on brick/concrete walls indicate moisture is in contact with masonry. This does not necessarily mean that intrusion will occur. Recommend checking sidewalks slopes, gutters, downspout and sidewalks/wall joints for proper operation. Foundation & structure pictures Flaking paint, efflorescence TML Home Inspectors, Inc. (630) Page 9 of 11

10 HOME INSPECTION SUMMARY REPORT (no pictures) This items or component warrants additional attention, evaluate, repair, replace or monitoring. EXTERIOR WALLS The stucco does not have the proper clearance above the sidewalks (concrete). This type of installation is prone to water damage. All stucco to concrete contact should be eliminated (stucco should be kept at least 4 inches above concrete). Install missing flashings at the stucco/gutters and stucco/roof (fascias) joints to prevent water damage. Repair damaged fascias (stucco). Damages may be caused by missing proper flashing. Repair damaged stucco under the gutters. Damage may be caused by leaky gutters and missing proper flashing. ROOF & GUTTERS Wavy roof covering was noted. Wavy roof may be caused by: 1. Roof decking that has delaminated. 2. Improper decking. 3. Improper/missing attic ventilation. 4. Multiple shingles layers. Contact a qualified licensed roofing contractor to review and repair as necessary. The south side of the roof: 1. Indicators of past repairs are present. It is not within the scope of this inspection to determine the appropriateness or effectiveness of any repairs or their sustainability. 2. The roof needs repairs (active water leak at the attic bathroom wall was noted). 3. Repair leaky flashing at the skylight (water marks/damages on the wall were noted). Missing downspouts extensions were noted (at the front stairs). Rainwater shall be directed away from the house wall to prevent water damage to the structure. Upper roof discharging water onto lower roof (at the front). Collecting all the water from the upper roof and allowing it to run across one section of the lower roof will wear out this section prematurely. Install downspouts extensions. Repair leaky gutters. ATTIC The attic has been finished. There is small attic over the attic apt. ceiling (no access). Install more vents (e.g. gable vents) to improve ventilation. 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. GARAGE Repair damaged concrete floor. Repair damaged walls. Install missing power line, lights, switches and GFCI outlets. Missing downspouts extensions were noted. Rainwater shall be directed away from the house wall to prevent water damage to the structure. COOLING SYSTEM Repair damaged suction lines insulation at the condensers. HEATING SYSTEM 2 nd floor apartment furnace install missing drip pan drain. TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 10 of 11

11 Attics bedrooms (2) install missing heat source. Install smoke and CO detectors where missing. 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. Basement ceiling fire damages were noted (subfloor and floor joists). It is not within the scope of this inspection to determine the appropriateness or effectiveness of any repairs or their sustainability (no readily visible problem noted today). Sloping porch floor was noted (typical porch problems in old houses). In this case, it is common for the settlement to progress to a certain point and then stabilize. Recommend that the floor, walls and foundation be monitored. All apts. sloping floors were noted (common in old houses). Sloping floors may be caused by nonuniform foundations and posts (beams support) settlement or/and sagging floor joists. In this case, it is common for the settlement to progress to a certain point and then stabilize. Recommend that the floor, walls and foundation be monitored. Attic apt: 1. Bathroom repair damaged wall (high moisture level noted). Water damage may be caused by leaky roof. 2. Repair damaged wall at the skylight (water damage). Damage may be caused by a leak at the skylight flashing. Install missing window screens. Laundry room: 1. Secure loose tub. 2. The floor drains requires cleaning. PLUMBING 1 st floor apt. secure loose toilet. Water heaters, supply water pipes, drains, sinks, bathtubs and water valves appear serviceable. ELECTRICAL Upgrade electric service to 200 amps. is recommended. All of the circuits in the electrical distribution panels are required to be properly labeled. Porch ceiling install missing junction box cover. Basement stairs the ceiling light (bulb) need protection (cover). Install missing GFCI outlet at the laundry tub. 1 st floor apt. bathroom repair/replace faulty GFCI at the sink. Kitchens the GFCI outlets at the sinks need to be relocated (outlets should be located off to the side of sinks, not over top of them). FOUNDATION & STRUCTURE Foundation walls: 1. The paint is flaking in spots and shows minor signs of mildew. Brush away the paint and apply concrete/masonry sealer. 2. Efflorescence was noted. White efflorescence (powder substance) on brick/concrete walls indicate moisture is in contact with masonry. This does not necessarily mean that intrusion will occur. Recommend checking sidewalks slopes, gutters, downspout and sidewalks/wall joints for proper operation. TML Home Inspectors, Inc. Jerry Zieleziecki TML Home Inspectors, Inc. tmlhomeinspectors@gmail.com (630) Page 11 of 11