Cover Page Property Inspection Report Inspection prepared for: Jerry and Lynne Richardson Real Estate Agent: Polly Richardson - BHKR Lake Forest Date of Inspection: 3/13/2017 Time: 12 pm Age of Home: built in 1992 Size: 2853 sq ft LIMITED INSPECTION: Due to snow, the roof, grounds, driveway, AC Compressor, and other items were not fully inspected. Inspector: Jay Miles License #450.011171 Lake Bluff, IL 60044 Phone: 8475618232 Email: jay@extramileinspection.com www.extramileinspection.com
Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. All repairs must be done by a licensed &bonded trade or profession. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Bathroom Page 10 Item: 17 Toilets Toilet valve not operating properly in powder room. Recommend adjustment. Water Heater Page 21 Item: 9 Plumbing Leak in pipe above water heater. Recommend immediate repair. Roof Page 28 Item: 3 Gutter Extensions / Splash blocks missing or insufficient: Install to divert water away from the foundation. Attic Page 32 Item: 10 Exhaust Vent Bath fans are not vented to exterior. Recommend repair. Grounds Page 38 Item: 8 GFCI GFCI at back patio does not trip. Recommend replacement. Page 39 Item: 12 Fence Condition Broken picket. Recommend repair Page 1 of 45
1. Attendance 2. Home Type 3. Occupancy Inspection Details In Attendance: Client present Client present Buyer Agent present Home Type: Single Family Home Occupancy: Vacant The utilities were on at the time of inspection. Page 2 of 45
Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. 1. Bedrooms 2. Laundry No deficiencies observed. Page 3 of 45
3. Ceiling Fans washer, dryer, and wash basin functional Operated normally when tested, at time of inspection. 4. Closets 5. Door Bell Operated normally when tested, at time of inspection. Operated normally when tested. 6. Doors Page 4 of 45
7. Electrical 8. Smoke/CO Detectors Operated when tested MAINTENANCE: Periodic testing and changing batteries yearly to ensure proper Smoke Alarm operation is required. Operated when tested 9. Stairs & Handrail missing backup battery in basement detector Page 5 of 45
10. Window Condition 11. Ceiling Condition Materials: There are drywall ceilings noted. 12. Patio Doors 13. Screen Doors 14. Wall Condition 15. Fireplace Materials: Drywall walls noted. Materials: Living Room Family Room Materials: Masonry fireplace noted. Damper was opened and closed several times. gas fireplaces are both functional. No concerns. Have chimneys swept by professional. Page 6 of 45
gas fireplaces are both functional. No concerns. Damper was opened and closed several times. Page 7 of 45
Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring.. 1. Cabinets 2. Ceiling Condition Materials: There are drywall ceilings noted. 3. Counters 4. Doors shrinkage crack noted. Cosmetic 5. Electrical 6. GFCI 7. Exhaust Fan GFCI in place and operational The bath fan was operated and no issues were found. Page 8 of 45
8. Floor Condition 9. Heating 10. Mirrors 11. Plumbing 12. Showers 13. Shower Walls Caulking needed around perimeter. 14. Bath Tubs Caulking needed around perimeter. Whirlpool tub observed. Tub was filled to a level above the water jets and operated to check intake and jets. The tub was then drained to check for leaks and/or damage. Pump and supply lines were not completely visible or accessible. GFCI's were present and was tested. The items tested appeared to be in serviceable condition. If a more detailed report is desired, the client is advised to consult a licensed plumber for a complete review prior to closing. Page 9 of 45
15. Enclosure whirlpool operational 16. Sinks 17. Toilets Toilet valve not operating properly in powder room. Recommend adjustment. Page 10 of 45
18. Window Condition Toilet valve not operating properly in powder room. Recommend adjustment. Page 11 of 45
Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets 2. Counters 3. Dishwasher operated 4. Doors 5. Garbage Disposal Operated - appeared functional at time of inspection. 6. Microwave Operated - appeared functional at time of inspection. Page 12 of 45
7. Cook top condition functional Gas cook top noted. All heating elements operated when tested. 8. Oven & Range All heating elements operated when tested. Oven(s): Electric All heating elements operated when tested. Page 13 of 45
9. Sinks 10. Vent Condition Materials: Exterior Vented Page 14 of 45
11. Window Condition 12. Floor Condition exterior vented Materials: Hardwood flooring is noted. 13. Plumbing 14. Ceiling Condition Materials: There are drywall ceilings noted. 15. Electrical 16. GFCI 17. Wall Condition GFCI in place and operational Materials: Drywall walls noted. Page 15 of 45
Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Heater Condition Materials: The furnace is located in the basement Materials: Gas fired forced hot air 2. Heater Base 3. Enclosure 2013 Heil furnace data plate Page 16 of 45
4. Venting 5. Gas Valves 6. Refrigerant Lines Gas shut off valves were present and functional. No defects found. 7. AC Compress Condition Compressor Type: electric Location: The compressor is located on the exterior grounds. Appeared in good condition at the time of inspection. NOT TESTED due to outside temperature. Page 17 of 45
2015 Heil AC Compressor not inspected data plate 8. Air Supply 9. Registers 10. Filters Location: Located below heater in a slot cut into the ductwork. MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance. 24x24x1 filter Page 18 of 45
11. Thermostats Digital - programmable type. Functional at the time of inspection. Page 19 of 45
1. Base Water Heater 2. Heater Enclosure 3. Combusion The combustion chamber appears to in functional condition. 4. Venting 5. Water Heater Condition Heater Type: gas Location: The heater is located in the basement. Tank appears to be in satisfactory condition -- no concerns. A Temperature Pressure Relief (TPR) valve present. This safety valve releases water (and thus relieves pressure) if either the temp or pressure in the tank gets too high. The TPR valve discharge tube must be made of copper, iron, or CPVC (NOT regular PVC). It must terminate within 6" above the floor--the end cannot be threaded or have a fitting. No deficiencies noted with the Temperature Pressure Relief (TPR) valve and discharge pipe. Page 20 of 45
2011 Bradford White 75 gallon water heater data plate 6. TPRV 7. Number Of Gallons 8. Gas Valve Appears to be in satisfactory condition -- no concerns. 75 gallons 9. Plumbing Materials: copper Leak in pipe above water heater. Recommend immediate repair. Leak in pipe above water heater. Recommend immediate repair. Page 21 of 45
10. Overflow Condition Materials: copper Page 22 of 45
1. Walls Garage 2. Anchor Bolts 3. Floor Condition Materials: Bare concrete floors noted. 4. Rafters & Ceiling Page 23 of 45
5. Electrical 6. Exterior Door 7. Fire Door 8. Garage Door Condition Materials: One 16' upgraded insulated steel door No deficiencies observed. No deficiencies observed. Page 24 of 45
9. Garage Opener Status Chain drive opener noted. The garage door opener is functional, safety features are built in. The garage door opener is functional, safety features are built in. 10. Garage Door's Reverse Status No eye beam system present. This appears to be an older unit when these safety features were not included with openers. We recommend upgrading to a newer model with all safety features included. 11. Ventilation 12. Vent Screens Under eave soffit inlet vents noted. Ridge exhaust venting noted. Page 25 of 45
1. Electrical Panel Electrical Location: Panel box located in basement No major system safety or function concerns noted at time of inspection at main panel box. 2. Main Amp Breaker 200 amp 200 amp panel 3. Breakers in off position 200 amp Page 26 of 45
4. Cable Feeds There is an underground service lateral noted. 5. Breakers There is an underground service lateral noted. Materials: Copper non-metallic sheathed cable noted. Page 27 of 45
1. Roof Condition Roof Materials: NOT INSPECTED due to snow. 2. Chimney NOT INSPECTED 3. Gutter Extensions / Splash blocks missing or insufficient: Install to divert water away from the foundation. Page 28 of 45
attach extension to downspout attach extension Page 29 of 45
1. Access 2. Structure **Location of access** Scuttle Hole located in: Access at hallway ceiling Garage ceiling Attic 3. Ventilation Under eave soffit inlet vents noted. Ridge exhaust venting noted. whole house fan noted Under eave soffit inlet vents noted. Page 30 of 45
4. Vent Screens whole house fan operational 5. Duct Work 6. Electrical most not accessible due to insullation 7. Attic Plumbing 8. Insulation Condition Materials: Loose fill insulation noted. Depth: Insulation averages about 14-16 inches in depth Page 31 of 45
9. Chimney 10. Exhaust Vent Bath fans are not vented to exterior. Recommend repair. Page 32 of 45
bath vent not exhausted to exterior. Page 33 of 45
1. Doors Exterior Areas 2. Window Condition 3. Siding Condition Components appeared in satisfactory condition at time of inspection. No major system safety or function concerns noted at time of inspection. Materials: Wood siding, wood frame construction, concrete / block foundation Page 34 of 45
4. Eaves & Facia 5. Exterior Paint Page 35 of 45
Grounds 1. Driveway and Walkway Condition Materials: Asphalt driveway noted. Driveway in good shape for age and wear. No deficiencies noted. 2. Grading Driveway in good shape for age and wear. No deficiencies noted. No major system safety or function concerns noted at time of inspection. The exterior drainage is generally away from foundation. 3. Vegetation Observations No major system safety or function concerns noted at time of inspection. Trim trees that are in contact or proximity to home, as branches can abrade roofing or siding. 4. Gate Condition Materials: Wood Page 36 of 45
5. Patio and Porch Deck front porch in good condition limited inspection Page 37 of 45
6. Stairs & Handrail 7. Grounds Electrical 8. GFCI this light did not turn on (bulb probably burned out). Verify at final walk thru GFCI at back patio does not trip. Recommend replacement. 9. Main Gas Valve Condition GFCI at back patio does not trip. Recommend replacement. Page 38 of 45
10. Plumbing 11. Exterior Faucet Condition 12. Fence Condition Materials: Wood Broken picket. Recommend repair Broken picket. Recommend repair Page 39 of 45
1. Walls Basement/Crawlspace Materials: Combination Basement and Crawlspace No deficiencies were observed at the visible portions of the structural components of the home. No leaks were observed at the time of the inspection. No stains or evidence of moisture penetration observed. The home has a interior drainage system. It is advised to obtain documentation and warranty information from current owner. prior water damage noted under powder room. Tested dry at inspection tested dry Page 40 of 45
2. Insulation 3. Windows crawl is fully insulated Page 41 of 45
4. Plumbing Materials Radon mitigation system noted main cleanout water meter and main shutoff ejector pit functional Page 42 of 45
5. Basement Electric 6. GFCI 7. Access 8. Stairs 9. Railings 10. Slab Floor 11. Finished Floor 12. Drainage Page 43 of 45
13. Sump Pump Functional at time of inspection. 14. Framing sumps exit here sump functional. Battery backup noted. 15. Subfloor 16. Columns Page 44 of 45
17. Piers 18. Basement/Crawlspace Ductwork Page 45 of 45