Page 1 of 35 Building Inspectors Csortium Inc. P.O. Box 944 Highland Park, IL 60035 Phe: Lake County 847-432-4330 Cook County 312-235-2769 email: jeffnathan1@gmail.com IL Licenses 451.000204 450.000106 Printed Friday, December 2, 2011 Inspected By: Jeff Nathan Client Informati: Record Number 0911002J Smith, John 1234 Anywhere Your Town, IL 12345 Inspected 9/3/11 8:30am
House Frt View Photo Vines covering home Page 2 of 35
Page 3 of 35 Important Note Read the Entire Report This inspecti report is provided to you as documentati of the inspector's findings. It specifies the cditi of the inspected items in the home the day of the inspecti. The report is provided in two sectis, a "Details" secti documenting the cditi of all of the inspected items, and a "Summary" secti documenting all of the items that were found "not satisfactory". Do not rely just the Summary secti of this report. Read the ENTIRE REPORT for important informati about all of the inspected items in your home. Please call the inspector if you have any questis ccerning this report. He will be happy to discuss the report with you and help clarify anything in the report that you may not understand. Finally, remember that systems in your home require periodic maintenance. A book provided with your inspecti report provides good informati the homes systems and maintenance. Definitis Major Defect/Safety Ccern: an item that is a safety hazard and in need of repair or an item that will be substantially expensive to repair; or needs an evaluati to determine the repair cost that will likely be expensive. : an item that needs repair because it is not working, is in sub-standard or other than normal cditi. Comment: informati about an item or descripti of a minor fault that could affect the performance of that item. : an item that may show normal wear or cosmetic flaws but is working as it is designed to.
Page 4 of 35 Inspecti Summary Building Inspectors Csortium Inc. P.O. Box 944 Highland Park, IL 60035 Phe: Lake County 847-432-4330 Cook County 312-235-2769 email: jeffnathan1@gmail.com IL Licenses 451.000204 450.000106 EXTERIOR Vegetati NOTE: Home is quite overgrown and needs landscape work as so as possible. Tree limbs or branches overhanging the roof or close to the house should be kept trimmed back at least six to ten feet from the structure to prevent damage to the roof or structure. Foundati plantings and shrubbery too close to the house. Have trimmed back 12 inches from the exterior siding to allow for air circulati. Vines growing the structure should be kept trimmed away from all trim junctis (windows, doors and eves or soffits). Vines hold moisture and can ctribute to rot and water damage. Recommend removing vines as the best opti. Also, vines limit the extent that the exterior surface can be inspected. Major Defect/Safety Ccern Vines at rear. Summary: Page 1 of 13 Building Inspectors Csortium Inc.
Page 5 of 35 GROUNDS Driveway An old well tank was observed in the basement. Appears to run north outside of home and under driveway. This was probably original to the property and was originally not below a driveway. Drives take a substantial amount of weight in the normal course of use and this tank may be structurally unsound to support heavy weights top. Have further reviewed as collapse of this tank would put a rather large hole in the driveway. Major Defect/Safety Ccern BASEMENT BASEMENT This basement has a severe mold problem. Needs to be remediated. Do not recommend that anye enter basement without proper protective equipment. Old well tank. Basement Seepage Mold in basement Signs of water seepage noted in the basement. Seepage can result from poor grading around the foundati, clogged or dirty gutters and downspouts, downspouts that discharge near the foundati, clogged foundati drain tiles, n functiing sump pump or simply heavy rains that saturate the soil and over come the systems designed to remove water from around the foundati areas. Damp and wet basements can also promote mold growth. We recommend you have a basement water proofing company review the home and provide optis for ensuring that the basement will not seep in the future. For additial informati about mold and its health affects, ctact your doctor, and the Centers for Disease Ctrol (CDC) or Envirmental Protecti Agency (EPA) web sites. Summary: Page 2 of 13 Building Inspectors Csortium Inc.
Page 6 of 35 Basement Floor Tile precludes our view of the floor slab. Area at lower porti of basement is still wet and has standing water. Major Defect/Safety Ccern Basement Ceiling Ceiling restricts our view of floor joists, subfloor and utilities. Heavy mold growth ceiling. Standing water, basement Mold growth, basement ceiling Summary: Page 3 of 13 Building Inspectors Csortium Inc.
Page 7 of 35 AC 1 COOLING SYSTEM 1 Major Defect/Safety Ccern We inspect the installed central and through the wall cooling equipment, and describe the energy source and cooling method. We do not determine cooling supply adequacy or distributi balance. This is a job for a qualified HVAC technician. NOTE: Home has six ze AC system. All are Rheem units, all are 8 years old. All are 10 seer units. NOTE: AC Unit(s) are 10 SEER rated efficiency. Because of the low efficiency of these units they are no lger allowed to be manufactured in the United States. The last date they could be manufactured was January of 2006. While the units are running properly we have several ccerns for the future. 1. If unit fails, a new unit of 13 SEER or better will have to be installed. This will probably involve new coils for evaporati at the furnace and quite a bit of additial expense. Replacement costs will be close to double of what just replacing a cdenser used to be. 2. The gas uses for these units (probably fre) will be harder to find in the future and will almost certainly be more expensive. 3. While the manufactures assure HVAC ctractors that parts for these unit will be readily available we believe that the cost to inventory these parts will take the price of repair quite high. The AC unit for the first floor west (4 t, unit number five counting east to west) was operable at time of inspecti. Cooled correctly and ran through the basement west furnace. Thermostat for this unit located in the west family room. The AC unit for the basement, (2.5 t, unit number 4 counting east to west) was inoperable. Furnace for this unit has been removed. Unable to check. Thermostat located in the basement by wine room. The AC unit for the first floor east (2 t, unit number 6 counting east to west) was inoperable. Furnace for this unit has been removed. Unable to check. Thermostat for this unit is located in the dining room. The AC unit for the master bedroom (2.5 t, unit number 1 counting east to west) was operable. Furnace for this unit located in the attic, south west. Thermostat located in the master bedroom. The AC unit for the secd floor other than the master bedroom (2.5 t, unit number 3 counting east to west) was not operable. This is run two thermostats with damper. Thermostats located at the bedrooms north east and north west. Thermostat at the north west bedroom needs replacement and my be reas that cdenser did not kick but it should run off the north east bedroom thermostat also. Unit is located at the third floor east side. AC unit for third floor (2 t unit located as number two counting east to west) did not operate. Could not get furnace or fan to kick. This unit is located at the third floor north west. NOTE: It is our opini that because of efficiency, missing furnaces, inoperable cdensers etc. that client may wish to replace at least three of these units and will need service calls the other three. Recommend client get bids for replacement. BOILER BOILER There is not heat source for the north west sun room. Apparently, a radiant system was to have been installed (or was installed and has been removed) for the sun room and the garage but boiler is missing. Lines are installed. Copper and flex plastic. Cut off radiant heat lines. Summary: Page 4 of 13 Building Inspectors Csortium Inc.
Page 8 of 35 INTERIOR Indoor Air Quality (IAQ) We observed extremely heavy amounts of mold in the basement of this home with residual odor the first floor. Mold is covering a great amount of the walls and ceilings in the basement. Access is restricted to those with respirators as otherwise this area can be dangerous for es health. Observatis include dark stained areas csistent with mold colies. As mold may pose a health ccern in some individuals, we recommend you have further analysis de by an expert in the envirmental testing field, and as mold requires moisture to grow, have the source of the moisture determined and alleviate it. For additial informati indoor air quality, ctact you health care provider and visit the EPA web site at http//www.epa.gov/iaq Major Defect/Safety Ccern PHOTOS PHOTO 1 Mold ceiling Mold basement walls. Summary: Page 5 of 13 Building Inspectors Csortium Inc.
Page 9 of 35 PHOTO 2 Mold walls in basement Major Defect/Safety Ccern EXTERIOR Age of Home Mold walls. Original home probably built in the 1920' or 30's. Large additi and remodel work de in the early 2000's. Check permits for all work de. Utilities Water service is turned off the this house. We are unable to inspect the fixtures for water flow and functial drainage, or inspect water using appliances. We will be happy to return and inspect these items after the water service is restored, for an additial fee. The gas was off the house. Inspecti of all gas appliances is limited to age and cditi ly. We will be happy to return and check functial operati of gas appliances after the gas service is restored, for an additial fee. Additis / Rennovati Portis of this home were built in the early 2000's but portis of foundati and roof structure appear to be significantly older. Old well system tank still located in the basement. Client should get all permits issued for this home subsequent to 2000. Work de without permits can be problematic and also recommend that village cduct separate code inspecti. Frt Entry Door We were unable to open this door. Also, needs to be properly sealed with stain or further erosi will occur. Summary: Page 6 of 13 Building Inspectors Csortium Inc.
Page 10 of 35 Additial Entry Doors Wood rot at both entry doors at the north by garages. West will need replacement. East may be saved with sanding and painting. Patio Doors Several doors have missing hardware and some are missing screens. Masry Walls Limited visibility because of vines. Caulking Rotted entry door. Caulk missing, dried out or gapping at the edges, will allow water to penetrate behind the siding. Older, brittle caulk at should be pulled out and windows should be re-caulked. Soffit\Fascia Soffits were vented. NOTE: Some wasp nests observed. Should be removed. Windows Storm\Screen Missing screens noted. Screens may be stored for seasal storage. Recommend inventorying screens prior to closing. Exterior Electrical GFCI outlet at rear did not re-set. Have replaced. Grading The home is sited a generally flat lot, without an positive slope away from the foundati for drainage. It is important to maintain the gutters and downspouts, and extend the downspouts well away from the foundati to divert water from the roof away from the foundati. Lawn Irrigati System There appears to be a system installed. However, no water supplied to home and unable to test. Unplugged and not programmed at garage ctroller. Summary: Page 7 of 13 Building Inspectors Csortium Inc.
Page 11 of 35 Window Wells Window wells are not covered. This is a safety hazard, as children or pets can fall into the well. We recommend metal grates or rigid plastic covers (weight bearing) be installed for safety. NOTE: North well has remains of dead animal. Leaves and debris built up in the bottom of the window wells. This is a problem as debris can clog the well drains, leading to seepage in the basement, and may rot the window frame and sash. Clean out the window wells now. GROUNDS Hand Rail Ccrete hand rail at the west has gap at top. Needs repair. Fences, Gates Fence at north needs repair. Rotted stiles observed. Unable to determine ownership of this fence. GUTTERS Gutter Cditi Damaged gutter at rear. Otherwise satisfactory. GARAGE Door Opener North door opener is not working correctly. Only pulls door up 1/2 way. Needs adjustment/repair. ATTIC Attic Insulati, R-Value Missing well covers Varies in depth. East side of home appears to have less and there are voids in the insulati around finished attic rooms. West side has more. Average insulati in this home is probably around 6 inches in depth. R19 insulati which is less than normal standards. Recommend home be tightened up with additial insulati. Attic Exhaust Exhaust fans from bathrooms terminate in the attic. This may cause cdensati and cold weather. Recommend bathroom fans be vented to the exterior through ductwork, as an upgrade. BASEMENT Basement Insulati Finished wall preclude viewing of insulati but in areas where wall board has been removed due to mold we were unable to feel any insulati behind the board. Basement Drainage The primary sump pump is not operatial. Breaker was off and when breaker was turned it tripped off again. Have electrician figure out problem as so as possible and get this pump operable. Summary: Page 8 of 13 Building Inspectors Csortium Inc.
Page 12 of 35 FURNACE FURNACE 1 We inspect the installed heating equipment, vent system, flue piping and chimney, and verify there is a heat source for every room. We operate the furnace using the normal ctrols. We evaluate the cditi of the furnace. We do not determine the heat supply adequacy or distributi balance. This is a job for a qualified heating technician, should you desire this de. NOTE: The average life span of furnaces is 15 to 20 years. Regardless of how well it is maintained please be aware that furnaces in the 15+ age group may fail at any time and that this should be budgeted for. NOTE: Home is designed for six furnaces. Furnace 5 and 6 are missing. These furnaces are for first floor east and basement. NOTE: Gas off to home. Unable to check furnaces. Comments below are inventory in nature and cditial subject to gas being turned. 2d FURNACE FURNACE 2 Cdensate pan beneath this unit does not have float switch in case of overflow. Recommend float switch be installed. Furnace 2 Mfg/Locati Heats the attic. Unable to get to operate at all. Furnace 2 Vent / Flue Piping This high efficiency furnace vents outside through PVC plastic pipe. NOTE: Numerous bees observed in burner compartment. Venting should be checked for clearance. May be nest in vent. Missing furnace Furnace 2 Duct Material Dead bees in furnace chamber. One duct, labeled ze 2, does not appear to go anywhere. Open at end. Inefficient unless damper is completely shut. Summary: Page 9 of 13 Building Inspectors Csortium Inc.
Page 13 of 35 3rd FURNACE FURNACE 3 Cdensate pan beneath this unit does not have float switch in case of overflow. Recommend float switch be installed. Furnace 3 BTU Per Hour Unable to get frt cover off. Blocked by shelf. This shelf violates clearance rules for servicing of unit. It covers duct but should be removed for proper service. Furnace 3 Operati Did not operate heat setting. No gas. 4th FURNACE FURNACE 4 Shelving blocking frt of unit. Improper Cdensate pan beneath this unit does not have float switch in case of overflow. Recommend float switch be installed. Furnace 4 Heat Exchanger Rust build up observed in the burner tubes. Have checked and serviced. WATER HEATER Water Heater Operati Gas was off to this unit. Unable to test. PLUMBING PLUMBING Water was off to home and meter was removed. Supply Pipe Cditis Piping, where visible, appeared serviceable but it is not under pressure and we are unable to verify leakage or breaks in lines. Drain/Waste Pipe Cditi No way to check drainage or pumps at this home. Sanitary Ejector Sump Unable to check. Summary: Page 10 of 13 Building Inspectors Csortium Inc.
Page 14 of 35 Gas Piping Black pipe is the preferred gas piping. Pipe appears properly supported and installed where visible. Drip legs are present at installed appliances. NOTE: Unable to check for leaks as gas was turned off to home. ELECTRIC Electric Faults Main Panel Circuits are labeled but the left sub panel is labeled in some form of code. Unable to determine what each breaker is for. Other three panels are properly labeled. INTERIOR Interior Ceilings There appears to be a leak in the roof above third floor south bedroom. Have roofer evaluate and repair. Carb Moxide Detectors Roof leak, third floor bedroom Carb moxide detector not installed. CO detectors are now required in all homes in Illinois and must be within 15 feet of each bedroom. GARAGE Garage Type Tuck under garages are located below sleeping or living areas in a home. For this reas, we highly recommend that a carb moxide detector be installed in the room or rooms above this garage. NOTE: Never leave a car running in the garage. ROOF1 Roof Access Restricted When the roof covering is of a type material that can be damaged if walked up (slate or tile, cedar shake or shingle), we examine the roof from the edges a ladder, and/or from the ground with binoculars. Roof Covering Slate roofs are not walked as part of home inspecti due to possible damage to roofing. CHIMNEY Chimney 3 Locati / Vents Vents fireplace in the master bedroom. Summary: Page 11 of 13 Building Inspectors Csortium Inc.
Page 15 of 35 ATTIC ATTIC Attic has been finished off as bedroom, study and bath. Unable to view most structure. What little we could see is commented below. NOTE: Recommend installing safety ladder interior of e of the windows in this area for egress in case of fire. Attic Structural Framing Structure varies with additi. Attic Sheathing Roof sheathing is wood plank, tightly spaced, or spaced less than 1/4 inch apart. Attic Chimney Flues Not visible. ATTIC 2 SECOND ATTIC Small attic area over breezeway cnecting the home to the sun room. Floored and unable to determine if insulated. 2x8 rafters and plywood deck. BASEMENT Basement Type Part of the home under the sun room is built a ccrete slab. Since the slab is not visible for inspecti (covered by floor coverings), we cannot directly view it or verify it is free of cracks or settling unless there is obvious structural movement. Additially most of the plumbing pipes, electric cduit and heating ducts are in the slab, and cannot be inspected. Unless otherwise noted, we did not observe any unusual cditis ccerning the slab. Basement Ceiling Joist Two different systems. Additi has I joists with plywood sub floor and older porti is steel grade beams below ccrete flooring. Basement Ceiling Sub Floor NOTE: Ccrete flooring can be difficult to work with as far as re-wiring and re-plumbing. FURNACE Furnace 1 Mfg/Locati Designed to heat first floor west. Furnace 1 Flame Pattern Unable to check Furnace 1 Operati When the fan door was removed, the furnace power was cut. This safety feature prevents somee from putting their hand into a fan operating at high speed. Switch was operating correctly at the time of the inspecti. It is important that the fan door be fully secured after servicing or the unit will not operate. NOTE: Unable to check gas operati or limit switches. 2d FURNACE Furnace 2 Flame Pattern No gas to unit. 3rd FURNACE Furnace 3 Heat Exchanger Unable to view. Summary: Page 12 of 13 Building Inspectors Csortium Inc.
Page 16 of 35 4th FURNACE Furnace 4 BTU Per Hour 60,000 BTU. WATER HEATER WATER HEATER There are two, 75 gall water heaters installed. The heaters are plumbed in parallel. This secti describes both heaters. Water Heater Flue Pipe Direct vent unit. ELECTRIC Main Service Amps / Volts This is a two panel system. There are two separate main panels, each with its own main discnect. KITCHEN KITCHEN Water and gas off to kitchen. Appliances missing. BATH1 BATHROOM 1 Bathrooms were not checked this inspecti due to lack of water. INTERIOR Interior Fireplace 1 Home has three masry fireplaces. Family room, study and basement. All had operable dampers and gas lines. Unable to check gas. Metal insert fireplace in the master bedroom. Damper was operable. Again, unable to check gas line. Summary: Page 13 of 13 Building Inspectors Csortium Inc.
Page 17 of 35 Inspecti Report Details GENERAL NOTES GENERAL NOTES - Vacant Vacant Home is vacant. With vacant homes it is very difficult to completely test water systems. While we run a lot of water through the pipes and check drainage it is really a more thorough test if home is being lived in and water usage is normal. EXTERIOR 8:30 AM Inspecti Start Time - 8:30 AM 3:30 PM Inspecti End Time - 3:30 PM 81 to 90 degrees Temperature Outside - 81 to 90 degrees Weather Cditis - Clear Clear Single Family, 3 Story Type of Home - Single Family, 3 Story Cstructi - Frame Frame Age of Home - 6 to10 years old 6 to10 years old Original home probably built in the 1920' or 30's. Large additi and remodel work de in the early 2000's. Check permits for all work de. Frt Entry Orientati - East East Utilities - Gas Off, Water Off Gas Off, Water Off Water service is turned off the this house. We are unable to inspect the fixtures for water flow and functial drainage, or inspect water using appliances. We will be happy to return and inspect these items after the water service is restored, for an additial fee. The gas was off the house. Inspecti of all gas appliances is limited to age and cditi ly. We will be happy to return and check functial operati of gas appliances after the gas service is restored, for an additial fee. Additis / Rennovati - Additi Additi and and Remodel Remodel Portis of this home were built in the early 2000's but portis of foundati and roof structure appear to be significantly older. Old well system tank still located in the basement. Client should get all permits issued for this home subsequent to 2000. Work de without permits can be problematic and also recommend that village cduct separate code inspecti. Frt Entry Door - Other Other We were unable to open this door. Also, needs to be properly sealed with stain or further erosi will occur. Additial Entry Doors - Other Other Wood rot at both entry doors at the north by garages. West will need replacement. East may be saved with sanding and painting. Patio Doors - French French Several doors have missing hardware and some are missing screens. Inspecti Details: Page 1 of 19 Building Inspectors Csortium Inc.
Page 18 of 35 EXTERIOR Rubber\Vinyl Weather Stripping - Rubber\Vinyl Masry Walls - Brick Limited visibility because of vines. Lintels - Normal Cditi Brick Normal Cditi Caulking - Needs Improvement Needs Improvement Caulk missing, dried out or gapping at the edges, will allow water to penetrate behind the siding. Older, brittle caulk at should be pulled out and windows should be re-caulked. Trim Work - Wood Wood Soffit\Fascia - Wood, Soffits Vented Wood, Soffits Vented Soffits were vented. NOTE: Some wasp nests observed. Should be removed. Window Sash Material - Vinyl Clad Vinyl Clad Double Hung, Casement Style Window Character Type - Double Hung, Casement Style Normal Cditi Window Trim - Normal Cditi Window Sills - Ccrete Sills Ccrete Sills Windows Storm\Screen - Missing Missing Screens Screens Missing screens noted. Screens may be stored for seasal storage. Recommend inventorying screens prior to closing. Glass - Insulated - Thermopane Insulated - Thermopane Insulated glass, or thermopane glass was noted some or all the windows. We inspect all the glass to determine if the seals are intact. If a seal is broken, moisture may enter and cause cdensati inside the glass pane. Due to envirmental cditis existing at the inspecti, we cannot verify that there are no broken seals all insulated glass windows or doors. If fogging or moisture between the panes is noted, its locati will be specified in the "Interior" secti of the report, below. Exterior Electrical - Tested Tested GFCI outlet at rear did not re-set. Have replaced. Exposed Foundati - Poured Poured Ccrete Ccrete Grading - Marginal Grade Marginal Grade The home is sited a generally flat lot, without an positive slope away from the foundati for drainage. It is important to maintain the gutters and downspouts, and extend the downspouts well away from the foundati to divert water from the roof away from the foundati. Inspecti Details: Page 2 of 19 Building Inspectors Csortium Inc.
Page 19 of 35 Major Defect/Safety Ccern EXTERIOR Vegetati - Trees, Shrubbery, Trees, Vines Shrubbery, Vines NOTE: Home is quite overgrown and needs landscape work as so as possible. Tree limbs or branches overhanging the roof or close to the house should be kept trimmed back at least six to ten feet from the structure to prevent damage to the roof or structure. Foundati plantings and shrubbery too close to the house. Have trimmed back 12 inches from the exterior siding to allow for air circulati. Vines growing the structure should be kept trimmed away from all trim junctis (windows, doors and eves or soffits). Vines hold moisture and can ctribute to rot and water damage. Recommend removing vines as the best opti. Also, vines limit the extent that the exterior surface can be inspected. Gas Meter - Main Shut off Valve Main Present, Shut East off Valve side Present, East side Main gas shut off valve for the house is located the street side of the gas meter. It is a 1/4 turn valve. A wrench may be needed to turn the valve. Lawn Irrigati System - System System Installed Installed There appears to be a system installed. However, no water supplied to home and unable to test. Unplugged and not programmed at garage ctroller. Window Wells - Wells Not Covered, Wells Debris Not Covered, in Well Debris in Well Window wells are not covered. This is a safety hazard, as children or pets can fall into the well. We recommend metal grates or rigid plastic covers (weight bearing) be installed for safety. NOTE: North well has remains of dead animal. Leaves and debris built up in the bottom of the window wells. This is a problem as debris can clog the well drains, leading to seepage in the basement, and may rot the window frame and sash. Clean out the window wells now. GROUNDS Major Defect/Safety Ccern Driveway - Gravel Gravel An old well tank was observed in the basement. Appears to run north outside of home and under driveway. This was probably original to the property and was originally not below a driveway. Drives take a substantial amount of weight in the normal course of use and this tank may be structurally unsound to support heavy weights top. Have further reviewed as collapse of this tank would put a rather large hole in the driveway. Walks - Blueste Blueste Patio - Blueste Blueste Rubber Membrane Covered Deck Balcy - Rubber Membrane Covered Deck Hand Rail - Other Other Ccrete hand rail at the west has gap at top. Needs repair. Oil Tank - General Comment General Comment Some older homes used oil for heating at e time. We make a visual inspecti to determine if an oil tank is buried the property, but unless we can see evidence such as filler pipes or oil lines in the basement, we cannot identify the presence of a buried tank. We did not see visible indicatis of a buried oil tank, but we do not guarantee there is no buried tank the property. Fences, Gates - Wood Wood Fence at north needs repair. Rotted stiles observed. Unable to determine ownership of this fence. Inspecti Details: Page 3 of 19 Building Inspectors Csortium Inc.
Page 20 of 35 GUTTERS GUTTER SYSTEM - Commentary Commentary The gutter system (roof drainage system) includes the gutters, downspouts and leaders or extensis that direct water away from foundati areas. The gutter system is important to help ensure dry basements and other foundati areas, and helps prevent rot and water damaged to the siding and trim. Maintenance and cleaning of the gutter system is essential for proper protecti of the house and foundati from water damage. Inspected From - Ladder, Ground Ladder, Ground Gutter Type - Copper Downspout Type - Copper Copper Copper Downspout Drain Tiles - All All The downspouts drain to underground tile. We do not know the terminati point of the tile, no can we verify the tiles are not clogged or damaged. Keep gutters and downspouts clean to prevent clogging of the tiles. Gutter Cditi - Other Other Damaged gutter at rear. Otherwise satisfactory. GARAGE Garage Type - 3 Car Attached, 3 Tuck Car under Attached, Tuck under Tuck under garages are located below sleeping or living areas in a home. For this reas, we highly recommend that a carb moxide detector be installed in the room or rooms above this garage. NOTE: Never leave a car running in the garage. Garage Foundati - Ccrete Ccrete Foundati Foundati Same as House Garage Exterior Walls - Same as House Overhead, Three single doors Garage Service Doors - Overhead, Three single doors Safety Springs installed Service Door Hardware - Safety Springs installed Door Opener - Raynor Raynor North door opener is not working correctly. Only pulls door up 1/2 way. Needs adjustment/repair. Auto Garage Door Lift Ctrols Electric - Electric Eye Eye Door opener has an electric eye or infra red safety reverse that operated normally when tested. Garage Windows - Vinyl Clad Vinyl Clad Garage Electrical System - Underground, Underground, GFCI GFCI A GFCI or ground fault interrupt outlet was noted and tested (satisfactory). Recommend testing these outlets mthly using the built in test butt. Garage Fire Door - Metal Fire Door Metal Fire Door Garage Fire Wall - Drywall Drywall Inspecti Details: Page 4 of 19 Building Inspectors Csortium Inc.
Page 21 of 35 GARAGE Drywall\Plaster Garage Interior Walls - Drywall\Plaster Garage Interior Ceiling - Finished Finished Unable to view framing. Garage Floor - Ccrete Ccrete ROOF1 ROOF 1 - Commentary Commentary The roof inspecti is an evaluati of the roof covering, estimated age, apparent cditi, flashings, through projectis and ventilati provisis. We also inspect the chimney and roof windows if installed. Please be aware that even if found satisfactory, leaks or seepage can occur under certain cditis, and may not be apparent to the inspector unless there is clear, visible evidence of such leaks or seepage. Locati - South, East, West South, East, West 80% % Coverage - 80% How Inspected - From Ground From (Binoculars) Ground (Binoculars) Roof inspected from ground with binoculars due to height, too steep to walk, or of a type material that could be damaged by walking up. Type of Material Roof Access Restricted - Type of Material When the roof covering is of a type material that can be damaged if walked up (slate or tile, cedar shake or shingle), we examine the roof from the edges a ladder, and/or from the ground with binoculars. Roof Style - Gable Gable Slate Roof Covering - Slate Slate roofs are not walked as part of home inspecti due to possible damage to roofing. Estiamted Age - 11 to 15 years 11 to 15 years 1 Number of Layers - 1 Galvanized, Copper Flashing - Galvanized, Copper Valleys - Copper Copper Roof Covering Cditi - Normal Normal wear wear The roof covering shows normal wear for its age and type. The roof covering is not new and has normal signs of wear csistent with its age. The shingles and flashings appear to be properly installed, and all through projectis are sealed. Mitor periodically for abnormal cditis (missing, loose or curled shingles) and ctact a qualified roofer if cditis change. Roof Ventilati System - Ridge Ridge Vent, Vent, Soffit Soffit Vents Vents Inspecti Details: Page 5 of 19 Building Inspectors Csortium Inc.
Page 22 of 35 ROOF1 PVC, Lead clad Plumbing Vents - PVC, Lead clad Skylight - Insulated Glass Garage Roof Style - Flat Insulated Glass Flat Rubber Membrane Garage Roof Covering - Rubber Membrane 1 Garage Roof Layers - 1 Garage Roof Cditi - Normal Normal Wear Wear The garage roof covering shows normal wear for its age and type. The roof covering is not new and has normal signs of wear csistent with its age. ROOF2 Locati - North, West North, West % Coverage - Under 50% Under 50% This roof covers sun room to the north west. How Inspected - From Ground From (Binoculars) Ground (Binoculars) Roof inspected from ground with binoculars due to height, too steep to walk, or of a type material that could be damaged by walking up. Roof Access Restricted - Type Type of Material of Material When the roof covering is of a type material that can be damaged if walked up (slate or tile, cedar shake or shingle), we examine the roof from the edges a ladder, and/or from the ground with binoculars. Roof Style - Gable Gable Roof Covering - Metal Metal Normal wear Roof Covering Cditi - Normal wear Ridge Vent, Soffit Vents Roof Ventilati System - Ridge Vent, Soffit Vents CHIMNEY CHIMNEY - Commentary Commentary We inspect the chimney system compents, vent systems, and visible chimney structure. We describe the chimney and (in the Interior Secti) the solid fuel burning appliances. We cannot and do not inspect the interior of flues. Chimney Inspected From - Ground\Binoculars Ground\Binoculars Access Restricted - Unsafe Unsafe Inspecti Details: Page 6 of 19 Building Inspectors Csortium Inc.
Page 23 of 35 CHIMNEY Brick, Two Flue Chimney 1 Type - Brick, Two Flue Chimney 1 Locati / Vents - South, South, West, West, Fireplace Fireplace Vents the fireplace in the basement and family room. Chimney 1 Flue Lining - Clay tile Clay tile Serviceable Chimney 1 Cditi - Serviceable Chimney 2 Type - Brick Brick Chimney 2 Locati / Vents - South, South, East East Vents the fireplace in the study. Chimney 2 Flue Lining - Clay Tile Clay Tile Chimney 2 Cditi - Type B Gas Vent Chimney 3 Type - Type B Gas Vent Center, Fireplace Chimney 3 Locati / Vents - Center, Fireplace Vents fireplace in the master bedroom. Chimney 3 Flue Lining - Metal Metal Chimney 3 Cditi - Poured Ccrete Cap, Metal Chimney Cap - Poured Ccrete Cap, Metal Flue Cap - Chimney Pot Chimney Pot ATTIC General Comment ATTIC - General Comment Attic has been finished off as bedroom, study and bath. Unable to view most structure. What little we could see is commented below. NOTE: Recommend installing safety ladder interior of e of the windows in this area for egress in case of fire. Attic Accessibility - Not Accessible Not Accessible Two small areas ly. 2X6X16 inch Center Rafters, 2X8X16 inch Attic Structural Framing - 2X6X16 inch Center Rafters, 2X8X16 inch Center Rafters, 2X10X16 inch Center Center Rafters Rafters, 2X10X16 inch Center Rafters Structure varies with additi. Plywood, Butted Board Sheathing Attic Sheathing - Plywood, Butted Board Sheathing Roof sheathing is wood plank, tightly spaced, or spaced less than 1/4 inch apart. Inspecti Details: Page 7 of 19 Building Inspectors Csortium Inc.
Page 24 of 35 ATTIC Attic Vapor Barrier - Ne Ne Fiberglass, Batt Attic Floor Insulati Type - Fiberglass, Batt Attic Insulati, R-Value - Other Other Varies in depth. East side of home appears to have less and there are voids in the insulati around finished attic rooms. West side has more. Average insulati in this home is probably around 6 inches in depth. R19 insulati which is less than normal standards. Recommend home be tightened up with additial insulati. Attic Ventilati Provisis - Soffit Soffit Vents, Vents, Ctinuous Ctinuous Ridge Ridge Vent Vent Attic Wiring - Rigid Cduit Rigid Cduit Vented Outside Attic (Plumbing) Vent Pipes - Vented Outside Attic Exhaust - Bath Fans Vent Bath to attic Fans Vent to attic Exhaust fans from bathrooms terminate in the attic. This may cause cdensati and cold weather. Recommend bathroom fans be vented to the exterior through ductwork, as an upgrade. Attic Chimney Flues - Other Other Not visible. ATTIC 2 SECOND ATTIC - General Comment General Comment Small attic area over breezeway cnecting the home to the sun room. Floored and unable to determine if insulated. 2x8 rafters and plywood deck. Major Defect/Safety Ccern BASEMENT BASEMENT - General Comment General Comment This basement has a severe mold problem. Needs to be remediated. Do not recommend that anye enter basement without proper protective equipment. Major Signs of Seepage Defect/Safety Basement Seepage - Signs of Seepage Ccern Signs of water seepage noted in the basement. Seepage can result from poor grading around the foundati, clogged or dirty gutters and downspouts, downspouts that discharge near the foundati, clogged foundati drain tiles, n functiing sump pump or simply heavy rains that saturate the soil and over come the systems designed to remove water from around the foundati areas. Damp and wet basements can also promote mold growth. We recommend you have a basement water proofing company review the home and provide optis for ensuring that the basement will not seep in the future. For additial informati about mold and its health affects, ctact your doctor, and the Centers for Disease Ctrol (CDC) or Envirmental Protecti Agency (EPA) web sites. Partial Basement, with Slab Basement Type - Partial Basement, with Slab Part of the home under the sun room is built a ccrete slab. Since the slab is not visible for inspecti (covered by floor coverings), we cannot directly view it or verify it is free of cracks or settling unless there is obvious structural movement. Additially most of the plumbing pipes, electric cduit and heating ducts are in the slab, and cannot be inspected. Unless otherwise noted, we did not observe any unusual cditis ccerning the slab. Inspecti Details: Page 8 of 19 Building Inspectors Csortium Inc.
Page 25 of 35 BASEMENT Interior Stairs Basement Access - Interior Stairs Poured Ccrete Basement Foundati Walls - Poured Ccrete Ne observed Basement Foundati Cracks - Ne observed Major Defect/Safety Ccern Basement Floor - Cement, Tile Cement, slab Tile slab Tile precludes our view of the floor slab. Area at lower porti of basement is still wet and has standing water. Major Defect/Safety Ccern Basement Ceiling - Drywall Drywall Ceiling restricts our view of floor joists, subfloor and utilities. Heavy mold growth ceiling. Basement Ceiling Joist - Manufactured Manufactured I Joists, I Joists, 16 Inch 16 OC Inch OC Two different systems. Additi has I joists with plywood sub floor and older porti is steel grade beams below ccrete flooring. Basement Ceiling Sub Floor - Plywood, Plywood, Ccrete Ccrete NOTE: Ccrete flooring can be difficult to work with as far as re-wiring and re-plumbing. Basement Structural Beams - Steel Steel Windows/Ventilati - Egress window Egress window present present Egress windows allow escape from the basement in the event of emergency. Do not obstruct access to the egress window, and maintain the window to allow easy removal and egress if necessary. Basement Insulati - Other Other Finished wall preclude viewing of insulati but in areas where wall board has been removed due to mold we were unable to feel any insulati behind the board. Basement Wall Finish - Partially Partially Finished Finished Basement is partially finished. The finished walls and ceilings preclude our view and inspecti of the foundati walls and other structural members, and some plumbing, electrical and mechanical items in the finished areas. Basement Drainage - Sump Pump Sump Not Pump Operatial Not Operatial The primary sump pump is not operatial. Breaker was off and when breaker was turned it tripped off again. Have electrician figure out problem as so as possible and get this pump operable. Basement Heat Source - Central Central heating heating Cduit Basement Electrical - Cduit Inspecti Details: Page 9 of 19 Building Inspectors Csortium Inc.
Page 26 of 35 FURNACE FURNACE 1 - Commentary Commentary We inspect the installed heating equipment, vent system, flue piping and chimney, and verify there is a heat source for every room. We operate the furnace using the normal ctrols. We evaluate the cditi of the furnace. We do not determine the heat supply adequacy or distributi balance. This is a job for a qualified heating technician, should you desire this de. NOTE: The average life span of furnaces is 15 to 20 years. Regardless of how well it is maintained please be aware that furnaces in the 15+ age group may fail at any time and that this should be budgeted for. NOTE: Home is designed for six furnaces. Furnace 5 and 6 are missing. These furnaces are for first floor east and basement. NOTE: Gas off to home. Unable to check furnaces. Comments below are inventory in nature and cditial subject to gas being turned. Rheem, Basement Furnace 1 Mfg/Locati - Rheem, Basement Designed to heat first floor west. Furnace 1 Age - 8 8 100,000 +/- Furnace 1 BTU Per Hour - 100,000 +/- Natural Gas Furnace 1 Energy Source - Natural Gas Adequate Combusti Air Furnace 1 Combusti Air - Adequate Combusti Air Furnace Mounted Switch Furnace 1 Service Discnect - Furnace Mounted Switch Furnace 1 Filter - Electric Air Electric Cleaner Air Cleaner Wash the electric air cleaner elements at least every six mths. Also wash the pre-screen elements at the same time, let dry, and reinstall. Turn off the system prior to removing the filter elements for service. As furnaces have electrical circuitry inside, ALWAYS turn off the power to the furnace prior to removing any of the service panels or cleaning the air filter. Furnace 1 Heat Exchanger - Limited Limited Visibility Visibility - Serviceable - Serviceable There was limited visibility at the frt of the burner compartment to view the heat exchanger. It did appear serviceable (limited rust and debris) in the area viewed. We do not remove the backs of furnaces or drop the fan. Therefore, should you wish a further review or items in this report warrant a further review of the furnace we suggest you ctact an HVAC specialist. Other Furnace 1 Flame Pattern - Other Unable to check Operable Fan Door Discnect Furnace 1 Operati - Operable Fan Door Discnect When the fan door was removed, the furnace power was cut. This safety feature prevents somee from putting their hand into a fan operating at high speed. Switch was operating correctly at the time of the inspecti. It is important that the fan door be fully secured after servicing or the unit will not operate. NOTE: Unable to check gas operati or limit switches. Furnace 1 Vent / Flue Piping - PVC PVC This high efficiency furnace vents outside through PVC plastic pipe. Furnace 1 Distributi System Up - Up Flow Flow Metal Duct Furnace 1 Duct Material - Metal Duct Inspecti Details: Page 10 of 19 Building Inspectors Csortium Inc.
Page 27 of 35 FURNACE Direct Drive Fan Furnace 1 Air Distributi Type - Direct Drive Fan Furnace 1 Thermostat - Single Single Ze, Programmable Ze, Programmable This furnace has a programmable thermostat. We ly verify that the thermostat ctrols and fan switch operates the furnace (and AC if installed). We do not have time to check all cycles and program settings. Furnace 1 Gas Piping - Shut Off Shut Valve Off Valve 2d FURNACE FURNACE 2 - General Comment General Comment Cdensate pan beneath this unit does not have float switch in case of overflow. Recommend float switch be installed. Furnace 2 Mfg/Locati - Rheem Rheem Heats the attic. Unable to get to operate at all. Furnace 2 Age - 8 8 45,000 + Furnace 2 BTU Per Hour - 45,000 + Natural Gas Furnace 2 Energy Source - Natural Gas Adequate Combusti Air Furnace 2 Combusti Air - Adequate Combusti Air Furnace Mounted Switch Furnace 2 Service Discnect - Furnace Mounted Switch Furnace 2 Filter - Electric Air Electric Cleaner Air Cleaner Wash the electric air cleaner elements at least every six mths. Also wash the pre-screen elements at the same time, let dry, and reinstall. Turn off the system prior to removing the filter elements for service. As furnaces have electrical circuitry inside, ALWAYS turn off the power to the furnace prior to removing any of the service panels or cleaning the air filter. Furnace 2 Heat Exchanger - Normal Normal Cditi, Cditi, Other Other Visual inspecti revealed normal cditis the interior of the heat exchanger and it was clean and free of rust, corrosi and deposits. Even when great care is taken to inspect heat exchanger most of it is not accessible. Please note, our inspecti of the furnace is limited to normally removable service panels. Other Furnace 2 Flame Pattern - Other No gas to unit. Furnace 2 Vent / Flue Piping - PVC PVC This high efficiency furnace vents outside through PVC plastic pipe. NOTE: Numerous bees observed in burner compartment. Venting should be checked for clearance. May be nest in vent. Furnace 2 Distributi System Side - Side Flow Flow Furnace 2 Duct Material - Insuated Insuated Flex Duct Flex Duct One duct, labeled ze 2, does not appear to go anywhere. Open at end. Inefficient unless damper is completely shut. Furnace 2 Air Distributi Type Direct - Direct Drive Drive Fan Fan Inspecti Details: Page 11 of 19 Building Inspectors Csortium Inc.
Page 28 of 35 2d FURNACE Single Ze Furnace 2 Thermostat - Single Ze Shut Off Valve Furnace 2 Gas Piping - Shut Off Valve 3rd FURNACE FURNACE 3 - General Comment General Comment Cdensate pan beneath this unit does not have float switch in case of overflow. Recommend float switch be installed. Furnace 3 Mfg/Locati - Rheem Rheem Heats master bedroom. Furnace 3 Age - 8 8 Furnace 3 BTU Per Hour - Other Other Unable to get frt cover off. Blocked by shelf. This shelf violates clearance rules for servicing of unit. It covers duct but should be removed for proper service. Furnace 3 Energy Source - Natural Natural Gas Gas Adequate Combusti Air Furnace 3 Combusti Air - Adequate Combusti Air Furnace Mounted Switch Furnace 3 Service Discnect - Furnace Mounted Switch Furnace 3 Filter - Electric Air Electric Cleaner Air Cleaner Wash the electric air cleaner elements at least every six mths. Also wash the pre-screen elements at the same time, let dry, and reinstall. Turn off the system prior to removing the filter elements for service. As furnaces have electrical circuitry inside, ALWAYS turn off the power to the furnace prior to removing any of the service panels or cleaning the air filter. Other Furnace 3 Heat Exchanger - Other Unable to view. Furnace 3 Operati - Comment Comment Did not operate heat setting. No gas. Furnace 3 Vent / Flue Piping - PVC PVC This high efficiency furnace vents outside through PVC plastic pipe. Furnace 3 Distributi System Side - Side Flow Flow Insuated Flex Duct Furnace 3 Duct Material - Insuated Flex Duct Direct Drive Fan Furnace 3 Air Distributi Type - Direct Drive Fan Single Ze Furnace 3 Thermostat - Single Ze Shut Off Valve Furnace 3 Gas Piping - Shut Off Valve Inspecti Details: Page 12 of 19 Building Inspectors Csortium Inc.
Page 29 of 35 4th FURNACE FURNACE 4 - General Comment General Comment Cdensate pan beneath this unit does not have float switch in case of overflow. Recommend float switch be installed. Furnace 4 Mfg/Locati - Rheem Rheem This unit heats the secd floor. Furnace 4 Age - 8 8 60,000 BTU. Furnace 4 BTU Per Hour - Other Other Natural Gas Furnace 4 Energy Source - Natural Gas Adequate Combusti Air Furnace 4 Combusti Air - Adequate Combusti Air Furnace Mounted Switch Furnace 4 Service Discnect - Furnace Mounted Switch Furnace 4 Filter - Electric Air Electric Cleaner Air Cleaner Wash the electric air cleaner elements at least every six mths. Also wash the pre-screen elements at the same time, let dry, and reinstall. Turn off the system prior to removing the filter elements for service. As furnaces have electrical circuitry inside, ALWAYS turn off the power to the furnace prior to removing any of the service panels or cleaning the air filter. Furnace 4 Heat Exchanger - Other Other Rust build up observed in the burner tubes. Have checked and serviced. Furnace 4 Vent / Flue Piping - PVC PVC This high efficiency furnace vents outside through PVC plastic pipe. Furnace 4 Distributi System Side - Side Flow Flow Metal Duct, Insuated Flex Duct Furnace 4 Duct Material - Metal Duct, Insuated Flex Duct Direct Drive Fan Furnace 4 Air Distributi Type - Direct Drive Fan Multi Zes Furnace 4 Thermostat - Multi Zes Shut Off Valve Furnace 4 Gas Piping - Shut Off Valve Inspecti Details: Page 13 of 19 Building Inspectors Csortium Inc.
Page 30 of 35 Major Defect/Safety Ccern AC 1 COOLING SYSTEM 1 - Commentary Commentary We inspect the installed central and through the wall cooling equipment, and describe the energy source and cooling method. We do not determine cooling supply adequacy or distributi balance. This is a job for a qualified HVAC technician. NOTE: Home has six ze AC system. All are Rheem units, all are 8 years old. All are 10 seer units. NOTE: AC Unit(s) are 10 SEER rated efficiency. Because of the low efficiency of these units they are no lger allowed to be manufactured in the United States. The last date they could be manufactured was January of 2006. While the units are running properly we have several ccerns for the future. 1. If unit fails, a new unit of 13 SEER or better will have to be installed. This will probably involve new coils for evaporati at the furnace and quite a bit of additial expense. Replacement costs will be close to double of what just replacing a cdenser used to be. 2. The gas uses for these units (probably fre) will be harder to find in the future and will almost certainly be more expensive. 3. While the manufactures assure HVAC ctractors that parts for these unit will be readily available we believe that the cost to inventory these parts will take the price of repair quite high. The AC unit for the first floor west (4 t, unit number five counting east to west) was operable at time of inspecti. Cooled correctly and ran through the basement west furnace. Thermostat for this unit located in the west family room. The AC unit for the basement, (2.5 t, unit number 4 counting east to west) was inoperable. Furnace for this unit has been removed. Unable to check. Thermostat located in the basement by wine room. The AC unit for the first floor east (2 t, unit number 6 counting east to west) was inoperable. Furnace for this unit has been removed. Unable to check. Thermostat for this unit is located in the dining room. The AC unit for the master bedroom (2.5 t, unit number 1 counting east to west) was operable. Furnace for this unit located in the attic, south west. Thermostat located in the master bedroom. The AC unit for the secd floor other than the master bedroom (2.5 t, unit number 3 counting east to west) was not operable. This is run two thermostats with damper. Thermostats located at the bedrooms north east and north west. Thermostat at the north west bedroom needs replacement and my be reas that cdenser did not kick but it should run off the north east bedroom thermostat also. Unit is located at the third floor east side. AC unit for third floor (2 t unit located as number two counting east to west) did not operate. Could not get furnace or fan to kick. This unit is located at the third floor north west. NOTE: It is our opini that because of efficiency, missing furnaces, inoperable cdensers etc. that client may wish to replace at least three of these units and will need service calls the other three. Recommend client get bids for replacement. BOILER Major Defect/Safety Ccern BOILER - General Comment General Comment There is not heat source for the north west sun room. Apparently, a radiant system was to have been installed (or was installed and has been removed) for the sun room and the garage but boiler is missing. Lines are installed. Copper and flex plastic. WATER HEATER WATER HEATER - General Comment General Comment There are two, 75 gall water heaters installed. The heaters are plumbed in parallel. This secti describes both heaters. Water Heater Mfg. - Bradford White Bradford White 75000 Water Heater Rated BTU - 75000 Inspecti Details: Page 14 of 19 Building Inspectors Csortium Inc.