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Inspection Report

Prepared For:

Property Address:

Long Grove, IL 60047

Prepared By: Lachezar Dimitrov

LIc. 450.011567

216 S Mount Prospect Rd

Mount Prospect, IL 60056

847/312-5524

[email protected]

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Table of Contents

Cover Page Pg. 1

Table of Contents Pg. 2

Intro Page Pg. 3

1 Structural Components Pg. 5

2 Exterior Pg. 8

3 Roofing Pg. 17

4 Plumbing System Pg. 22

5 Electrical System Pg. 30

6 Heating Pg. 34

7 Central Air Conditioning Pg. 40

8 Interiors Pg. 42

9 Insulation and Ventilation Pg. 45

10 Built-In Kitchen Appliances Pg. 48

General Summary Pg. 51

Invoice Pg. 57

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The subject property was a colonial style house that was originally built in 1987. The house was in good condition, but had the need chimney crown repairs, some electrical system updates and a few other items of deferred maintenance noted in the report.

STYLE OF HOME: COLONIAL

AGE OF PROPERTY/YEAR BUILT: 1987/29

PROPERTY FACES: SOUTHWEST

BUYER PRESENT: NO

SELLER PRESENT: NO

REALTORS PRESENT: BUYER’S ONLY

WEATHER CONDITIONS: SUNNY

TEMPERATURE: 78 DEGREES F

Customer:

Property Address:

Long Grove, IL 60047

Date of Inspection: 07.08.2016

Time of Inspection: 5:00 pm

Homes more than 5 years old may have areas that are not current in code requirements. This is not a new home and this home cannot be expected to meet current code standards. While this inspection makes every effort to point out safety issues that may have arisen in the interim, it does not inspect for code but does point out any items that do not meet current safety standards. It is common that homes of any age will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items that are not functioning as intended. It does not grade the repair. It is sometimes common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces or basements could be years old from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be difficult in a lived in home. Sometimes homes have signs of damage to wood from wood eating insects. Having this is typical and fairly common. If the home inspection reveals signs of damage you should have a qualified pest control company inspect further for activity and possible hidden damage. Always consider hiring the appropriate expert for any repairs or further inspection.

Comment Key & Definitions The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be read and considered when evaluating this property. Note: Any recommendations by the inspector to repair or replace or deal with a significantly deficient item suggests an evaluation by a licensed and insured contractor specifically qualified to determine the condition and safety of the described item, component or system. Please note that Home Inspectors in the State of Illinois are required to note any safety hazards, whether they comply with older, obsolete local building codes or not. Licensed and insured contractors are not. Repairs done by persons other that licensed and insured contractors carry with them added liability for the customer. All work done on the subject property should be accompanied by a copy of all invoices and warranties, such warranties should be transferable to the new owner and should include the contractor's license number and a copy of their insurance certification.

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Category Definitions: Inspected (IN) - The system, component or item was visually observed at a certain time and under certain conditions. Not Inspected (NI) - The system, component or item was not inspected and no representations of whether or not it was functioning are intended. The reason could be that the item was not connected (gas, water, electrical disconnected), obstructed, or not accessible. In any case, the reason that the item, system or component was not inspected is stated in the comments. Not Present (NP) - This system, component or item is not present in the subject property. Watch List or Maintenance (WL) - Either the system, component or item needs regular maintenance to remain functioning in a proper manner and those maintenance processes are noted or the item should be watched in anticipation of future problems. Repair or Replace (RR) - The item, component or unit is not functioning as intended or needs further inspection by a licensed and insured contractor. Most of these types of comments describe items that will lead to more serious problems if not addressed. Items, components or systems that can be repaired to satisfactory condition may not need replacement. Significantly Deficient (SD) - Defined by Illinois State Law as either a) not functioning or b) posing a safety hazard. It should be noted that a large number of significantly deficient items can be addressed at little cost.

It is important to remember that the safety of a significantly deficient item is not based upon mere local building codes, which contain 'grandfathering' clauses, or the common 'accepted' practices of tradesmen, but on current national and international safety requirements and with the well being of the property and the client in mind. Please Note: If you have any questions or anything is unclear, please do not hesitate to contact Lazar’s Home Inspections. We are happy to answer any of your questions and have a large knowledge base of information and experienced, qualified expert NACHI instructors and inspectors from around the entire country at our disposal. We consider it very important for you to fully and completely understand the condition of the subject property and will do all we can to help you in the process. NOTE: The report is copyrighted by Lazar’s Home Inspections, and is prepared exclusively for the Client(s) named in this report. Ownership of this report is retained by Lazar’s Home Inspections. Agents are specifically advised that transfer to any other potential buyer or another agent is prohibited and to do so is a violation of U.S. Copyright laws without our written permission.

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1. Structural Components

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely affect the health of the home inspector or other persons.

FOUNDATION: POURED CONCRETE

FRAMING METHOD: PLATFORM

BEAMS COLUMNS OR PIERS: STEEL GIRDER, STEEL COLUMNS

FLOOR STRUCTURE: 2 X 12 WOOD JOISTS,

PLYWOOD SUB FLOOR

WALL STRUCTURE: 2 X 4 WOOD WALLS

CEILING STRUCTURE: 2x4 TRUSSES

ROOF STRUCTURE: 2 x4 TRUSSES

PLYWOOD ROOF DECKING

ROOF-TYPE: GABLE, COMPLEX

ATTIC ACCESS: GABLE

METHOD USED TO OBSERVE

ATTIC:

WALKED

CRAWLSPACE ACCESS: FROM BASEMENT

METHOD USED TO OBSERVE

CRAWLSPACE:

WALKED

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1.1 Foundation- Inspected

For Your Information: A poured concrete foundation sometimes develops cracks. Typically within the first few years of life. Cracks in poured concrete foundations, known as shrinkage cracks, are the most common. Usually they are not indications of major structural defects. When a concrete foundation is poured, it is at its largest mass. As the concrete cures (or dries), it shrinks. Small cracks often form, diagonally or vertically. They are typically hair-line and vertical. While not a concern structurally, these cracks can "seep" moisture and lead to increased moisture behind the finished basement walls. The cracks are easy and fairly inexpensive to seal using urethane injection.

Observations: The house had combination of full basement and crawl space.

Foundation was poured concrete without exterior signs of cracking, efflorescence or water intrusion where observed. Interior inspection was limited because of wall finishing in basement, but there were neither signs of staining in the finished portion, nor signs of water staining or intrusion in the observable portion

WL - Recommend that the basement be equipped with a dehumidifier unit to guard against excessive moisture accumulation in the basement walls. This unit should be run at its lowest humidity level from April through October as a guard against high humidity levels common in basements. This de-humidifier will also aid the air conditioning system.

1.2 Walls- Inspected

Observations: Exterior structural walls 2 x4 wooden studs

Interior structural walls were not visible, but are assumed to be 2 x 4 wooden studs, consistent with this type and style of construction.

1.3 Beams, Columns or Piers- Inspected

Observations: Structure is supported by steel girders and supported by steel posts. Some areas of the girders and posts were covered and could not be fully inspected The girder and post display no signs of rust or displacement.

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1.4 Floors- Inspected

Observations: Floor structure was 2 x 12 wooden joists that supported plywood sub-flooring These joists were without signs of water staining, rot or twist and were securely mounted on the foundation and the steel girder. On inspection of the sill plate and rim joists, no signs of rot, staining or physical damage were seen. The basement ceiling was mostly covered and a full inspection was not possible

1.5 Ceilings- Inspected

Observations: Ceiling structure, as observed from the attic area, was 2 x 4 wooden trusses. They displayed no signs of water staining, warp, twist or physical damage.

1.6 Roof Structure and Attic- Inspected

Observations: Attic structure was 2 x 4 wooden trusses with galvanized metal gussets which were further fortified with added supports. The trusses were spaced approximately 20" OCD and supported exterior grade plywood roof decking. These structures displayed no signs of water staining, warp, twist or physical damage.

Plywood decking was in good condition

Attic Access Attic access panel was located in the upper level hall.

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2. Exterior

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

SIDING STYLE: WOOD SIDING

SIDING MATERIAL: CEDER

EXTERIOR ENTRY DOORS: WOOD, SLIDING PATIO DOOR

APPURTENANCE: COVERED PORCH

CONCRETE

GARAGE DOOR TYPE/ MATERIAL: AUTOMATIC/ METAL

AUTO OPENER MANUFACTURER: GINIE- 1/2 HORSEPOWER

DRIVEWAY: ASPHALT

2.1 Wall Covering and Trim- Inspected

Observations: The exterior of the house was covered with combination of brick veneer, vinyl siding and wood trim around the windows and at the sun room, The brick displayed only minor signs of mortar cracking, consistent with the age of the house, but no signs of mortar loss or displacement of the brick. The vinyl siding was in acceptable condition The exterior of the house was covered with brick veneer and stone window sill trim. The brick displayed only minor signs of mortar cracking, consistent with the age of the house, but no signs of mortar loss or displacement of the brick.

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The trim on the exterior of the home was wooden and in good condition overall but there were some areas around the house where it displayed signs of caulcking and paint cracking. RR - Recommend that the exterior wooden trim of the house be repaired and painted by a licensed and insured contractor to guard against further deterioration.

2.2 Doors (Exterior)- Inspected

Observations: The entry door is wooden. It hung straight and plumb and articulate properly with their latch.

The deck area is equipped with a sliding glass door that operates properly and displayed no signs of physical damage.

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The door to the attached garage was the required fire door, but was not equipped with spring hinges, as required, to ensure that the door closes as a guard against fire and CO infiltration into the house. This is a safety hazard.

SD - Recommend that the door leading from the main house into the garage area be equipped with spring hinges or an automatic door closer in order to ensure fire and carbon monoxide does not migrate into the house from the garage. This is a safety hazard.

The garage door is metal and in good condition with one minor dent on the double garage door.

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2.3 Windows(Exterior)- Inspected

Observations: The exterior window frames were wooden. Some of the window frames displayed signs of paint caulking cracking. RR - Recommend that the exterior windows wooden trim of the house be repaired and painted by a licensed and insured contractor to guard against further deterioration.

WL - Recommend that the window exteriors, where they meet the enclosure window frames, be checked semiannually (fall and spring) for signs of cracking of the caulk and that any such cracks be properly caulked with a good quality, exterior grade, commercial elastomeric caulk.

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2.4 Garage - Inspected

Observations:

Garage Door Openers Garage door opener were two Lift-Master1/2 HP units.

The garage door openers were equipped with photo cell auto-reverse devices

The auto reverse function properly reversed the doors on pressure.

WL - Recommend that the door pressure adjustment be tested and adjusted every year.

Receptacles Each garage door opener is hooked to regular 3- prong electrical outlet. An opener should be on its own dedicated GFCI (ground fault) protected electric circuit.

SD - Recommend that the garage door opener electrical receptacle be upgraded to a GFCI protected receptacle as a guard against electrocution. Given the metal garage door, this is a safety hazard.

Slab Floor The concrete slab floor is in acceptable condition. Small cracks are common and result as a consequence of the curing process and common settling. Typically they are not structurally threatening.

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Fire Walls and Ceilings Fires that begin in attached garages are likely to spread to living areas. For this reason, combined with the flammable materials commonly found in garages, attached garages should be properly sealed from living areas. A properly installed firewall may slow the spread of fire long enough to allow the occupants time to escape the structure and help prevent the free movement of air and products of combustion (such as carbon monoxide) into the home. Garage walls/ceilings common with the home or attic should have a fire-rating of at least 30 minutes. Openings where wiring, pipes, ducts, etc. penetrate garage walls/ceilings should be properly sealed as well, such as with a fire-rated caulking.

2.5 Stoops, Steps, Areaways, Porches, Applicable Railings, Patios,

Walkways and Driveways– Inspected

Observations:

Front Porch The front porch was poured concrete steps.

Patio The rear patio was poured concrete. It displayed some minor cracking. RR - Recommend that cracks in the poured concrete slab patio be sealed with self leveling polyurethane caulk as a guard against water intrusion. Recommend periodically evaluating and re-caulking to guard against water infiltration

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Driveway or Parking The asphalt driveway is in good condition an dwell maintained WL- As a guard against further deterioration it is recommended that the driveway is sealed annually with asphalt sealer,

Walkways The sidewalk at the front of the house right before one gets on the front porch has settled. This creates a tripping hazard. RR- I recommend that the sidewalk by the front porch is evaluated and repaired by a qualified contractor. Mudjacking to raise the sidewalk back might be an option

2.6 Deck- Inspected

Observations: The back of the house was equipped with a wooden deck which was in good condition

Ledger Board, Support and Flashings Ledger board and flashings were not visible for inspection

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Deck Surface No deficiencies were observed

Guard Railings The deck's guard railings are in satisfactory condition. As guard railings age, they may loosen over time. The inspector recommends regular inspection of the guard railings for safety reasons and repair as needed. Deck guard railings should be constructed with openings no greater than 4" and the guard railing height should be at least 36". The spacing of the balusters in this deck is about 5’’ but deck is elevated only about a foot so I don’t consider this to be an issue in this case

Steps and Handrails Steps are functional.

WL- It is recommended that the deck is stained, painted or sealed every 3 to 5 years as a guard against further deterioration.

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2.7 Eaves, Soffits and Fascias - Inspected Observations:

Eaves, soffits and fascia are wooden and display no signs of rot, peeling paint or physical damage. The soffits are not equipped with vent holes. .

2.8 Vegetation, Grading, Drainage and Retaining Walls (With respect to

their effect on the condition of the building) - Inspected Observations: No deficiencies were observed

2.9 Pool - Inspected Surfaces leading to the pool, including the deck

and steps, are slip-resistant.

Decks on all sides of the pool meet minimum safety standards.

The deck is separated from the pool wall perimeter

The fencing and gate are adequate.

Grates are visible from the deck, with no damage apparent.

Drain covers are installed.

Water return inlets are installed.

No debris is visible. The water is clean. There’s no discoloration of the water and no signs of algae growth.

The water level appears at the proper height to allow continuous overflow of water into skimmers.

There is no visible surface staining.

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The centrifugal pump is secured to its base and is operating quietly.

The heater is installed on a level, non-combustible base and downstream of the pump.

Pipes and fittings are not leaking.

Pipes are supported adequately.

Pipes are not showing signs of calcification, corrosion or deterioration.

Air pressure-relief valves are installed on all pressure filter tanks.

Filter tanks are accessible.

3. Roofing The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

ROOF COVERING: 3-TAB FIBERGLASS, CONVENTIONAL

SKY LIGHT (S): N/A

CHIMNEY (exterior): BRICK WITH CLAY TILE LINER

METHOID OF OBSERVATION: WALKED

3.1 Roof Coverings- Inspected

Observations: The roof is covered with asphalt impregnated fiberglass shingles in conventional style.

Asphalt shingle- For Your Information The shingles are comprised of asphalt or fiberglass materials impregnated with mineral granules that are designed to deflect the deteriorating ultra-violet rays of the sun. The most common of these roofs are warranted by manufacturers to last from fifteen to twenty-five years. The actual service life of the roof will vary, depending on a number of interrelated factors including the quality of the material and the method of installation. Please refer to the seller's disclosure in reference to the roof system, age, condition, prior problems, etc. Only the property owner would have intimate, accurate knowledge of the roof system. For example, I can only guess the age.

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Roof Coverings Condition The asphalt shingle roof covering appears to be in good, functional condition. Considering its older age. This is not a brand new roof. There were no major material defects

Estimated Age- The exact age is undetermined. I would guess between 20 and 30 years.

Number of Layers- One layer of shingles is readily visible. Good. WL- The roof is approaching the end of its serviceable life. Budgeting for a new roof in next 5-10 years is recommended.

The roof displayed no signs of missing shingles front upper area of the roof RR- Minor repairs are needed to the roof at the areas with missing shingles. o. Correction and further evaluation by a professional roofer before closing is recommended.

3.2 Flashings, Skylights and Roof Penetrations- Inspected

Observations:

Flashings Roof to wall flashing is functional

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Roof To Side Wall Flashing There were areas where the wood siding was too close to the roof, with water wicking up the siding.

Cotrrect

RR - Recommend that the siding, where it meets the roof surface, be properly cut back (3/4 - 1") above the roof surface) as a guard against water wicking into the wooden siding.

3.3 Roofing Drainage Systems - Inspected

Observations: The roof is drained by means of metal gutters that are secured to the fascia boards by means of metal hangers.

The spacing of the gutter supports meets the modern standard of a maximum of 18" spacing between supports. RR- The gutters are full of debris and need to be cleaned out to protect the home from water overshooting the gutters and penetrating the building envelope.

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There are areas where the upper sections of the gutter system drain directly onto lower roof surfaces. This will cause accelerated deterioration of the roof surface under these areas and greatly decrease the life of the roof. This condition will also violate the warranty conditions of most roofing material manufacturers. RR - Recommend that all downspouts that drain an upper section of roof terminate either into a lower roof section gutter or to the ground, directly as a guard against excessive water buildup and accelerated roof failure. Recommend evaluation and repair by a state licensed and insured roofer.

.

Some of the downspouts discharge too close to the building. This will cause erosion or excess moisture to enter the foundation. I recommend they be extended to a minimum of 3 feet from the foundation.

Correct

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3.4 Chimneys- Inspected I am not certified chimney professional. Only a level two inspection performed by a CSIA (Chimney Safety Institute of America) certified chimney sweep can determine the condition of the flue and whether the fireplace is safe to use. I recommend a cleaning and level two inspection of the fireplaces and chimney flues before closing. Clean chimneys don't catch on fire. More information about fireplaces and chimneys can be obtained at www.csia.com.

Observations: The chimney was brick with clay liner.

The chimney crown displays signs of severe deterioration and water damage and moss growth. There are significant cracks and holes on the top of the crown

Also as evident from the picture the crown has shifted and there is continuous mortar joint opening. SD- It is recommended that a masonry contractor evaluates and repairs the top of the chimney before the closing as the crown is deteriorating quickly.

Chimney Flashings No deficiencies were observed

http://www.csia.com/

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4. Plumbing System The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

WATER SOURCE: PRIVATE WATER WELL

WATER FILTERS: NONE

PLUMBING SUPPLY: PVC

PLUMBING DISTRIBUTION: COOPER

WASHER DRAIN SIZE: WALL MOUNTED SUPPLY AND DRAIN- 2’’

PLUMBING WASTE PVC

WATER HEATER POWER SOURCE:

CAPACITY:

MANUFACTURER:

WATER FILTERS:

GAS,

40 GAL

A.O.SMITH

NONE

No. OF BATHROOMS: 2 1/2

4.1 Interior Drain and Waste Systems- Inspected

Observations: I

Interior drain, waste and vent systems were PVC and operated properly. They exhibited no signs or leaking of physical damage, where it was possible to observe. Functional flow tests could not be done because there no water service at the house.

WL - Recommend the use of a gel type drain cleaner every 6 months as a guard against clogging drains.

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4.2 Interior Water Supply and Distribution System and Fixtures- Inspected Observations:

Water supply is by means of copper piping, which appears to be without signs of leakage, corrosion or physical damage. The piping, where observed, was secured with the proper type hangers.

All interior faucets were properly equipped with shut-off valves.

All water fixtures (toilets, faucets, showers and bathtubs, sillcocks) were operated and worked properly.

Functional water flow test determined that the water pressure and volume are adequate.

Kitchen

No deficiencies were observed.

Laundry Facilities The laundry facilities are located on the first level by the garage and were equipped with an in-wall mounted hot and cold water supply and a drain.

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Master Bathroom

Lavatory: It appears that the pop up valve of the lavatory on the left side does not operate properly. Water drains slowly. RR- It is recommended that the lavatory on the left side in the master bathroom is repaired so it drains water properly.

Water Closet: The toilet flushes properly but was loose. RR- It is recommended that the toilet in the master bathroom room is secured to the floor.

Bathtub: The bathtub and associated controls were functioning properly.

Shower: The shower and associated controls were functioning properly.

Hall Bathroom

Lavatory: The vanity appears to be in good functional condition

Water Closet: The toilet flushes properly and is mounted and sealed securely.

Bathtub: The bathtub and associated controls were functioning properly.

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Powder Room

Lavatory: The vanity appears to be in good condition

Water Closet: The toilet flushes properly and is mounted and sealed securely.

Hosebibb There are two frost – proof hosebibbs installed at the house. Good

4.3 Hot Water Systems, Controls, Chimneys, Flues and Vents- Inspected

Observations: The water heater was A. O. Smith- 40 gallon . The water heater was properly installed with di- electric connectors. It was observed through a heating cycle and displayed the proper colored flame.

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Relief Valve & Discharge Pipe The water heater is equipped with a pressure-temperature relief valve. The pipe is extended to the floor. For safety. The pressure temperature valve is a safety device that opens up and releases pressure (and hot scalding water) from the tank. This opening of the valve would happen if there's an excessive build-up of pressure or extreme temperatures in the water tank. The end of the pipe should be conspicuous, so that you can easily notice if it is leaking or discharging water. If the valve is discharging, something is wrong, turn off the water valve, turn off the power, and call a plumber. All hot-water-distribution pipe and tubing shall have a minimum pressure rating of 100 psi at 180°F.

Vent Flue The water heater vent flue was properly sloped and secured to the chimney and water heater and displayed no signs of back drafting or carbon monoxide. WL- There were no signs of backdrafting observed at the water heater connection to the vent pipe but because furnace is no longer connected to the chimney lining with a stainless steel liner is typically done to prevent back drafting and condensation in the chimney flue.

WL - It is recommended that the water heater be drained of sediment twice a year to increase the life of the unit. The process is:

Close the unit water supply valve. (Make sure that the water heater is not firing at the time of the draining- set the thermostat to the lowest setting.)

Place a pail under the drain valve at the bottom of the water heater and drain until the water runs clear (about 10 - 15 seconds).

Reopen the water supply valve.

WL - Even though the water heater functioned properly during the inspection, it is near the end of its statistical useful life. Recommend that the water heater be observed and if it begins producing "popcorn popping" like sounds that it be replaced before it catastrophically fails (Failure will entail the bottom of the water heater vessel cracking and 40 gallons of water (and more, as the water supply continues to fill the vessel) falling onto the unit's floor and any floors below). If you will be going away for any prolonged period of time (a week or more) is recommended that the water heater temperature knob be turned down to warm and the water heater's supply valve be turned off as a guard against heavy damage in your absence.

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4.4 Main Water and Fuel Shut-off devices- Inspected

Observations: Water supply is by means of private water well.

The home is equipped with water softener system and pressure tank. Provisions are made so the water that is going to the hosebibbs is not conditioned by the softener.- Good

There appears to be a backflow prevention valve on the pool water supply – Good

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Main fuel shut-off Main fuel (natural gas) shut-off was located on the utility meter at the south corner of the home. There are separate shutoff valves for each gas appliance as well.

4.5 Fuel Distribution System- Inspected

Observations: Natural gas fuel was distributed by means of the proper black pipe.

The piping was tested for leaks at the furnace, water heaters, stove and clothes dryer and none were found.

4.6 Sump & Ejector Pumps- Inspected

Observations:

Sump Pump There are two sump pump s in the basement. One in a closet I a corner in the family room that serves the full portion of the basement. This pump is equipped with a battery backup pump. The other sump pump serves the crawl space This is a device designed to pick up and discharge water collected from drainage pipes into a low point in the building such as a dug out pit called a sump. The sump pit was dry at the time of the inspection. The pump and the float switch were operated and functioning properly at the time of inspection.

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The exterior pipe for the sump at the east corner of the house was not properly connected to the underground piping. RR - Recommend that the exterior drain for the sump at the east corner of the house be properly drained to the underground piping.

The sump pump in the crawl space discharges water by the deck. RR- It is recommended that the discharge pipe of the crawl space sump pump is extended to discharge away from deck foundation

WL - Recommend that the check valves on the pumps be replaced every 5 years as a guard against water backflow into the building.

WL- Recommended that the pumps are checked monthly for proper operation by bypassing the pump switch and insert the pump plug directly into the receptacle.

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5.Electrical System The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and presence of smoke and carbon monoxide detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

ELECTRICAL SERVICE

CONDUCTORS:

BELOW GROUND (Lateral Drop)/ 240VOLTS

METER CAPACITY: 200 AMP

SERVICE PANELS:

PANEL

CAPACITY:

PANEL

TYPE:

BRANCH WIRES

MAIN PANEL

DISTRIBUTION

PANEL

200 AMP

N/A

CIRCUIT

BREAKERS

COOPER 15 and 20 AMP BRANCH WIRES

WIRING

METHODS:

CONDUIT

5.1 Service Drop and Entrance Conductors- Inspected Observations: Electrical service is supplied by means of an underground (lateral) service drop from the utility pole to the meter box located at the rear of the house. The meter was rated for 200 Amp. Electrical service is supplied by means of an underground (lateral) service drop from the utility pole to the meter box located at the rear of the house in the deck area. The meter was rated for 200 Amp.

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5.2 Service and Grounding Equipment, Main Overcurrent Device,

Main and Distribution Panels- Inspected Observations:

Main Panel The service equipment panel and the main disconnect were located at the Northeast wall of the basement. It was

rated for 200 Amps and was without signs of physical damage, rust or pest infiltration.

The panel face is properly secured by blunt end screws.

All raceways are metal conduit and are properly secured and bonded. The grounding conductor and the neutral conductor were properly secured to the bus and the properly bonded to the panel.

The service entrance cables are of the proper gauge.

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5.3 Branch Circuit Conductors, Overcurrent Devices and

Compatibility of their Amperage and Voltage- Inspected

Observations:

The Main Panel In the service panel, all overcurrent devices (circuit breakers) were of the proper type and were served by the correct gauge wire for their rated amperage. All neutral conductors are properly seated in the neutral bus and the neutral bus is properly bonded to the panel and the ground. Wiring technique was neat and orderly. All raceways are properly bonded to the main service panel. The branch circuits were properly labeled. SD - NEC (National Electric Code) requires that all overcurrent devices (circuit breakers and/or fuses) be labeled as to which branch circuits they protect. This is a safety hazard. Recommend that the branching of the circuits and the labeling of the master bedroom closet panel be done by a licensed and insured electrical contractor. WL- There is no room for additional circuits in the main distribution panel. If you plan to add new circuits, a larger or additional panel will be needed. I recommend further evaluation by a licensed electrician.

RR - There were double tapped circuit breakers found in the master bedroom closet electrical panel. This is when two or more branch circuit wires are attached to the same circuit breaker. Recommend this condition be evaluated and repaired by a licensed and insured electrical contractor.

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5.4 Connected Devices and Fixtures-Inspected

Observations: A representative sample of electrical switches and receptacles were tested and found to be powered have the

proper polarity and grounding with the following exceptions. All closet areas were lighted by bare bulb light fixtures. These types of fixtures are no longer approved for use because of the possibility of the bulb breaking and / or the bulb coming in contact with flammable material and starting a fire. Covered bulbs also protect against bulb breakage of the CFL bulbs, which can lead to mercury contamination. These fixtures should be replaced with light fixtures that protect the bulb. SD - Recommend that all bare bulb light fixtures be replaced with light fixtures that protect the bulb from breakage and guard against fires. This is a safety hazard.

RR - Recommend that exterior lights be properly sealed to the exterior wall as a guard against electrical shock and to keep water from entering the electrical system. This is a safety hazard.

5.5 GFCI, AFCI Protection Of Receptacles- Inspected

Observations: GFCI electrical receptacles were found in bathrooms. They were tested, by two methods, and operated properly.

The kitchen countertops receptacles and unfinished basement receptacles were not GFCI protected.

GFCI electrical receptacles were not found in the kitchen, laundry room, sump pumps or in the garage

No AFCI protection was seen for bedroom and living areas. SD - Current Safety Standards Require GFCI (Ground Fault Circuit Interrupt) Protected Outlets, Or GFCI Circuit Breakers For All Outlets That Are:

Over The Counter In Kitchens And Anywhere In Bathrooms.

Within 6' Or Any Water Source (Sinks, Bathtubs, Bathroom Basins)

Located In Unfinished Areas Of Basements.

In Garages.

Powering Garage Door Openers.

Located On The Exterior Of The House.

Around Pools, Spas Or That Power Whirlpool Type Tubs

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RR- It is recommended that regular 3- prong outlets serving kitchen countertops, laundry machines, sump pumps, garage and exterior to replaced with GFCI protected devices

RR- Current safety standards require AFCI (Arc Fault Circuit Interrupt) protection for all outlets serving branch wiring for all bedrooms and sleeping areas. Recommend that all such installation be done by a licensed and insured electrical contractors and that these outlets and breakers be tested every month by means of the test buttons that they are equipped with, per manufacturer's recommendations.

5.6 Smoke Detectors, Carbon Monoxide Detectors- Inspected Observations:

Smoke and carbon monoxide detectors were seen, but their placement and numbers did not comply with current requirements

WL - The actual detector mechanisms in smoke and carbon monoxide detectors usually only last 4 to 5 years. Even though the detector may sound when the "test" button is pushed, this button tests only the battery, not the detector. It is recommended that all smoke and carbon monoxide detectors be replaced every 5 years to ensure proper operation and protection.

WL - Recommend, for further protection, that all bedroom areas be equipped with plug-in type, digital readout CO detectors, especially in bedrooms occupied by small children, as an additional safety consideration. Further recommend that all rooms that are equipped with ventless fireplaces also be equipped with digital readout CO detectors as a guard against CO emitted from these type of fireplaces.

6. Heating System The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

. SYSTEM# 1- in basement

HEAT TYPE: FORCED AIR

FURNACE EFFICENCY/

BTU:

HIGH EFFICENCY (Cat 4)

HEAT SYSTEM BRAND:

DUCTWORK: NON-INSULATED,

RECTANGULAR AND

ROUND GALVANIZED STEEL

FILTER TYPE: DISPOSABLE

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FIRAPLACES:

FIREPLACE # 1- Family Room/

Office

FIREPLACE # 2- Master Bedroom

TYPE: GAS LOG WOOD BURNING

6.1 Heating Equipment- Inspected To inspect the heating system, we use only normal operating controls - such as the thermostat and electric switches. We check for signs of condensation leaks. Major rust or corrosion. We check the insulation around the refrigerant line. The condensation water from the evaporator coil should be properly draining away. We check for a disconnect switch. The air filter should appear clean and installed properly. We check for recent service records on the unit.

Observations: Heating was provided by means a gas furnace, located in the basement utility room.

Heating System - in Basement The furnace was a Carrier unit manufactured in 2003 This is high-efficiency unit and is properly installed so as to draw their combustion air from the exterior of the house. The furnace exhibited the proper color flame and its temperature limit switches and blower times operated properly. Their measured temperature differential exceeded the recommended 15 degrees.

Fuel Shut of Valve and Electrical Disconnect

Switch. The furnace is equipped with fuel shutoff valve and electrical disconnect switch both indicated on the picture.

Gas Shut- Off Valve

El. Disconnect

Switch

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Air Filter The air filter is disposable but dirty at the time of inspection. Check every 30 days. Replace when necessary.

RR- It should be noted that the clips of the access panel to the air filter are broken and this panel is currently attached to the enclosure with one screw. It is recommended that this panel is repaired to allow for easier maintenance.

Humidifier

Humidifiers need to be serviced and cleaned every year.

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Condensate Drain Condensate is drained by means of water pump that collects water and pumps it to the sump pit I n the east corner of home

WL - Recommend that the furnace be evaluated and maintained annually (in the fall) by a licensed and insured HVAC technician as a regular maintenance item. This will add, significantly, to the life and efficiency of the furnace. It is further recommended that the furnace's filter be replaced every 30 days. The use of HEPPA, cartridge or so-called '90 day' furnace filters is not recommended. The simple and inexpensive woven fiberglass filters are best and allow for proper air flow though the furnace and ductwork.

6.2 Normal Operating And Safety Controls - Inspected

Observations:. Furnace responded properly to normal operating controls (multiple setting, setback type).Located in the living room Furnace was equipped with gas shutoff and electrical shutoff located on the furnace unit.

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6.3 Chimneys, Flues And Vents - Inspected

Observations: The furnaces and water heaters were properly vented by means of PVC piping The required combustion air intake vents were properly installed.

6.4 Heat Distribution Systems - Inspected

Observations: Heating and air conditioning for the addition were distributed by means of rectangular and round galvanized

metal ducts. All ducts are properly secured and attached with screws. They display no signs of physical damage or rust.

Testing of the HVAC system displayed good balancing of the air flow

The ducts were not sealed.

WL- It is recommended that all duct connections are sealed with duct sealing mastic or aluminum tape to prevent loss of conditioned air.

6.5 Gas/LP Firelogs, Log Lighters And Fireplaces - Inspected

Observations:

Living Room /Office Fireplace The house is equipped with a gas log fireplace between home office and living room that displays the proper fire

brick

The damper was metal and operated properly.

The hearth was of the proper depth

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Master Bedroom Fireplace The house is equipped with a wood burning fireplace located in the master bedroom that displays the proper fire

brick

The damper was metal and operated properly.

The hearth was of the proper depth

The damper and flue display soot buildup

RR - Recommend that the fireplace damper and flue be evaluated and cleaned by a licensed and insured chimney sweep in the near future. The damper and flue display soot buildup. Recommend that a standard level 2 evaluation be done.

SD- The metal door panel of the master bedroom fireplace is not securely attached to the fireplace opening. This is a fire hazard and it needs to be repaired before the closing.

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7. Central Air Conditioning The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage.

SYSTEM #1 SYSTEM #2

COOLING EQUIPMENT TYPE: AIR CONDITIONER

UNIT

CENTRAL AIR MANUFACTURER:

YEAR MANUFACTURED:

CARRIER

2003

COOLING EQUIPMENT ENERGY

SOURCE:

ELECTRICITY

7.1 Cooling Equipment-Inspected

Observations: Air conditioner compressor was a Carrier unit, and located at the rear of the garage.

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The exterior condenser unit is equipped with a disconnect switch in clear sight and not obstructed. Its gas and liquid lines were unkinked and properly insulated.

WL - Recommend, as a help to maintenance, that the compressor intake vents be blown out (cleaned of debris with an air compressor) and covered with plastic window type screening to help protect the cooling vanes from becoming clogged with dust, grass and other debris. With this screen in place, such debris can easily be wiped off and cleaning the compressor will be easier.

WL - Recommend that the air handler's filter be changed every 30 days and that the proper type of filter (blue fiberglass) is used. RR - Recommend that the insulation on the gas line of the A/C compressor be replaced. It is deteriorated

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8. Interiors The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and a representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings,

and floors; Carpeting; or Draperies, blinds, or other window treatments.

HOUSE FINISHED BASEMENT

CEILING MATERIALS: SHEETROCK SHEETROCK

WALL MATERIAL: SHEETROCK SHEETROCK

FLOOR COVERING(S):

CARPET

HARDWOOD T&G

TILE

INTERIOR DOORS: WOODEN PANEL WOODEN PANEL

WINDOW TYPES:

WOODEN DOUBLE HANG, VINYL SLIDER WINDOWS

CABINETRY: WOOD

COUNTERTOP: GRANITE

8.1 Ceilings - Inspected

Observations: Ceilings were finished with drywall and exhibited no signs of sag and warp.

There were minor settling irregularities, normally seen in houses of this age.

8.2 Walls - Inspected

Observations: Walls were finished with drywall and exhibited no signs of sag, warp, loose tape joints or nail pops. There were

minor irregularities, normally seen in houses of this age.

enclosures. The tile displayed no signs of displacement or looseness. RF deep probing moisture meter readings displayed no areas of increased moisture behind the tiles.

RR - Recommend that all wall, shower and tub surround tile grout be sealed against water infiltration by means of a silicone based tile grout sealer.

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RR - Recommend that all tile shower surround inside corners and tile / tub intersections be sealed with a good quality silicone caulk containing a mildew retardant.

8.3 Floors - Inspected

Observations: Floors were covered with hardwood tongue and groove, tile and carpet. The floors displayed no signs of

cracking, missing grout or discoloration.

WL - Hardwood and wood laminate floors should only be cleaned with white vinegar and water. Tile flooring should have its grout sealed with a silicone grout sealer to guard against water penetration and dirt entering the tile grout.

WL - Carpeted floors should not be cleaned by use of 'steam cleaning' machines. This technique puts a great amount of water into the carpet pad and can lead to mold formation. Recommend cleaning carpets with an upright, beater brush type carpet vacuum and use of foam type cleaners for spots.

WL - It is HIGHLY RECOMMENDED that a de-humidifier be installed in the basement and run constantly during the warm months as a guard against moisture accumulation.

8.4 Steps, Stairways, Balconies And Railings - Inspected

Observations: Basement stairs are even, tight and secure. The hand rail is adequate

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The stairs to the second floor are even, tight and secure. The stairway was equipped with handrails. The newels for the front stairway were loose and should be tightened. RR - Recommend tightening the loose stairway newels at the bottom of the front stairway

8.5 Counters And Cabinets - Inspected

Observations:

Kitchen Cabinets Kitchen cabinets were wood faced with particle board sides. They displayed no signs of physical damage and the doors hung straight and plumb. The cabinets were properly secured to the walls.

Countertops The countertops were granite, displayed no signs of physical damage or staining and were properly secured to the bases.

WL - Care should be taken with finished stone countertops. They are porous and can stain. More importantly, the can absorb meat or chicken juices that may contain bacteria and transmit the bacteria to other foods that are not cooked, leading to food poisoning. Finished stone countertops should be regularly (at least once a month) cleaned, disinfected and sealed with specially designed products that are available from most stores that sell such countertops as well as home improvement stores. The two spray products are recommended over the "one spray disinfect and seal" products. If not done properly and regularly, this can be a safety hazard.

8.6 Doors (Interior) - Inspected

Comments: Interior doors were panel wood and hung straight and plumb. They articulated properly with their latches.

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8.7 Windows (Interior)- Inspected

Observations: Windows were wooden double- hung and vinyl slider windows in the basement

They displayed no signs of cracked glass and operated properly when tested. There were no signs of water infiltration or moisture condensation damage on the window trim.

9. Insulation and Ventilation The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.

ATTIC INSULATION:

BLOWN

FIBERGLAS,

R- VALUE: R-30 OR BETTER IN ATTIC, R-13 IN WALLS

VAPOR BARRIER: NONE

VENTILATION: ROOF VENTS ONLY

EXHAUST FAN TYPES: NP

DRYER POWER SOURCE:

GAS CONNECTION

APPROVED SHUT OFF VALVE AND GAS FLEX LINE

VERIFIED

DRYER VENT:

FLEXIBLE METAL VENT HOSE

9.1 Insulation And Vapor Retarders (in unfinished spaces) - Inspected

Observations: No vapor barrier was seen.

The rim joists in the basement were insulated with fiberglass batts.

Type of Insulation In its loose-fill form, fiberglass is made from glass that is blown or spun into fibers. It is installed using a blowing machine. Loose-fill fiberglass is suitable for attics and wall cavities and can combat common insulation enemies like mildew, fungus, and moisture.

Thickness The insulation of the walls was measured to be approximately R 14.. The attic areas were insulated with approximately 13" of blown-in fiberglass insulation. There was area under the ridge where insulation was compressed down to 4 ‘’ probably because of people were walking over it.

Missing Insulation

http://www.bobvila.com/sections/home-improvement/articles/455-prevent-mold-and-mildew/pages/1

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According to the U.S. Department of Energy, an attic access that is not insulated is a big hole and deficiency in the thermal barrier between the attic and condition space. This gap in the attic insulation increases heat loss in winter and heat gain in summer. An unsealed attic access can potentially leak the same amount of air supplied by a typical bedroom heating duct (~100 CFM). To insulate an attic access, a lightweight, moveable box or panel can be constructed from rigid foam to fit over the access from the attic side. For more information, visit www.eere.energy.gov. Recommend insulating the attic access. See the illustration.

WL - Recommended R values for attic insulation is R 38 or better. Recommended floor insulation, over crawlspaces, is R 19 or better. Recommended exterior wall insulation is R 21 or better. These are the current recommended national standards. Please remember that mere listed R values of an insulation product are NOT indicative of what the actual R values will be once the product is installed and that factors such as air infiltration and moisture movement can lower the effective R values in home insulation. WL - Indoor humidity levels should be kept moderate (no more than 25 - 30% RH) during the winter months. It should be remembered that the colder the exterior temperature is, the LOWER the interior humidity should be set. Excessive humidity, indoors, during the cold winter months can cause condensation in the walls and, in extreme cases, lead to mold formation.

9.2 Venting Systems (Kitchens, baths and laundry) - Inspected

Observations: Vent hood over the kitchen stove was vented to the exterior.

Bathrooms were equipped with ceiling exhaust but I could not confirm that they are exhausted to the exterior of the home. No vents were visible in the attic but they could be covered with insulation and discharging in the soffits which is not the best practice.

Master bathroom only had the exhaust fan only in the water closet which will not properly ventilate humidity out of the room.

Clothes dryer was properly vented to the exterior.

RR- It is recommended that exhaust fan is installed in master bathroom by a licensed and insured contractor. Also confirm with the seller that the bathroom exhaust fans are vented to exterior of the house.

9.3 Ventilation, Fans And Thermostatic Controls (Attic) - Inspected

Observations: The attic is ventilated by a combination of soffit, gable and roof vents.

The recommended baffles were in place over the soffit vents to guard against insulation blocking the vents.

There were only minor signs of excessive humidity in the attic area.

For Your Information

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Ventilation provides the conditions that allow air to flow—out with the hot air and in with the cool air. When stale, overheated air in your home or attic is vented out and fresh air is pulled in you have an "air exchange."

Effective ventilation requires a balancing act. You want to "wash" the entire attic by pulling air from the intake vents low on the roof's edge, or in the soffit, to the vents at the ridge in the high areas.

Ventilation should never be an afterthought in constructing a home. Without proper ventilation, needless heat and humidity can become serious problems, such as:

Surplus heat and moisture can cause attic and roof structures, plus shingles and paint to deteriorate prematurely

Excess heat causes air conditioners to work more, consuming more energy and costing you more money

Extra moisture can lower the R-value (R-value is heat resistance) of some insulation

Excess moisture and humidity enable mold, mildew and wood rot

Proper ventilation is required to validate warranty coverage for most roofing shingles

Soffit vents and roof vents should have special channels for air flow, called baffles (or rafter vents, or rafter baffles, or insulation baffles).

Baffles are cardboard dams, installed at the eaves, to prevent insulation from spilling out, or to prevent wind-washing. Without baffles insulation can block the openings and restrict the air flow

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10. Built-In Kitchen Appliances There are no requirements, in Illinois law, for the Home Inspector to check or even operate kitchen appliances. Lazar’s Home Inspections, does check appliances for operation and proper and safe installation. We do this as a courtesy to the client.

10.1 Dishwasher- Inspected

Observations: Dishwasher was operated through a complete cycle and no signs of leakage were observed. The dishwasher was properly equipped with a high loop as a guard against water from the sink draining back into the dishwasher.

10.2 Ranges/Ovens/Cooktops- Inspected

Observations: Build In Oven The electric build in oven is functional. Turned it on and it warmed up.

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Cooktop The gas cooktop in the kitchen is functional. Turned it on and it warmed up. This cooktop's burners are lit by an electronic spark igniter. It was properly equipped with the approved gas flex line. The gas shut-off valve was in place. No gas leaks were detected.

WL - This stove's burners are lit by an electronic spark igniter. Care should be taken to regularly clean the igniter's spark tip to ensure proper operation.

10.3 Hood - NP Observations:

10.4 Food Waste Disposer- Inspected

Observations: Food disposer was functional.

10.5 Microwave Oven- Inspected

Observations: Microwave was operated and is functional

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10.6 Refrigerator- Inspected

Observations: Refrigerator was operated and is functional WL - The refrigerator is equipped with an automatic ice maker and water dispenser. These devices are serviced by a replaceable water filter that is located in the refrigerator and should be changed twice a year WL - Care should be taken to clean the refrigerator's cooling vanes (located under the t snap off access door above the refrigerator) twice a year to ensure proper and efficient operation of the refrigerator and as a guard against mold formation.

The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. It is important to remember that while appliances had average service ages, no individual appliances can be expected to operate within the average. The best policy with regards to appliances is that they operate until the stop operating. Inspector makes no warranty as to the operational life expectancy of any appliance. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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General Summary

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or appear to warrant further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

1. Structural Components 1.1 Foundation WL - Recommend that the basement be equipped with a dehumidifier unit to guard against excessive moisture accumulation in the basement walls. This unit should be run at its lowest humidity level from April through October as a guard against high humidity levels common in basements. This de-humidifier will also aid the air conditioning system.

2. Exterior 2.1 Wall Covering and Trim RR - Recommend that the exterior wooden trim of the house be repaired and painted by a licensed and insured contractor to guard against further deterioration.

2.2 Doors SD - Recommend that the door leading from the main house into the garage area be equipped with spring hinges or an automatic door closer in order to ensure fire and carbon monoxide does not migrate into the house from the garage. This is a safety hazard.

2.3 Windows WL - Recommend that the window exteriors, where they meet the enclosure window frames, be checked semiannually (fall and spring) for signs of cracking of the caulk and that any such cracks be properly caulked with a good quality, exterior grade, commercial elastomeric caulk. RR - Recommend that the exterior windows wooden trim of the house be repaired and painted by a licensed and insured contractor to guard against further deterioration.

2.4 Garage SD - Recommend that the garage door opener electrical receptacle be upgraded to a GFCI protected receptacle as a guard against electrocution. Given the metal garage door, this is a safety hazard.

2.5 Stoops, Steps, Areaways, Porches, Applicable Railings,

Patios, Walkways and Driveways RR - Recommend that cracks in the poured concrete slab patio be sealed with self leveling polyurethane caulk as a guard against water intrusion. Recommend periodically evaluating and re-caulking to guard against water infiltration WL- As a guard against further deterioration it is recommended that the driveway is sealed annually with asphalt sealer, RR- I recommend that the sidewalk by the front porch is evaluated and repaired by a qualified contractor. Mudjacking to raise the sidewalk back might be an option

2.6 Deck WL- It is recommended that the deck is stained, painted or sealed every 3 to 5 years as a guard against further deterioration.

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3. Roofing 3.1 Roof Coverings WL- The roof is approaching the end of its serviceable life. Budgeting for a new roof in next 5-10 years is recommended.

RR- Minor repairs are needed to the roof at the areas with missing shingles. o. Correction and further evaluation by a professional roofer before closing is recommended.

3.2 Flashings, Skylights and Roof Penetrations RR - Recommend that the siding, where it meets the roof surface, be properly cut back (3/4 - 1") above the roof surface) as a guard against water wicking into the wooden siding.

3.3 Roofing Drainage Systems RR- The gutters are full of debris and need to be cleaned out to protect the home from water overshooting the gutters and penetrating the building envelope.

RR - Recommend that all downspouts that drain an upper section of roof terminate either into a lower roof section gutter or to the ground, directly as a guard against excessive water buildup and accelerated roof failure. Recommend evaluation and repair by a state licensed and insured roofer.

RR- It is recommended that the gutters are extended so they discharge at a minimum of 36’’ from house and direct any rainwater away from foundation walls.

3.4 Chimneys SD- It is recommended that a masonry contractor evaluates and repairs the top of the chimney before the closing as the crown is deteriorating quickly.

4. Plumbing System 4.1 Interior Drain and Waste Systems WL - Recommend the use of a gel type drain cleaner every 6 months as a guard against clogging drains.

4.2 Interior Water Supply and Distribution System and Fixtures RR- It is recommended that the lavatory on the left side in the master bathroom is repaired so it drains water properly. RR- It is recommended that the toilet in the master bathroom room is secured to the floor.

4.3 Hot Water Systems, Controls, Chimneys, Flues and Vents WL - It is recommended that the water heater be drained of sediment twice a year to increase the life of the unit. The process is:

Close the unit water supply valve. (Make sure that the water heater is not firing at the time of the draining- set the thermostat to the lowest setting.)

Place a pail under the drain valve at the bottom of the water heater and drain until the water runs clear (about 10 - 15 seconds).

Reopen the water supply valve.

WL - Even though the water heater functioned properly during the inspection, it is near the end of its statistical useful life.

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Recommend that the water heater be observed and if it begins producing "popcorn popping" like sounds that it be replaced before it catastrophically fails (Failure will entail the bottom of the water heater vessel cracking and 40 gallons of water (and more, as the water supply continues to fill the vessel) falling onto the unit's floor and any floors below). If you will be going away for any prolonged period of time (a week or more) is recommended that the water heater temperature knob be turned down to warm and the water heater's supply valve be turned off as a guard against heavy damage in your absence.

4.6 Sump & Ejector Pumps WL - Recommend that the check valves on the pumps be replaced every 5 years as a guard against water backflow into the building.

WL- Recommended that the pumps are checked monthly for proper operation by bypassing the pump switch and insert the pump plug directly into the receptacle.

RR - Recommend that the exterior drain for the sump at the east corner of the house be properly drained to the underground piping. RR- It is recommended that the discharge pipe of the crawl space sump pump is extended to discharge away from deck foundation

5. Electrical System 5. 3 Branch Circuit Conductors, Overcurrent Devices and

Compatibility of their Amperage and Voltage SD - NEC (National Electric Code) requires that all overcurrent devices (circuit breakers and/or fuses) be labeled as to which branch circuits they protect. This is a safety hazard. Recommend that the branching of the circuits and the labeling of the master bedroom closet panel be done by a licensed and insured electrical contractor. WL- There is no room for additional circuits in the main distribution panel. If you plan to add new circuits, a larger or additional panel will be needed. I recommend further evaluation by a licensed electrician. RR - There were double tapped circuit breakers found in the master bedroom closet electrical panel. This is when two or more branch circuit wires are attached to the same circuit breaker. Recommend this condition be evaluated and repaired by a licensed and insured electrical contractor.

5.4 Connected Devices and Fixtures SD - Recommend that all bare bulb light fixtures be replaced with light fixtures that protect the bulb from breakage and guard against fires. This is a safety hazard. RR - Recommend that exterior lights be properly sealed to the exterior wall as a guard against electrical shock and to keep water from entering the electrical system. This is a safety hazard.

5.5 GFCI, AFCI Protection Of Receptacles SD - Current Safety Standards Require GFCI (Ground Fault Circuit Interrupt) Protected Outlets, Or GFCI Circuit Breakers For All Outlets That Are:

Over The Counter In Kitchens And Anywhere In Bathrooms.

Within 6' Or Any Water Source (Sinks, Bathtubs, Bathroom Basins)

Located In Unfinished Areas Of Basements.

In Garages.

Powering Garage Door Openers.

Located On The Exterior Of The House.

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Around Pools, Spas Or That Power Whirlpool Type Tubs RR- It is recommended that regular 3- prong outlets serving kitchen countertops, laundry machines, sump pumps, garage and exterior to replaced with GFCI protected devices

RR- Current safety standards require AFCI (Arc Fault Circuit Interrupt) protection for all outlets serving branch wiring for all bedrooms and sleeping areas. Recommend that all such installation be done by a licensed and insured electrical contractors and that these outlets and breakers be tested every month by means of the test buttons that they are equipped with, per manufacturer's recommendations.

5.6 Smoke Detectors, Carbon Monoxide Detectors WL - The actual detector mechanisms in smoke and carbon monoxide detectors usually only last 4 to 5 years. Even though the detector may sound when the "test" button is pushed, this button tests only the battery, not the detector. It is recommended that all smoke and carbon monoxide detectors be replaced every 5 years to ensure proper operation and protection. WL - Recommend, for further protection, that all bedroom areas be equipped with plug-in type, digital readout CO detectors, especially in bedrooms occupied by small children, as an additional safety consideration. Further recommend that all rooms that are equipped with ventless fireplaces also be equipped with digital readout CO detectors as a guard against CO emitted from these type of fireplaces

6. Heating System 6.1 Heating Equipment WL - Recommend that the furnace be evaluated and maintained annually (in the fall) by a licensed and insured HVAC technician as a regular maintenance item. This will add, significantly, to the life and efficiency of the furnace. It is further recommended that the furnace's filter be replaced every 30 days. The use of HEPPA, cartridge or so-called '90 day' furnace filters is not recommended. The simple and inexpensive woven fiberglass filters are best and allow for proper air flow though the furnace and ductwork. RR- It should be noted that the clips of the access panel to the air filter are broken and this panel is currently attached to the enclosure with one screw. It is recommended that this panel is repaired to allow for easier maintenance.

6.4 Heat Distribution Systems

WL- It is recommended that all duct connections are sealed with duct sealing mastic or aluminum tape to prevent loss of conditioned air.

6.5 Gas/LP Firelogs, Log Lighters and Fireplaces

RR - Recommend that the fireplace damper and flue be evaluated and cleaned by a licensed and insured chimney sweep in the near future. The damper and flue display soot buildup. Recommend that a standard level 2 evaluation be done. SD- The metal door panel of the master bedroom fireplace is not securely attached to the fireplace opening. This is a fire hazard and it needs to be repaired before the closing.

7. Central Air Conditioning 7.1 Cooling Equipment WL - Recommend, as a help to maintenance, that the compressor intake vents be blown out (cleaned of debris with an air compressor) and covered with plastic window type screening to help protect the cooling vanes from becoming clogged with dust, grass and other debris. With this screen in place, such debris can easily be wiped off and cleaning the

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compressor will be easier.

WL - Recommend that the air handler's filter be changed every 30 days and that the proper type of filter (blue fiberglass) is used. RR - Recommend that the insulation on the gas line of the A/C compressor be replaced. It is deteriorated

8. Interiors 8.2 Walls RR - Recommend that all wall, shower and tub surround tile grout be sealed against water infiltration by means of a silicone based tile grout sealer.

RR - Recommend that all tile shower surround inside corners and tile / tub intersections be sealed with a good quality silicone caulk containing a mildew retardant.

8.3 Floors WL - Hardwood and wood laminate floors should only be cleaned with white vinegar and water. Tile flooring should have its grout sealed with a silicone grout sealer to guard against water penetration and dirt entering the tile grout.

WL - Carpeted floors should not be cleaned by use of 'steam cleaning' machines. This technique puts a great amount of water into the carpet pad and can lead to mold formation. Recommend cleaning carpets with an upright, beater brush type carpet vacuum and use of foam type cleaners for spots.

WL - It is HIGHLY RECOMMENDED that a de-humidifier be installed in the basement and run constantly during the warm months as a guard against moisture accumulation.

8.4 Steps, Stairways, Balconies and Railings RR - Recommend tightening the loose stairway newels at the bottom of the front stairway

8.5 Cabinets and Countertops WL - Care should be taken with finished stone countertops. They are porous and can stain. More importantly, the can absorb meat or chicken juices that may contain bacteria and transmit the bacteria to other foods that are not cooked, leading to food poisoning. Finished stone countertops should be regularly (at least once a month) cleaned, disinfected and sealed with specially designed products that are available from most stores that sell such countertops as well as home improvement stores. The two spray products are recommended over the "one spray disinfect and seal" products. If not done properly and regularly, this can be a safety hazard.

9. Insulation and Ventilation 9.1 Insulation and Vapor Retarders WL - Recommended R values for attic insulation is R 38 or better. Recommended floor insulation, over crawlspaces, is R 19 or better. Recommended exterior wall insulation is R 21 or better. These are the current recommended national standards. Please remember that mere listed R values of an insulation product are NOT indicative of what the actual R values will be once the product is installed and that factors such as air infiltration and moisture movement can lower the effective R values in home insulation. WL - Indoor humidity levels should be kept moderate (no more than 25 - 30% RH) during the winter months. It should be

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remembered that the colder the exterior temperature is, the LOWER the interior humidity should be set. Excessive humidity, indoors, during the cold winter months can cause condensation in the walls and, in extreme cases, lead to mold formation.

9.2 Venting Systems RR- It is recommended that exhaust fan is installed in master bathroom by a licensed and insured contractor. Also confirm with the seller that the bathroom exhaust fans are vented to exterior of the house.

10. Appliances 10.2 Ranges/Ovens/Cooktops WL - This stove's burners are lit by an electronic spark igniter. Care should be taken to regularly clean the igniter's spark tip to ensure proper operation.

10.6 Refrigerator WL - The refrigerator is equipped with an automatic ice maker and water dispenser. These devices are serviced by a replaceable water filter that is located in the refrigerator and should be changed twice a year WL - Care should be taken to clean the refrigerator's cooling vanes (located under the t snap off access door above the refrigerator) twice a year to ensure proper and efficient operation of the refrigerator and as a guard against mold formation.

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Lachezar Dimitrov Licensed Home Inspector 216 S Mount Prospect Rd

Mount Prospect, IL 60056 Phone: 847-312-5524

INVOICE

Inspection Date: 08/12/2016

Invoice No: 01007

Customer Info:

Inspected Property:

Service Sub- Total Single family home Inspection- 3,000 to 4,000 sq.ft.

Tax:

Total Price:

Payment Method: Payment Status:

Thank you for your Business and Your Trust!

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