Website: http://www.reporthost.com/a1qual
Email: a1@charter.net
Phone: (847) 848-6824
21259 W. Arbor Ln 
Lake Zurich, IL 60047

 

A1 Quality Home Inspections, Inc - Home Inspection Service
Client(s): Hermann Munster
Property address: 1313 Mockingbird Ln
Inspection date: 10-27-2007
This report published on 7/9/2008 8:30:41 AM CDT

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This report is the exclusive property of "A1 Quality Home Inspections, Inc". Use of this report by any unauthorized persons is prohibited.

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
CommentFor your information 

Click here for a glossary of building construction terms.  Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General information
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Basement
Bathroom upstairs hallway
Main entryway
Exterior
 
General information Return to table of contents
Report number: Sample #1
Type of building: Single family
Age of building: 18 years
Time started: 9:00 am
Time finished: Noon
Inspection Fee: $250
Payment method: Check#3682
Present during inspection: Clients, Realtor, In Laws / Children
Occupied: No, but furnishings and stored items are present
Weather conditions: Partly cloudy
Temperature: Warm, 62 deg F
Ground condition: Damp
Front of structure faces: NE Facing
Main entrance faces: NE
Foundation type: Finished basement
The following items are excluded from this inspection: Private sewage disposal system, Private well, Water filtration system, Water softener system, Dog Fence


1) This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
2) Casement Window handle missing - this window is between the kitchen and family room. Recommend asking homeowner for handles or obtaining manufacturer replacements

Photo 28  
Handle missing from windows (can't open/close)
 

3) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
 
Roof Return to table of contents
Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars, Viewed from windows
Roof covering: Wood shakes
Estimated age of roof: 18 years
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
4) Some wood shakes are showing signs of damage and/or deterioration. Over time, wood shakes typically curl, split, rot at the ends, "burn through", and/or become loose. Such failures typically result in exposed felt and/or leaks. A qualified roofing contractor should evaluate and replace shakes as necessary. Inspector noted spare shakes in the garage. Estimate life spans for these roofs in our region are anywhere from 20-40 years depending on maintenance/upkeep
5) A qualified roofing contractor should clean the wood shake roof as necessary, and apply a preservative now and every three to five years in the future see previous notes on moss removal.
6) Moss is growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit http://extension.oregonstate.edu/catalog/pdf/ec/ec1271.pdf
7) Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.
8) While "A1 Quality Home Inspections, Inc" cannot recommend and roof vendors, we did do a quick search of vendors in the area that provide the type of roofing maintenance services which might be beneficial for this home. One such firm is attached for your reference:
http://worksharproof.com/
 
Garage Return to table of contents

9) Evidence of "light to moderate" rodent infestation was found in one or more areas of the garage attic. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.

Recommend following guidelines in the CDC's Clean Up, Trap Up, Seal Up article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. While Hanta virus is believed to survive less than one week in droppings and urine, specific precautions should be taken during clean up. The client(s) may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement contractor or industrial hygenist could be contacted for clean up. If the infestation was minimal, clean up of rodent waste and nesting materials in non-living spaces (crawl spaces and attics) may not be necessary, or may be performed for aesthetic reasons only (odor and appearance).

10) No infrared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
11) Weatherstrip at the sides and/or bottom of the vehicle door is missing and deteriorated or damaged. It should be installed where missing and replaced where necessary to prevent water and vermin intrusion.
12) Refrigerator in garage is plugged into a GFCI outlet. These outlets are very sensitive. Tripping can be caused by the refrigerator motor which could then cause loss of food stored in the refrigerator.
 
Attic Return to table of contents
Inspection method: Viewed from hatch
Insulation material: Fiberglass roll or batt
Insulation depth: approx 10 inches
Insulation estimated R value: R30
13) Evidence of "heavy" rodent infestation was found in one or more areas. The Center for Disease Control (CDC) defines this as more than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.

Because this infestation is "heavy", recommend that the clients consult with a qualified pest control operator for extermination services. Also recommend consulting with a qualified, licensed abatement contractor or industrial hygenist for clean up of rodent waste and nesting materials. For more information on eradication, clean up and prevention of rodent infestations, read the CDC's Clean Up, Trap Up, Seal Up article.

The rodent droppings found were immediately above this ceiling stain (underneath the attic insulation - stain is immediately adjacent to 2nd floor hallway attic access hatch.

Photo 23  
Ceiling stain near upstairs attic access hatch. Further investigation found at least one wasp nest and rodent droppings (rodent droppings are under the attic fiberglass insulation vat right above this stain.
 

14) One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
15) Screens appear to be missing and/or deteriorated at one or more soffit and ridge vents (the ridge vent immediately above the attic access hatch has a wasp nest by it - potentially indicating that this is the damaged screen. Screens should be replaced or repaired where necessary, or installed where missing.
 
Electric service Return to table of contents
Primary service type: Underground
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Basement wall - rear of building
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Smoke detectors present: Yes
16) Home has a lightning protection system installed. the connector for the rear rain gutter was disconnected and should be reconnected.

Photo 21  
Lightning protection is disconnected from the gutter on the SW side of the home
 
 
Water heater Return to table of contents
Estimated age: 8-9 years
Type: Tank
Energy source: Natural gas
Capacity (in gallons): two 40 gallon water heaters.
Manufacturer: General Electric GE model PG40T9a S/N GENG0600164983 and GWS model #G8404gtna S/N 9902284116
Water temperature (degrees Fahrenheit): 120
17) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
 
Heating and cooling Return to table of contents
Estimated age: 5 years installed 2002 per documentation on heater
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system, Trane Model TTR060C100A4 S/N N26165BFF mfg date 06/98
Distribution system: Sheet metal ducts
Manufacturer: Amana
Model: Air Command 90
Filter location: At the base of the furnace
18) The estimated useful life for air conditioning compressors is 8 to 15 years. The outside Trane unit appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
 
Plumbing and laundry Return to table of contents
Water pressure (psi): 50psi
Location of main water shut-off valve: at well pump tank (utility closet in basement)
Water service: Private
Service pipe material: Polyethylene
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
19) Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.
 
Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Masonry
Chimney type: Masonry
20) One or more chimney flues do not have a rainproof cover installed. They prevent the following:

  • Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues


    A qualified chimney service contractor should install rainproof cover

    Photo 13  
    Chimeny Cap is missing.
     
     
    Basement Return to table of contents
    Insulation material underneath floor above: None visible
    Floor structure above: Solid wood joists
    How were basement wall and ceiling inspected: Exposed areas were visually inspected. Areas above "dropped" ceilings were inspected from a ladder with ceiling tile moved aside.
    21)   Several stains were noted on the drop in ceiling tiles. All were inspected with a moisture meter and found to be inactive except for one. Upon further inspection, there is a 90 degree bend in a water line immediately above the active stain. No evidence of active leaking above the tile was noted, however - tile was just wet. Recommend continued observation - inspector turned tile so that any new leakage would be obvious to client. Also recommend insulating this water line in this area as tile stain may be from "sweating" on the 90 degree elbow.

    Photo 24  
    Basement ceiling stain - possible leakage. Several water leaks were evidenced throughout the basement. Each was tested with a moisture meter and found to be inactive except for this one - location noted to client. Upon further investigation, there is a water pipe with a 90 degree bend right above this stain. While the pipe does not appear to be leaking, advise continued observation and installation of a insulated jacket (possible "sweating") for this pipe. Ceiling tile was reversed so that any future leakage would be readily identifiable.
     
     
    Bathroom upstairs hallway Return to table of contents

    22) Caulk is missing or deteriorated along the base of the bathtub, where flooring meets the tub and where the tub meets the wall tile. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.

    Photo 30  
    Hall bathtub needs recaulking
     

    23) The lights above the tub appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
     
    Main entryway Return to table of contents

    24) Minor cracks were found in entryway ceiling. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

    Photo 22  
    Ceiling drywall crack at entryway
     
     
    Exterior Return to table of contents
    Footing material: Not visible
    Foundation material: Poured in place concrete
    Apparent wall structure: Wood frame, Brick
    Wall covering: Wood clapboard, Brick veneer
    Driveway material: Asphalt
    Sidewalk material: Poured in place concrete
    Exterior door material: Solid core steel
    25) The driveway has a significant "hump" / "trip hazard". Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.

    Photo 11  
    Driveway has a "hump" in it
     

    26) Deck boards are significantly deteriorated. A qualified contractor should evaluate and repair as necessary. See also photos 25 and 27

    Photo 26  
    Typical of deck deterioration. Multiple area noted
     

    27) Rot was found in both deck stair treads. A qualified contractor should evaluate and repair as necessary, replacing all rotten wood.

    Photo 15  
    Deck stairs are in major disrepair
     

    28) Rear Basement window well cover is broken. Recommend replacement

    Photo 14  
    Rear basement window well cover is broken.
     

    29) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

    Photo 12  
    Downspouts on garage side of house should have downspout extensions added to guide water away from house foundation
     

    30) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

    Photo 29  
    Vegetation is in contact with wood siding and roof.
     

    31) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

    Photo 29  
    Vegetation is in contact with wood siding and roof.
     

    32) Caulk is missing or deteriorated on most windows/doors and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.

    Photo 18  
    Window caulking needs to be redone - typical throughout
     

    33) The exterior finish in some areas appears to be failing.. A qualified painting contractor should evaluate further.

    In particular, the paint/stain on virtually every knothole on the cedar siding was flaking/falling off.

    34) Front porch stoop should be sealed to prevent varmint intrusion/nesting

    Photo 19  
    Front entryway stairs have large gaps - recommend sealing
     

    35)   Wood trim on both doorways leading to deck have rot/water damage. Recommend follow up / repair by a licensed carpenter.



    See also photo 16

    Photo 20  
    Both sets of doors going into the house off of the deck have water damage on the wood trim.
     
     

    Photo 2  
    In-law suite

    Photo 3  
    Deck: Extensive wood damage/deterioration noted. Recommend further evaluation by a licensed carpenter

    Photo 4  
    Dining Room

    Photo 5  
    Family Room with Woodburning Fireplace

    Photo 6  
    Kichen Area

    Photo 7  
    Living Room

    Photo 8  
    Master Bath

    Photo 9  
    Master Bedroom

    Photo 10  
    Rec Room - Basement

    Photo 16  
    Both sets of doors going into the house off of the deck have water damage on the wood trim.

    Photo 17  
    Sump Pump discharge has been redirected from the underground discharge piping system to this above ground discharge.

    Photo 25  
    Typical of deck deterioration. Multiple area noted

    Photo 27  
    Typical of deck deterioration. Multiple area noted
     

     
    Inspected by TJ Jasinski Lic# 450.0000000
    for "A1 Quality Home Inspections, Inc" Lic# 451.0000679


    ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

    ** Please Read General Notes Below **

    ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

    ** EXTERIOR - FOUNDATION - BASEMENT **

    Areas hidden from view by finished walls or stored items cannot be judged and are not part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most case instances, floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are in stalled, the materials and condition of the flooring underneath cannot be determined.

    ** ROOF SYSTEM **

    The foregoing is an opinion of the general quality and condition of the roofing material. The Inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely "watertight" is to observe it during a prolonged rainfall, and/or to visually see an obvious opening in the roof structure. Many times, this situation is not present during the inspection.

    ** PLUMBING **

    Water quality or hazardous materials (lead) testing is available from local Testing Labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection, unless specifically requested for. Leakage or corrosion in underground piping cannot be detected by a visual inspection.

    ** HEATING - AIR CONDITIONING **

    Some furnaces are designed in such a way that inspection is almost impossible. The Inspector will not light (ignite) "pilot lights". Safety devices are NOT tested by the Inspector.
    NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be preformed by laboratory testing, and is beyond the scope of this inspection.
    Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or even the distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The Inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity.

    ** ELECTRICAL SYSTEM **

    Any electrical repairs attempted by anyone other than a licensed electrician should not be attempted. If a house has aluminum wiring, it should have periodic inspections and maintenance by a licensed electrician. Operation of Time Clock Motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke alarms should be installed within 15 feet of all bedroom doors, and tested regularly.

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    If You Have Any Questions, Please E-Mail
    A1@Charter.net



    National Association of Certified Home Inspectors


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