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Website: http://doylehomeinspections.net
Email: steve@doylehomeinspections.net
Phone: (630) 561-5528

 

Doyle Home Inspections
Client(s): Karen Beard
Property address: 1029 Hinswood Dr. Darien, IL
Inspection date: 7/19/2010
This report published on Monday, July 19, 2010 7:18:14 PM CDT

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This report is the exclusive property of this inspection company and the client(s) listed in the report title. 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 
Minor DefectCorrection likely involves only a minor expense 
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
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Kitchen
Bathrooms
Interior rooms

 
General information Return to table of contents
Age of building: 16
Payment method: Check
Present during inspection: Realtor(s)
Occupied: Yes
Weather conditions: Partly cloudy
Temperature: Hot
Ground condition: Dry
Foundation type: Slab on grade
 
Exterior Return to table of contents
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Brick veneer, Metal
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel, Sliding glass
1) One or more light fixtures are loose or installed in a substandard way. A qualified contractor or electrician should evaluate and make repairs as necessary so light fixtures are securely mounted and installed in accordance with the manufacturer's installation instructions.

Photo 3  
light is loose and missing a nut
 

2) Siding is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.

Photo 4  
siding is damaged

Photo 9  
Mildew build up below soffit

3) One or more downspout extensions are missing. 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 so downspouts are securely anchored and functional

Photo 6  
downspout dumps water to close to the foundation
 

4) One or more gutters are damaged. 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. A qualified contractor should replace or repair gutters where necessary.

Photo 7  
dented gutter
 

5) Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

Photo 5  
soil is to close to the siding
 

6) Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.
 
Roof Return to table of contents
Roof type: Cross gable
Roof covering: Asphalt or fiberglass composition shingles
Roof ventilation: Adequate
7) The roof surface material appears to be near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".
 
Garage Return to table of contents

8) The garage vehicle door is damaged or deteriorated. A qualified contractor should evaluate and repair or replace the door as necessary.

Photo 2  
Garage door damaged

Photo 25  
Garage door damaged

Photo 26  
Garage door damaged
 

 
Attic Return to table of contents
Inspection method: Viewed from hatch
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass roll or batt
9) Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.

Photo 14  
Some insulation has been removed
 

10) One or more exhaust fans have no duct and terminate in the attic. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified contractor should install ducts and vent caps as necessary and as per standard building practices so exhaust air is vented outside. Better building practices call for R8 rated insulation on these ducts.

Photo 12  
FYI, bathroom exhausts into the attic
 

 
Electric service Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service voltage (volts): 120/240
Location of main disconnect: Breaker at top of main service panel
Main disconnect rating (amps): 100
Smoke detectors present: Yes
 
Water heater Return to table of contents
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
11) A water heater is installed over finished living spaces and has no catch pan and drain installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces below if/when the water heater develops a leak or is drained.
 
Heating and cooling Return to table of contents
Estimated age: 16
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
Distribution system: Sheet metal ducts, Flexible ducts, Metal pipe
Manufacturer: Carrier
12) The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
13) Supply air from the air conditioning system was not cool enough. It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an oversized fan, or a deficient return air system. A qualified heating and cooling contractor should evaluate and repair as necessary.
14) The cooling fins on the outdoor condensing unit's evaporator coils are dirty. This may result in reduced efficiency and higher energy costs. A qualified heating and cooling contractor should clean the evaporator coils as necessary.

Photo 8  
clean the AC fins
 

15) The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.
 
Plumbing and laundry Return to table of contents
Location of main water shut-off valve: 2nd floor laundry room
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
16) The washing machine is installed over a finished living space and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.

Photo 11  
No catch pan below washer or hot water tank
 

 
Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Metal prefabricated
Chimney type: Metal
17) The gas supply for one or more gas fireplaces and/or stoves was turned off. ] the inspector does not operate gas shut off valves or light pilot lights during inspections. These appliances were not fully evaluated.

Photo 23  
fireplace gas starter has been removed, this is fine, but put on a 1/2" cap

Photo 24  
FYI, this is the shutoff valve for the gas in the fireplace

 
Kitchen Return to table of contents

18) No concerns
 
Bathrooms Return to table of contents

19) One or more faucets leak by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary.

Photo 27  
water leaks when faucet is on

Photo 28  
water leaks below pedestal sink when it is on

Photo 29  
leaking from faucet on pedestal sink
 

20) One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

Photo 20  
toilet is slightly loose to floor
 

21) Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.

Photo 15  
re caulk bath surround and behind the Spout
 

22) Caulk is missing or deteriorated around the base of one or more bathtub spouts. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.
23) One or more tubs drains slowly.

Photo 16  
Both Bath tubs drain slowly
 

24) Recommend cleaning and sealing grout in countertops now and in the future as necessary to prevent staining and to improve waterproofing.
 
Interior rooms Return to table of contents

25) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.

Photo 30  
2nd floor smoke detector is older than 10 years old
 

26) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
27) Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.

Photo 22  
no screen
 

28) One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.

Photo 10  
Cracked window frame on front door
 

29) One or more light fixtures 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

Photo 19  
closet light needs a new bulb or ballast
 

30) One or more doors stick and will not close easily, need to be trimmed and or planed

Photo 17  
Door sticks, needs to be trimmed/planed

Photo 18  
1 of 3 Doors sticks, needs to be trimmed/planed

31) Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

Photo 21  
small crack in drywall joint on wall
 
 

Photo 13  
Positive attribute: fire/heat sensor hard wired to the fire department
 

 
DHI