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Website: http://www.wall2wallinspections.com
Email: wall2wallinspections@gmail.com
Phone: (618) 560-8320
Inspector: Adam Gordon
IL #: 450010144

 

Home Inspection Report

Client(s):  Jon Doe
Property address:  1234 Any Street
Anytown, USA 12345
Inspection date:  Saturday, May 28, 2016

This report published on Thursday, June 09, 2016 8:00:17 PM CDT

Thank you for choosing Wall-2-Wall Home Inspection Services to perform the following inspection on the property you wish to purchase.


This report is the exclusive property of Wall-2-Wall Home Inspection Services and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.


This inspection was conducted in accordance with the State of Illinois Department of Financial and Professional Regulation, Part 1410 (Home Inspector License Act), Section 1410.200 (Standards of Practice).


We've made every effort to provide you with a thorough, high quality inspection, and hope that the information in this report proves to be valuable in your consideration of this property. If for any reason you are unsatisfied with this report, or have questions after reviewing it, please don't hesitate to call us. If you are satisfied, please tell your friends about us.This report represents our professional opinion of the condition of the inspected elements of the subject property, determined during a limited time inspection. This inspection was performed, where applicable, in a manner consistent with the standards of the home inspection industry, the Illinois Home Inspector Act (225 ILCS 441), the terms and conditions of the inspection agreement and limitations noted within the inspection agreement. The Illinois Home Inspector Act can be found in its entirety at http://www.idfpr.com/dpr/re/homeinspect.asp.

This report includes both a DETAIL SECTION and a SUMMARY SECTION. You may select to view and or print in either mode or both. Many areas of this inspection report will contain hyperlinks which will direct you to expert informative details on a subject of concern.Please understand that all homes, regardless of their age, have some number of defects or issues to address or monitor. Home inspection reports by nature focus on defects and thus may seem negative in tone. Many or even most features of this property may be in excellent condition and of high quality and may have been deemed "adequate or acceptable" for purposes of this report. Therefore, many of the 545 plus items from the inspectors field notes list that were inspected/viewed or considered and were deemed adequate or acceptable, may not be specifically commented on in the written report. This is not meant to downplay this property's assets, but rather to focus attention on alerting you to the potentially important issues. These are those specific areas that need attention, evaluation, maintenance, or those items which may create safety concerns or possible major or costly repair and replacement expense. This report will also contain items to alert or advise you of common things which a homeowner may want or need to know.

These may include information on specific location of meters, shut-off switches, turn-off valves and other data which will help the owner better understand the items, systems or mechanics of the home. Our report contains valuable information that is for your analysis now, as well as, specific maintenance details and reference information that will prove important to you for years to come. Thank you for choosing WALL-2-WALL Home Inspection Services.

You will benefit from the diligent approach taken in inspecting your property. This should assist you in getting the maximum return from your investment with the least amount of worry.We appreciate and thank you for your patronage.


Signature
Adam W. Gordon
Owner / Licensed Home Inspector
WALL-2-WALL Home Inspection Services
IL #: 450010144
Table of Contents
General Information
Grounds
Exterior and Foundation
Decks, Porches and Patios
Roof Covering and Components
Attic and Roof Structure
Garage
Basement
Electrical
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Bedroom(s)
Living / Family / Dining / Hallways
Attachments
Pre-Inspection_Agreement_Signed.pdf
Receipt_Final.pdf


General Information
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Report Number: 20160528
Report Date: May 28, 2016
Inspection Start Time: 9:00 a.m.
Inspection End Time: 12:00 p.m.
Inspector: Adam W. Gordon (IL#: 450010144)
Inspection fee: $275.00
Termite inspection included: Yes
Payment method: Credit card
Client Name: Jon Doe
Client Email: Not Applicable
Client Phone Number: (123) 456-7890
Individuals present during inspection: Client(s), Buyer's Realtor, Seller's Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Sunny, Overcast
Temperature during inspection: Approximately 75 degrees
Ground condition during inspection: Wet
Recent weather: Light to moderate rain, Overcast, Windy / wind gusts
Type of property being inspected: Two story, Basement, Attached Garage
Buildings inspected: One house, One attached garage
Approximate Age: Approximately 11 years old (2005)
Source for approximate age of property: Property listing
Approximate Square Footage: Approximately 3,839 square feet
Source for approximate square footage: Property listing
Front of property inspected faces: North
Property occupied at time of inspection: Yes, Furniture and/or stored items were present

1) Comment - Photos of the building's elevations at the time of inspection:
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Photo 1-1
North Elevation
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Photo 1-2
West Elevation
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Photo 1-3
South Elevation
Photo
Photo 1-4
East Elevation

2) Comment - Several areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
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Photo 2-1
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Photo 2-2

Grounds
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Limitations: Unless specifically included within this inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; docks and boathouses; retractable awnings. Any comment(s) made regarding these items are as a courtesy only.

Grading of property: Level grading, Minor slope away from house, Reverse slope towards house
Vegetation noted: Tree(s), Shrubs(s), Bushes(s), Miscellaneous flowers, ground cover, etc.
Landscaping materials: Landscaping block, Landscaping rock, Pavers
Driveway material: Poured in place concrete
Condition of driveway: Appeared serviceable at time of inspection
Walkway material: Poured in place concrete, Epoxy
Condition of walkway: Serviceable at time of inspection

3) Repair/Maintain, Conducive conditions - The soil or grading is sloped towards the building's foundation in one or more areas. This can result in water accumulating around building foundations or underneath buildings, which can in turn lead to water/moisture infiltration into the property. Recommend grading the soil so that it slopes down and away from buildings with a slope of at least 1 inch down per 6 feet out from the property.

4) Maintain, Evaluate - Minor erosion was found in one or more areas of the property (See photo). Recommend having a qualified professional make repairs as necessary to repair and prevent future erosion damage.
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Photo 4-1
 

5) Maintain, Comment - The bushes along the walkway are overgrown, which has cut back on the full width of the path. Recommend trimming back so that they don't block the sidewalk.
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Photo 5-1
 

6) Comment - Some areas of the driveway were obscured by vehicles and could not be fully evaluated.
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Photo 6-1
 

7) Comment - Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway. This deterioration is normal for driveways of this age. The client may wish to have repairs made for cosmetic reasons.
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Photo 7-1
 

Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris and wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Please note that the inspector does not determine the adequacy of seismic reinforcement.

Wall inspection method: Viewed from ground, with binoculars
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of exterior wall covering: Appeared serviceable at time of inspection
Soffits: Vented, Metal
Condition of soffits: Appeared serviceable at time of inspection
Fascia: Metal
Condition of fascia: Appeared serviceable at time of inspection
Shutter(s) Material: Plastic
Condition of shutters: Appeared serviceable at time of inspection
GFCI present: Yes
Wiring of receptacles: Receptacles properly wired at time of inspection
Hosebibb(s) present: Yes
Apparent foundation type: Unfinished basement, Finished basement
Foundation/stem wall material: Poured in place concrete
Condition of foundation and footings: Appeared serviceable at time of inspection
Footing material (under foundation stem wall): Poured in place concrete

8) Major Defect - There are areas of low grading and improper water diversion control that is causing water to collect next to the foundation of the home in the rear of the home, which has seeped into the basement. Recommend ensuring that all downspouts and grading are sloped away from the house so that water can properly be directed away from the foundation.
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Photo 8-1
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Photo 8-2
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Photo 8-3
 

9) Repair/Replace - Some sections of siding and/or trim were warped. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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Photo 9-1
 

10) Repair/Maintain - One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
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Photo 10-1
Previously damaged siding that has been patched.
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Photo 10-2
Damaged siding on the exterior of the chimney.

11) Repair/Maintain - Several areas of the front porch and rear porch (under the deck) are showing signs of minor undermining. Recommend ensuring that the low areas are back-filled so that the concrete is properly supported and does not crack or break.
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Photo 11-1
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Photo 11-2

12) Maintain, Conducive conditions - Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
Photo
Photo 12-1
 

13) Maintain, Conducive conditions - Trees were in contact with or were close to the building at one or more locations. Damage to the building may occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
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Photo 13-1
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Photo 13-2

14) Maintain, Conducive conditions - Caulk was missing in some areas. For example, at siding-trim junctions. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used.
Photo
Photo 14-1
Water penetration due to missing caulk causing stains on garage door.
Photo
Photo 14-2
Missing caulk.

Decks, Porches and Patios
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Location(s): Front of home
Porch type: Open, Covered (Refer to Roof section)
Porch flooring materials: Concrete
Condition of deck, patio and/or porch covers: Appeared serviceable at time of inspection
Location: Rear of home
Deck material: Wood
Condition of deck(s): Serviceable at time of inspection
Stair / handrail / guardrail material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)

15) Safety, Repair/Replace - Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
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Photo 15-1
 

16) Safety, Repair/Replace - Guardrails at one or more locations with drop-offs higher than 30 inches were missing. This poses a fall hazard. Guardrails should be installed where walking surfaces are more than 30 inches above the surrounding grade or surfaces below. Recommend that a qualified contractor install guardrails where missing and per standard building practices.
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Photo 16-1
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Photo 16-2

17) Minor Defect - The front concrete porch had a small piece of the concrete that was broken off. This is just a minor, cosmetic defect. Recommend patching the are to prevent future damage.
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Photo 17-1
 

Roof Covering and Components
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Limitation: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access, height of roof, slope of roof pitch or weather conditions; solar roofing components; satellite dishes or towers. Any comments made regarding these items are made as a courtesy only. Please note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.

Roof inspection method: Traversed, Partially traversed
Roof type: Gable
Approximate age of roof surface(s): Approximately 12 years old (2004)
Number of layers of roofing materials: 1
Roof covering material: Asphalt or fiberglass composition shingles
Condition of roof surface material: Appeared serviceable at time of inspection
Condition of exposed flashings: Appeared serviceable at time of inspection
Drip edge present: Yes
Gutter and downspout material: Metal
Gutter and downspout installation: Partial
Condition of roof structure, sheathing, and joists: Appeared serviceable at time of inspection

18) Repair/Replace - Gutters were missing over one or more entrances. People entering and exiting the building are likely to get wet during periods of rain as a result. Most buildings benefit from having a complete drainage system installed, but at a minimum, recommend installing gutters over entrances.
Photo
Photo 18-1
Missing gutter and downspout
 

19) Repair/Replace - Extensions such as splash blocks or drain pipes for one or more downspouts were misaligned and/or substandard. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
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Photo 19-1
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Photo 19-2
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Photo 19-3
 

20) Maintain - Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically.
Photo
Photo 20-1
 

Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access or areas and components that are obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.

Location of attic access point: Hallway, second floor
Attic inspection method: Viewed from hatch(es), Partially traversed
Roof structure type: Trusses
Roof Sheathing Material: OSB
Ceiling structure: Trusses
Condition of roof structure, sheathing, and joists: Appeared serviceable at time of inspection
Ceiling insulation material: Fiberglass loose fill
Approximate insulation depth: Approximately 22 inches
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable at time of inspection
Vermiculite insulation present: None visible
Vapor barrier: Not determined (inaccessible or obscured)
Roof ventilation type: Gable end vents, Open soffit vents
Condition of roof ventilation: Appeared serviceable at time of inspection
Electrical: Please refer to electrical section of this report.

21) Comment - Views of the attic and insulation.
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Photo 21-1
Photo
Photo 21-2
Photo
Photo 21-3
 

22) Comment - Attic access location
Photo
Photo 22-1
Upstairs hallway
 

Garage
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.

Type: Attached, Two car
Type of door between garage and house: Solid core, Wood, Metal, With visible fire-resistance rating
Condition of door between garage and house: Appeared serviceable at time of inspection
Vehicle door material: Metal
Number of vehicle doors: 1
Type of garage vehicle door: Sectional
Condition of garage vehicle door(s): Appeared serviceable at time of inspection
Condition of automatic opener(s): Appeared serviceable at time of inspection
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Garage floor material: Concrete, Concrete with epoxy covering
Condition of garage floor: Appeared serviceable at time of inspection
Materials of interior walls and ceiling: Drywall
Condition of garage interior: Appeared serviceable at time of inspection
Garage ventilation: Exists
Electrical: Please refer to electrical section of this report.

23) Safety, Repair/Replace - The screen door in the garage has tears and is showing signs of deterioration. Recommend having the screens repaired, or remove the door all together, as the are not safe for use, as they are not fire rated and can allow gasses from the garage to enter the home.
Photo
Photo 23-1
 

24) Comment - Some floor areas were obscured by stored items and couldn't be fully evaluated.
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Photo 24-1
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Photo 24-2
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Photo 24-3
 

Basement
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Please note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed in order to do so. The inspector does not determine the adequacy of basement floor drains, stairwell drains, or determine if such drains are clear or clogged. Please note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.

Window Type: Single hung, Double Pane
Window material: Metal
Condition of windows and skylights: Appeared serviceable at time of inspection
Condition of stairs / handrails / guardrails: Appeared serviceable at time of inspection
Pier or support post material: Wood
Beam material: Steel
Floor structure: Solid wood joists
Condition of floor substructure above crawl space: Appeared serviceable at time of inspection
Insulation material underneath floor above: None visible
Condition of insulation underneath floor above: Appeared serviceable at time of inspection

25) Safety, Repair/Maintain - One or more handrails had no "returns" installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.

26) Repair/Replace, Evaluate, Monitor, Conducive conditions - Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
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Photo 26-1
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Photo 26-2
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Photo 26-3
 

27) Monitor - Carpet was installed in the basement. Carpet absorbs and retains moisture and odors in humid environments such as basements. Monitor carpeted areas for moisture and odors in the future. Carpeting may need removal and/or replacement with a moisture-resistant flooring material.

28) Comment - Many areas were not evaluated due to lack of access from stored items. These areas are excluded from the inspection.
Photo
Photo 28-1
 

Electrical
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Please note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings or stored items are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke detectors is not determined as part of this inspection. Upon taking occupancy, proper operating of smoke and carbon monoxide detectors should be verified and batteries should be changed. Smoke detectors have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.

Primary service type: Underground
Service voltage (volts): 120-240
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Electric service condition: Appeared serviceable at time of inspection
Location of main service panel: Basement
Location of main disconnect: Breaker at top of main service panel
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Yes
Condition of main service panel: Appeared serviceable at time of inspection
Type of wiring: Non-Metallic cable
Condition of branch circuit wiring: Appeared serviceable at time of inspection
Solid strand aluminum branch circuit wiring present: None visible
Wiring of receptacles: Receptacles properly wired at time of inspection
Light switch condition: Appeared serviceable at time of inspection
Condition of lighting / ceiling fan(s): Appeared serviceable at time of inspection
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
Location of smoke detector(s): Through out house
Smoke alarm power source(s): Hard wired

29) Safety, Repair/Maintain - No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations.

30) Comment - Location of electrical panel and/or sub-panel
Photo
Photo 30-1
Panel located in basement closet.
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Photo 30-2
Main disconnect for panel.
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Photo 30-3
Breaker legend
 

31) Comment - Underground service entrance.
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Photo 31-1
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Photo 31-2

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Please note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks. Any repairs recommended should be made by a licensed plumber.

Water service: Public
Location of main water meter: By street
Location of main water shut-off: Basement
Service pipe material: Copper
Condition of service and main line: Appeared serviceable at time of inspection
Supply pipe material: Copper
Condition of supply lines: Appeared serviceable at time of inspection
Location(s) of plumbing clean-outs: Basement, Building exterior
Drain pipe material: Plastic
Condition of drain pipes: Appeared serviceable at time of inspection
Waste pipe material: Plastic
Condition of waste lines: Appeared serviceable at time of inspection
Vent pipe material: Plastic
Vent pipe condition: Appeared serviceable
Sump pump installed: Yes
Condition of sump pump: Appeared serviceable at time of inspection (float checked)
Fuel Type: Natural Gas
Location of main fuel shut-off valve: At gas meter, At building exterior
Fuel Supply Material: Black Iron
Condition of fuel system: Appeared serviceable at time of inspection

32) Repair/Replace - The sump pump discharge pipe was routed so that it drained close to the foundation. Prolonged, high levels of moisture in soil can cause foundation settlement and failure. If drainage is near a crawl space or basement, water can accumulate in these spaces. Recommend that a qualified contractor repair as necessary so the discharge pipe terminates well away from the foundation and to soil that is sloping down and away from the foundation.
Photo
Photo 32-1
 

33) Comment - A sump pump was installed in the basement. These are specialty systems and only a limited evaluation was performed as part of this inspection. The inspector does not determine the adequacy of sump pumps and their associated drainage systems. The presence of a sump pump may indicate that water routinely accumulates below or inside the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. The client should be aware that the service life of most sump pumps is 5-7 years, and that the pump may need replacing soon depending on its age and how often it operates.
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Photo 33-1
 

34) Comment - Main water shut-off valve location
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Photo 34-1
 

35) Comment - Location of fuel supply shut-off
Photo
Photo 35-1
 

36) Comment - Location of clean-outs
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Photo 36-1
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Photo 36-2

Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls or catch pan drains. Any comments made regarding these items are as a courtesy only. Please note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated. Any repairs recommended should be made by a licensed plumber.

Location of water heater: Basement
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Fuel shut-off: At tank
Manufacturer: Bradford White
Model number: MI5036FBN7
Serial number: BG6470699
Estimated age: Approximately 11 years (2005)
Condition of water heater: Appeared serviceable at time of inspection
Condition of burners: Appeared serviceable at time of inspection
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable at time of inspection

37) Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Photo
Photo 37-1
 

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating/cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems or safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Please note that the inspector does not provide an estimate of remaining life on heating/cooling system components, does not determine if heating/cooling systems are appropriately sized, test coolant pressure or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Any repairs recommended should be made by a licensed HVAC specialist. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).

General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Fuel type: Natural gas
Fuel shut-off: At furnace
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: Approximately 11 years old
Forced air heating system manufacturer: Trane
Forced air furnace model #: TUD080C936K4 and TUD080C936K4
Forced air furnace serial number: 5224S5G1G and 5224S9N1G
Location of forced air furnace: Basement
Condition of forced air heating/(cooling) system: Appeared serviceable at time of inspection
Location for forced air filter(s): At base of air handler
Condition of furnace filters: Appeared serviceable at time of inspection
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable at time of inspection
Condition of venting system: Appeared serviceable at time of inspection
Type of combustion air supply: Intake duct
Condition of combustion air supply: Appeared serviceable at time of inspection
Cooling system and/or heat pump fuel type: Electric
Exterior Disconnect: Yes
Location: Near unit
Type: Split system
Estimated age: Unit A is approximately 2 years old and 11 years old.
Manufacturer: Trane, Frigidaire
Heat pump or air conditioner model number: FS4BD-036KB and 2TTB0030A1000AA
Heat pump or air conditioner serial number: FSG140600485 and 5183W3K5F
Condition of cooling system and/or heat pump: Appeared serviceable at time of inspection
Thermostat Type: Digital
Thermostat Location: Living room, main floor
Condition of controls: Appeared serviceable at time of inspection

38) Repair/Replace, Comment - The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. One unit appeared to be at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
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Photo 38-1
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Photo 38-2

39) Repair/Maintain - The pad for the heat pump or air conditioning condensing unit was not level. This unit requires adequate support. The compressor may be damaged if this unit is tilted 10 degrees or more. Also, the pad should elevate the unit above the soil to prevent corrosion. Recommend that a qualified person repair as necessary.
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Photo 39-1
 

40) Repair/Maintain - The HVAC ducts in the unfinished utility area of the basement is showing signs of rust due to increased moisture. Recommend having the rust spots fixed and properly manage the moisture in the air (i.e. with a humidifier).
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Photo 40-1
 

41) Comment - Location of thermostat
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Photo 41-1
Living room on main floor
 

Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs or chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Please note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.

Hearth material: Brick
Gas fireplace or stove type: Metal pre-fab fireplace
Fan or blower installed in gas-fired fireplace or stove: Yes
Condition of gas-fired fireplaces or stoves: Appeared serviceable
Wood-burning chimney type: Metal
Gas-fired flue type: B-vent
Condition of chimneys and flues: Appeared serviceable

42) Safety, Repair/Maintain - The gas fired fireplace has sand and insulation in the firebox. This is a fire hazard if the fireplace is started before cleaning out. Recommend removing all debris before using the fireplace.
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Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Please note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.

Appliance: Please note that full inspection of each kitchen appliance is beyond the scope of this inspection. When applicable, the appliances are tested for on / off functionability. The full operating functions of each appliance is not inspected. Please refer to each appliance within this report.
Permanently installed kitchen appliances present during inspection: Range, Oven, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven
Kitchen floor material: Hardwood
Condition of floor: Appeared serviceable at time of inspection
Materials of interior walls and ceiling: Drywall
Condition of interior walls and ceilings: Appeared serviceable at time of inspection
Countertop Material: Laminate
Kitchen cabinet material: Wood
Condition of cabinets: Appeared serviceable at time of inspection
Type of sink: Double
Sink material: Stainless steel
Condition of sinks and related plumbing: Appeared serviceable at time of inspection
Shut-off valves present: Yes
On / Off function tested: Yes
Condition of under-sink food disposal: Appeared serviceable at time of inspection
Quick cycle checked: Yes
Condition of dishwasher: Appeared serviceable at time of inspection
Range, cooktop or oven type: Natural gas
Condition of range, cooktop or oven: Appeared serviceable at time of inspection
Type of ventilation: Hood over range or cooktop
Condition of: Appeared serviceable at time of inspection
Condition of refrigerator: Appeared serviceable at time of inspection

43) Comment - The areas below sink(s) were obscured by stored items or dishes and couldn't be fully evaluated.
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Photo 43-1
 

Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Please note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances. Any repairs recommended should be made by a licensed plumber.

Location A: Half bath, first floor
Location B: Full bath, second floor
Location C: Full bath, Master bath
Materials of interior walls and ceiling: Drywall
Condition of interior walls and ceilings: Appeared serviceable at time of inspection
Interior door material: Wood, Composite
Condition of interior doors: Appeared serviceable at time of inspection
Countertop Material: Porcelain
Condition of countertops / sinks: Appeared serviceable at time of inspection
Vanity material: Wood, Particle board
Condition of vanity(s): Appeared serviceable at time of inspection
Kitchen floor material: Vinyl, Hardwood
Condition of flooring: Appeared serviceable at time of inspection
Condition of sinks and related plumbing: Appeared serviceable at time of inspection
Shut-off valves present: Yes
Condition of toilets: Appeared serviceable at time of inspection
Bathroom / shower type: Combined, Garden
Bathtub material: Fiberglass
Condition of enclosure(s) and related plumbing: Appeared serviceable at time of inspection
Bathroom and laundry ventilation type: Ceiling exhaust fans
Condition of ventilation systems: Appeared serviceable at time of inspection
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: No

44) Repair/Replace - The exhaust fan at location(s) #B was noisy or vibrated excessively. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.

45) Repair/Maintain - No caulk was installed around the base of the toilet at location(s) #A, B and C where fastened to the floor. Caulk should be applied approximately 3/4 of the way around the toilet base at the front for sanitary purposes and to prevent water intrusion. The back should be left uncaulked so water can escape if a leak ever occurs. Recommend that a qualified person caulk around the toilet base(s) per standard building practices.
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Photo 45-1
 

Bedroom(s)
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Please note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.

Number of bedrooms: 4
Bedroom locations: Second floor
Interior door material: Wood, Composite
Condition of interior doors: Appeared serviceable at time of inspection
Type(s) of windows: Vinyl, Multi-pane, Double-hung
Condition of windows and skylights: Appeared serviceable at time of inspection
Materials of interior walls and ceiling: Drywall
Ceiling type or covering: Drywall
Condition of interior walls and ceilings: Appeared serviceable at time of inspection
Flooring type or covering: Carpet
Condition of flooring: Appeared serviceable at time of inspection

Living / Family / Dining / Hallways
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Please note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.

Exterior door material: Metal, Glass panel
Condition of exterior entry doors: Appeared serviceable at time of inspection
Interior door material: Wood, Composite
Condition of interior doors: Appeared serviceable at time of inspection
Type(s) of windows: Vinyl, Multi-pane, Double-hung
Condition of windows and skylights: Appeared serviceable at time of inspection
Materials of interior walls and ceiling: Drywall
Ceiling type or covering: Drywall
Condition of interior walls and ceilings: Appeared serviceable at time of inspection
Flooring type or covering: Carpet, Wood or wood products
Condition of flooring: Appeared serviceable at time of inspection
Condition of stairs, handrails and guardrails: Appeared serviceable at time of inspection


We here at WALL-2-WALL Home Inspection Services strive to educate all home buyers not only during the initial home inspection, but to provide additional tools and information that can be used after the home has been purchased and the home buyer has moved in. In order to do so, we are providing you with a maintenance checklist, which is located in the summary report, so that you understand what needs to be checked and when these checks should be completed in order to provide proper home maintenance and upkeep that will ultimately increase the longevity and promote the proper operations of the home systems. Also, feel free to visit our website at www.wall2wallinspections.com or on Facebook for other useful information and tips.




DISCLAIMER


As this inspection is a visual inspection, is not technically exhaustive and is only representative of the property at a certain point in time, there are numerous limitations and exclusions that are included within this residential inspection report. Unless specifically included in the report, the following items are considered limitations and exclusions and will be omitted from this report:


In some cases we may recommend your consulting a specialist such as a licensed structural engineer, licensed HVAC specialist, licensed plumber or licensed electrician. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME ITEMS MAY REMAIN HIDDEN OR BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE OF A GENERAL INSPECTION. THIS REPORT SHOULD BE USED IN CONJUNCTION WITH, AND NOT A REPLACEMENT FOR, A PRE-CLOSING WALK-THROUGH BY THE CLIENT.




Signature
Adam W. Gordon
Wall-2-Wall Home Inspection Services
STATE OF ILLINOIS LICENSE #: 450010144