inspection report · 2017. 3. 1. · i. domicile consulting report this inspection is being...

Inspection ReportRalph Cramden

Property Address:1819 W Orleans

Chicago IL

CramdenDomicile Consulting

of 341819 W Orleans

1415 W Augusta

Domicile Consulting

Dan Cullen 450.000570 Expires Nov. 20162545 W Diversey Ave Suite 214

Chicago IL 60647312-488-1461


of 341819 W Orleans

I. Domicile Consulting ReportThis inspection is being conducted in accordance with the State of Illinois Home Inspector Licensing Act. No pest control, lead paint, asbestos, mold,or other types of testing are being performed. This is a visual inspection of readily accessible systems and components of the building/s.Some items or areas may not be inspected if they are blocked by furniture or stored items. The inspector makes no guarantees regarding any of thebuilding's systems or components. The inspection is performed in good faith and is a 'snapshot in time'; it is does NOT constitute aprediction that the buildings systems and components will perform adequately in the future. Only non-invasive processes are used in thecourse of the inspection. Seasonal changes such as wind-driven rain, ice, and humidity may bring some defects to light that were not noted duringyour property inspection. Basements and attics that were dry at the time of the inspection can be damp or leak in later weeks or months. Ifyou discover any adverse conditions in the Property after your Domicile Consulting inspection, please call us immediately for a re-inspection and free consultation. Your inspection fee will be refunded without question if you are unhappy with the inspection for any reason,provided the buyer/client signs a 'hold harmless' agreement when accepting the refunded fee. No guarantees or warranties are provided inconnection with this inspection. Any disputes that cannot be resolved by the inspector and the client will be submitted jointly to the AmericanArbitration Association for a decision.

Styles & Materials

ROOF COVERINGS:Composition (Asphalt or Fiberglass)

ShinglesModified BitumenRolled Roofing

ROOF VIEWED:Roof Was Walked

POTABLE WATER SOURCE:Public

WATER SERVICE PIPING MATERIAL:Unknown/Not visibleMain Water Shut-Off Location :

Underground Vault

WATER SUPPLY PIPING MATERIAL:CopperNot Fully VisibleWater Pressure and Flow : Marginal

COOLING EQUIPMENT STYLE:Split System (Outside Condenser w/

Inside Evaporator)Approximate Cooling Capacity in Tons :

2.0-2.5 Tons

COOLING EQUIPMENTMANUFACTURER:

Average Service Life of A/C Unit is 12-15Years

RHEEMApprox. Age of Condensing Unit : Less

Than One Year Old

PLUMBING WASTE PIPING MATERIAL:Not Fully VisiblePVC

WATER HEATER SIZE AND POWERSOURCE:

40 GallonsElectric Water HeaterGas-Fired Water HeaterBTU or WATT Input Rating : Apt. 1:

40,000 BTU Apts. 2 and 3: 4500 Watts

WATER HEATER MANUFACTURER:RheemApproximate Age in Years : Less Than

One Year Old

ELECTRICAL SERVICE:Overhead serviceCopper Service ConductorsLocation of Main Service Disconnect :

Rear of Individual Apartments

SERVICE PANEL AMPACITY:100 AMP3 Service PanelsUnable to DetermineOvercurrent Protection Devices : New

Service Being Installed at the Time of theInspection

BRANCH CIRCUIT CONDUCTORS:CopperNot fully visible# of Circuits Used/# of Circuits Available

for Use : Spare Breakers Available

WIRING METHODS:Electrical Metallic Tubing EMT (Conduit)Not Fully VisibleArmored Cable (BX)

ELECTRICAL GROUNDINGCONDUCTOR/CLAMP LOCATION:

Driven Ground Rod

HEAT TYPE:Forced Air Ducted SystemAir Filter Size : 16 x 25 x 1

HEATING ENERGY SOURCE:Natural GasBTU or KW Input per Hour : 42,000 and

70,000 BTU

HEATING EQUIPMENTMANUFACTURER:

Average Service Life of a Gas-FiredForced-Air Furnace is 15-20 years

RHEEMApproximate age of unit : Less Than One

Year Old


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VENTILATION:Recirculating Kitchen ExhaustWindow Ventilation Only in Bath

CRAWLSPACE ACCESS:None Found. Crawlspace Not Accessed.

COUNTERTOPS/CABINETS:Solid Surface CountertopsWood Kitchen Cabinets

ATTIC INSULATION AND VAPORRETARDERS:

Unable to Determine Whether or NotInsulation Is Present in the Walls andCeilings

FIREPLACES:No Fireplace Present

MAIN FLOOR BEAM AND POSTS:No Visible Posts or Beams

Items

A. EXTERIOR WALLS, GROUNDS, CHIMNEYS, ETC.Comments: Not Functioning or in need of repair

(1) FYI: The east and north façadesof the building appear to be clad witha thin layer of surface appliedmasonry veneer. The materialappears to have been in place forseveral decades; however, its long-term performance is unknown.

A. Item 1(Picture) Surface Applied Cladding

(2) All exterior wall penetrations suchas; piping, conduit, vent caps, etc.should be sealed against moistureintrusion, drafts, and energy lossesthrough the use of the appropriatecaulking methods and materials.

A. Item 2(Picture) Missing Sealant


of 341819 W Orleans

(3) An apparently abandoned metalexhaust pipe was noted on the upperwest elevation. It should be removedin the masonry opening properlyrepaired.

A. Item 3(Picture) Abandoned Exhaust Piping

(4) Areas of the exterior walls aroundthe rear storage shed do not havesufficient clearance from grade level.This can result in moistureentrapment, wood rot, concealedfoundation cracks, and easy accessfor wood-boring insects. It isrecommended that either thelandscaping/hardscaping at the baseof the walls be provided with severalinches of clearance from the adjacentgrade. After the re-grading isperformed the frame walls should beevaluated for damage and repaired asnecessary. If re-grading is impracticaldue to a narrow building lot or otherconstraints then the base of the wallsshould be reconstructed in order toprovide protection from moisturesaturation, moisture penetration, andmoisture damage.

A. Item 4(Picture) Moisture Damage


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B. GARAGES & OUTBUILDINGSComments: Not Functioning or in need of repair

(5) The brick masonry above the rearattic doorway is not properlysupported, is displaced, and is at riskfor failure. Repair by a qualifiedmasonry contractor is stronglyrecommended.

A. Item 5(Picture) Sagging Masonry

(6) The cement parge coating on theupper rear exterior masonry wall isextensively cracked and poorlyadhered to the substrate. Extensivemasonry repairs are required in orderto reduce the risk for ongoing andaccelerating deterioration.

A. Item 6(Picture) Failing Cement Parging


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B. Item 1(Picture) Door Damage

B. Item 2(Picture) Door Damage(1) Each of the three garage doors have suffered damage to the sheet metal. The damaged not appear toimpact the operation of the doors.

(2) It is likely that delivery trucks areresponsible for the damage noted atthe southeast corner of the garageeave. It is recommended that thedamage be repaired and that one ormore large diameter concrete filledsteel pipe bollards the furnished andinstalled to prevent future impactdamage.

B. Item 3(Picture) Eave Damage


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C. ROOF COVERING, ROOF FLASHINGS, ROOF DRAINAGE.Comments: Not Functioning or in need of repair

(3) The photo-electric safety sensorsfor the south automatic overheadgarage door should be placed within4 to 6 inches of the garage slab. Theexisting safety sensors are higherthan this standard dictates andpresent an undue risk for crushing andentrapment injuries. Repair by alicensed and competent garage doorspecialist is recommended.

B. Item 4(Picture) Defective Installation

(1) Downspouts should be providedfor every 40 feet of gutter installation.The one small downspout at thenortheast corner of the east roof slopeis inadequate. Proper capture,control, and discharge of roof runoff isessential for preventing moisturedamage to exterior masonry walls andfor reducing the risk for basementseepage. It is strongly recommendedthat a qualified contractor provide aplan and budget for gutter systemreplacement/repair.

C. Item 1(Picture) Undersized Roof Drainage System


of 341819 W Orleans

C. Item 2(Picture) Inadequately Secured Soffit Panels

C. Item 3(Picture) Low Quality Roof Covering Appliedby Leak-Prone 'Face-Nailing' Method


of 341819 W Orleans

C. Item 4(Picture) Missing Drip Edge

C. Item 5(Picture) Deteriorated Eaves


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C. Item 6(Picture) Advanced Aging of Shingles

C. Item 7(Picture) Advanced Deterioration


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C. Item 8(Picture) Close-Up of Deteriorated Shingle

C. Item 9(Picture) Advanced Deterioration


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C. Item 10(Picture) Improperly Configured RoofCovering Terminations

C. Item 11(Picture) Loose Shingles(2) The roof and eaves of the building are, with relatively small exceptions, in poor condition. Extensivedeterioration was noted with regard to the composition shingle roof covering, flashing, chimneys, and eaves. Itis strongly recommended that a qualified roofing contractor provide a plan and budget for replacing thosecomponents that are at the end of their useful lives. The fact that the roof and eaves are difficult to accessdue to the height of the building, the front sidewalk, and the east alley, may significantly increase the cost ofroof repairs. For this reason also as many repairs is practical should be performed at once and should beperformed with materials and methods that provide the longest service.


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C. Item 12(Picture) Abandoned Plumbing Vents

C. Item 13(Picture) No Current Use for Chimney

C. Item 14(Picture) Components No Longer in Use(3) A number of abandoned components were left in place during the recent renovations and roof coveringinstallation. These include but are not necessarily limited to plumbing vent stacks, furnace exhaust piping, andchimneys. All of these components present ongoing maintenance issues and risks for leaking and damage.The decision not to remove these components was once again, penny wise. It is recommended that inconjunction with the recommended roofing repairs and replacement, these components be removed orproperly terminated.


of 341819 W Orleans

D. STRUCTURE & FOUNDATIONComments: Not Functioning or in need of repair

C. Item 15(Picture) Improperly Sealed Flange

C. Item 16(Picture) Missing Sacrificial Layer(4) Significant issues were noted with regard to the newly installed modified bitumen roof covering over theeast rooftop dormer. It is recommended that the neoprene boot flashing for the air conditioning refrigerant linebe provided with a neatly applied and torched down patch of modified bitumen material. It is furtherrecommended that a sacrificial layer of roofing material be provided underneath the air-conditioningcondensing unit in order to reduce risk for damage to the roof membrane.


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D. Item 1(Picture) Crawlspace Vent

D. Item 2(Picture) Possible Void Space under Lower-Level Apartment Finished Flooring

D. Item 3(Picture) Elevated Moisture Evident atHardwood Flooring(1) Evidence of the existence of a crawlspace below the bottom floor apartment was noted. Thehardwood flooring in this apartment exhibits signs of elevated moisture content; a condition whichmay be due to a poorly ventilated crawlspace below. It is most strongly recommended that the sellerprovide documentation regarding presence or absence of a crawlspace. It is further recommendedthat, if such documentation is absent or inadequate, a qualified contractor provide an access hatch tothe under floor area of the lower level apartment in order to determine what repairs may be needed.


of 341819 W Orleans

D. Item 4(Picture) Front Exterior Stairway

D. Item 5(Picture) Repeated Cracking and Patching


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D. Item 6(Picture) Bulging, Patching, And Cracking

D. Item 7(Picture) Masonry Support Structure(2) Evidence of significant and ongoing structural movement was noted with regard to the large masonrystructure at the front exterior stairway. The actual structural components are concealed by patching andsurface applied finishes and could not be directly evaluated on the exterior. The structure appears to bepropped up by wood framing. It is strongly recommended that a qualified masonry contractor and/or structuralengineer further evaluate this assembly and provide a plan and budget For repairs.


of 341819 W Orleans

D. Item 8(Picture) Rear Porch System

D. Item 9(Picture) Excessive Opening


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D. Item 10(Picture) Railings Are InadequatelyResistant to Lateral Forces

D. Item 11(Picture) Inadequate Structural Connection


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E. ELECTRICAL SYSTEM, GROUNDING, CONNECTED DEVICES AND FIXTURESComments: Not Functioning or in need of repair

D. Item 12(Picture) Inadequately Secured AndSupported Stair Stringer

D. Item 13(Picture) One of Several Noncompliant PostSplices

D. Item 14(Picture) Badly Deteriorated Decking(3) Serious safety issues were noted with regard to the rear porch system. The defects and deteriorationnoted create a significantly increased risk for property damage and personal injury. It is most stronglyrecommended that a qualified porch and deck construction specialty contractor evaluate the rear porch systemin order to determine if repair or replacement is the most cost-effective and appropriate option.


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F. PLUMBING SUPPLY, DRAINS, FIXTURES AND VENTSComments: Not Functioning or in need of repair

E. Item 1(Picture) Missing Receptacles

E. Item 2(Picture) Missing Receptacle(1) GFCI protected electrical receptacle should be provided at the front and rear deck, balcony, and patioareas in order to provide safe and convenient electrical power at these locations.

(2) Every entry doorway into a roomshould be provided with a light switchso that occupants do not have to walkinto darkened rooms thereby creatinga risk for falls and injuries. The failureto provide for adequate interiorillumination is puzzling in light of theextensive renovations performed inthe need for electrical inspections bythe local code authority. It is stronglyrecommended that a qualifiedelectrician perform all electrical repairsnecessary to provide for fullcompliance with current electricalsafety and convenience standards.

E. Item 3(Picture) Missing Wall Switch


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F. Item 1(Picture) Shutoff Vault and Patio Drain

F. Item 2(Picture) Drains into Vault(1) The main water shut off for the building is located in a fault below the surface of the sunken frontpatio. Standing water was noted inside the vault and the patio storm drain appears to empty into thisdomestic water service vault. This extremely unusual configuration may not be code compliant andmay require significant expenditures to rectify. It is most strongly recommended that a qualifiedplumbing contractor further review this and other aspects of the plumbing system (see accompanyingphotos) in order to provide a plan and budget for plumbing repairs to the buyer for incorporation intoan operating budget or for further negotiation with the sellers. Due to the age of the structure a fiber-optic evaluation of the subsurface sewage drains should be performed to determine their currentcondition. Subsurface drain repairs can be quite expensive and due diligence requires a fiber-opticevaluation. The adequacy of the sunken patio slab drain could not be determined and should be partof this evaluation.


of 341819 W Orleans

F. Item 3(Picture) Loose Sink-Top

F. Item 4(Picture) Inadequately AnchoredComponents(2) Multiple loose sink-top's and toilets were noted in the various apartments. It is recommended that aqualified plumbing contractor secure these plumbing components and make all of the necessary repairs inorder to reduce the risk for leaking and damage.

(3) The dishwasher and kitchenfaucet should be provided withseparate shut-off valves so that theoccupants can have hot water at thekitchen sink even if the dishwashermust be isolated from it's watersupply.

F. Item 5(Picture) Shared Shutoff


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G. HEATING, AIR CONDITIONING, VENTILATION, AND GAS APPLIANCE SYSTEMSComments: Not Functioning or in need of repair

F. Item 6(Picture) Single Fixture Flow

F. Item 7(Picture) Multiple Fixture Flow(4) The water pressure and flow at the plumbing fixtures is marginal. It is recommended that any remaininggalvanized water supply piping be removed and replaced with copper piping for optimal flow and pressureduring the use of multiple fixtures. Since the recent renovations appear to have resulted in all new copperwater supply piping it may be necessary to add a water pressure booster pump or replace the undergroundwater service piping in order to increase pressure. Further evaluation by a qualified plumbing contractor isrecommended.


of 341819 W Orleans

H. INSULATION, VENTILATION, ATTICS, ETC.Comments: Not Functioning or in need of repair

1 inch thick furnace filters requiremonthly service intervals. Manyapartment tenants disregard therequired need to change these filtersmonthly basis. A clogged filter suckedinto an air handler can result in theneed for a $500 motor replacement.Optimal air filtration is provided by 4inch or 5 inch deep pleated filterssince they allow for excellent dustcapture and free conditioned air flowsimultaneously. It is recommendedthat the furnaces in the home befurther evaluated by a qualified HVACcontractor in order to determine costand feasibility for the installation ofthese high-performance HVAC airfilters.

G. Item 1(Picture) Filter Slot

H. Item 1(Picture) Missing Insulation at Cable Outlet

H. Item 2(Picture) No Visible Insulation


of 341819 W Orleans

I. FIREPLACES, WOODSTOVES, ETC.Comments: Not Present

J. INTERIORS AND FINISHESComments: Not Functioning or in need of repair

H. Item 3(Picture) Strong Draft Felt During RelativelyMild Conditions(1) A few isolated areas were available from which to view the space between the exterior masonry walls andthe interior gypsum wallboard. At these locations, no insulation was visible. It is obvious that, during therecent renovations, insulation was not fully or properly installed. The full extent of the inadequate or missinginsulation is unknown. The inspector will return to the property with thermal imaging equipment, when anappropriate differential exists between the interior and exterior temperatures, in order to develop moreinsulation regarding thermal insulation in the walls and ceilings.

(2) The installation of a ductedbathroom exhaust fan isrecommended in each bathroom inorder to provide for the safe andeffective removal of moisture andodors. While the building code mayallow the use of a bathroom windowfor ventilation, this practice isineffective, uncomfortable in thewinter, and wastes energy. Highquality, quiet, exhaust fans (preferablycontrolled with a timer switch) shouldbe installed by a qualified contractor.

H. Item 4(Picture) Window Ventilation Only


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K. WINDOWS, DOORS, SKYLIGHTSComments: Not Functioning or in need of repair

J. Item 1(Picture) Inadequate Light and Ventilation

J. Item 2(Picture) Inadequate Light and Ventilation At least two of the bedrooms have inadequate access to natural light and ventilation. Long-standing healthand safety regulations require that natural light and ventilation be provided to all habitable rooms at a ratiocorresponding to the floor area of that room. It is strongly recommended that the seller provide proof of codecompliance with regard to the recent renovations and that the bedrooms be provided with adequate naturallight and ventilation complying with local codes.


of 341819 W Orleans

(1) The front entry door system at thelower-level apartment is in poorcondition, is drafty, and should bereplaced.

K. Item 1(Picture) Deteriorated Door System

(2) The door sills should be securedand caulked in order to preventexcess motion and to prevent pestsand or weather from entering thehome.

K. Item 2(Picture) Inadequately Sealed and Secured Sill


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K. Item 3(Picture) Failed Thermal Seals

K. Item 4(Picture) Failed Thermal Seal


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K. Item 5(Picture) Cracked Window Glass

K. Item 6(Picture) Excessive Gap between Sash andFrame(3) The older aluminum framed windows in the building are in poor condition. A large number of the windowsare difficult to operate or have thermal seal failure. The extent of the deterioration of these windows indicatesthat replacement, rather than repair, maybe the appropriate option. It is recommended that a qualified windowspecialty contractor provide a plan and budget for either repair or replacement of these older window systems.

(4) All of the missing window screensshould be furnished and installed inorder to allow for safe, naturalventilation of the home.

K. Item 7(Picture) Missing Window Screen


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L. INSTALLED APPLIANCESComments: Not Functioning or in need of repair

K. Item 8(Picture) Drafty Vent Panel

K. Item 9(Picture) EnergyEfficient Vent Panel

(5) The aluminum framed vent window in the glass block window panel is prone to drafts and condensation. Itis recommended that it be replaced with a vinyl framed, insulated glass panel for energy efficiency andincreased indoor comfort in the bathroom.

L. Item 1(Picture) Missing Safety Bracket

L. Item 2(Picture)

(1) An anti-tipping device (Federally mandated and shipped with all ranges) should be installed at the kitchenrange for the prevention of scalds and burn injuries.


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M. OTHERComments: Not Functioning or in need of repair

All of the recommendations for repairs or alterations that are contained in this report should be performed by licensed and competent contractors withexpertise in the appropriate trade or specialty. It is recommended that the repairs/alterations be completed prior to closing. The contractor/s whoperform the recommended repairs at the seller's direction should provide the buyer/client with all appropriate documentation regarding the materialsand methods used in the work. A list of contractors who have been rated and recommended by consumers can be found at www.angieslist.com

(2) The installation of a preformeddrip pan is recommended underneaththe washing machine in order toreduce the risk for leaking anddamage in the event of an appliancemalfunction.

L. Item 3(Picture) Missing Drain Pan

Evidence of a rodent problem wasnoted. Further evaluation by aqualified pest control contractor isrecommended. Any openings in theexterior walls and door frames that are1/4" or more in size could allow miceinto the home. A comprehensiveevaluation and sealing of the buildingexterior is recommended in addition tothe elimination of any existing micefrom inside the structure.

M. Item 1(Picture) Rodent Trap


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INVOICE

Domicile Consulting2545 W Diversey Ave Suite 214Chicago IL 60647312-488-1461Inspected By: Dan Cullen

Inspection Date: 9/12/2016Report ID:

Customer Info: Inspection Property:

Ralph Cramden

Customer's Real Estate Professional:

1819 W OrleansChicago IL

Inspection Fee:

Service Price Amount Sub-Total3 Unit Apartment Building 750.00 1 750.00

Returning Client Discount (DNA For Re-inspections) -50.00 1 -50.00

Returning Client Discount -50.00 1 -50.00

Tax $0.00Total Price $650.00

Payment Method: Credit CardPayment Status: Invoice SentNote:


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inspection report · 2017. 3. 1. · i. domicile consulting report this inspection is being...

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