tml home inspectors, inc

Property address _ xx

TML Home Inspectors, Inc. [email protected] (630) 841 – 7333 of 15

TML Home Inspectors, Inc.

CallHomeInspector.com

Email: [email protected]

Ph. (630) 841 – 7333

Inspector: Jerry Zieleziecki

License # 450.00xxxx

Expiration Date: 11/30/2014

Date:

Time:

Client: R

Phone: ()

Email:

Property Address:

RE agent: Phone: ()

Email:

PURPOSE OF INSPECTION

The purpose of the inspection is to determine, and prepare a written report of, the apparent condition of the readily accessible installed

systems and components of the Premises existing at the time of the inspection.

SCOPE OF INSPECTION The scope of the inspection and report is strictly limited to a visual inspection of the apparent condition of the readily accessible installed

systems and components of the premises. The inspection will be performed in accordance with the Illinois Standards of Practice, 68 ILL.

Admin. Code 1410, Sec. 1410.200. The scope of the inspection is strictly limited to the system and components listed in the inspection

report.

OUTSIDE SCOPE OF THE INSPECTION Latent and concealed defects and deficiencies are excluded from the inspection. Any area which is not exposed to view, is concealed, or is

inaccessible because of soil, walls, floors, carpets, ceilings, furnishings, or any other thing is not included in this inspection.

The inspection does not include any destructive testing or dismantling. Client agrees to assume all the risk for all conditions which are

concealed from view at the time of the inspection.

This is not a home warranty, guarantee, or insurance policy or substitute for real estate transfer disclosures which may be required by law.

The Client understands that the following systems and components, whether or not they are latent or concealed, and information about

them are specifically excluded from and outside the scope of this inspection:

• Building code or zoning ordinance violations.

• Geological stability or soils condition.

• Structural stability or engineering analysis.

• Termites, pests or other wood destroying organisms.

• Asbestos, radon, formaldehyde, lead, water, or air quality, electromagnetic radiation or any environmental hazards.

• Building value appraisal or cost estimates.

• Condition of detached buildings.

• Pools or spas bodies and underground piping.

• Specific components noted as being excluded on the individual system inspection forms.

• Private water or private sewage systems.

• Saunas, steam baths, or fixtures and equipment.

• Radio-controlled devices, automatic gates, elevators, lifts, dumbwaiters, and thermostatic or time clock controls.

• Water softener/purifier systems or solar systems.

• Furnace heat exchangers, freestanding appliances, security alarms or personal property.

• Adequacy and/or efficiency of any system or component.

• Prediction of life expectancy of any item.

(Some of the above items can be included in this inspection for additional fees – check with your inspector).

Your inspector is a home inspection generalist and is not acting as a licensed engineer or expert in any craft or trade. If your inspector

recommends consulting other specialized experts, the client must do so at client’s expense.



TABLE OF CONTENTS Page#

Client & inspector information, purpose & scope, general limitation & exclusions _______________________________ 1

Table of contents, general information __________________________________________________________________ 2

Ground & exterior structures __________________________________________________________________________ 3

Exterior walls _____________________________________________________________________________________ 3

Roof & gutters ____________________________________________________________________________________ 4

Attic ____________________________________________________________________________________________ 5

Garage ___________________________________________________________________________________________ 5

Cooling system ____________________________________________________________________________________ 6

Heating system & chimney ___________________________________________________________________________ 6

Interior, windows & doors ___________________________________________________________________________ 7

Plumbing _________________________________________________________________________________________ 8

Electrical _________________________________________________________________________________________ 9

Appliances _______________________________________________________________________________________ 11

Foundation & structure ______________________________________________________________________________ 12

Summary _________________________________________________________________________________________ 13

Type of the building Ranch

Foundation type/material Basement/Concrete

Methods used to inspect the roof

Methods used to inspect the attic

Roof covering

Roof structure

Entered roof

Entered attic

Asphalt shingles

Rafters

Exterior wall structure

Exterior wall covering

Wood frame/Masonry

Wood siding/Bricks/Stones

Wall insulation N/a (No access)

Amperage and voltage rating of the service

Breakers/Fuses

Location of the panel

Presence aluminum branch circuit wiring

Wiring methods

Smoke & CO detectors

100 A, 110/240 V (missing main breaker)

Breakers/15/20/40 Amps

Basement

No

Typical

Smoke/CO

Heating type & system

Fuel type

Cooling system

Water heater

Forced air/Central

Natural gas

Central

Gas/40 Gal.

Main gas valve location

Fireplaces

Solid fuel burning appliances

Chimneys

Gas meter/Outside

No

No

Masonry

Main water valve location

Water supply pipes

Drain/vent/sewer pipes

Basement

Copper/Galvanized steel

Galvanized steel/Cast iron

GENERAL INFORMATION



GROUND & EXTERIOR STRUCTURES

• Repair damaged driveway.

• Repair uneven pavers at the front.

• Repair damaged deck.

• Repair uneven concrete sidewalk.

• Repair/replace damaged shed.

• The soil at the garage is sloped towards the foundation wall. This allows water to accumulate along

foundation & increases garage foundation and slab cracks/settlement. Correct grading so ground pitches

away from the foundation.

Ground & exterior structures pictures

Damaged driveway

Damaged, uneven pavers

Deck needs repairs Improper soil slope at the garage, missing downspout

extension

EXTERIOR WALLS

• Brick walls – horizontal and step cracking above windows and door steel lintels were noted. Cracking may

be caused by the expansive force of corrosion that builds up on the surface of the steel lintels. This

corrosion exerts great pressure on the above masonry and displaces it, since corroded steel can expand to

many times its original thickness. Repair and seal mortar and bricks.

• Stone walls at the garaged door – install proper support, seal openings.

• Vegetation (plants, trees, shrubs, vines) is in contact with the building's exterior. Trim tree branches to

ensure that they are not in contact with the house (vegetation can serve as a conduit for wood destroying

insects and may retain moisture against the exterior after it rains).

HOME INSPECTION REPORT



Exterior walls pictures

Wall cracks over windows and door lintels

Stone wall at the garage door – missing support, openings Vegetation at the walls

ROOF & GUTTERS

• Roof covering (shingles) – signs of weathering and aging noted. The roofing is near the end of its useful

life. Expect to replace the roof soon. All flashings should be installed during re-roofing. Further guidance

should be obtained by a licensed roofing contractor.

• The gutters require cleaning.

Roof & gutters pictures

Old, deteriorated roof



Old, deteriorated roof, gutters require cleaning

ATTIC

• Insulation amount less than current standards. Attic needs more insulation. Insulation is compressed and

needs to be refilled to prevent heat loss.

• The level of ventilation throughout the attic and all roof cavities should be improved. It is generally

required that 1 square foot of free vent area be provided for every 150 square feet of ceiling area (upper and

soffit vents). Proper ventilation will help to keep the home cooler during warm weather and extend the life

of the roofing materials. Proper ventilation will also help reduce the potential for heat build-up,

condensation within the attic and mold grow.

• One or more exhaust fans have no duct and terminate in the attic. This is a condition conducive for mold

and wood destroying insects and organisms due to increased moisture levels in the attic from the hot

steamy exhaust air. They should be vented through the gable end or out through the roof. Correct.

Attic pictures

Attic needs more insulation Bathroom vent in the attic

GARAGE

• Repair cracked, slopping concrete floor.

• (Safety hazard) Missing GFCI outlets were noted. The GFCI (Ground fault circuit interrupters) is designed

to protect people from severe or fatal electric shocks. Install GFCI outlets.



Garage pictures

Cracked floor Missing GFCI

COOLING SYSTEM

• The air conditioner responded to thermostatic controls, but the temperature differential between supply and

return air was inadequate (6º F). A properly functioning system should produce a temperature differential

between supply & the return air of 15-20º F. Contact a qualified licensed HVAC technician to review and

repair or replace as necessary.

HEATING SYSTEM & CHIMNEY

• The corroded heat exchanger box was noted. Due to the age of the heating system (heat exchanger) and/or

observations noted, complete heating system evaluation, safety check and any applicable repairs by a

licensed (HVAC) contractor is recommended.

• Repair/replace inoperable humidifier.

• Chimney:

1. Install missing rain cap.

2. The masonry walls need re-pointing (replacing the damaged mortar between the bricks) to avoid

water damage.

Heating system & chimney pictures

Corroded heat exchanger



Chimney – missing rain cap, walls need re-pointing

INTERIOR, WINDOWS & DOORS

• Areas hidden from view by finishing walls, ceilings, fixtures, or stored items cannot be judged and are not a

part of this inspection. In most instances floor and walls coverings prevent recognition of cracks or

settlement. Where carpeting and other floor coverings are installed, the materials and conditions of the

flooring underneath cannot be determined.

• Wall insulation and R-value is not verified, conditions inside the wall cannot be judged.

• The sheetrock on the ceilings has a hairline, settlement crack at the living room. This damage is most likely

cosmetic. The area should be patched and painted, and monitored for continued settlement.

• Repair wavy ceilings.

• Floors:

1. Squeaky hardwood floors were noted. Squeaks are often the results of poor fastening of the subfloor

(plywood or planks) to the floor joists. This is especially true where the subflooring is nailed (not

screwed and/or glued) to the joists. The squeaking noise is usually the nails sliding in and out of

their holes. In some cases, the squeaky noise is wood to wood. Also squeaks may be caused by

unsupported edges of plywood rubbing against each other as people walk across the floor. Correct

as necessary.

2. Basement – the vinyl floor tiles may contain asbestos fibers (recommend further tests). In the past,

asbestos fibers were added during the production of flooring materials to strengthen the flooring and

to increase its durability. Vinyl floor tiles that contain asbestos, when intact and in good condition,

is generally considered no friable and is not hazardous. Removal is often not the best option for

reducing asbestos exposure. Often, it is best to seal and leave asbestos containing material in place

because disturbing it may release airborne microscopic fibers that could be inhaled. Further

evaluation and correction by a licensed professional recommended.

3. Hall – sloping floor was noted. Sloping floors may be caused by non-uniform foundations and posts

(beams support) settlement. In this case, it is common for the settlement to progress to a certain

point and then stabilize. Recommend that the floor, walls and foundation be monitored.

• The windows are old, single pane and have no insulated properties. These windows should be replaced with

double pane gas filled type to conserve energy.

• The bedroom and pantry doors need adjustment (sticking, rub floors).

• Install missing pocket door.



Interior, windows and doors pictures

Basement – the vinyl floor tiles may contain asbestos fibers

(recommend further tests).

Hall – sloping, squeaky floor

Old windows

PLUMBING

• Interior supply water piping – future replacement of galvanized water pipe can be anticipated as galvanized

piping has a tendency to either rust through or close-up internally as a result of corrosion; thereby,

restricting water flow. Leaks are common in aging systems of this kind.

• Bathtub drain – remove improper drum trap.

• Laundry tub – replace improper drain (corrugated, missing trap).

• Repair/replace corroded main sewer line (cast iron). Improper repairs were noted.

• Sump pump:

1. The sump pump ejects directly into the sanitary waste system. The sump pump should discharge

ground water to the ground surface outside of the home. Correct.

2. Laundry tub drain discharges water into sump pump pit. The drains should discharge water into

separate ejector pump pit with pump and drain. Correct.



Plumbing pictures

Galvanized steel water pipes

Improper drum trap

Leaky, corroded main sewer line, improper repairs

Laundry tub – improper drain (corrugated), missing trap The sump pump ejects directly into the sanitary waste system

ELECTRICAL

• (Safety hazard) Exterior, laundry and ½ bathroom – missing GFCIs (Ground fault circuit interrupters)

outlets noted. The GFCI is designed to protect people from severe or fatal electric shocks. Install GFCI

outlets.

• (Fire hazard) All closet bulb should be covered (exposed light bulbs generate heat to start a clothing fire).

• (Safety hazard) The shower light/fan needs to be protected by GFCI. Correct.

• (Safety hazard) Two-prong (ungrounded) receptacles were noted. Two-prong receptacles are considered

unsafe by today's standards, and limit the ability to use appliances that require a ground in these rooms.

This is a safety hazard for both fire and shock. Correct.



• The overhead service conductors had inadequate clearance from tree branches at the time of the inspection.

This condition should be corrected by a qualified electrical contractor to avoid abrasion, damage to the

wires.

• Basement – replace corroded, improper BX cables.

• The bathrooms and kitchen fans require cleaning.

• Secure loose dryers outlet.

• The kitchen outlet at the range (burnars) needs to be relocated (outlets should be located off to the side of

range, not over top of them).

• Attic:

1. The cables in the attic, at the exterior lights and outlet need to be protected by metal, rigid conduit.

2. The junction box (loose cover noted) over the ½ bathroom fan needs to be relocated.

• Distribution panel:

1. All of the circuits in the electrical distribution panel are required to be properly labeled.

2. Missing main breaker was noted (panel upgrade is recommend).

Electrical pictures

Exterior – missing GFCI, cable needs protection

½ bathroom – missing GFCI

Closet lights need covers

Shower light/fan needs to be protected by GFCI

Laundry – loose, ungrounded outlet Ungrounded outlet



The overhead service conductors had inadequate clearance

from tree branches

Improper cable (BX), corroded BX

Attic – open junction box over the bathroom fan Attic – cable needs protection

Outlet at the range needs to be relocated

APPLIANCES

• The appliances are not tested for a complete cycle or under real load applications. The inspection of

appliances is limited to a basic response of basic features only and to listen for unusual noises. How well

the appliances will perform under real conditions is unknown.



FOUNDATION & STRUCTURE

• Foundation walls and concrete slab not fully visible due to covering.

• Foundation wall under the steel beam – cracks within normal tolerances were visible. This type of cracking

is often a result of minor foundation settlement/tension and usually does not affect the strength of the wall.

Repair cracks to prevent water penetration and further damage.

Foundation & structure pictures

Foundation crack under the steel beam



This items or component warrants additional attention, evaluate, repair, replace or monitoring.

GROUND & EXTERIOR STRUCTURES

• Repair damaged driveway.

• Repair uneven pavers at the front.

• Repair damaged deck.

• Repair uneven concrete sidewalk.

• Repair/replace damaged shed.

• The soil at the garage is sloped towards the foundation wall. This allows water to accumulate along

foundation & increases garage foundation and slab cracks/settlement. Correct grading so ground pitches

away from the foundation.

EXTERIOR WALLS

• Brick walls – repair horizontal and step cracking above windows and door steel lintels.

• Stone walls at the garaged door – install proper support, seal openings.

• Trim tree branches to ensure that they are not in contact with the house.

ROOF & GUTTERS

• Roof covering (shingles) – signs of weathering and aging noted. The roofing is near the end of its useful

life. Expect to replace the roof soon. All flashings should be installed during re-roofing. Further guidance

should be obtained by a licensed roofing contractor.

• The gutters require cleaning.

ATTIC

• Insulation amount less than current standards. Attic needs more insulation. Insulation is compressed and

needs to be refilled to prevent heat loss.

• Improve attic insulation.

• One or more exhaust fans have no duct and terminate in the attic. This is a condition conducive for mold

and wood destroying insects and organisms due to increased moisture levels in the attic from the hot

steamy exhaust air. They should be vented through the gable end or out through the roof. Correct.

GARAGE

• Repair cracked, slopping concrete floor.

• (Safety hazard) Install missing GFCI outlets.

COOLING SYSTEM

• The air conditioner responded to thermostatic controls, but the temperature differential between supply and

return air was inadequate (6º F). A properly functioning system should produce a temperature differential

between supply & the return air of 15-20º F. Contact a qualified licensed HVAC technician to review and

repair or replace as necessary.

HEATING SYSTEM & CHIMNEY

• The corroded heat exchanger box was noted. Due to the age of the heating system (heat exchanger) and/or

observations noted, complete heating system evaluation, safety check and any applicable repairs by a

licensed (HVAC) contractor is recommended.

• Repair/replace inoperable humidifier.

HOME INSPECTION SUMMARY REPORT (no pictures)



• Chimney:

1. Install missing rain cap.

2. The masonry walls need re-pointing (replacing the damaged mortar between the bricks) to avoid

water damage.

INTERIOR, WINDOWS & DOORS

• The sheetrock on the ceilings has a hairline, settlement crack at the living room. This damage is most likely

cosmetic. The area should be patched and painted, and monitored for continued settlement.

• Repair wavy ceilings.

• Floors:

1. Repair squeaky hardwood floors.

2. Basement – the vinyl floor tiles may contain asbestos fibers (recommend further tests). In the past,

asbestos fibers were added during the production of flooring materials to strengthen the flooring and

to increase its durability. Vinyl floor tiles that contain asbestos, when intact and in good condition,

is generally considered no friable and is not hazardous. Removal is often not the best option for

reducing asbestos exposure. Often, it is best to seal and leave asbestos containing material in place

because disturbing it may release airborne microscopic fibers that could be inhaled. Further

evaluation and correction by a licensed professional recommended.

3. Hall – sloping floor was noted. Sloping floors may be caused by non-uniform foundations and posts

(beams support) settlement. In this case, it is common for the settlement to progress to a certain

point and then stabilize. Recommend that the floor, walls and foundation be monitored.

• The windows are old, single pane and have no insulated properties. These windows should be replaced with

double pane gas filled type to conserve energy.

• The bedroom and pantry doors need adjustment (sticking, rub floors).

• Install missing pocket door.

PLUMBING

• Interior supply water piping – future replacement of galvanized water pipe can be anticipated as galvanized

piping has a tendency to either rust through or close-up internally as a result of corrosion; thereby,

restricting water flow. Leaks are common in aging systems of this kind.

• Bathtub drain – remove improper drum trap.

• Laundry tub – replace improper drain (corrugated, missing trap).

• Repair/replace corroded main sewer line (cast iron). Improper repairs were noted.

• Sump pump:

1. The sump pump ejects directly into the sanitary waste system. The sump pump should discharge

ground water to the ground surface outside of the home. Correct.

2. Laundry tub drain discharges water into sump pump pit. The drains should discharge water into

separate ejector pump pit with pump and drain. Correct.

ELECTRICAL

• (Safety hazard) Exterior, laundry and ½ bathroom – install missing GFCI receptacles.

• (Fire hazard) All closet bulb should be covered (exposed light bulbs generate heat to start a clothing fire).

• (Safety hazard) The shower light/fan needs to be protected by GFCI. Correct.

• (Safety hazard) Replace two-prong (ungrounded) receptacles.

• The overhead service conductors had inadequate clearance from tree branches at the time of the inspection.

This condition should be corrected by a qualified electrical contractor to avoid abrasion, damage to the

wires.

• Basement – replace corroded, improper BX cables.

• The cables in the attic, at the exterior lights and outlet need to be protected by metal, rigid conduit.

• The bathrooms and kitchen fans require cleaning.

• Secure loose dryers outlet.



• The kitchen outlet at the range (burnars) needs to be relocated (outlets should be located off to the side of

range, not over top of them).

• Attic:

1. The cables in the attic, at the exterior lights and outlet need to be protected by metal, rigid conduit.

2. The junction box (loose cover noted) over the ½ bathroom fan needs to be relocated.

• Distribution panel:

1. All of the circuits in the electrical distribution panel are required to be properly labeled.

2. Missing main breaker was noted (panel upgrade is recommend).

FOUNDATION & STRUCTURE

• Foundation wall under the steel beam – cracks within normal tolerances were visible. This type of cracking

is often a result of minor foundation settlement/tension and usually does not affect the strength of the wall.

Repair cracks to prevent water penetration and further damage.

TML Home Inspectors, Inc.

Jerry Zieleziecki

tml home inspectors, inc

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