---- N. Chicago. Mike Massart Lic#

Transcription

1 Scott 4064 N. Lincoln #228 Chicago, IL (773) Property Address: Prepared for: Chicago IL October 7, 2011 Inspector: Mike Massart Lic# Inspection #: CLIENTS REALTOR: SELLERS REALTOR: GENERAL INFORMATION Main Entry Faces: Estimated Age: Unit Type: Stories: Space Below Grade: People Present: East 80+/- Years Two Flat Two Basement & Crawl Client Client's Realtor Time of Inspection: 12:30 Weather: Temp: Soil Condition: Fair 70s Damp o F Unit Occupied: No SERVICES REQUESTED: Building Inspection see also photo supplement Cover... Page #1 Terminology... Page #2 Roof... Page #3 Exterior... Page #4 Grounds... Page #5 Heating / Cooling... Page #6 TABLE OF CONTENTS: Plumbing... Page #7 Electrical... Page #8 Kitchen / Laundry... Page #9 Bathrooms... Page #10 Interior... Page #11 Foundation... Page #12 Summary... pp 13 & 14 Page #1

2 Component is performing its intended function under normal use, though it may show sings of wear. Not Applicable Component is not present at the property, but is not conspicuous by its absence. For instance, "sump pump" may be described "not applicable" in the report of a slab home with no basement. Not Present Component is not present, though it is commonly found in properties of similar type. For example, a sump pump may be described as "not present" in a home with a basement. View Limited Due to finished areas, belongings, roof height/pitch or other conditions, item was not readily accessible. The following "PERSPECTIVE" terms are used to describe component deficiencies. Further Review Safety Concern Client should contact a specialist in specific trade (heating, plumbing, etc.) to evaluate the component(s). Component, or lack thereof, poses a safety or health hazard to occupants or users of the property. Safety Suggestion Voluntary upgrade of a modern safety feature. Client is encouraged to consider the feature, especially if the property is to be used or occupied by children, elderly individuals, etc. This suggestion is NOT intended as a negotiating tool, as many safety upgrades were not available at time of construction. Serious Concern Component has a high probability of incurring substantial expense to repair or replace in the near term. Component is not an easily addressed replacement item, and affects the quality of the building. Health Concern Component shows substantial evidence of environmental or other condition, such as mold, which may be hazardous, especially to sensitive individuals; it is serious enough to warrant immediate attention. Upon being alerted of a "Safety, Serious, or Health" concern, client should contact a specialist in the appropriate trade (heating, electrical, structural/foundation, mold/environmental, etc.). Maintenance Components are worn, older, or lacking paint, caulk, mortar, etc. Though they should be repaired, these components are NOT likely to incur unreasonable expense to repair or replace in the near future. Fair, Marginal Components are worn, older, or otherwise not optimal; however, they do not pose a serious concern, especially given the age and type. These components do NOT require a substantial repair expense. Component shows significant wear/damage, and though present, is not performing as intended, and/or is likely to require substantial expense to repair or replace in the near future. Client should contact a specialist in the related field (licensed plumber, electrical contractor, roofer, etc.) in a timely fashion, and should budget/plan for resolution in the near future. SEE COMMENT suggestion Italicized comments indicate suggestions for the client, and are separate from reported deficiencies. Such items may relate to efficiency, comfort or maintenance, but at times may improve safety. Parts of the report may go beyond description of deficient items; inspector may make suggestions for optimizing the property. Such suggestions are not considered negotiating items. Page #2

3 Roof Type Roof Covering Estimated Age # of Layers Inspection Method Main Roof Flat Modified Bitumen Membrane 8 + Years 4+ Walked Roof Roof Coverings Vents Membrane Roof Vents None Viewed Flat roof surface is uneven, poorly applied, and poorly/partially patched. Air pockets were present below the surface of the modified bitumen roofing. This can lead to cracking over time, and condensation of water vapor. Note water damage to front BR ceiling indicating leakage from poor HVAC unit curb. Flat roofs require periodic inspection/maintenance; water ponding due to obstructions or poor slope should be avoided. **Inspector cannot view/warrant sheathing, underlayment condition without damaging covering. **Roofs are expected to last years in our climate. Refer to licensed roofer for life expectancy comment/estimate. Penetrations serve mechanical systems/appliances. Flashings Chimneys Plumbing Vents Roof cement is used over flashing flanges, these are supposed to be below roof membrane. Steel and iron pipes have separated at kitchen plumbing vent pipe; this may be unused however. Chimney Furnace--Brick Gutters Galvanized Downspouts Run Off Drains Skylights View Limited None ***The chimney review is limited to the visible and/or accessible components only. Serious wear/cracking present at chimney mortar, flues are visible due to gaps in masonry. Metal chimney liner was not installed when the modern 80% efficient furnace was tied to the older masonry chimney. Liners are recommended, and in many cases required by the manufacturer, to insure exhaust flow and prevent damage to masonry. Due to freeze thaw cycles, gutter ice dams can occur in the absence of optimal attic insulation/ventilation. During semiannual cleaning, check gutters for proper slope. Aluminum gutters, though preferred for smaller pitched roofs, are subject to sagging from ice when employed behind flat roofs. Downspout is not diverted away from the home. Unable to determine the condition of the buried drain pipes. Check downspout connections periodically to prevent blockage. Page #3

4 Wall Types Wall Coverings Trim Windows Hose Faucets Electrical Masonry Brick Stone Aluminum Aluminum Caulking Vinyl Lights GFCI Outlets Main Service Wall Coverings Brick Stone Aluminum Fair Marginal Rising damp is indicated by efflorescence (white mineral) and mortar damage at lower masonry. This indicates water moving upward from the foundation. Foundation water should be addressed, as mere patching of mortar, etc. does not address source. Mortar damage is also noted at upper side walls, front portion. Many bricks are cracked and NE corner is bulging, related to sagging/rust of 1st fl. LR window lintel. Alum. siding is dented. Trim Aluminum Caulking See Comment Not Completed Keep grade several inches from bottom of brick or frame wall to limit effect of water, insects. Note gaps betw. brick and alum. siding, at rear. ***Aluminum trim was largely intact; however, aluminum covers the steel window lintels. Gaps around lintels are intended to function as a drainage port for the masonry wall. Doors Front Doorbell, Light Rear Present Caulking will fail in time. Check regularly, remove old cracked caulk prior to reinstallation. To insure safe egress, client is advised against double-keyed deadbolts. Windows Vinyl Screens Glass Block Hose Faucets *** Representative sample of accessible windows operated from the interior. Exact accounting for all storms/screens not performed. Keep hoses off in cold weather to prevent freezing. Shut off any interior valve(s) prior to winter. Despite recent new plumbing, no hose faucet is provided. Electrical Lights GFCI Outlets Main Service Not Present Timer, motion detector, and/or photovoltaic cell actuated lighting was not altered for testing. If not provided, recommend adding GFCI outlets for safety/to prevent extension cord use. ` The elec. service raceway pipe is loose at the N alum. siding, strap is missing. Additional Comments Annual wood destroying pest inspections are recommended. Client should walk around property annually to check the grounds and exterior. Owners of buildings housing small children should pay special attention to lead paint and wood varnishes, especially in old windows; contact lead paint specialist for survey/testing. Page #4

5 PORCHES / PATIOS Location Front Type Stoop Patio Material Concrete Concrete Enclosure Open Open WALKS & STEPS Material Concrete Walks & Steps Walks Steps See Below Concrete has cracked and settled, was poorly patched, slopes to house: at S side. Driveway Not Applicable **A degree of cracking and wear is expected in our climate, especially on concrete which has been excessively salted. Consider de-icing products which are not harmful to concrete. Drainage & Grading Property Drainage Foundation Grading Vegetation Trees Shrubs Fair See Comment suggestion See Comment suggestion Lot drainage is largely flat, which is typical for this type of property. Grading is pitched toward the home at some side areas. Where feasible, maintain a positive slope away from the foundation to direct runoff away. If this is not feasible in areas, consider use of buried drain tiles (PVC pipes or polyethylene hoses in shallow gravel bed) to direct water away from the home. Note large tree w/some marginal limbs, have sewer checked. Keep vegetation at least six inches away from the walls; check tree limbs regularly. Excessive watering next to the foundation can affect wall coverings and lead to seepage. ***Comments pertain to how vegetation affects the building, not the health of the plants. Retaining Walls Not Applicable Porches/Patios Front Stoop Patio FT steps were patched marginally, lack uniform riser height. Garage Garage brickwork marginal but walls overall intact incl. newer vinyl. Roof is new but poorly applied, modified bitumen placed over uneven surface; sagging noted, due to sagging/cracked rafters below; note rotten rafters at the one car bay. Neither bay has GFCI outlet; note smaller than typical dimension for N bay, etc. Page #5

6 Heating: Brand Goodman Fuel Gas-2d fl. Gas-1st fl. Type Mid-Efficient Forced Air Rating 70,000 BTU 70,000 BTU Est. Age New Expected Life Tests Visual Flame Pattern Gas Detector Cooling: Goodman Electric Central A/C 2 1/2 Ton (two units) New Visual Heating Unit Furnace Operation General Condition Limit Controls Wiring Clearances Ventilation Exhaust Vent Thermostat Heat Exchanger Energy Source Gas Shut Off Gas Pipes Electric Shut Off Further Review Further Review Test Limited see roof page Test Limited View Limited Present Present Furnace operated but is unusually noisy, at bsmt. Rooftop unit can't be tested as gas hasn't been completed. **Louvered door (or upper & lower vents) should be maintained to provide ample air. Keep paints, bleach, combustibles, etc. away from gas appliances; recommend annual servicing. Modern heat exchangers are not visible without disassembly. Heat exchangers and exhaust piping should be checked regularly, especially if disturbed by roof work. Distribution Ductwork Blower Fan Registers Additional Components Filter suggestion See Above Some 2nd fl. ductwork has insulation inside, visible at heat registers. Duct poorly located for rear BR. No heating ducts/registers are completed for the finished basement. Annual servicing should include blower. Unable to verify capability of ductwork to uniformly heat or cool each room; consider "balancing" system during servicing. Ductwork should be substantially airtight, incl. filter slot; any insulation should be intact so as not to be respirable. Change filter monthly; keep secured in channel/slot. Pleated/tightly woven filters can reduce air flow compared to inexpensive (blue) filters. If air cleaning is desired add separate air cleaner. Air Cleaner Not Present Cooling Unit Operation General Condition Wiring Not Tested Not Tested see electrical pg. A/C not operated so as not to damage unit: temp. had been <60 degrees within the last 48 hrs. Cleanliness Condensate Drain suggestion suggestion Whenever furnace blower or ducts are dirty, evaporator coil (at furnace) should be serviced. **Check condensate drain line often; maintain flexible wrap close to duct plenum. Drain should terminate above rim of drain or sink; ideally, with trap/air gap near plenum. Keep outside unit clear of vegetatin, maintain 1' of side clearance, 4' clearance above. Page #6

7 Water Supply Supply Pipes Main Water Shut Off Well Pressure Tank Well Pump Public Copper Basement N/A N/A Waste System Public Waste Pipes Cast Iron, Clay Galvanized PVC Waste System Clean Out Gas Pipes Gas Shut Off Basement Black Iron At Meters Basement Water Heater Location Size Type Est. Age Expected Life Richmond Basement 40 Gallon Gas New Water Piping Water Pressure Visible Leaks Service Cross connection Main Shut Off Pipe Insulation Waste Piping Drainage Further Review Visible Leaks None Visible Vents Ejector Pump Not Present Clean Outs Further Review Supports View Limited Gas Piping Comments Piping Type Shut Offs Leaks Detected Supports Further Review None Visible View Limited None Viewed Present View Limited Present View Limited **Additional comments, if applicable, can be found on kitchen, bathroom, foundation pages. Water flow is very low, despite new copper piping in the bldg.; per owner/contractor service to the city shutoff is planned for. However the "Buffalo Box"/blue box city water shutoff, isn't visible in parkway; note large tree nearby. No notch in street & curb found (notch is often made when a service upgrade occurs). Have reviewed by licensed plumbing contractor. As a result of low flow, dishwashers were not tested. **Each shutoff valve not operated, due to potential for leakage, especially on older valves. When opening traditional style valve, back off slightly to prevent it from sticking open. Tubs with 1 1/2" piping often drain somewhat slowly due to rusted galvanized piping. Despite cosmetic upgrades, older steel waste piping remains, viewed at bathroom sinks, note slow tub drainage. Debris hadn't been cleaned out of catch basin and bmst. floor drain. Gurgling at the kitchen sinks is due to defective venting. Flexible under-sink waste piping was improperly used; this indicates less than professional installation, and is more likely to back up. Recommend having smooth piping installed by qualified plumber. **Sub-slab sewer piping not visible; recommend video inspection to determine condition. Two gas leaks were detected: at fittings above each of the meters, marked w/yellow tape. Unable to verify whether gas was shut off before old fireplace valve, 2nd fl. Water Heater Water Heater Tank Water Shut Off Temp Control Burner Safety Relief Valve Exhaust Vent Clearances Drain Valve Present see roof page Not Tested Note poor exhaust venting, open chimney. Page #7

8 Panel Panel Location System Service Entrance Panel Type Main Wire Branch Wiring Each Unit Basement 100 Amp Volt Overhead Circuit Breakers Aluminum Copper Service 100 Amp Volt Metal Conduit Armored Cable Panel Main Panel Main Breaker Branch Breakers Amp/Wire Match Connections Ground/Bonding Panel Cover Grounding Further Review Further Review Safety Concern Safety Concern Serious Concern Further Review Right panel is ~40 years old and substantially rusted, cant be opened due to magnet for access cover. Left panel is new but not professionally installed, no proper water pipe ground is found. 14 gauge wires were too small for 20 amp breakers at several circuits, unable to verify why 15 amp general lighting circuits weren't used--only single pole circuits are 20 amp. Panel is Square D Homeline type, Big Box store product. Anti-oxidant putty was not completed at the aluminum main service wires. This is recommended to prevent loose connections due to oxidation/pitting of aluminum. Outer wire insulation was abraded/damaged, indicating lack of care during wire pulling. This is the case at MANY branch wring areas/most areas where wiring is visible, incl. rooftop HVAC wiring, wires for incomplete bsmt. ceiling lights, etc. Inner wire insulation was intact where visible, but is not visible in the conduit pipes. A degree of "skinning" of the outer clear wire insulation is often encountered, but here the extreme degree indicates wires being damaged from being tugged through conduit/box connections without lubricant. Due to amateur wiring attempts and for safety, this needs thorough repairs incl. wholesale replacement/rewiring of damaged or suspect wires, by qualified licensed electrical contractor. Bonding Further Review Ground Rod Not Present Ground to Water None Viewed Pipe Recommendation Branch Circuit Wiring Conductors Safety Concern Methods See Above Outlets Fixtures Further Review Junction Boxes View Limited Ground Fault Protection Kitchen Bathrooms Garage Exterior Basement Smoke Detectors Smoke Detectors CO Detectors Present Present Not Present Not Present Not Present Safety Concern Safety Concern Water pipes are used for electrical grounding. Potential repair, pipe upgrade, or addition of dielectric unions can interrupt continuity of ground. During timely electrical repairs/upgrades, have ground wire attached to city side of water shutoff; supplemental/driven rod ground is recommended also. Several three prong outlets tested with open ground: one ea. at ea. of the 1st fl. BRs (outlets lack intended safety feature, and conduit lacks metal to metal contact.) Many outlets tested with reversed polarity, several rooms of 2nd fl. Newer BRs were made out of rear enclosed porch, however only one outlet provided: new walls & baseboards, new windows & doors but long walls w/no outlets noted. At E wall of 2nd fl. rear BR, live wires were simply terminated in the wall cavity, w/o a proper box, note wood near the wires. An outlet is inoperative at kit. left, 1st fl. Though ground fault circuit interrupter outlets were not in use at time of construction, GFCI outlets are recommended at damp areas (exterior/garage, kitchen, bath, basement), with the exception of equipment such as refrigerators, sump pumps, etc. Push "test" button monthly. Carbon monoxide detectors are now required by law, within 15' of each sleeping area. Smoke detectors should be within 15' of each BR as well, and at each stairwell. No smoke and CO detectors are found. Page #8

9 Kitchen Walls and Ceiling Floor Doors/Windows see exterior pg. Light Fixtures Outlets GFCI Outlets Cabinets (wood/laminate) Counters see electrical pg. Sink Faucet Water Pipes Waste Pipes see plumbing pg. Heat Source Appliances Gas Range Gas Oven Dishwasher Refrigerator Disposal Range Hood Microwave Oven Laundry Washer Dryer, gas Wall/ceiling/floor Floor Drain Dryer Vent Not Tested Not Tested Not Present Not Completed Not Tested Appliances operated properly unless othewise noted. No warranty is expressed Anti-tip brackets, gas connectors which sense and stop leaks, and other safety upgrades are recommended. Recommend cabinet type screws to insure that cabinets are secured.client should periodically check appliance recalls at Sink & Faucet Washer Hookups Washer Drain Dryer 220 Outlet Dryer Gas Outlet Not Present suggestion Component considered functional notwithstanding minor drips, cosmetic wear. **Washer hoses and dryer gas connectors should be replaced if more than five years old. Modern gas connectors, and metal braided water hoses, have integral shutoff valves to sense and stop leaks; suggest upgrade. Dryer vent and integral dryer lint path should be cleaned regularly. Page #9

10 The property has the following bathrooms - All are reported on this page 1 - Full Bath - (Each Unit) 1 - Full Bath - (Basement) Walls and Ceilings Floors (Ceramic Tile) Doors Light Switches and Fixtures Outlets GFCI Outlets GFCI outlets tripped properly when faulted. each bath Exhaust Fan Sink/Cabinet and Faucet Fans were usually not required if window present. Howver, they are recommended to convey moisture outside. Toilets Tub/Shower and Faucet/Valve Test Limited Tub/Shower Wall Surround **A degree of shrinkage cracking and wear is anticipated in any grouted tile surface. Maintain caulk on surfaces likely to become wet, including cracked inside corner grout lines. Water, Waste and Vent Pipes see plumbing pg. Heat Sources Not Completed Page #10

11 The property has the following interior rooms - All are reported on this page In Each Unit: Stairway Partially Finished Living Room Enclosed Porch Basement Bedrooms Dining Room Hallways Walls and Ceilings (Plaster, Drywall) (Particle Board) Walls and ceilings are in overall serviceable condition. Imperfections like uneven plaster/wall surfaces and stress cracks, etc. are typical to older buildings. Most Areas Floors Floor Coverings (Hardwood Flooring) Ceiling is water damaged, FT BR; rear walls are water damaged, rear BRs. Second Floor First Floor Heating Source Fireplace Light Switches and Fixtures Outlets Ceiling Fans Doors and Windows see heating pg. Not See Comment see electrical pg. see exterior pg. Bare bulb closet fixtures may come in contact with stored items; recommend covered fixtures as safety upgrade. Modern three way switched lighting not completed such as for DR, as part of upgrades. ***Amt. of outlets is inadequate for modern needs. During repairs, recommend adding fixed outlets to limit extension cord use--especially near windows/at likely A/C location(s). Stairs Railings Glass block windows prevent emergency egress from basement BRs. Note that sliding windows, etc. are available for bsmt. window sizes. Note that upgraded burglar bars, which are operable from inside by occupant, are available. Newer rear stairs don't have consistent nosings (treads overlapping risers), lack graspable handrails, guard rail is <36", etc. Enclosed Porch Page #11

12 Foundation Basement Crawlspace Type Poured Concrete Frame Knee Wall Floor Type Concrete Concrete Access Inside Entered Floor Framing Wood Joist Steel Column Access To: Basement Crawlspace Foundation Exposed Walls Floor Floor Framing Subflooring Joists Beams Columns Sill Plates NOTE! Visibility Limited Fair Further Review View Limited Insulation, semi-finished wall and ceiling areas, and/or stored goods, etc. limit foundation visibility, Client should review any concealed areas at walk-through before closing. Basement has finished walls and ceilings. Some cracking is noted at foundation (viewed under stairs), doesn't appear structurally significant, however most is finished. Floor has cracked and settled/heaved. Heaving often indicates water pressure below the slab. Note partial patching, incomplete removal of tile mastic, etc. ***A degree of cracking and sloping is expected at older poured concrete. Joist was cut without a standard header being added, part of rear encl. porch that was repurposed to be a BR. Wood sill plate is rotten as a result of water affecting the rear enclosed porch structure. Water Penetration Basement Further Review Floor Drain see plumbing pg. Sump Pump Not Present Insulation Perimeter Further Review Ventilation Windows see exterior pg. Mold is indicated by spore growth/dark stains at some of the lower foundation walls, incl. older drywall below the newer drywall (under front vestibule). For information on mold removal and prevention, call US EPA hotline at (800) or visit Note musty odor at front, etc. Batt insulation works by trapping air. This is extremely common above grade and is very often used below grade; however batt insulation (as opposed to foam types) is not recommended below grade, as condensation can lead to mold when air is trapped. Exposed Plumbing Supply Pipes Waste Pipes Signs of Leaks Floor Drain Exposed Electrical see electrical pg. general home suggestion **Even in the absence of water penetration, mold can grow in small unventilated areas under porches, near pumps, pipes, meters, etc. Such closets should be ventilated with louvered doors or grilles; dehumidifiers should be used spring through fall. Components are as described on plumbing and electrical pages. "Minor" seepage leads to mold when trapped near paper faced drywall, insulation, etc. During any upgrades, consider products such as fiberglass backed gypsum/drywall, rigid insulation, etc. Wall vapor barriers are NOT recommended as they trap moisture. Page #12

13 This summary page is provided for quicker access to the information within the report. It is not intended as a substitute for reading the inspection report. Items listed below may be discussed further on the corresponding report page. This summary page is intended to highlight the concerns in the report which, in the inspectors opinion, were more than routine maintenance and normal minor concerns. ROOF EXTERIOR GROUNDS GARAGE HEATING PLUMBING ELECTRICAL Flat roof surface is uneven, poorly applied, and poorly/partially patched. Air pockets were present below the surface of the modified bitumen roofing. Note water damage to front BR ceiling indicating leakage from poor HVAC unit curb. Roof cement is used over flashing flanges, these are supposed to be below roof membrane. Steel and iron pipes have separated at kitchen plumbing vent pipe. Serious wear/cracking present at chimney mortar, flues are visible due to gaps in masonry. No metal liner is provided. Downspout is not diverted away from the home. Rising damp is indicated by efflorescence (white mineral) and mortar damage at lower masonry. Mortar damage is also noted at upper side walls, front portion. Many bricks are cracked and NE corner is bulging, related to sagging/rust of 1st fl. LR window lintel. Alum. siding is dented. Despite recent new plumbing, no hose faucet is provided. The elec. service raceway pipe is loose at the N alum. siding, strap is missing. Concrete has cracked and settled, was poorly patched, slopes to house: at S side. FT steps were patched marginally, lack uniform riser height. Garage brickwork marginal but walls overall intact incl. newer vinyl. Roof is new but poorly applied, modified bitumen placed over uneven surface; sagging noted, due to sagging/cracked rafters below; note rotten rafters at the one car bay. Neither bay has GFCI outlet. Furnace operated but is unusually noisy, at bsmt. Rooftop unit can't be tested as gas hasn't been completed. Some 2nd fl. ductwork has insulation inside. No heating ducts/registers are completed for the finished basement. Water flow is very low, despite new copper piping in the bldg.; per owner/contractor service to the city shutoff is planned for. However the "Buffalo Box"/blue box city water shutoff, isn't visible in parkway. Have reviewed by licensed plumbing contractor. Despite cosmetic upgrades, older steel waste piping remains, viewed at bathroom sinks. Debris hadn't been cleaned out of catch basin and bmst. floor drain. Gurgling at the kitchen sinks is due to defective venting. Two gas leaks were detected: at fittings above each of the meters, marked w/yellow tape. Unable to verify whether gas was shut off before old fireplace valve, 2nd fl. Note poor water heater exhaust venting, open chimney. Right panel is ~40 years old and substantially rusted, cant be opened due to magnet for access cover. Left panel is new but not professionally installed.14 gauge wires were too small for 20 amp breakers at several circuits, unable to verify why 15 amp general lighting circuits weren't used--only single pole circuits are 20 amp. Panel is Square D Homeline type, Big Box store product. Several three prong outlets tested with open ground: one ea. at ea. of the 1st fl. BRs. Many outlets tested with reversed polarity, several rooms of 2nd fl. Newer BRs were made out of rear enclosed porch, however only one outlet provided: new walls & baseboards, new windows & doors but long walls w/no outlets noted. At E wall of 2nd fl. rear BR, live wires were simply terminated in the wall cavity, w/o a proper box, note wood near the wires. Outer wire insulation was abraded/damaged, indicating lack of care during wire pulling. This is the case at MANY branch wring areas/most areas where wiring is visible, incl. rooftop, bsmt. ceiling lights, etc. Extreme degree of abrasion indicates wires being damaged from being tugged through conduit/box connections without lubricant. Due to amateur wiring attempts and for safety, this needs thorough repairs incl. wholesale replacement/rewiring of damaged or suspect wires, by qualified licensed electrical contractor. Carbon monoxide and smoke detectors not provided. pp 13 & 14

14 This summary page is provided for quicker access to the information within the report. It is not intended as a substitute for reading the inspection report. Items listed below may be discussed further on the corresponding report page. KITCHEN BATHROOMS INTERIOR Ceiling is water damaged, FT BR; rear walls are water damaged, rear BRs. Newer rear stairs don't have consistent nosings (treads overlapping risers), lack graspable handrails, guard rail is <36", etc. FOUNDATION Floor has cracked and settled/heaved. Heaving often indicates water pressure below the slab. Note partial patching, incomplete removal of tile mastic, etc. Joist was cut without a standard header being added, part of rear encl. porch. Wood sill plate is rotten as a result of water affecting the rear enclosed porch structure. Mold is indicated by spore growth/dark stains at some of the lower foundation walls, incl. under front vestibule. pp 13 & 14

15 PROPERTY INSPECTIONS INSPECTION PHOTO SUPPLEMENT RE: report #8491 Scope: photos of a sample of reported conditions; refer to narrative report ROOF Chimney; broken kitchen vent stack; patching attempts 1

16 Poor curb for HVAC unit Note old built up tar & gravel roof layers below this roof, poor flashing EXTERIOR Poor patch at steps; rust jacking due to sagging/rusting 1 st fl. LR lintel 2

17 rising damp, S gangway Garage roof new but poor, open clay coping; cracked & rotten rafters 3

18 MECHANICAL Abraded wire insulation, rooftop HVAC and basement; wires in wall opening, 2 nd fl. rear BR; open chimney Poor water flow, flexible new tubing, old steel waste piping; note old gas pipe 4

19 INTERIOR rear BR otherwise new/created out of encl. porch, but only one outlet/some long walls lack outlets Water stains also at this area; note very narrow closet FOUNDATION/BASEMENT Gas leaks found at bsmt. front; debris in catch basin, rear 5

20 Rotted sill plate, unsupported joist, rear; mold at front/s area under stairs 6