All homes, even new ones, have issues that
buyers should know about. Few of our findings, fortunately, are actually cause for major concern.
Most of what we find will be communicated as
general maintenance recommendations and
probable life expectancies. We also discuss issues
from the perspective of age and the construction
techniques used in building.
Occasionally, of course, we find conditions that
aren’t so minor—usually the result of letting an
issue go unattended for too long. When discovered
early, serious and potentially serious problems
usually can be corrected— often inexpensively—
by a qualified professional.
In almost every case, a home inspection will more
than pay for itself in savings.
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1 —
WATER INTRUSION INTO BASEMENTS OR CRAWL SPACES
Faulty drainage due to excessive ground water
conditions can be pervasive, difficult to resolve,
and sometimes very damaging to the structural
components of a building. Correction can be as
simple as re-grading the exterior grounds or
improving roof gutter stems.
Unfortunately, major drainage improvements are
often warranted, including:
• Replacing drain tiles
• Installing sump pumps
• Sealing cracks in foundations and walls.
2 —
ELECTRICAL SAFETY HAZARDS (OFTEN IN OLDER HOMES)
Electrical safety hazards often occur (but not
always) in older homes. Examples are:
• Ungrounded outlets
• Lack of ground fault interrupters (GFI’s)
• Extension cords used as permanent wiring
• Exposed hot wires in junction boxes
• Modified fuse systems
• Faulty wiring conditions in electrical panels or elsewhere in a building
Such potentially dangerous problems are often
created by wiring that was added or altered by
persons other than qualified electricians.
3 —
BUILDING ADDITIONS AND ALTERATIONS DONE WITHOUT PERMITS
Homeowners sometimes make changes to a
building without obtaining a building permit. Examples might be remodeling a basement, adding
a bathroom or installing a deck.
Shortcuts and substandard installation
techniques, used in a desire to save money, can
lead to hazardous electrical or structural
conditions, and hard-to-fix water or gas leaks.
4 —
FAULTY INSTALLATION OF WATER HEATERS
In most localities, fewer than 5% of all water
heaters are installed in full compliance with
plumbing code requirements. Common violations
include:
• Improperly installed safety relief extensions
• Unsafe flue conditions
• Faulty gas piping
• Insufficient air for combustion
Modern water heaters aredesigned to have
shorter life spans—especially with extensive use
of whirlpool tubs. Rust can develop in units that
are less than five years old, causing leaks and
unsafe conditions.
5 —
HAZARDOUS CONDITIONS INVOLVING GAS FURNACES
Most gas-fueled heating systems are in need
of some general maintenance, if only the
changing of an air filter.
In some cases, however, gas furnace systems
have life-threatening defects that can remain
undiscovered until too late. These can range from
fire safety violations to the venting of carbon monoxide into the building.
It’s important to know:
Inspectors can only view a limited portion of
the heat exchanger. Many high efficiency units
have sealed systems. A cracked heat exchanger
or firebox, for example, can remain undiscovered
unless found by a HVAC specialist doing full
maintenance service.
6 —
FIREWALL ISSUES IN ATTACHED GARAGES
Special fire-resistant construction is required
for walls, ceilings and doors that separate a
garage from the home. Compromised firewalls
are often the by-product of damage or alterations
to the garage interior since the home was built.
7 —
ROTTED WOOD AT BUILDING EXTERIORS OR PLUMBING FIXTURES
In areas where wood remains wet for long periods
(e.g., roof eaves, exterior trim, decks, around tubs
and showers, or below loose toilets), fungus
infection is likely to attack, resulting in a
condition commonly known as dry rot. If left
unchecked, damage can be quite extensive.
8 —
UNSAFE FIREPLACE AND CHIMNEY CONDITIONS
Problems with wood burning or gas fireplaces
can range from lack of maintenance to faulty
installation. Most common are: missing or damaged
spark arrestors; broken glass doors; gaps in the
firebrick; stuck flues; creosote buildup; insufficient
hearths; and improper venting.
It’s important to note that even ventless gas fireplaces need adequate room ventilation.
Older chimneys are often in need of tuckpointing,
flue liners, cap repair or flashing/ resealing, as
well as the installation of rain guards and animal
screens.
9 —
ROOFING, FLASHING AND ATTIC DEFECTS
Problems with roofing material and flashing
around exhaust vents, skylights and chimneys
are likely to be found in the majority of homes.
This does not mean that most roofs require
replacement, but that most could use some type
of maintenance or repair.
Conditions which have a direct impact on the
function and life span of roofing systems include:
• Aging and/or wear
• Improper installation
• Inadequate attic insulation
• Lack of proper attic ventilation
10 —
Cracks
While they’re unattractive, 95% of the cracks
found in Chicago area condos and loft
conversions are NOT indications of faulty
construction. Cracks are mostly the natural result
of such conditions as:
• Building settlement
• Different rates of expansion and contraction
between dissimilar materials in close proximity
• Lack of general maintenance
• Poor workmanship and attention to detail
A forensic approach in relating the extent,
direction, and interaction of cracks to other
building conditions is necessary in order to
determine whether cracks are cosmetic—or
symptomatic of more serious issues.
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