123 Main / Chicago Building Inspections, Inc. / Andrew Danner · membrane to substrates, missing...

Inspection ReportCommercial Investor

Property Address:123 Main

Chicago IL

Chicago Building Inspections, Inc. Investor

123 Main of 118

Chicago Building Inspections, Inc.

Andrew Danner 450010675456 North Oakley Blvd

Chicago, IL 60612773-849-4424

IL HI Lic. #450010675


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Table of Contents

Cover Page.................................................................1

Table of Contents........................................................4

Intro Page ...................................................................5

I 4 POINT Inspection...................................................6

General Summary.................................................. 107

Attachments ........................................................... 117

Back Page.............................................................. 118


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Date: 7/21/2017 Time: 09:00 AM Report ID: 072117ADProperty:123 MainChicago IL

Customer:Commercial Investor

Real Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should beconsidered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a secondopinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair orreplacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to befunctioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it wasfunctioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended or needs further inspection by aqualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

TYPE OF STRUCTURE:Commercial Structure, Mixed Residential/Commercial

APPROXIMATE AGE OF STRUCTURE::Over 100 Years

HOME FACES::East

CLIENT PRESENT?:Yes

RADON TEST?:No - recommend testing by licensed radontesting contractor

WATER QUALITY TEST?:No

WEATHER CONDITIONS::Clear

AMBIENT TEMPERATURE::85 deg F

NUMBER OF STORIES::Three story, One story

EXTERIOR WALL CONSTRUCTION::Masonry

FOUNDATION::Concrete and Masonry Foundation


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I. 4 POINT InspectionThis home 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 home. Someitems or areas may not be inspected if they are blocked by furniture or stored items. The home inspector makes no guarantees regarding any of thehome's systems or components. The inspection is performed in good faith and is a 'snapshot in time'; it is does NOT constitute a prediction that thehome will perform adequately in the future. Only non-invasive processes are used in the course of the inspection. Seasonal changes such as wind-driven rain, ice, and humidity may bring some defects to light that were not noted during your home inspection. Basements and attics that were dry atthe time of the inspection can be damp or leak in later weeks or months. If you discover any adverse conditions in the home after your inspection,please call us immediately for a re-inspection and free consultation. No guarantees or warranties are provided in connection with the homeinspection.

Styles & Materials

ROOF COVERINGS:Modified Bitumen

ROOF VIEWED::Roof Was Walked

ATTIC VIEWED:Inaccessible attic plenumExtra Info : Exposed roof structure at

Coach house.

ATTIC VENTILATION:Unvented Roof System

POTABLE WATER SOURCE::Public

WATER SERVICE PIPING MATERIAL::CopperMain Water Shut-Off Location: :

Northeast basement- main building.

WATER SUPPLY PIPING MATERIAL::CopperGalvanized Pipe (30 to 50 year service

life)Not Fully Visible

PLUMBING WASTE/DRAIN/VENT PIPINGMATERIAL::

PVCCast ironGalvanized Pipe

WATER HEATER SIZE IN GALLONS::2 units40 Gallons75 GallonsInsufficiently Sized Water HeaterBTU (Gas Fired) or WATT (Electric) Input

Rating : 75,100 BTU and 38,000 BTU

WATER HEATER BRAND::Average Gas Water Heater Service Life

is 8-12 yearsRheemApproximate Age in Years : Units

manufactured 2016 and 2017

HEATING/COOKING FUEL SHUT-OFFOR STORAGE LOCATION::

BasementBasement, Mechanical Closets adjacent

to furnaces and inside coach house.

ELECTRICAL SERVICE DROP -OVERHEAD/UNDERGROUND::

240 voltsAluminum Service ConductorsBelow groundCopper Service Conductors

ELECTRICAL SERVICE GROUND:Via copper/galvanized plumbingExtra Info : Electrical service ground

requires repair immediately - connected toold disconnected water service.

MAIN SERVICE DISCONNECTLOCATION (Subpanel location ifDifferent):

Basement

SERVICE PANEL AMPACITY::800 AMP

SERVICE PANEL BRAND::SWITCHBOARD APPARATUS

COMPANY

BRANCH CIRCUIT CONDUCTORS::Copper

WIRING METHODS::Electrical Metallic Tubing EMT (Conduit)

HEAT TYPE::Forced Air

HEATING ENERGY SOURCE::Natural GasBTU or KW Input per Hour : 755,000 BTU

Total

HEATING EQUIPMENTMANUFACTURER::

AMERICAN STANDARDARCOAverage Service Life of a Gas-Fired

Forced-Air Furnace is 15-20 yearsPAYNERHEEM


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Approximate age of unit : ARCO units at3rd floor from 1980's - client should budgetfor replacement. Americastar (AmericanStandard) units on second floormanufactured 2006. First floor cleaners-manufactured 2004. First floor hair salonmanufactured 2016. Coach housemanufactured 2009

Gas Piping Material:Steel gas piping

COOLING EQUIPMENT STYLE::Split System {Condenser (outside) and

Evaporator Coil (inside)}Approximate Cooling Capacity in Tons: :

Various tons between 3.5 and 5.0 ton units.

COOLING EQUIPMENTMANUFACTURER:

Average Service Life of Central A/C Unitis 12-15 Years

Approx. Age of Condensing Unit : TwoClimatrol units on rooftop aged beyond 25years - replaement recommneded. Otherunit MFG dates 2005, 2015, 2004, 2009and 2016

VENTILATION:Bathroom- ducted mechanical fanKitchen - No ventilation presentKitchen Exhaust- recirculating fan/blower

WINDOW STYLES & MATERIALS::AwningFixed SashGlass BlockMetal Frame- Steel, AluminumSingle Glazed (not thermal sash)Single Hung (Only the Bottom Sash

Moves)Thermal GlazingWood Frame

WALKWAYS/PATIOS/DRIVEWAYS:ConcreteAsphaltBackpitched and carrying stormwater

towards building

ROOF STRUCTURE:Dimensional Lumber/Rafters

FLOOR STRUCTURE:ConcreteDimensional lumber

CEILING STRUCTURE:Dimensional lumber

STEPS. STAIRWAYS AND RAILINGS:Unequal riseUnequal runInadequate or missing railingsSteelWood

CRAWLSPACE ACCESS:No crawlspace

Countertops and Representative # ofCabinets:

WoodLaminateNatural Material including granite and

marble

Insulation and Vapor Retarder (attic/wall):

No insulation found at time of inspection

Fireplaces and Solid Fuel BurningAppliances:

Masonry Fireplace

WATER - MAIN SHUT OFF LOCATION:Basement NE

SUMP PIT OR STORM WATERDRAINAGE:

No Sump Pit or Pump located onInspection

Items

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


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(1) The masonry on the building is in overall marginal condition and requires repair in the near term to helpprevent ongoing and accelerated damage. Of special note are extensive areas of deteriorated parge coatingpreventing identification of underlying masonry problems as well as movement at the wall of the coach houseand Western elevation of the main building as viewed from the rooftop.. Parapet walls and coping are alsodeteriorated requiring repair in the near term to prevent ongoing and accelerated damage. The client shouldrefer to the miscellaneous attachment section for a quote from a qualified masonry contractor. This should beconsidered a priority item to be completed in the near-term and will likely approach or exceed six figures inrepairs.

A. Item 1(Picture) Deteriorated masonry example at elevatormechanical room at rooftop-please note temporary tar flashings.


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A. Item 2(Picture) Deteriorated masonry example at abandonedchimney.

A. Item 3(Picture) Hinging/movement noted at Western elevationparapet wall of the main building.


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A. Item 4(Picture) Severely deteriorated masonry example atNorthwest of Main building.

A. Item 5(Picture) Further example of deteriorated masonry-Northwest Main building.


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A. Item 6(Picture) Deteriorated masonry example-front elevationMain building.

A. Item 7(Picture) Deteriorated masonry/parging -front elevation.


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A. Item 8(Picture) Movement noted at northern elevation-coachhouse.

A. Item 9(Picture) Damaged masonry close-up-alley.

A. Item 10(Picture) Signs of significant moisture damage inside unitnumber 2S southern elevation.


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B. ROOF, ROOF COVERING SYSTEM, AND ATTICComments: Inspected, Not Functioning or in need of repair

(2) All exterior wall penetrations such as; piping, conduit, vent caps, exterior light fixtures, etc. should be sealed againstmoisture intrusion, drafts, and energy losses through the use of the appropriate caulking methods and materials.

A. Item 11(Picture) Example of masonry opening withoutappropriate hood/damper system Southwest-Main building.

(3) The ground drains around the building will need periodical cleaning and maintenance to prevent flooding inlower levels of the building.

A. Item 12(Picture) Trapped moisture example between buildingsrepair/upgrade of storm drains in this area required.

(1) The roofing is an overall fair condition however areas of ripples indicating a lack of adhesion of the roofingmembrane to substrates, missing termination bar and counter flashing as well as deteriorated parapet walls.Furthermore, multiple areas of patching were noted, the client should enlist the services of a qualified roofingcontractor for an ongoing maintenance and repair budget.


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Of special note,are several skylights which have failed seals and signs of ongoing moisture intrusion requiringrepair in the very near term to help prevent ongoing and accelerated water damage in the building.

B. Item 1(Picture) Roofing overview.


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B. Item 2(Picture) Further overview of roofing-please note extensiveripples.

B. Item 3(Picture) Further roofing overview-please note extensiveripples.


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B. Item 4(Picture) Example of missing termination bar flashing andtar flashing at rooftop parapet walls.

B. Item 5(Picture) Missing termination bar flashing with unsecuredroofing membrane.


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B. Item 6(Picture) patchwork roofing example at rear quadrant.

B. Item 7(Picture) Tar flashing and patchwork roofing at skylights.


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B. Item 8(Picture) Missing termination bar flashing at elevatormechanical room roofing.

B. Item 9(Picture) Signs of moisture intrusion at third-floor Southernresidential unit skylights.

B. Item 10(Picture) Ongoing moisture intrusion insidethird-floor Southern residential unit-skylight.

B. Item 11(Picture) Broken skylight example at coachhouse roof.


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B. Item 12(Picture) Signs of previous leaking surrounding coachhouse skylight.

(2) A proper pitch pan or rooftop boot should be installed by a roofer to seal flat roof penetrations to preventfuture water intrusion. The current penetration is sub-standard and likely to allow water intrusion in the future.

B. Item 13(Picture)

B. Item 14(Picture)


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B. Item 15(Picture) Poorly configured penetrations at air-conditioning line set and electrical connections at rooftop.

(3) Ponding and standing water was noted in several areas of the coach house roof. This can shorten the lifeof the roof covering and increase likelihood of leaks and water damage. A competent and qualified roofingcontractor should evaluate.

B. Item 16(Picture) ponding water examples at coach house roofing.


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(4) The terra cotta copings joints are tarred as is commonly found in Chicago. The tarred joints have a highprobability of cracking and allowing moisture to enter the joints and saturate adjacent masonry and possiblyenter the structure. The joints should be raked free of tar and properly sized backer rod inserted into the jointand finished with urethane sealant or its equivalent for increased weather resistance and longer service life.Furthermore, broken coping was noted and called out on the violations list provided to the inspector requiringrepair ASAP.

B. Item 17(Picture)


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B. Item 18(Picture) Broken terra-cotta coping example.

B. Item 19(Picture) Broken coping examplesouthern elevationcoach house.


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(5) Protective pads should be placed under the metal framework that supports a satellite dish/signage in orderto reduce the risk of abrasion, roof covering damage, and moisture intrusion.

Furthermore, the signage framework is deteriorated and should be evaluated and repaired by a qualifiedcontractor to help ensure the signage remains securely fastened to the building to help prevent propertydamage or personal injury.

B. Item 20(Picture) Example of missing protective pads atSoutheast quadrant of roofing.


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B. Item 21(Picture) Deteriorated signage framework.

B. Item 22(Picture) Deteriorated signage framework at rooftop.


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

(6) The application of a reflective coating is recommended over the surface of the modified bitumen roofcovering in order to extend the service life of the roofing and in order to reduce the cooling load on the upperunit/s. The Inspection Firm recommends white elastomeric types of roof coatings due to their higheremmissivity, UV reflectance, and improved energy savings.

B. Item 23(Picture) Missing reflective coating atelevator mechanicalroom roofing.


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(1) PLEASE MAKE ELECTRICAL REPAIRS A HIGH PRIORITY ITEM

ALL ELECTRICAL REPAIRS SHOULD BE PERFORMED BY QUALIFIED ELECTRICIANS

At least one smoke detector should be installed on every level of living space, in every sleeping room and inthe basement. Also, a carbon monoxide detector should be placed on every level of living space within 15 feetof all sleeping rooms and in the basement. These critical safety devices should be interconnected, so that ifone smoke detector alarms, all smoke detectors in the building would alarm. Carbon monoxide detectorsshould also be interconnected if they sense elevated levels of this deadly colorless and odorless gas. All unitsshould also have a battery back-up (typically a 9 volt battery) inside the smoke or carbon monoxide unit, toprovide protection even if electrical power is interrupted. These devices should also be tested beforeoccupancy and on a regular basis and have the batteries replaced on an annual basis by the client or qualifiedcontractor to ensure proper operation. Should these critical life safety devices fall short of these requirements,repair by an electrician is strongly recommended.

PLEASE SEE THIS LINK FOR MORE PLACEMENT INFORMATION: http://www.homesafe.com/coalert/detect.htm

C. Item 1(Picture)


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http://www.homesafe.com/coalert/detect.htm


(2) The main electrical grounding conductor is attached to the old water service which has been disconnected.This condition must be evaluated and repaired by a qualified electrician immediately to ensure propergrounding of the electrical system in the building.

C. Item 2(Picture) Ground in connection on old disconnected waterservice requires repair right now.

C. Item 3(Picture) Area of concern.


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(3) Significant corrosion was noted at the Main electrical switch-gear cabinet in the basement. Corrosion canresult in improper electrical connections and increased risk of electrical shock and fire should be evaluated bya qualified electrical contractor for repair or replacement.

This repair is potentially expensive ($7500 or more should replacement be required) and evaluation by aqualified electrical contractor prior to expiration of the attorney review is recommended.

C. Item 4(Picture) Corrosion at the main electrical disconnect/switch-gear cabinet.


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(4) All junction boxes must be covered with appropriate metal covers and knockouts to prevent contact withenergized conductors, to prevent rodents from accessing and damaging the conductors and contain anysparks or molten metal to prevent them from contacting combustible materials in the event of a short circuit.Most junction boxes in the basement were uncovered.

Furthermore, a number of junction boxes in the basement are corroded and should be evaluated for repair orreplacement by a qualified electrician.

Finally, uncovered and unprotected electrical conductors with makeshift lighting were noted in the basementrequiring repair now to help prevent risk of electrical shock and fire.

C. Item 5(Picture) Example of exposed electricalconductors-unit number 3S lighting fixture.


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C. Item 6(Picture) Example of multiple uncovered junction boxesinside basement.

C. Item 7(Picture) Example of corroded junction box-basement.


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C. Item 8(Picture) Corroded junction box example in basementadjacent to plumbing leak-northwest corner.

C. Item 9(Picture) Uncontained electrical wiring example inbasement serving temporary lighting.


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C. Item 10(Picture) Further example of missing junction box coversin basement.

C. Item 11(Picture) Example of energized electrical componentsinside uncovered junction boxes in basement.


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C. Item 12(Picture) Further example of exposed and energizedelectrical components - basement.

(5) Double tapped breaker terminals were noted at the electrical panels. Double tapping can result inoverloaded circuits and can increase the risk of electrical shock and/or fire. Evaluation and repair of theelectrical panel by a licensed and competent electrical contractor is recommended.

C. Item 13(Picture) Double tap breaker example-unit number 3S.


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(6) Signs of moisture penetration were noted inside unit number 3N electrical panel inside the mechanicalroom. This area should be evaluated and repaired by a qualified electrical contractor now as water andelectricity do not mix.

C. Item 14(Picture)

(7) A complete and accurate electrical circuit directory should be provided to the buyer before closing at eachand every electrical panel in order to allow for safe and efficient electrical circuit interruption when required formaintenance, repairs, or in emergencies.

C. Item 15(Picture) Multiple electrical panels with incompletedirectories.


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(8) Only light fixtures rated for a wet enclosure are allowed above tubs and showers. Get the light fixtureabove the shower in a number 3N should be replaced by a qualified electrician immediately to help reduce riskof electrical shock.

C. Item 16(Picture)

(9) The evaluation of the low-voltage equipment in the building: alarm, intercom, communication, audiovisual, etc., isbeyond the scope of the home inspection and should be performed by a qualified low-voltage electrical contractor.

C. Item 17(Picture) Alarm system keypad example.


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(10) Multiple loose electrical receptacles were noted in various areas of the unit should be repaired to preventrisk of electrical shock and damage to electrical equipment.

C. Item 18(Picture) Unsecured electrical receptacleexample-unit number 2N

(11) There are no spare breakers spaces in the electrical service panel serving the hair salon. Common senseand good electrical practices call for the provision for at least 10% spare breakers spaces in a new servicepanel installation. It is recommended that a larger service panel be installed in order to provide for futureexpansion and unforeseen demands.

C. Item 19(Picture) Electrical panel serving hair salonis full.


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

(12) The screws to secure the service panel deadfront to the enclosure are improper. The sharp pointed sheetmetal screw tips and threads can easily puncture or abrade electrical conductor insulation and cause potentialserious injury as well as damage electrical components. The screws should be replaced with the correct blunttip, machine threaded panel screws available at electrical supply houses and other retailers.

C. Item 20(Picture) Example of improper electrical panel fastenersat hair salon.

(1) Portions of the concrete at the rooftop elevator mechanical room are "honeycombing" which is exposedaggregate. This can allow moisture to move through at a higher rate than a smooth, non-porous finish detailingand accelerate wear as well as reduce structural integrity over time. A qualified concrete contractor isrecommended for evaluation and repair.

D. Item 1(Picture) Deteriorated concrete example at elevatormechanical room.


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(2) Multiple foundation wall cracks were noted at the exterior. These should be evaluated and repaired by alicensed and competent basement waterproofing contractor in order to reduce the risk of seepage and to helpprevent the cracks from becoming pathways for wood boring insects.

Furthermore, signs of extensive seepage and movement were noted inside the main building foundation whichshould also be evaluated for repair. Should the client wish to make use of the lower level of this building, theyshould consider upgrading of the storm water, sanitary sewer and installation of a drain tile and some system.Signs of previous repeated flooding were noted and should be addressed in the near-term.

D. Item 2(Picture) Foundation crack example atWestern coach house.


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D. Item 3(Picture) Signs of movement and makeshift repairs at Mainbuilding Western foundation as the basement.

D. Item 4(Picture) Makeshift membrane repair at Northwest exteriorof the main building.


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(3) A corroded and exposed structural steel beam was noted at the front elevation which should be evaluatedfor repair by a qualified masonry/structural steel contractor. There should be considered a priority repair toensure proper structural support of the front elevation of the building. An exact estimate for this repair willrequire further evaluation and likely exposing more of the steel beam.

D. Item 5(Picture) Deteriorating structural steel-front elevation.

D. Item 6(Picture) Overview of deteriorated and exposed structuralsteel-front elevation.


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(4) Deteriorated, unsupported and out of plumb structural members as well as deteriorated joists from long-term water damage were noted in the lower level of the building all of which should be evaluated for repair by aqualified carpentry contractor to help ensure continued structural support for the commercial and living spacesabove.

Water damaged structural members were also noted at the southern basement especially under the bathroomareas. These areas should be evaluated by a qualified carpenter to ensure continued structural support forareas above.

D. Item 7(Picture) Example of deteriorated structuralcolumn in basement.


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D. Item 8(Picture)

D. Item 9(Picture) Deteriorated structural joists example-southernbasement.

D. Item 10(Picture) Example areas of concern-southern basement.


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

(5) The basement masonry above the foundation walls show efflorescence which is common but alsoillustrates that moisture is moving through the masonry walls as evidenced by the leftover mineral salts(efflorescence). Reducing the conditions for efflorescence can be complicated. The attached article should beconsidered a resource, but not THE source for this condition and consultation with a qualified and experiencedmasonry contractor is recommended for the best course of remedy.

D. Item 11(Picture)


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(1) Heavy dirt build-up was noted on the interior components of the HVAC system. This can reduce theefficiency of the system and can also reduce indoor air comfort. Other than the newly installed unit inside thehair salon, all of the HVAC units; including the blower assembly, heat exchanger, and evaporator coilshould be professionally cleaned and checked now by an HVAC technician for optimal systemperformance and safe removal of combustion gases including carbon monoxide.

Of special note are two furnaces in the third floor residential units and two air conditioning condenser unitsaged beyond 25 years at the Main building rooftop. The client should budget for placement of these units.Furthermore, the air-conditioning was inoperative in the second-floor northern residential unit which shouldalso be evaluated for repair by the HVAC technician went on-site.

Furthermore, multiple furnaces have venting via B-Vents/combustion gas venting through the side wallincreasing risk of introduction of dangerous combustion gases including carbon monoxide into the livingspaces. The water heaters in the basement are also improperly vented without appropriate sealant at theconnection to the chimney. These improper terminations also show signs of corrosion and should be evaluatedand prepared by a qualified HVAC technician ASAP to ensure proper venting of combustion gases.

E. Item 1(Picture) Aged rooftop condenser unit example.


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E. Item 2(Picture) Further example of aged condensing unit at Mainbuilding rooftop.

E. Item 3(Picture) Example of multiple combustion gas ventingthrough sidewalls with corrosion.


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E. Item 4(Picture) Clogged condensate drain at unit number 3S

E. Item 5(Picture) Aged and corroded first example unit number 3S


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E. Item 6(Picture) Aged and corroded furnace example unit number3S


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E. Item 7(Picture) Example of filthy furnace interiors.


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E. Item 8(Picture) Example of improper event configurations at rearelevation of building.

E. Item 9(Picture) Dangerously corroded combustion gas venting forunit number 3N .


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E. Item 10(Picture) Improper and unsealed combustion gas ventingof water heaters in basement at chimney require repair now.

E. Item 11(Picture) Condensate buildup at the coach housecombustion gas venting.


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E. Item 12(Picture) Makeshift taped connection of combustion gasventing in coach house.

E. Item 13(Picture) Further example of filthy furnaceinteriors.


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E. Item 14(Picture) Aged in corroded furnace interior unit number3N

E. Item 15(Picture) Dangerous makeshift combustion gas venting atunit 2N


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E. Item 16(Picture) Dangerous makeshift combustion gas venting atunit 2N

(2) The missing or worn insulation of the condensing unit refrigerant linesets should be replaced with new tomaximize cooling efforts, prolong equipment life and reduce energy losses.

E. Item 17(Picture) Missing/deteriorated air-conditioning line-setinsulation.


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E. Item 18(Picture) Deteriorated and missing line set insulation hairsalon please note extensive condensation dripping.


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(3) The current fresh air supply leading directly into the return air system of the HVAC system drawsunconditioned air from the exterior and can lead to increased energy costs .

Fresh air supply into the home is critical for home health, comfort and safety related to combustion appliances.The inspector recommends an ERV system incorporated into the HVAC system following Manual J which mustbe implemented by an HVAC contractor. Please see further information for review in the report attachmentsection.

ASHRAE (American Society of Heating, Refrigeration and Air Conditioning Engineers) and BPI (Building PerformanceInstitute) have several airflow standards that are to be utilized in modern homes. Most notable are 62.2 and 62.89 whichmandate that fresh air must be added when homes reach an overall air tightness of .35 Natural Air Changes per hour orlower. Based on these standards the home may require fresh air to be delivered at all times (less open windows based onseason) to satisfy minimum ventilation requirements when the house is sealed.

This can be accomplished by one of the following:

-Preferred: a fresh air or heat/energy recovery ventilator that can produce the required fresh air the home requires. Suchsystems are Venmar, Broan Guardian, and several others online. The Inspector's opinion leans towards the BroanGuardian as it is capable of solving the CFM needs and has the added benefit of whole house HEPA filtration.

E. Item 19(Picture)


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(4) Old packing style gas valves should be replaced with modern ball style gas valves to help reduce thechance of flammable natural gas leaks. Repair by a licensed plumber or gas fitter is recommended in the nearterm.

E. Item 20(Picture) Example of modern ball style gasvalve.

E. Item 21(Picture) Old gas valves throughout building-upgraderecommended.


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(5) The office at unit number 3S has no supply register resulting in uncomfortable temperatures in this areaand should be evaluated and repaired by a qualified HVAC technician.

E. Item 22(Picture) Lack of supply register at unit number 3S office.

(6) A number of issues were noted with regard to the termination of the dryer and bathroom vent piping on the exteriorwalls. Such issues include inadequately secured vent caps, inadequately sealed vent cap flanges, improperly operatingbackdraft dampers, etc. The exhaust vent dampers on the exterior walls should be replaced with high-quality, gasketed,vent dampers by a qualified HVAC contractor in order to reduce drafts and energy losses as well as to reduce the risk formoisture penetration and pest entry.

E. Item 23(Picture)

E. Item 24(Picture) Example of vent hood penetrationsubject to weather and pest intrusion-this example atcoach house.

(7) A significant build-up of dirt was noted inside the HVAC ducts. A duct cleaning performed by a member of theNational Air Duct Cleaning Association (NADCA) is recommended in order to help improve indoor air quality. Ductcleaning should be considered one part of HVAC related indoor air quality optimization. Other components include:cleaning of the HVAC unit including the evaporator coil, heat exchanger, air handler, etc; duct and plenum sealing toreduce infiltration of unfiltered air; and the use of high-quality HVAC filtration/humidification. Homeowners who havetheir ducts cleaned should verify that the service provider takes steps to protect individuals from exposure to dislodged


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pollutants and chemicals used during the cleaning process. This may involve using HEPA filtration when cleaning theducts, providing respirators for the workers, and having the occupants vacate the home during cleaning.

If construction, remodeling or similar is to take place, we recommend postponing cleaning until after such workhas been completed.

E. Item 25(Picture)


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(8) It is recommended a furnace pan constructed of heavy gauge sheet metal be installed to catch any leakingwater from the HVAC ALL units. This pan should be tied to a drain line to provide a path for the water toescape and prevent flooding of the finished spaces below.

Should HVAC unit drain pan installation and connection to a floor drain not be feasible, an electronic watersensor with alarm should be installed by a qualified HVAC technician to notify occupants of condensate leakingat HVAC units. Ideally this sensor would be tied to the home's alarm system which would notify the centralmonitoring station in case of water leaks which can cause significant damage to the HVAC unit and interiorfinishes in the home.

E. Item 26(Picture) Furnace pans and drain lines recommended atall furnaces.

(9) Expensive compensation was noted at the hair salon furnace and duct work. A qualified HVAC technicianshould evaluate this area to help prevent ongoing and accelerated damage from this moisture.

E. Item 27(Picture) Example of extensive condensation at hair salonmechanical closet HVAC equipment.


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F. INTERIORS AND FINISHESComments: Inspected, Not Functioning or in need of repair

(1) Multiple interior blemishes or required repairs exist, most of which are omitted from this report andconsidered maintenance. A qualified drywall, plaster or painting contractor, or handyman is recommended torepair these areas as needed for proper appearance. Finish painting may be required which may 'flash' overthe existing finish. NOTE: Caulk is a temporary building material and will require repairs or replacement,especially in wet environments such as bath and tub areas. The highest quality sealant affordable isrecommended for lasting service.

F. Item 1(Picture) Deteriorated flooring and coach house entry.


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F. Item 2(Picture) deteriorated shower tile example-unit number 3N

F. Item 3(Picture) 2S rear elevation-monitoring recommended.

F. Item 4(Picture) Missing light fixture trim at entry.


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(2) Stored items in areas of the building prevented the Inspector from evaluating all finishes and componentsof the building. Not all deficiencies or safety items may have been discovered and should be reviewed by theClient at final walk through prior to closing.

F. Item 5(Picture) Stored items example-third-floorresidential unit South.

F. Item 6(Picture) 2S mechanical closet and accessible.


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(3) Significant breaches in the wall/ceiling finishes were noted. Such breaches could result in reduced indoor air quality;could introduce noxious odors into the living spaces from adjacent units or from the common areas; could result in draftsand energy losses; and, in the event of a fire; allow smoke, superheated gas, and carbon monoxide into the living units. Itis recommended that all of the living units as well as the common areas in the building undergo an air-sealing regimen inorder to to reduce these risks and to save energy. Some of the typical areas that require air-sealing include: pipe chases(both vertical and horizontal); gaps at the juncture between the flooring and the baseboard trim; and around the windowand door trim.

F. Item 7(Picture) Example of penetrations at mechanical rooms.

(4) The hardwood floor finish is aged. It is recommended that the floors be professionally refinished by aqualified hardwood flooring contractor to protect the floors from wear as well as for appearance purposes.

F. Item 8(Picture) Hardwood flooring example unit number 3S


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(5) All openings in the basement ceiling should be sealed with properly taped 5/8" thick drywall in order toreduce the risk of fire spread from unit to unit. Any gaps around ceiling penetrations should be sealed withintumescent caulking or foam for the same reason.

F. Item 9(Picture) Missing drywall at basement ceiling.


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(6) Mold-like substances were noted on surface/s of this home. Mold growth results from moisture on organicstrata and is first and foremost a moisture problem. The source of the moisture that is the proximal cause ofthe mold-growth should be found and eliminated before final remediation is performed. Initial remediative stepsmay be advisable in order to reduce the release of mold spores, fungal fragments, and mycotoxins during themoisture investigation and repair process. Small areas of mold (10 square feet or less) can be remediated bythe homeowner successfully. An EPA approved mildewcide with residual mold inhibiting properties(Concrobium Brand) can be found at major home improvement stores. Relatively non-porous surfaces such astile, laminate, concrete, etc. should be surface cleaned with this type of product and kept dry. Semi-poroussurfaces such as wood framing and sheathing can also be cleaned in this manner if fungal growth hasn'tdegraded the material significantly. Porous surfaces such as paper-faced gypsum drywall, cellulose insulation,etc. should be removed and replaced.

Air sampling and bulk sampling for mold is typically not required for successful remediation. For routineassessments in which the goal is to identify possible mold contamination problems before remediation, it isusually unnecessary to collect and analyze air or settled dust samples for mold analysis because decisionsabout appropriate intervention strategies can typically be made on the basis of a visual inspection. Also,sampling and analysis costs can be relatively high and the interpretation of results is not straightforward. Airand dust monitoring may, however, be necessary in certain situations, including 1) if an individual has beendiagnosed with a disease associated with fungal exposure through inhalation, 2) if it is suspected that theventilation systems are contaminated, or 3) if the presence of mold is suspected but cannot be identified by avisual inspection or bulk sampling.

Please view the following links regarding unnecessary and sometimes costly remediation and what is termed'junk science'. Forensic Applications Consulting Technologies, Inc., Inspection News

F. Item 10(Picture)


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http://www.forensic-applications.com/mold

http://www.inspectionnews.net/home_inspection/building-interior-home-inspection-commercial-inspection/27194-lumber-left-outside-little-while.html

F. Item 11(Picture) Hair salon mechanical closet ceiling with signsof moisture intrusion and biological growth.

F. Item 12(Picture) Hair salon mechanical closet.


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(7) The coach house and unit 2S are unsafe for occupancy as only one means of egress are present. Thecoach house and unit 2S should have another means of egress installed ASAP.

F. Item 13(Picture) Rear exit of 2S blocked.

(8) Business fixtures and chattels are not covered by this inspection.

F. Item 14(Picture)


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G. FIREPLACES, WOODSTOVES, ETC.Comments: Inspected, Not Functioning or in need of repair

F. Item 15(Picture)

F. Item 16(Picture)


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

The wood burning fireplace is aged. The National Fire Protection Association recommends that all woodburning fireplaces be thoroughly inspected (known as a Level II inspection) by a certified chimney sweep whena home changes ownership. Evaluation of the chimney and firebox by a qualified contractor, preferably onewho is a member of the Chimney Safety Institute of America (CSIA) is recommended before further usage ofthis fireplace.

G. Item 1(Picture) 2S fireplace-evaluation by certifiedchimney sweep before further usage.

(1) Signs of significant sewage backup and storm water leaking were noted inside the basement of the mainbuilding should be evaluated and repaired by a qualified sewer contractor in the near-term to prevent backupsand unsanitary conditions. Furthermore, signs of repeated flooding were noted especially in the area of themain electrical switch-gear which is dangerous as electricity and water do not mix.

The full extent of sanitary and storm water sewer maintenance and upgrades will likely exceed $10,000especially if a backwater prevention system is installed.

Please see sewer contractor report in misc. section.

H. Item 1(Picture) example of debris inside sewer catch basin


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H. Item 2(Picture) Inoperative sewer valve.

H. Item 3(Picture) Signs of significant backup.


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H. Item 4(Picture) Signs of significant sewer backup with toiletpaper debris.

H. Item 5(Picture) Further signs of storm water leaking in basement.


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H. Item 6(Picture) Storm water piping coming from rear elevationcatch basin with signs of corrosion and leaking.

H. Item 7(Picture) Signs of leaking storm water piping in basement.


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H. Item 8(Picture) Debris filled storm water catch basin at rearelevation.

H. Item 9(Picture) Catch basin location-rear elevation.


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(2) Portions of the water supply piping is galvanized piping and has a service life of 30-50 years. These pipestend to "rot" from the inside out over time and reduced water pressures, corrosion, mineral and sedimentevidence at supply and eventual pipe failure may result. The Client should budget for its eventual replacement.

Furthermore, the main water service for a building of this size is undersized and should be evaluated for repairby a qualified contractor to ensure adequate water pressure and flow.

H. Item 10(Picture) Example of marginal water pressure and flowabsurd floor.


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H. Item 11(Picture) Undersized water service for significantcommercial building and coach house.

H. Item 12(Picture) Example of galvanized water supply piping-please note signs of corrosion and leaking.

H. Item 13(Picture) Further example of marginal waterpressure and supply at coach house.


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(3) Several plumbing deficiencies or repairs are required in the home. The following were noted and should beaddressed by a qualified plumbing contractor in the near term.

H. Item 14(Picture) Inoperative shower valve at unitnumber 3S


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H. Item 15(Picture) PVC water supply piping noted at basementceiling - repair by licensed plumber required as PDC water supplypiping is not allowed in the city of Chicago.

H. Item 16(Picture) Example of makeshift plumbing repairs andbasement.


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H. Item 17(Picture) Leaking supply piping above water heater.

H. Item 18(Picture) Hot and cold reversed atCoachella shower.

H. Item 19(Picture) Unsecured kitchen faucetexample-coach house.

H. Item 20(Picture) Corrugated drain-amateur installation-3N


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(4) The distance between the water heaters and the upper floor plumbing fixtures may result in prolonged wait times forhot water, especially during periods of extended non-use. Further evaluation by a qualified plumber is recommended inorder to determine if the installation of a recirculating pump and cross-over valve system is appropriate to this home.

All Areas of the accessible water supply piping in the building should be insulated. The cold water piping should beinsulated in order to reduce the risk for condensation, mold growth, and moisture damage. The hot water piping should beinsulated in order to reduce energy losses and to allow for the more rapid delivery of hot water at the furthest plumbingfixtures.

H. Item 21(Picture)

(5) All of the plumbing valves in the home should be clearly labeled as to their function and areas which theyserve so that they may be used for emergencies, maintenance, and repairs.

H. Item 22(Picture) Example of multiple unlabeled valves insidebasement.


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(6) A significant leak was noted at the northwest basement adjacent to the old abandoned heating plant/boiler.This area should be evaluated and repaired by a qualified plumber ASAP to prevent ongoing and accelerateddamage.

H. Item 23(Picture) Area of plumbing leak.

H. Item 24(Picture) Area of plumbing leak


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I. WINDOWS & DOORSComments: Inspected, Not Functioning or in need of repair

(7) Two water heaters with 75 and 40 Gallon capacity are not adequate for five residential and to commercialunits, especially if full occupancy of residential units results in multiple bathroom usage. It is recommended aqualified plumber evaluate the water heaters for additional capacity.

(8) The aerator and or interior fixture screens should be cleaned to provide adequate water flow.

H. Item 25(Picture) Hair salon bathroom faucet.

(1) The elevator mechanical room should have a self-closing door with weatherstripping to help preventweather and pest intrusion and damage to the Elevator equipment inside. Furthermore stairs and a railingshould be installed in this area for safe access by service personnel.

I. Item 1(Picture) Deteriorated and unsecure elevatormechanical room doorway.


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I. Item 2(Picture) Missing stairway and railing at elevator equipmentroom.

(2) Plywood is a temporary window covering and should be replaced with appropriate fenestration by aqualified contractor to help prevent damaging moisture and pest intrusion.

I. Item 3(Picture) Temporary window covering example-Southwest.


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(3) Padlocks can pose a risk of entrapment in an emergency. No special tools or knowledge should be neededto exit the unit in an emergency. The interior lock should be replaced with one using a thumb latch.

I. Item 4(Picture) Risk of entrapment at unit number 3S

(4) The thermopane window seal has failed at multiple front elevation windows. These windows should beevaluated for glass replacement/ repair for proper function and highest energy efficiency.

I. Item 5(Picture) Thermal seal failure example unitnumber 3S


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I. Item 6(Picture) Further example of failed thermal seals 3N.

I. Item 7(Picture) Further example of field thermal seals - 2S


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(5) Several interior and or entry doors require minor adjustments or repairs to the door slab, frame and orhardware for proper fit and function. A qualified contractor or handyman should adjust or repair as needed forproper function and convenience purposes. This is of special importance requiring immediate repair for entry/exit or egress doors to ensure tenants can get out in case of emergencies such as fire.

I. Item 8(Picture) 3S closet door.


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I. Item 9(Picture) 3S entry door.

I. Item 10(Picture) Unit number 3N egress store to be repaired now.

I. Item 11(Picture) Example of multiple areas of missing hardware.This example at unit number 3N bedroom.


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(6) The required sill pan flashing was missing beneath the rear exterior personnel doors. Modern buildingpractices in Chicago have largely, and almost certainly, omitted this critical flashing which is required prior tothe installation of the doors. High leakage and damage has been observed and investigated by the InspectionFirm over the years and further evaluation is recommended by the Client or HOA for maximum protectionagainst leaks and damage to adjacent building components. A typical sill pan flashing can be seen here: SillPan Flashing

I. Item 12(Picture)

I. Item 13(Picture) Missing/poorly configured flashing details at rearelevation doors.


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http://www.jamsill.com/


(7) Multiple windows require adjustment, repairs to hardware or glass, and overall maintenance to ensure easyoperation and performance. A qualified repair contractor should evaluate. Broken window glass should bereplaced ASAP to help prevent laceration. Inoperative windows along the northern elevation of the mainbuilding second floor should be repaired ASAP to allow ventilation and egress or ingress by emergencypersonnel in case of emergency.

I. Item 14(Picture) Broken glass at coach housenorthern bedroom.

I. Item 15(Picture) Inoperative windows on northern elevationsecond floor residential unit.


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(8) Unit numbers should be posted outside each visual residential unit now to allow identification by visitorsand more importantly by emergency responders.

I. Item 16(Picture) Unit numbers required outside eachunit.

(9) Adequate ventilation for local codes is dubious in multiple areas of the building-especially the residentialunits. The client to list the services of a qualified architect to calculate and provide adequate light andventilation requirements for each and every bedroom the building.

I. Item 17(Picture) Example of an adequate ventilation unit 2S rearbedroom.


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J. INSTALLED APPLIANCESComments: Inspected, Not Functioning or in need of repair

(10) Exit hallways and means of egress must never be blocked with stored materials as was noted at the rearelevation of the commercial units - this area should be cleared of materials now to allow quick egress bytenants ingress by emergency personnel in case of emergency.

I. Item 18(Picture) Stored items blocking rear exit hallway-commercial units/1st floor.

(1) The kitchen was partially dismantled with inoperative appliances at unit number 3S.

J. Item 1(Picture) Unit 3S


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(2) The installation of kitchen exhaust venting is recommended for adequate removal of combustionbyproducts, moisture and odors from the living space. This is especially important with natural gas ranges andovens which can produce high levels of carbon monoxide at start up and therefore should be vented to theexterior. Action is highly recommended for increased safety and indoor air quality.

J. Item 2(Picture) Lack of kitchen venting example.

J. Item 3(Picture) Lack of kitchen venting example andcoach house.


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(3) Electric Dryer Wet Box- The electric clothes dryer vents into a water-filled plastic box. This venting arrangementputs uncontrolled humidity into the living space; creates accumulations of lint within the laundry room/closet; and canfurther compromise indoor air quality with the airborne byproducts of detergent, bleach, etc. This building lacks theinfrastructure which would allow for exterior venting of the dryer exhaust; therefore, it is recommended that the existingdryer be replaced with a condensing dryer. Such dryers accumulate the moist exhaust air, condense it into liquid form,and drain it via the washing machine drain piping. Condensing dryers also have a lint capture feature which is far moreeffective than the water-filled plastic box. If dryer replacement is not practical then it may be possible to achieve somemeasure of moisture control by operating a nearby bathroom and/or kitchen exhaust fan during the operation of the dryer.The use of 'green' laundry products can reduce the risk for the release of chemical contaminants into the living space.

Ideally, the dryer venting should be repaired by a qualified HVAC contractor to direct lint and dryer gases to the exteriorof the building.

J. Item 4(Picture)


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(4) The water supply hoses, drain piping, and combustion gas venting for the laundry center poses a risk for leaking andimproper venting of exhaust gas and increased risk of dryer fire. Washing machines are common sources of leaking anddamage in homes with laundry units located on the upper floors. It is recommended that multiple layers of protection beprovided. Washing machines should be placed in a preformed drip pan and piped to a laundry floor drain, if present. If afloor drain is not present, a water sensor tied to a automated water shut off valve should be installed. The water supplyhoses should be made of braided stainless steel tubing for optimal leak resistance. Finally, the corrugated vent hose for theclothes dryer is prohibited by most if not all appliance manufacturers due to it's poor airflow characteristics. This canresult in increased drying times, reduced equipment life, and an increased risk of fire from lint build-up. The use of metalexhaust duct is now the standard, recommended and/or required by Underwriters Laboratory (UL), the Association ofHome Appliance Manufactures, the Consumer Product Safety Commission, most (if not all) dryer manufacturers and thebuilding code. The use of all-metal (rigid or semi-rigid) dryer exhaust duct helps to achieve optimal airflow reducing lintbuildup and reduces the operating temperatures of the dryer. The existing vent hose should be replaced with smooth wallmetal vent piping before further usage of the dryer. In addition, no sheet metal screws or fasteners are allowed on the ductinterior.

J. Item 5(Picture) Washer dryer center upgradesrecommended throughout building.

J. Item 6(Picture)

J. Item 7(Picture)

J. Item 8(Picture)


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J. Item 9(Picture)

(5) 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.

J. Item 10(Picture) J. Item 11(Picture)


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J. Item 12(Picture) Anti-tip bracket required at all kitchen ranges.

(6) Signs of a leaking dishwasher were noted at 3N and should be evaluated and repaired by a qualifiedappliance technician.

J. Item 13(Picture) Signs of previous leaking dishwasher.


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K. INSULATION, VENTILATION & AIR-SEALINGComments: Not Present

L. OTHERComments: Inspected, Not Functioning or in need of repair

(7) While most appliances were operational at the time of the inspection, the units appear aged. The clientshould budget for replacement and should consider replacement versus repair costs an age of theseappliances.

J. Item 14(Picture) Example of aged appliances - 2S

INSULATION AND VENTILATION INSPECTION LIMITATIONS

This is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are

not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed.

• Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be

positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the

inspection.

• An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in

this or a separate report.

• Any estimates of insulation R values or depths are rough average values.


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(1) Secure, continuous and graspable railings should be installed at all stairways. Where balusters are located,the spacing should not exceed 4" especially for the safety of children and pets. Guardrails should be 42" highat elevated surfaces. Please see the attached diagram for further information. Modern safety standards alsorequire that interior handrails be returned 90° to the wall in order to reduce the risk of snagging, falls, andinjuries.

L. Item 1(Picture)


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L. Item 2(Picture) Excessive gaps between fire escape and rear exitdoors pose a life safety risk.

L. Item 3(Picture) Dissimilar run on main stairway poses trip hazard.


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L. Item 4(Picture)

L. Item 5(Picture) Stairway leading to main building basementopening wall to be repaired to prevent a trip hazard.


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L. Item 6(Picture) Coach house interior railings do notmeet modern safety standards-excessive balustradespacing.

L. Item 7(Picture) Missing railing/balustrade example at Southerncoach house.


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(2) The fire escape is deteriorated with corrosion and unsecured mounting points as evidenced by crackedand deteriorated masonry around these points. Furthermore the fire escape is noted on the violations listprovided to the inspector. This area should be evaluated and repaired by a qualified contractor ASAP to helpprevent personal injury. These repairs are likely to be expensive and exceed $10,000 especially if the buildingdepartment requires the system to be brought up to modern safety standards.

L. Item 8(Picture) Example of corrosion at fire escapesystem.


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L. Item 9(Picture) Deteriorated masonry at fire escape mountingpoints.

L. Item 10(Picture) Fire escape system to be evaluated for repair/replacement by qualified contractor.


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(3) The local fire Marshal should be invited to inspect the subject property for compliance with all local fire andsafety codes prior to closing. Of note were missing safety detectors including smoke and CO detectors, anoperative exit signage, expired fire extinguishers and lack of emergency lighting.

L. Item 11(Picture) example of expired fire extinguisher tags.

L. Item 12(Picture) Example of multiple inoperativeexit sign lighting.

L. Item 13(Picture) Example of missing safetydetectors.


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(4) The elevator system is aged and requiring immediate safety repairs. Please see the miscellaneousattachment section for a detailed report. Replacement of this elevator will likely approach the $200,000 range.

(5) The heating pipes are insulated with an asbestos-like material. Areas of this pipe insulation are damaged.This could result in asbestos fibers being released. Further evaluation by a licensed and competentenvironmental remediation contractor is recommended in order to assess any possible health risk posed bythis condition.

The client should also note removal of the old abandoned boiler should also be supervised by a qualifiedenvironment contractor has asbestos is often found inside older units such as this. Furthermore, removal ofthis unit will allow expanded space for storage or other uses in the basement.

L. Item 14(Picture)


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L. Item 15(Picture)

L. Item 16(Picture) Abandoned heating plant.

(6) A rodent control specialist is recommended to evaluate the property and develop a corrective course ofaction to remove pests from the property.

L. Item 17(Picture)


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M. EXECUTIVE SUMMARYComments: Inspected, 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

(7) The extent of the construction defects in this building pose a question. "If this is the quality of the constructionin the visible and accessible areas of the structure, what is it like behind the walls and ceilings?" The buildingappears to have undergone extensive rehabilitation and construction without proper oversight by the local codeauthority. It is recommended that the buyer form further due diligence regarding the permit history for thebuilding as well as the history of any building code violations. Please see the misc. section for a list of violationsprovided by the client.

The building has multiple areas of deferred maintenance some of which require repairs asap to prevent ongoing andaccelerated damage and safe occupancy. It is recommended the client have an experienced General Contractor familiarwith mixed use residential and commercial properties evaluate this property for a repair and maintenance campaign.

Example areas of concern include:

Roofing: Repairs likely to exceed $20,000 especially considering multiple skylights requiring repair.

Masonry: Extensive repair/reconstruction and waterproofing in basement - masonry report forthcoming.

Elevator repairs or replacement likely to approach $200,000 for an elevator safe and available to the public.

Electrical repairs: Of special concern is the main disconnect/switch-gear cabinet with corrosion and signs of flooding.Repair costs likely to exceed $7500.

HVAC repairs required before the heating season likely to exceed $30,000

Plumbing and sewer repairs likely to exceed $10,000 for the basement seepage/sewer backup issues alone.

Structural Issues: Structural issues including unsupported and deteriorated structural members and masonry in thebasement will likely exceed $10,000. This number can quickly compound should the client wish to make the basementoccupiable.


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http://www.angieslist.com/

General Summary


456 North Oakley BlvdChicago, IL 60612

773-849-4424IL HI Lic. #450010675

CustomerCommercial Investor

Address123 Main

Chicago IL

The following items or discoveries indicate that these systems or components do not function as intended or adverselyaffects the habitability of the dwelling; or appear to warrant further investigation by a specialist, or requires subsequentobservation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it inproper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home. ThisSummary is not the entire report. The complete report may include additional information of concern to the customer. It isrecommended that the customer read the complete report.

I. 4 POINT Inspection

A. EXTERIOR WALLS, GROUNDS, CHIMNEYS, ETC.Inspected, Not Functioning or in need of repair(1) The masonry on the building is in overall marginal condition and requires repair in the near term to help preventongoing and accelerated damage. Of special note are extensive areas of deteriorated parge coating preventingidentification of underlying masonry problems as well as movement at the wall of the coach house and Westernelevation of the main building as viewed from the rooftop.. Parapet walls and coping are also deteriorated requiringrepair in the near term to prevent ongoing and accelerated damage. The client should refer to the miscellaneousattachment section for a quote from a qualified masonry contractor. This should be considered a priority item to becompleted in the near-term and will likely approach or exceed six figures in repairs.(2) All exterior wall penetrations such as; piping, conduit, vent caps, exterior light fixtures, etc. should be sealed againstmoisture intrusion, drafts, and energy losses through the use of the appropriate caulking methods and materials.(3) The ground drains around the building will need periodical cleaning and maintenance to prevent flooding in lowerlevels of the building.$750 - $1000

B. ROOF, ROOF COVERING SYSTEM, AND ATTIC


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Inspected, Not Functioning or in need of repair(1) The roofing is an overall fair condition however areas of ripples indicating a lack of adhesion of the roofingmembrane to substrates, missing termination bar and counter flashing as well as deteriorated parapet walls.Furthermore, multiple areas of patching were noted, the client should enlist the services of a qualified roofingcontractor for an ongoing maintenance and repair budget.

Of special note,are several skylights which have failed seals and signs of ongoing moisture intrusion requiring repairin the very near term to help prevent ongoing and accelerated water damage in the building.

$20,000-$40,000(2) A proper pitch pan or rooftop boot should be installed by a roofer to seal flat roof penetrations to prevent futurewater intrusion. The current penetration is sub-standard and likely to allow water intrusion in the future.$1,000 - $2,500(3) Ponding and standing water was noted in several areas of the coach house roof. This can shorten the life of theroof covering and increase likelihood of leaks and water damage. A competent and qualified roofing contractorshould evaluate.$2,501 - $5,000(4) The terra cotta copings joints are tarred as is commonly found in Chicago. The tarred joints have a highprobability of cracking and allowing moisture to enter the joints and saturate adjacent masonry and possibly enterthe structure. The joints should be raked free of tar and properly sized backer rod inserted into the joint and finishedwith urethane sealant or its equivalent for increased weather resistance and longer service life. Furthermore, brokencoping was noted and called out on the violations list provided to the inspector requiring repair ASAP.$5,000 - $10,000(5) Protective pads should be placed under the metal framework that supports a satellite dish/signage in order toreduce the risk of abrasion, roof covering damage, and moisture intrusion.

Furthermore, the signage framework is deteriorated and should be evaluated and repaired by a qualified contractorto help ensure the signage remains securely fastened to the building to help prevent property damage or personalinjury.

$1,000 - $2,500(6) The application of a reflective coating is recommended over the surface of the modified bitumen roof covering inorder to extend the service life of the roofing and in order to reduce the cooling load on the upper unit/s. TheInspection Firm recommends white elastomeric types of roof coatings due to their higher emmissivity, UVreflectance, and improved energy savings.

C. ELECTRICAL SYSTEM, GROUNDING, CONNECTED DEVICES AND FIXTURESInspected, Not Functioning or in need of repair(1) PLEASE MAKE ELECTRICAL REPAIRS A HIGH PRIORITY ITEM

ALL ELECTRICAL REPAIRS SHOULD BE PERFORMED BY QUALIFIED ELECTRICIANS

At least one smoke detector should be installed on every level of living space, in every sleeping room and in thebasement. Also, a carbon monoxide detector should be placed on every level of living space within 15 feet of allsleeping rooms and in the basement. These critical safety devices should be interconnected, so that if one smokedetector alarms, all smoke detectors in the building would alarm. Carbon monoxide detectors should also beinterconnected if they sense elevated levels of this deadly colorless and odorless gas. All units should also have abattery back-up (typically a 9 volt battery) inside the smoke or carbon monoxide unit, to provide protection even ifelectrical power is interrupted. These devices should also be tested before occupancy and on a regular basis andhave the batteries replaced on an annual basis by the client or qualified contractor to ensure proper operation.Should these critical life safety devices fall short of these requirements, repair by an electrician is stronglyrecommended.

PLEASE SEE THIS LINK FOR MORE PLACEMENT INFORMATION: http://www.homesafe.com/coalert/detect.htm

$250 - $500 Per Unit


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(2) The main electrical grounding conductor is attached to the old water service which has been disconnected. Thiscondition must be evaluated and repaired by a qualified electrician immediately to ensure proper grounding of theelectrical system in the building.$250 - $500(3) Significant corrosion was noted at the Main electrical switch-gear cabinet in the basement. Corrosion can resultin improper electrical connections and increased risk of electrical shock and fire should be evaluated by a qualifiedelectrical contractor for repair or replacement.

This repair is potentially expensive ($7500 or more should replacement be required) and evaluation by a qualifiedelectrical contractor prior to expiration of the attorney review is recommended.

Detailed quotation required.(4) All junction boxes must be covered with appropriate metal covers and knockouts to prevent contact withenergized conductors, to prevent rodents from accessing and damaging the conductors and contain any sparks ormolten metal to prevent them from contacting combustible materials in the event of a short circuit. Most junctionboxes in the basement were uncovered.

Furthermore, a number of junction boxes in the basement are corroded and should be evaluated for repair orreplacement by a qualified electrician.

Finally, uncovered and unprotected electrical conductors with makeshift lighting were noted in the basementrequiring repair now to help prevent risk of electrical shock and fire.

$1,000 - $2,500(5) Double tapped breaker terminals were noted at the electrical panels. Double tapping can result in overloadedcircuits and can increase the risk of electrical shock and/or fire. Evaluation and repair of the electrical panel by alicensed and competent electrical contractor is recommended.$750 - $1000(6) Signs of moisture penetration were noted inside unit number 3N electrical panel inside the mechanical room.This area should be evaluated and repaired by a qualified electrical contractor now as water and electricity do notmix.$250 - $500(7) A complete and accurate electrical circuit directory should be provided to the buyer before closing at each andevery electrical panel in order to allow for safe and efficient electrical circuit interruption when required formaintenance, repairs, or in emergencies.(8) Only light fixtures rated for a wet enclosure are allowed above tubs and showers. Get the light fixture above theshower in a number 3N should be replaced by a qualified electrician immediately to help reduce risk of electricalshock.$250 - $500(9) The evaluation of the low-voltage equipment in the building: alarm, intercom, communication, audiovisual, etc., is beyondthe scope of the home inspection and should be performed by a qualified low-voltage electrical contractor.(10) Multiple loose electrical receptacles were noted in various areas of the unit should be repaired to prevent risk ofelectrical shock and damage to electrical equipment.$250 - $500(11) There are no spare breakers spaces in the electrical service panel serving the hair salon. Common sense andgood electrical practices call for the provision for at least 10% spare breakers spaces in a new service panelinstallation. It is recommended that a larger service panel be installed in order to provide for future expansion andunforeseen demands.$1,000 - $2,500(12) The screws to secure the service panel deadfront to the enclosure are improper. The sharp pointed sheet metalscrew tips and threads can easily puncture or abrade electrical conductor insulation and cause potential seriousinjury as well as damage electrical components. The screws should be replaced with the correct blunt tip, machinethreaded panel screws available at electrical supply houses and other retailers.

D. STRUCTURE & FOUNDATIONInspected, Not Functioning or in need of repair


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(1) Portions of the concrete at the rooftop elevator mechanical room are "honeycombing" which is exposedaggregate. This can allow moisture to move through at a higher rate than a smooth, non-porous finish detailing andaccelerate wear as well as reduce structural integrity over time. A qualified concrete contractor is recommended forevaluation and repair.$2,501 - $5,000(2) Multiple foundation wall cracks were noted at the exterior. These should be evaluated and repaired by a licensedand competent basement waterproofing contractor in order to reduce the risk of seepage and to help prevent thecracks from becoming pathways for wood boring insects.

Furthermore, signs of extensive seepage and movement were noted inside the main building foundation whichshould also be evaluated for repair. Should the client wish to make use of the lower level of this building, they shouldconsider upgrading of the storm water, sanitary sewer and installation of a drain tile and some system. Signs ofprevious repeated flooding were noted and should be addressed in the near-term.

$20,000-$40,000(3) A corroded and exposed structural steel beam was noted at the front elevation which should be evaluated forrepair by a qualified masonry/structural steel contractor. There should be considered a priority repair to ensureproper structural support of the front elevation of the building. An exact estimate for this repair will require furtherevaluation and likely exposing more of the steel beam.Detailed quotation required.(4) Deteriorated, unsupported and out of plumb structural members as well as deteriorated joists from long-termwater damage were noted in the lower level of the building all of which should be evaluated for repair by a qualifiedcarpentry contractor to help ensure continued structural support for the commercial and living spaces above.

Water damaged structural members were also noted at the southern basement especially under the bathroomareas. These areas should be evaluated by a qualified carpenter to ensure continued structural support for areasabove.

$2,501 - $5,000(5) The basement masonry above the foundation walls show efflorescence which is common but also illustrates thatmoisture is moving through the masonry walls as evidenced by the leftover mineral salts (efflorescence). Reducingthe conditions for efflorescence can be complicated. The attached article should be considered a resource, but notTHE source for this condition and consultation with a qualified and experienced masonry contractor is recommendedfor the best course of remedy.$5,000 - $10,000

E. HEATING, AIR CONDITIONING, VENTILATION, AND GAS APPLIANCE SYSTEMSInspected, Not Functioning or in need of repair(1) Heavy dirt build-up was noted on the interior components of the HVAC system. This can reduce the efficiency ofthe system and can also reduce indoor air comfort. Other than the newly installed unit inside the hair salon, all ofthe HVAC units; including the blower assembly, heat exchanger, and evaporator coil should beprofessionally cleaned and checked now by an HVAC technician for optimal system performance and saferemoval of combustion gases including carbon monoxide.

Of special note are two furnaces in the third floor residential units and two air conditioning condenser units agedbeyond 25 years at the Main building rooftop. The client should budget for placement of these units. Furthermore,the air-conditioning was inoperative in the second-floor northern residential unit which should also be evaluated forrepair by the HVAC technician went on-site.

Furthermore, multiple furnaces have venting via B-Vents/combustion gas venting through the side wall increasingrisk of introduction of dangerous combustion gases including carbon monoxide into the living spaces. The waterheaters in the basement are also improperly vented without appropriate sealant at the connection to the chimney.These improper terminations also show signs of corrosion and should be evaluated and prepared by a qualifiedHVAC technician ASAP to ensure proper venting of combustion gases.

$20,000-$40,000(2) The missing or worn insulation of the condensing unit refrigerant linesets should be replaced with new tomaximize cooling efforts, prolong equipment life and reduce energy losses.


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(3) The current fresh air supply leading directly into the return air system of the HVAC system draws unconditionedair from the exterior and can lead to increased energy costs .

Fresh air supply into the home is critical for home health, comfort and safety related to combustion appliances. Theinspector recommends an ERV system incorporated into the HVAC system following Manual J which must beimplemented by an HVAC contractor. Please see further information for review in the report attachment section.

ASHRAE (American Society of Heating, Refrigeration and Air Conditioning Engineers) and BPI (Building PerformanceInstitute) have several airflow standards that are to be utilized in modern homes. Most notable are 62.2 and 62.89 whichmandate that fresh air must be added when homes reach an overall air tightness of .35 Natural Air Changes per hour or lower.Based on these standards the home may require fresh air to be delivered at all times (less open windows based on season) tosatisfy minimum ventilation requirements when the house is sealed.

This can be accomplished by one of the following:

-Preferred: a fresh air or heat/energy recovery ventilator that can produce the required fresh air the home requires. Such systemsare Venmar, Broan Guardian, and several others online. The Inspector's opinion leans towards the Broan Guardian as it iscapable of solving the CFM needs and has the added benefit of whole house HEPA filtration.

$1,000 - $2,500 per unit(4) Old packing style gas valves should be replaced with modern ball style gas valves to help reduce the chance offlammable natural gas leaks. Repair by a licensed plumber or gas fitter is recommended in the near term.$2,501 - $5,000(5) The office at unit number 3S has no supply register resulting in uncomfortable temperatures in this area andshould be evaluated and repaired by a qualified HVAC technician.$1,000 - $2,500(6) A number of issues were noted with regard to the termination of the dryer and bathroom vent piping on the exterior walls.Such issues include inadequately secured vent caps, inadequately sealed vent cap flanges, improperly operating backdraftdampers, etc. The exhaust vent dampers on the exterior walls should be replaced with high-quality, gasketed, vent dampers by aqualified HVAC contractor in order to reduce drafts and energy losses as well as to reduce the risk for moisture penetration andpest entry.$500 - $750(7) A significant build-up of dirt was noted inside the HVAC ducts. A duct cleaning performed by a member of the National AirDuct Cleaning Association (NADCA) is recommended in order to help improve indoor air quality. Duct cleaning should beconsidered one part of HVAC related indoor air quality optimization. Other components include: cleaning of the HVAC unitincluding the evaporator coil, heat exchanger, air handler, etc; duct and plenum sealing to reduce infiltration of unfiltered air;and the use of high-quality HVAC filtration/humidification. Homeowners who have their ducts cleaned should verify that theservice provider takes steps to protect individuals from exposure to dislodged pollutants and chemicals used during the cleaningprocess. This may involve using HEPA filtration when cleaning the ducts, providing respirators for the workers, and having theoccupants vacate the home during cleaning.

If construction, remodeling or similar is to take place, we recommend postponing cleaning until after such work hasbeen completed.

$250 - $500 per unit(8) It is recommended a furnace pan constructed of heavy gauge sheet metal be installed to catch any leaking waterfrom the HVAC ALL units. This pan should be tied to a drain line to provide a path for the water to escape andprevent flooding of the finished spaces below.

Should HVAC unit drain pan installation and connection to a floor drain not be feasible, an electronic water sensorwith alarm should be installed by a qualified HVAC technician to notify occupants of condensate leaking at HVACunits. Ideally this sensor would be tied to the home's alarm system which would notify the central monitoring stationin case of water leaks which can cause significant damage to the HVAC unit and interior finishes in the home.

(9) Expensive compensation was noted at the hair salon furnace and duct work. A qualified HVAC technician shouldevaluate this area to help prevent ongoing and accelerated damage from this moisture.

F. INTERIORS AND FINISHES


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Inspected, Not Functioning or in need of repair(1) Multiple interior blemishes or required repairs exist, most of which are omitted from this report and consideredmaintenance. A qualified drywall, plaster or painting contractor, or handyman is recommended to repair these areasas needed for proper appearance. Finish painting may be required which may 'flash' over the existing finish. NOTE:Caulk is a temporary building material and will require repairs or replacement, especially in wet environments suchas bath and tub areas. The highest quality sealant affordable is recommended for lasting service.Detailed quotation required.(2) Stored items in areas of the building prevented the Inspector from evaluating all finishes and components of thebuilding. Not all deficiencies or safety items may have been discovered and should be reviewed by the Client at finalwalk through prior to closing.(3) Significant breaches in the wall/ceiling finishes were noted. Such breaches could result in reduced indoor air quality; couldintroduce noxious odors into the living spaces from adjacent units or from the common areas; could result in drafts and energylosses; and, in the event of a fire; allow smoke, superheated gas, and carbon monoxide into the living units. It is recommendedthat all of the living units as well as the common areas in the building undergo an air-sealing regimen in order to to reduce theserisks and to save energy. Some of the typical areas that require air-sealing include: pipe chases (both vertical and horizontal);gaps at the juncture between the flooring and the baseboard trim; and around the window and door trim.$501 - $1000(4) The hardwood floor finish is aged. It is recommended that the floors be professionally refinished by a qualifiedhardwood flooring contractor to protect the floors from wear as well as for appearance purposes.(5) All openings in the basement ceiling should be sealed with properly taped 5/8" thick drywall in order to reducethe risk of fire spread from unit to unit. Any gaps around ceiling penetrations should be sealed with intumescentcaulking or foam for the same reason.$1,000 - $2,500(6) Mold-like substances were noted on surface/s of this home. Mold growth results from moisture on organic strataand is first and foremost a moisture problem. The source of the moisture that is the proximal cause of the mold-growth should be found and eliminated before final remediation is performed. Initial remediative steps may beadvisable in order to reduce the release of mold spores, fungal fragments, and mycotoxins during the moistureinvestigation and repair process. Small areas of mold (10 square feet or less) can be remediated by the homeownersuccessfully. An EPA approved mildewcide with residual mold inhibiting properties (Concrobium Brand) can befound at major home improvement stores. Relatively non-porous surfaces such as tile, laminate, concrete, etc.should be surface cleaned with this type of product and kept dry. Semi-porous surfaces such as wood framing andsheathing can also be cleaned in this manner if fungal growth hasn't degraded the material significantly. Poroussurfaces such as paper-faced gypsum drywall, cellulose insulation, etc. should be removed and replaced.

Air sampling and bulk sampling for mold is typically not required for successful remediation. For routineassessments in which the goal is to identify possible mold contamination problems before remediation, it is usuallyunnecessary to collect and analyze air or settled dust samples for mold analysis because decisions aboutappropriate intervention strategies can typically be made on the basis of a visual inspection. Also, sampling andanalysis costs can be relatively high and the interpretation of results is not straightforward. Air and dust monitoringmay, however, be necessary in certain situations, including 1) if an individual has been diagnosed with a diseaseassociated with fungal exposure through inhalation, 2) if it is suspected that the ventilation systems arecontaminated, or 3) if the presence of mold is suspected but cannot be identified by a visual inspection or bulksampling.

Please view the following links regarding unnecessary and sometimes costly remediation and what is termed 'junkscience'. Forensic Applications Consulting Technologies, Inc., Inspection News

Detailed quotation required.(7) The coach house and unit 2S are unsafe for occupancy as only one means of egress are present. The coachhouse and unit 2S should have another means of egress installed ASAP.$5,000 - $10,000(8) Business fixtures and chattels are not covered by this inspection.

G. FIREPLACES, WOODSTOVES, ETC.Inspected, Not Functioning or in need of repairThe wood burning fireplace is aged. The National Fire Protection Association recommends that all wood burningfireplaces be thoroughly inspected (known as a Level II inspection) by a certified chimney sweep when a home


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http://www.forensic-applications.com/mold

http://www.inspectionnews.net/home_inspection/building-interior-home-inspection-commercial-inspection/27194-lumber-left-outside-little-while.html

changes ownership. Evaluation of the chimney and firebox by a qualified contractor, preferably one who is amember of the Chimney Safety Institute of America (CSIA) is recommended before further usage of this fireplace.

H. PLUMBING SUPPLY, DRAINS, FIXTURES AND VENTSInspected, Not Functioning or in need of repair(1) Signs of significant sewage backup and storm water leaking were noted inside the basement of the main buildingshould be evaluated and repaired by a qualified sewer contractor in the near-term to prevent backups andunsanitary conditions. Furthermore, signs of repeated flooding were noted especially in the area of the mainelectrical switch-gear which is dangerous as electricity and water do not mix.

The full extent of sanitary and storm water sewer maintenance and upgrades will likely exceed $10,000 especially ifa backwater prevention system is installed.

Please see sewer contractor report in misc. section.

Detailed quotation required.(2) Portions of the water supply piping is galvanized piping and has a service life of 30-50 years. These pipes tendto "rot" from the inside out over time and reduced water pressures, corrosion, mineral and sediment evidence atsupply and eventual pipe failure may result. The Client should budget for its eventual replacement.

Furthermore, the main water service for a building of this size is undersized and should be evaluated for repair by aqualified contractor to ensure adequate water pressure and flow.

>$10,000(3) Several plumbing deficiencies or repairs are required in the home. The following were noted and should beaddressed by a qualified plumbing contractor in the near term.$2,501 - $5,000(4) The distance between the water heaters and the upper floor plumbing fixtures may result in prolonged wait times for hotwater, especially during periods of extended non-use. Further evaluation by a qualified plumber is recommended in order todetermine if the installation of a recirculating pump and cross-over valve system is appropriate to this home.

All Areas of the accessible water supply piping in the building should be insulated. The cold water piping should be insulated inorder to reduce the risk for condensation, mold growth, and moisture damage. The hot water piping should be insulated in orderto reduce energy losses and to allow for the more rapid delivery of hot water at the furthest plumbing fixtures.

$1,000 - $2,500(5) All of the plumbing valves in the home should be clearly labeled as to their function and areas which they serveso that they may be used for emergencies, maintenance, and repairs.(6) A significant leak was noted at the northwest basement adjacent to the old abandoned heating plant/boiler. Thisarea should be evaluated and repaired by a qualified plumber ASAP to prevent ongoing and accelerated damage.$1,000 - $2,500(7) Two water heaters with 75 and 40 Gallon capacity are not adequate for five residential and to commercial units,especially if full occupancy of residential units results in multiple bathroom usage. It is recommended a qualifiedplumber evaluate the water heaters for additional capacity.$2,501 - $5,000(8) The aerator and or interior fixture screens should be cleaned to provide adequate water flow.

I. WINDOWS & DOORSInspected, Not Functioning or in need of repair(1) The elevator mechanical room should have a self-closing door with weatherstripping to help prevent weather andpest intrusion and damage to the Elevator equipment inside. Furthermore stairs and a railing should be installed inthis area for safe access by service personnel.$1,000 - $2,500(2) Plywood is a temporary window covering and should be replaced with appropriate fenestration by a qualifiedcontractor to help prevent damaging moisture and pest intrusion.$1,000 - $2,500


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(3) Padlocks can pose a risk of entrapment in an emergency. No special tools or knowledge should be needed toexit the unit in an emergency. The interior lock should be replaced with one using a thumb latch.(4) The thermopane window seal has failed at multiple front elevation windows. These windows should be evaluatedfor glass replacement/ repair for proper function and highest energy efficiency.$1,000 - $2,500(5) Several interior and or entry doors require minor adjustments or repairs to the door slab, frame and or hardwarefor proper fit and function. A qualified contractor or handyman should adjust or repair as needed for proper functionand convenience purposes. This is of special importance requiring immediate repair for entry/exit or egress doors toensure tenants can get out in case of emergencies such as fire.$1,000 - $2,500(6) The required sill pan flashing was missing beneath the rear exterior personnel doors. Modern building practicesin Chicago have largely, and almost certainly, omitted this critical flashing which is required prior to the installation ofthe doors. High leakage and damage has been observed and investigated by the Inspection Firm over the years andfurther evaluation is recommended by the Client or HOA for maximum protection against leaks and damage toadjacent building components. A typical sill pan flashing can be seen here: Sill Pan Flashing(7) Multiple windows require adjustment, repairs to hardware or glass, and overall maintenance to ensure easyoperation and performance. A qualified repair contractor should evaluate. Broken window glass should be replacedASAP to help prevent laceration. Inoperative windows along the northern elevation of the main building second floorshould be repaired ASAP to allow ventilation and egress or ingress by emergency personnel in case of emergency.$5,000 - $10,000(8) Unit numbers should be posted outside each visual residential unit now to allow identification by visitors andmore importantly by emergency responders.$101 - $250(9) Adequate ventilation for local codes is dubious in multiple areas of the building-especially the residential units.The client to list the services of a qualified architect to calculate and provide adequate light and ventilationrequirements for each and every bedroom the building.(10) Exit hallways and means of egress must never be blocked with stored materials as was noted at the rearelevation of the commercial units - this area should be cleared of materials now to allow quick egress by tenantsingress by emergency personnel in case of emergency.

J. INSTALLED APPLIANCESInspected, Not Functioning or in need of repair(1) The kitchen was partially dismantled with inoperative appliances at unit number 3S.(2) The installation of kitchen exhaust venting is recommended for adequate removal of combustion byproducts,moisture and odors from the living space. This is especially important with natural gas ranges and ovens which canproduce high levels of carbon monoxide at start up and therefore should be vented to the exterior. Action is highlyrecommended for increased safety and indoor air quality.(3) Electric Dryer Wet Box- The electric clothes dryer vents into a water-filled plastic box. This venting arrangement putsuncontrolled humidity into the living space; creates accumulations of lint within the laundry room/closet; and can furthercompromise indoor air quality with the airborne byproducts of detergent, bleach, etc. This building lacks the infrastructurewhich would allow for exterior venting of the dryer exhaust; therefore, it is recommended that the existing dryer be replacedwith a condensing dryer. Such dryers accumulate the moist exhaust air, condense it into liquid form, and drain it via thewashing machine drain piping. Condensing dryers also have a lint capture feature which is far more effective than the water-filled plastic box. If dryer replacement is not practical then it may be possible to achieve some measure of moisture control byoperating a nearby bathroom and/or kitchen exhaust fan during the operation of the dryer. The use of 'green' laundry productscan reduce the risk for the release of chemical contaminants into the living space.

Ideally, the dryer venting should be repaired by a qualified HVAC contractor to direct lint and dryer gases to the exterior of thebuilding.

$250 - $500 per unit(4) The water supply hoses, drain piping, and combustion gas venting for the laundry center poses a risk for leaking andimproper venting of exhaust gas and increased risk of dryer fire. Washing machines are common sources of leaking and damagein homes with laundry units located on the upper floors. It is recommended that multiple layers of protection be provided.Washing machines should be placed in a preformed drip pan and piped to a laundry floor drain, if present. If a floor drain is notpresent, a water sensor tied to a automated water shut off valve should be installed. The water supply hoses should be made ofbraided stainless steel tubing for optimal leak resistance. Finally, the corrugated vent hose for the clothes dryer is prohibited by


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most if not all appliance manufacturers due to it's poor airflow characteristics. This can result in increased drying times, reducedequipment life, and an increased risk of fire from lint build-up. The use of metal exhaust duct is now the standard,recommended and/or required by Underwriters Laboratory (UL), the Association of Home Appliance Manufactures, theConsumer Product Safety Commission, most (if not all) dryer manufacturers and the building code. The use of all-metal (rigidor semi-rigid) dryer exhaust duct helps to achieve optimal airflow reducing lint buildup and reduces the operating temperaturesof the dryer. The existing vent hose should be replaced with smooth wall metal vent piping before further usage of the dryer. Inaddition, no sheet metal screws or fasteners are allowed on the duct interior.(5) An anti-tipping device (Federally mandated and shipped with all ranges) should be installed at the kitchen rangefor the prevention of scalds and burn injuries.$501 - $1000(6) Signs of a leaking dishwasher were noted at 3N and should be evaluated and repaired by a qualified appliancetechnician.$250 - $500(7) While most appliances were operational at the time of the inspection, the units appear aged. The client shouldbudget for replacement and should consider replacement versus repair costs an age of these appliances.$1,000 - $2,500 - per unit

K. INSULATION, VENTILATION & AIR-SEALINGNot PresentINSULATION AND VENTILATION INSPECTION LIMITATIONS

This is a visual inspection limited in scope by (but not restricted to) the following conditions:

• Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are notdisturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed.

• Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot bepositively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection.

• An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in this ora separate report.

• Any estimates of insulation R values or depths are rough average values.

L. OTHERInspected, Not Functioning or in need of repair(1) Secure, continuous and graspable railings should be installed at all stairways. Where balusters are located, thespacing should not exceed 4" especially for the safety of children and pets. Guardrails should be 42" high atelevated surfaces. Please see the attached diagram for further information. Modern safety standards also requirethat interior handrails be returned 90° to the wall in order to reduce the risk of snagging, falls, and injuries.>$10,000(2) The fire escape is deteriorated with corrosion and unsecured mounting points as evidenced by cracked anddeteriorated masonry around these points. Furthermore the fire escape is noted on the violations list provided to theinspector. This area should be evaluated and repaired by a qualified contractor ASAP to help prevent personalinjury. These repairs are likely to be expensive and exceed $10,000 especially if the building department requiresthe system to be brought up to modern safety standards.Detailed quotation required.(3) The local fire Marshal should be invited to inspect the subject property for compliance with all local fire and safetycodes prior to closing. Of note were missing safety detectors including smoke and CO detectors, an operative exitsignage, expired fire extinguishers and lack of emergency lighting.(4) The elevator system is aged and requiring immediate safety repairs. Please see the miscellaneous attachmentsection for a detailed report. Replacement of this elevator will likely approach the $200,000 range.Detailed quotation required.(5) The heating pipes are insulated with an asbestos-like material. Areas of this pipe insulation are damaged. Thiscould result in asbestos fibers being released. Further evaluation by a licensed and competent environmentalremediation contractor is recommended in order to assess any possible health risk posed by this condition.


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The client should also note removal of the old abandoned boiler should also be supervised by a qualifiedenvironment contractor has asbestos is often found inside older units such as this. Furthermore, removal of this unitwill allow expanded space for storage or other uses in the basement.

$5,000 - $10,000(6) A rodent control specialist is recommended to evaluate the property and develop a corrective course of action toremove pests from the property.(7) The extent of the construction defects in this building pose a question. "If this is the quality of the construction in thevisible and accessible areas of the structure, what is it like behind the walls and ceilings?" The building appears to haveundergone extensive rehabilitation and construction without proper oversight by the local code authority. It isrecommended that the buyer form further due diligence regarding the permit history for the building as well as thehistory of any building code violations. Please see the misc. section for a list of violations provided by the client.

M. EXECUTIVE SUMMARYInspected, Not Functioning or in need of repairThe building has multiple areas of deferred maintenance some of which require repairs asap to prevent ongoing and accelerateddamage and safe occupancy. It is recommended the client have an experienced General Contractor familiar with mixed useresidential and commercial properties evaluate this property for a repair and maintenance campaign.

Example areas of concern include:

Roofing: Repairs likely to exceed $20,000 especially considering multiple skylights requiring repair.

Masonry: Extensive repair/reconstruction and waterproofing in basement - masonry report forthcoming.

Elevator repairs or replacement likely to approach $200,000 for an elevator safe and available to the public.

Electrical repairs: Of special concern is the main disconnect/switch-gear cabinet with corrosion and signs of flooding. Repaircosts likely to exceed $7500.

HVAC repairs required before the heating season likely to exceed $30,000

Plumbing and sewer repairs likely to exceed $10,000 for the basement seepage/sewer backup issues alone.

Structural Issues: Structural issues including unsupported and deteriorated structural members and masonry in the basement willlikely exceed $10,000. This number can quickly compound should the client wish to make the basement occupiable.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of theneed for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use;Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value ofthe property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system thatwas not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmeticitems, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties orguarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area orperform any procedure that may damage the property or its components or be dangerous to the home inspector or otherpersons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or componentthat does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment,plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspectedadverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise,contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control orremove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Sincethis report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensedinspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Andrew Danner


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http://www.HomeGauge.com



773-849-4424IL HI Lic. #450010675

Report AttachmentsATTENTION: This inspection report is incomplete without reading the information included herein at

these links/attachments. Note If you received a printed version of this page and did not receive a copyof the report through the internet please contact your inspector for a printed copy of the attachments.

Sill Pan Flashing

Efflorescence

Violations provided by client

Elevator Inspection

Sewer Inspection

Masonry Quote


123 Main of 118

Chicago Building Inspections, Inc.Andrew Danner


773-849-4424IL HI Lic. #450010675


123 Main of 118

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