2112 S. Harding / Chicago Home and Building Inspections ...€¦ · Chicago Il Customer: Mr. Chidi...

Inspection Report

Mr. Chidi Osuji

Property Address:2112 S. Harding

Chicago Il

2112 S. Harding

Chicago Home and Building Inspections

Ivan J. Henderson, P.E.113 Harrison

Oak Park, Illinois 60304(844)4-PRO-PRO

Chicago Home and Building Inspections Osuji

2112 S. Harding of 28

Table of Contents

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

Table of Contents ........................................................3

Intro Page ...................................................................4

1 Roofing.....................................................................5

2 Exterior.....................................................................7

3 Interiors .................................................................. 11

4 Structural Components ..........................................13

5 Plumbing System...................................................15

6 Electrical System ...................................................19

7 Heating / Central Air Conditioning..........................22

General Summary.....................................................24



Date: 5/16/2015 Time: 11:38 AM Report ID: 05162015AProperty:2112 S. HardingChicago Il

Customer:Mr. Chidi Osuji

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.

Amateur Workmanship (AW) = I visually observed one or more system items with workmanship issues, including buildingcode errors, deficiencies and/or relaxed construction standards.

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.

In Attendance:Customer and Seller and both agents

Type of building:Triplex Residential

Approximate age of building:Over 50 Years

Temperature:Over 65 (F) = 18 (C)

Weather:Cloudy

Ground/Soil surface condition:Dry

Rain in last 3 days:Yes

Radon Test:No

Water Test:No



1. Roofing

The inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormalcondensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe theroofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae,and lightning arrestors.

AW IN NI NP RR

1.0 Roof Coverings •

1.1 Flashings • • •

1.2 Skylights, Chimneys and Roof Penetrations •

1.3 Roof Drainage Systems • •AW= Amatuer workmanship, IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repairor Replace AW IN NI NP RR

Styles & MaterialsRoof Covering:

Rubber membrane

Viewed roof covering

from:Walked roof

Sky Light(s):None

Chimney (exterior):Brick

Comments:

1.0 The flat roof appears to be covered with a newer single membrane synthetic rubber roof and is in satisfactory condition.No major issues found on the flats however there where some minor ponding spots (sunken areas). There is some evidenceof ponding near the the roof scuttle. See the next section for flashing problems.

1.0 Item 1(Picture) Flat roof looking east



1.1 The roof flashing has failed on the north parapet(upper wall area) towards the front of the building. This area is animmediate maintenance issue. I was surprised that I did not see any interior water damage or evidence from this in the thirdfloor front bedroom ceiling. My thermal scan camera did not detect any interior moisture damage either. Perhaps the wateris bypassing the interiors and leaking down the north wall cavity and damaging grade level exterior masonry. Water damageand salting was confirmed on the lower north wall just above the walkway. This condition appears minor but should becorrected as soon as possible.

Because the upper parapet wall was never tuck-pointed or parged with a coat of concrete, the flashing can easily fail, since itis attached un-tuck-pointed brick. This condition explains why the newer flashing failed on north section of the wall. Moreflashing may fail soon because of this. A better roofing system would have resulted if a more complete approach had beentaken (Repairing brickwork and roof at same time.) Expect to have elevated maintenance on roof flashing due to thiscondition.

Immediate repairs:$350.00 (failed flashing only)

1.1 Item 1(Picture) Failed flashing on roof

1.3 The gutter and down spout appear intact but due to the lack of recent rain, I am unable to determine if gutters leak atseams or spills water. The gutter appears strong and suitable. I did note that the down spout discharge at the ground isdirected into a small gully at the south west corner of the building, where the ground is swales towards the building. Thismay create undesirable water collection problems near the porch foundation. Recommend correcting issue by extendingdownspout leader further away from building.

The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, someareas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes anattempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to thecomments in this inspection report.



2. Exterior

The inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks,balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios,walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials;Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for anygarage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance duringclosing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, stormdoors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operatorremote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tenniscourts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buriedfuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris thatobstructs access or visibility.

AW IN NI NP RR

2.0 Wall Cladding Flashing and Trim • •

2.1 Doors (Exterior) •

2.2 Windows •

2.3 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover andApplicable Railings

•

2.4 Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and RetainingWalls (With respect to their effect on the condition of the building)

• •

2.5 Eaves, Soffits and Fascias •AW= Amatuer workmanship, IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repairor Replace AW IN NI NP RR

Styles & MaterialsSiding Style:

Brick

Siding Material:Masonry

Exterior Entry Doors:Hollow core

Appurtenance:Covered porch

Driveway:Concrete

Comments:



2.0 The brick exterior requires some extensive tuck-pointing. There various areas where the masonry appears good, whileother areas have issues.Please note the following areas which require attention. Some settlement observed. See section 4,Structural Components.

1) Front of building above and around entrance stair and around and door threshold.

2) North side of building lower areas.

3) Upper parapet all around building perimeter.

4) Above rear kitchen windows on second and third floors.

Estimated Cost to address all tuck-pointing: $7,500.



2.0 Item 1(Picture) Flashed to loose brick 2.0 Item 2(Picture) Salting brick north wall

2.0 Item 3(Picture) Exterior cracks 2.0 Item 4(Picture) Exterior craks

2.0 Item 5(Picture) Front porch issues

2.2 See Interior for window issues found.



2.4 There is a negative slope at the rear of building and can cause or contribute to water intrusion or deterioration. Irecommend correcting landscape to drain water away from home.

2.4 Item 1(Picture) Poor water drainage

The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments inthis inspection report.



3. Interiors

The inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installedcabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors;and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. Thehome inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies,blinds, or other window treatments.

AW IN NI NP RR

3.0 Ceilings •

3.1 Walls •

3.2 Floors •

3.3 Steps, Stairways, Balconies and Railings • •

3.4 Counters and Cabinets (representative number) •

3.5 Doors (representative number) •

3.6 Windows (representative number) •AW= Amatuer workmanship, IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repairor Replace AW IN NI NP RR

Styles & MaterialsCeiling Materials:

Gypsum Board

Wall Material:Gypsum Board

Floor Covering(s):CarpetTile

Interior Doors:Wood

Window Types:Thermal/InsulatedDouble-hungCasement

Window Manufacturer:UNKNOWN

Cabinetry:Wood

Countertop:Laminate

Comments:

3.2 Some of the original oak flooring exist in apartment#1 in the front area. This floor was perhaps untouched by theprevious fire. Floor repairs of this type are discretionary, but a complete wood floor refinish would be expensive.

3.2 Item 1(Picture) Damaged flooring Apt#1



3.3 Additional handrail required at second floor level. Minor issue. Under $200.00.

3.3 Item 1(Picture) Missing handrail

3.6 Rear windows in kitchen, and back bedroom of 2nd floor apartment do not shut completely and may be drafty in wintertime. May affect ability to keep unit warm in kitchen during winter month. Not confirmed with occupant however.

Note that not all windows were accessible, and may have same problem. The condition may have to be assumed aninherent defect since the windows would have to be replaced to correct. The condition is endurable.

3.6 Item 1(Picture) Window issues

The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view.Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It isrecommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.



4. Structural Components

The Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shalldescribe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structuralcomponents where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entrycould damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces andattics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to oradversely effect the health of the home inspector or other persons.

AW IN NI NP RR

4.0Foundations, Basement and Crawlspace (Report signs of abnormal or harmfulwater penetration into the building or signs of abnormal or harmful condensationon building components.)

•

4.1 Walls (Structural) •

4.2 Columns or Piers •

4.3 Floors (Structural) •

4.4 Ceilings (Structural) •

4.5 Roof Structure and Attic •AW= Amatuer workmanship, IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repairor Replace AW IN NI NP RR

Styles & MaterialsFoundation:

Poured concrete

Method used to observe

Crawlspace:No crawlspace

Floor Structure:Wood joists

Wall Structure:Masonry

Ceiling Structure:Not visible

Roof Structure:Not visible

Roof-Type:Flat

Comments:

4.0 The foundation was not totally accessible since it was covered by drywall, but appears to be concrete stem-wall design.There were no visible signs of water intrusion and there was no musty odor suggesting water issues. The floor carpeting wasundamaged.

I did notice some obvious settlement of this building. The concrete portion of the foundation did not extend above grade verymuch. This condition is typical for older structures.

4.0 Item 1(Picture) Foundation



4.1 The brick walls of this building are structural(support the floors). See Exterior for tuck-point issues and estimate. Noimmediate structural problems found. Note that tuck-point issues can soon graduate to structural problems if leftunremedied.

4.1 Item 1(Picture) Tuckpoint required

4.3 I found evidence of a former fire. One floor joist was charred perhaps from a fire, but the floors have been at least 40%restored with new lumber. I estimated that the previous fire was substantial, since over 40% of the visible first level floorjoists were replaced, suggesting that other floors may have been fire replaced as well.

A quick search on www.homefacts.com indicated two reported fire incidents since 2010, with the most recent fire(2013)being the most serious. See "Interiors" for smoke detector issues

I

The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments inthis inspection report.



5. Plumbing System

The inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets;functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipeinsulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; andchimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; andSump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heatingequipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exteriorfaucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State theeffectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls;Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinklersystems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow andfunctional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

AW IN NI NP RR

5.0 Plumbing Drain, Waste and Vent Systems • •

5.1 Plumbing Water Supply, Distribution System and Fixtures • •

5.2 Hot Water Systems, Controls, Chimneys, Flues and Vents • • •

5.3 Main Water Shut-off Device (Describe location) •

5.4 Fuel Storage and Distribution Systems (Interior fuel storage, piping, venting,supports, leaks)

•

5.5 Main Fuel Shut-off (Describe Location) •

5.6 Sump Pump •AW= Amatuer workmanship, IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repairor Replace AW IN NI NP RR

Styles & MaterialsWater Source:

Public

Water Filters:None

Plumbing Water Supply

(into home):Copper

Plumbing Water

Distribution (inside home):Copper

Washer Drain Size:2" Diameter

Plumbing Waste:PVC

Water Heater Power

Source:Gas (quick recovery)

Water Heater Capacity:40 Gallon (1-2 people)

Water Heater Location:Basement

Comments:



5.0 Could not verify termination point of furnace condensate lines. Have condensate lines for second and third floor furnacecoils should be double checked for termination point when you decide to install air conditioning. Reroute to laundry sink ifpossible. Some minor condensate drainage line issues found. See photo.

The basement walkout drain may not be functional but may offer some subsistence drainage anyway into the soil below.

5.0 Item 1(Picture) Condensate line 5.0 Item 2(Picture) Open drain line BSMT



5.1 Toilet in second floor apartment is loose. Toilet should be removed and reset. Cost: $175.00

The coin washer in basement is has it's hot water connection connected to the 2nd floor apartment hot water heater.Confirm with plumber.

Plumbing installer for building may have been lax in providing industry standard supports and bracing for tub piping, becausethe fixtures jiggled when operated. This flaw is typical for all units.

5.1 Item 1(Picture) Apt#2 loose toilet



5.2 The basement hot water heaters and first floor furnace discharge into chimney which has no flue liner.This commondeficiency is typical for installations where the contractor is cutting project expenses.Flue liners are required in Chicago forall new furnace installations. Because of this omission, I became suspicious if proper permits were issued when theremodelling of this building was performed. The main flue breaching is level, which is incorrect.

From a design standpoint, due to low ceiling in basement, it would have been better to use shorter (low boy) hot waterheaters to accommodate a better sloped arrangement of the flues.

5.2 Item 1(Picture) Un-sloped breaching

5.3 The main shut off is the redvalve lever located in the basement in the bed room front closet. This is for your information. Inoted that the old electrical system ground wire, conduit and clamp still remains at the front water line. Recommendremoving abandoned electrical wiring.

5.5 The main fuel shut off is at gas meter outside. Note that the building has three gas meters, but common area usage(domestic hot water for washing machines and laundry tub are fed from the first floor hot water heater. Tenants almostalways discover such arrangements, and should be informed.

5.5 Item 1(Picture) Gas to building 5.5 Item 2(Picture) Gas meters

The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle.Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use.If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the pipingsystem. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase.It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.



6. Electrical System

The inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distributionpanels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities andvoltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, andon the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage orcarport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shalldescribe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main anddistribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absenceof smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to:Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle anyelectrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security systemdevices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primaryelectrical distribution system; or Built-in vacuum equipment.

AW IN NI NP RR

6.0 Service Entrance Conductors • • •

6.1 Service and Grounding Equipment, Main Overcurrent Device, Main andDistribution Panels

• • •

6.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of theirAmperage and Voltage

• • •

6.3Connected Devices and Fixtures (Observed from a representative numberoperation of ceiling fans, lighting fixtures, switches and receptacles locatedinside the house, garage, and on the dwelling's exterior walls)

•

6.4 Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures,all receptacles in garage, carport and exterior walls of inspected structure

•

6.5 Operation of GFCI (Ground Fault Circuit Interrupters) •

6.6 Location of Main and Distribution Panels • • •

6.7 Smoke Detectors • •

6.8 Carbon Monoxide Detectors •AW= Amatuer workmanship, IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repairor Replace AW IN NI NP RR

Styles & MaterialsElectrical Service

Conductors:Overhead service

Panel capacity:100 AMP

Panel Type:Circuit breakers

Branch wire 15 and 20

AMP:Copper

Wiring Methods:Conduit

Comments:

6.0 The electrical service conductors clearance (outside) from the rear is lower than 12 feet from porch deck, and needscorrecting for safety.

6.0 Item 1(Picture) Service drop



6.1 Service for common area power(i.e. laundry room) is fed from first floor apartment load center. This condition alsosuggest that work on building remodel was not performed with plans and permit.

Note Ask seller for copy of former building plans at closing if such plans exist. Any code approvals would be indicated on theplans. '

6.1 Item 1(Picture) Load centers in Apt#1

6.2 Minor design issue: Kitchens do not have required outlets at counter tops. This issue is not serious, should not havebeen overlooked if the building was newly remodelled, indicating that electrical work was performed without a permit.

6.2 Item 1(Picture) Counter space w/o recpt



6.6 Main distribution panel installation does not meet Chicago code since the building does not have separate commonmeter. Also since the panels for all three apartments are located in the lower level of apartment one, there is some risk that acode official may ding you to correct this one day if an official City of Chicago inspection is performed. It would be expensiveto correct!

Likewise, the panels were not very accessible being blocked by a large flat screen television.

6.6 Item 1(Picture) Three meters only

6.7 The smoke detector has been disconnected intentionally at the living room in unit#1. Without a working smoke detectorin your home you have no first alert to a possible fire. I recommend repair or replace as needed using a qualified person.

The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator forexample) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to thecomments in this inspection report.



7. Heating / Central Air Conditioning

The inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home;Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systemsincluding fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installedheat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shalloperate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer orinstaller for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or othercircumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues;Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

AW IN NI NP RR

7.0 Heating Equipment •

7.1 Normal Operating Controls •

7.2 Automatic Safety Controls •

7.3 Distribution Systems (including fans, pumps, ducts and piping, with supports,insulation, air filters, registers, radiators, fan coil units and convectors)

• •

7.4 Presence of Installed Heat Source in Each Room •

7.5 Chimneys, Flues and Vents (for fireplaces, gas water heaters or heat systems) • • •

7.6 Solid Fuel Heating Devices (Fireplaces, Woodstove) •

7.7 Gas/LP Firelogs and Fireplaces •

7.8 Cooling and Air Handler Equipment • • •

7.9 Normal Operating Controls • •

7.10 Presence of Installed Cooling Source in Each Room •AW= Amatuer workmanship, IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repairor Replace AW IN NI NP RR

Styles & MaterialsHeat Type:

Forced Air

Energy Source:Gas

Number of Heat Systems

(excluding wood):Three

Ductwork:InsulatedandNon-insulated

Filter Type:Disposable

Operable Fireplaces:None

Cooling Equipment Type:Air conditioner unit

Comments:

7.0 The building has newer furnaces. The second floor furnace is missing gas line trap on gas piping. This is a minor issue. Iwas somewhat concerned that the Apartment 2 and 3 furnaces were only 50MBH input, but questioning the occupant did notreveal any heating issues, with the exception that some of the windows did not close well. I would expect those rooms tohave a heating issue if the rooms are drafty. The 1st floor apartment has a 75MBH unit which appears to be a more suitablecapacity.

7.1 The heat/cool thermostats are suitable for air conditioning when such upgrade is done.

7.3 All ducts need cleaning. This applies to entire building. Minor issue.

7.5 Basement unit furnace flue discharges into chimney with no flue liner. Although the arrangement has proven to work asinstalled, the flue breaching in basement is not a recommended configuration. The main flue connecting all three hot waterheaters, and furnace do not comply with the National Fuel Gas Code which requires minimum 1/4 upward slope.Recommend correcting, or redesign flue placement so that all appliance discharge into properly sloped flue and flue liner inchimney.

Cost of correction(including flue liner): $2,000.



7.8 Refrigerant lines for future condensing units should have been completely sealed. A future HVAC installer may claim therefrigerant lines un-usable due to contamination. Please confer with a licensed HVAC technician to address this issuefurther. I do will not know if any/all HVAC technicians will concur with my findings and claim contaminated lines, refuse towarrantee their system unless they provide all lines and coils.

i.e. If by chance a small insect, and or dirt did get into the system vapor line(existing uncapped 3/8" copper), the TXV valveand/or capillary expansion tube could easily clog and prevent the system from working properly. Consider having sellerguaranty the system up to six months after closing.

7.8 Item 1(Picture) Refrigerant lines in BSMT

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find allareas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal andinspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware thatthe inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended thatqualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.



General Summary

Chicago Home and Building Inspections

113 HarrisonOak Park, Illinois 60304

(844)4-PRO-PRO

CustomerMr. Chidi Osuji

Address2112 S. Harding

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 warrants 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 or efficiency 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.

1. Roofing1.1 Flashings

Amatuer workmanship, Inspected, Repair or ReplaceThe roof flashing has failed on the north parapet(upper wall area) towards the front of the building. This area is animmediate maintenance issue. I was surprised that I did not see any interior water damage or evidence from this inthe third floor front bedroom ceiling. My thermal scan camera did not detect any interior moisture damage either.Perhaps the water is bypassing the interiors and leaking down the north wall cavity and damaging grade levelexterior masonry. Water damage and salting was confirmed on the lower north wall just above the walkway. Thiscondition appears minor but should be corrected as soon as possible.

Because the upper parapet wall was never tuck-pointed or parged with a coat of concrete, the flashing can easilyfail, since it is attached un-tuck-pointed brick. This condition explains why the newer flashing failed on north sectionof the wall. More flashing may fail soon because of this. A better roofing system would have resulted if a more



1. Roofing

complete approach had been taken (Repairing brickwork and roof at same time.) Expect to have elevatedmaintenance on roof flashing due to this condition.

Immediate repairs:$350.00 (failed flashing only)

1.3 Roof Drainage SystemsInspected, Repair or ReplaceThe gutter and down spout appear intact but due to the lack of recent rain, I am unable to determine if gutters leakat seams or spills water. The gutter appears strong and suitable. I did note that the down spout discharge at theground is directed into a small gully at the south west corner of the building, where the ground is swales towardsthe building. This may create undesirable water collection problems near the porch foundation. Recommendcorrecting issue by extending downspout leader further away from building.

2. Exterior

2.0 Wall Cladding Flashing and TrimInspected, Repair or ReplaceThe brick exterior requires some extensive tuck-pointing. There various areas where the masonry appears good,while other areas have issues.Please note the following areas which require attention. Some settlement observed.See section 4, Structural Components.

1) Front of building above and around entrance stair and around and door threshold.

2) North side of building lower areas.

3) Upper parapet all around building perimeter.

4) Above rear kitchen windows on second and third floors.

Estimated Cost to address all tuck-pointing: $7,500.

2.4 Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect totheir effect on the condition of the building)Inspected, Repair or ReplaceThere is a negative slope at the rear of building and can cause or contribute to water intrusion or deterioration. Irecommend correcting landscape to drain water away from home.

3. Interiors3.3 Steps, Stairways, Balconies and Railings

Inspected, Repair or ReplaceAdditional handrail required at second floor level. Minor issue. Under $200.00.



5. Plumbing System5.0 Plumbing Drain, Waste and Vent Systems

Inspected, Repair or ReplaceCould not verify termination point of furnace condensate lines. Have condensate lines for second and third floorfurnace coils should be double checked for termination point when you decide to install air conditioning. Reroute tolaundry sink if possible. Some minor condensate drainage line issues found. See photo.

The basement walkout drain may not be functional but may offer some subsistence drainage anyway into the soilbelow.

5.1 Plumbing Water Supply, Distribution System and FixturesInspected, Repair or ReplaceToilet in second floor apartment is loose. Toilet should be removed and reset. Cost: $175.00

The coin washer in basement is has it's hot water connection connected to the 2nd floor apartment hot waterheater. Confirm with plumber.

Plumbing installer for building may have been lax in providing industry standard supports and bracing for tub piping,because the fixtures jiggled when operated. This flaw is typical for all units.

5.2 Hot Water Systems, Controls, Chimneys, Flues and VentsAmatuer workmanship, Inspected, Repair or ReplaceThe basement hot water heaters and first floor furnace discharge into chimney which has no flue liner.This commondeficiency is typical for installations where the contractor is cutting project expenses.Flue liners are required inChicago for all new furnace installations. Because of this omission, I became suspicious if proper permits wereissued when the remodelling of this building was performed. The main flue breaching is level, which is incorrect.

From a design standpoint, due to low ceiling in basement, it would have been better to use shorter (low boy) hotwater heaters to accommodate a better sloped arrangement of the flues.

6. Electrical System6.0 Service Entrance Conductors

Amatuer workmanship, Inspected, Repair or ReplaceThe electrical service conductors clearance (outside) from the rear is lower than 12 feet from porch deck, andneeds correcting for safety.

6.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution PanelsAmatuer workmanship, Inspected, Repair or ReplaceService for common area power(i.e. laundry room) is fed from first floor apartment load center. This condition alsosuggest that work on building remodel was not performed with plans and permit.

Note Ask seller for copy of former building plans at closing if such plans exist. Any code approvals would beindicated on the plans. '

6.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and VoltageAmatuer workmanship, Inspected, Repair or ReplaceMinor design issue: Kitchens do not have required outlets at counter tops. This issue is not serious, should nothave been overlooked if the building was newly remodelled, indicating that electrical work was performed without apermit.



6. Electrical System6.6 Location of Main and Distribution Panels

Amatuer workmanship, Inspected, Repair or ReplaceMain distribution panel installation does not meet Chicago code since the building does not have separate commonmeter. Also since the panels for all three apartments are located in the lower level of apartment one, there is somerisk that a code official may ding you to correct this one day if an official City of Chicago inspection is performed. Itwould be expensive to correct!

Likewise, the panels were not very accessible being blocked by a large flat screen television.

6.7 Smoke DetectorsInspected, Repair or ReplaceThe smoke detector has been disconnected intentionally at the living room in unit#1. Without a working smokedetector in your home you have no first alert to a possible fire. I recommend repair or replace as needed using aqualified person.

7. Heating / Central Air Conditioning7.3 Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters,

registers, radiators, fan coil units and convectors)Inspected, Repair or ReplaceAll ducts need cleaning. This applies to entire building. Minor issue.

7.5 Chimneys, Flues and Vents (for fireplaces, gas water heaters or heat systems)Amatuer workmanship, Inspected, Repair or ReplaceBasement unit furnace flue discharges into chimney with no flue liner. Although the arrangement has proven towork as installed, the flue breaching in basement is not a recommended configuration. The main flue connecting allthree hot water heaters, and furnace do not comply with the National Fuel Gas Code which requires minimum 1/4upward slope. Recommend correcting, or redesign flue placement so that all appliance discharge into properlysloped flue and flue liner in chimney.

Cost of correction(including flue liner): $2,000.

7.8 Cooling and Air Handler EquipmentAmatuer workmanship, Inspected, Repair or ReplaceRefrigerant lines for future condensing units should have been completely sealed. A future HVAC installer mayclaim the refrigerant lines un-usable due to contamination. Please confer with a licensed HVAC technician toaddress this issue further. I do will not know if any/all HVAC technicians will concur with my findings and claimcontaminated lines, refuse to warrantee their system unless they provide all lines and coils.

i.e. If by chance a small insect, and or dirt did get into the system vapor line(existing uncapped 3/8" copper), theTXV valve and/or capillary expansion tube could easily clog and prevent the system from working properly.Consider having seller guaranty the system up to six months after closing.

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 or



perform 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 Ivan J. Henderson, P.E.



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2112 S. Harding / Chicago Home and Building Inspections ...€¦ · Chicago Il Customer: Mr. Chidi...

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