Repairs

• EWGCE-2 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  The asphalt driveway and parkway is cracked and deteriorated and the open joints exacerbate further deterioration from moisture either saturating and softening the base or from freeze/thaw action in winter.  In order to prolong the life of the driveway the severely deteriorated portions should be removed and patched and the entire driveway should then be seal coated.  Evaluation and repair by a qualified asphalt contractor is recommended.

• EWGCE-3 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  The existing caulking around the perimeter of the structure is cracked, missing and old.  Exterior sealant performance is directly related to the joint preparation and application.   For increased service life, performance and aesthetics, the exterior of the structure should be carefully examined and old deteriorated and/or improper caulking should be removed and the exterior of the structure caulked via appropriate means and materials. Proper joint preparation and the use of compliant exterior rated sealants of good quality is recommended . 

   

  All caulk joints should then be inspected annually and be repaired as needed.  ALL exterior wall penetrations such as: piping, conduit, vent caps, exterior light fixtures and receptacles should be sealed against moisture intrusion through the use of the appropriate caulking methods and materials.  An intentional opening/gap at the base of electrical fixtures should remain open to allow any moisture penetration an avenue of escape.

  
  

  Several sources regarding caulking preparation can be found online, here is a link to one source:  Caulking Basics

• EWGCE-4 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  The exterior masonry walls are in overall good condition, however, areas of deterioration and damage were noted. The property owner should budget for repairs and maintenance and the exterior walls should be evaluated by a qualified masonry restoration contractor.

• EWGCE-5 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  In order to prevent moisture penetration into the home and/or moisture contact with energized electrical equipment, caulking is recommended at the top and sides of the exterior electrical lighting fixtures.  It should be noted that the bottom should remain unsealed for drainage purposes.

• EWGCE-6 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  In order to provide protection against corrosion and also for proper appearance it is recommended that all of the steel window and door lintels be finish painted with a coating specifically formulated for exterior metal applications.   Ideally these lintels would have been painted prior to their installation and this painting should comply with the paint manufacturers specifications for application.

• EWGCE-7 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  In order to reduce the potential for moisture related damage, all exterior wall penetrations such as; piping, conduit, vent caps, etc. should be sealed against moisture intrusion, drafts, and energy losses through the use of the appropriate caulking methods and materials.

  
  

  Also, many of the openings were rough penetrations. Penetrations through the exterior masonry walls should be configured with neatly cored openings that are slightly larger than the conduit or other item passing through the wall.  This allows a consistent and uniform space for caulking/sealing which reduces the risk for moisture penetration and damage.  It is recommended that all such exterior openings in the masonry walls be reconfigured in this manner.

• EWGCE-8 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  Cracking was noted in the masonry joints between dissimilar materials and construction joints on the structure. All dissimilar elements on the exterior walls of the structure such as: brick-to-stone; brick-to-concrete block; concrete block-to-glass block, all interior corners and all construction joints should be joined one to the other and sealed against moisture through the use of backer rod and urethane caulk or its equivalent. These elements have either differing coefficients of expansion and contraction in relation to temperature and moisture and/or are subject to movement which can lead to cracking of the cladding material and/or of the mortar joints. In order to reduce the potential for moisture related damage, the existing cement mortar joints should be ground out and replaced with the appropriate backer rod and ASTM approved caulking by a qualified masonry repair contractor.

  
  

  This procedure is in keeping with the standards set forth by the Brick Industry Association. Further information is available at the following link: Accommodating Expansion of Brickwork

• EWGCE-9 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  The front public sidewalk is cracked, settled and uneven which creates potential trip hazards.  In order to reduce the potential for injury, it is recommended that the homeowner contact the local municipality regarding any potential cost sharing sidewalk replacement program.  Typically most municipalities will pay for up to half of the cost for sidewalk replacement for the portions of the walk that are determined to be unsafe.

• EWGCE-10 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  The butt joints between the individual sections of clay tile coping have been sealed with cement mortar. The mortar is cracking and the joints are open which creates a risk for moisture saturation/damage to the masonry walls below. The coping tiles serve to protect the underlying brick masonry walls from wetting/drying and freezing/thawing damage and should be neatly joined and properly sealed in order to perform this function. The coping tiles should be repaired or replaced as needed by a qualified masonry or roofing contractor.   It is recommended that the individual clay tiles be removed and reinstalled using backer rod and polyurethane caulk to seal the joints.

• EWGCE-11 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  The aluminum parapet capping at the top of the masonry parapet walls and metal building does not conform with industry standards as published by the Sheet-Metal and Air Conditioning Contractors National Association (SMACNA).  The aluminum wall cap does not promptly shed moisture; does not have sleeved and gasketed overlaps; and is composed of relatively thin aluminum which will expand and contract significantly from temperature changes.  These defects greatly increase the risk for moisture penetration into and through the underlying masonry walls.  It is recommended that plans be made for the near-term replacement of the existing parapet wall cap with one that reflects industry standards and best practices.

• GAO-1 GARAGES AND OUTBUILDINGS:

  Portions of the garage and interior shop floors are badly damaged and uneven which creates potential trip hazards and instability with fork lift use.  In order to reduce the potential for injury, it is recommended that a qualified concrete repair contractor remove and replace the badly deteriorated portions of concrete.

• RCRFRD-1 ROOF COVERINGS, ROOF FLASHING, ROOF DRAINAGE:

  Several gutter sections on at least one of the roof areas was reverse pitched, other gutter sections on the structure appear to be leaking and a loose downspout was observed. For proper roof drainage and to reduce the potential for moisture related damage, the gutters and downspouts on the structure should be evaluated and repaired as needed by a qualified gutter installation contractor.

• RCRFRD-2 ROOF COVERINGS, ROOF FLASHING, ROOF DRAINAGE:

  Loose and potentially unsealed areas of termination bar flashing and roofing membrane were noted in at least one area that creates the potential for the entry of moisture. In order to reduce the potential for moisture related damage It is recommended that a qualified roofing contractor evaluate and repair the flashing as needed.

• RCRFRD-3 ROOF COVERINGS, ROOF FLASHING, ROOF DRAINAGE:

  Roof drains are part of a drainage system that removes excess rainwater from the roof. At least one of the drains was partially blocked and should be cleaned for proper roof drainage.

• ESGCDAF-3 ELECTRICAL SYSTEM, GROUNDING, CONNECTED DEVICES AND FIXTURES:

  A spot check of the battery operated emergency lighting system/s revealed one or more non-functioning units. It is strongly recommended that these critical life safety devices be regularly evaluated and repaired as needed by a qualified electrician.

• ESGCDAF-4 ELECTRICAL SYSTEM, GROUNDING, CONNECTED DEVICES AND FIXTURES:

  In order to help ensure the continuity of the bonding/grounding safety system, a bonding jumper should be installed across the water meter by a qualified electrician.

• ESGCDAF-5 ELECTRICAL SYSTEM, GROUNDING, CONNECTED DEVICES AND FIXTURES:

  Pointed tipped screws are used to secure several of the service panel covers to the enclosure and the sharp ends have the potential to come into contact with wiring in the panel.  This presents a risk for arcing/sparking, shock and fire and they should be replaced by a qualified electrician with blunt tipped screws specifically intended for use by the manufacturer of the panel.

• ESGCDAF-6 ELECTRICAL SYSTEM, GROUNDING, CONNECTED DEVICES AND FIXTURES:

  While not all of the receptacles in the structure were tested, some loose and uncovered, electrical receptacles were noted in various areas of the structure.  All of these conditions represent significant electrical safety defects.  All of the electrical receptacles in the structure should be evaluated and repaired or replaced as necessary by a licensed and competent electrical contractor.

• ESGCDAF-7 ELECTRICAL SYSTEM, GROUNDING, CONNECTED DEVICES AND FIXTURES:

  In order to reduce the risk for electrical shock from inadvertent contact with exposed current carrying equipment and in order to contain molten copper created by high temperature arcing and sparking of energized wiring, it is recommended that all electrical connections be concealed inside covered metal junction boxes by a qualified electrician.

• ESGCDAF-8 ELECTRICAL SYSTEM, GROUNDING, CONNECTED DEVICES AND FIXTURES:

  Numerous double tapped breaker terminals were noted in several of the electrical service panels that were opened for examination.  Double tapping can result in overloaded circuits and can increase the risk of electrical shock and/or fire.  Evaluation and repair of all of the service panels in the structure by a licensed and competent electrical contractor is recommended.

• ESGCDAF-9 ELECTRICAL SYSTEM, GROUNDING, CONNECTED DEVICES AND FIXTURES:

  At least one screw was missing from the cover for one of the electrical service panel.  In order to reduce the potential for inadvertent contact with energized electric equipment, it is recommended that the missing electrical panel cover screw/s be replaced.

• PSDFAV-2 PLUMBING SUPPLY, DRAINS, FIXTURES AND VENTS:

  The toilet in the office ladies room is not adequately secured to the floor. This can result in deformation of the wax ring seal, leaking and other damage.   In order to reduce the potential for moisture related damage and to determine if removal and reinstallation is necessary, the toilet should be evaluated by a licensed and competent plumber.

• PSDFAV-3 PLUMBING SUPPLY, DRAINS, FIXTURES AND VENTS:

  The flush mechanism in at least one of the toilets in the structure had to be held down to complete a flush.  All toilets in the home should flush completely on a single depression of the flush lever and stop filling when the tank is full.  If incomplete flushing and/or non-stop running of a toilet is noted at some point in the future, repair by a qualified plumber is recommended.

  
  

  Many of these problems can be fixed with little or no experience and there are numerous helpful videos and article online.  Here is a link to one such article that may provide useful information:  Common Toilet Problems You Can Fix Yourself

• PSDFAV-4 PLUMBING SUPPLY, DRAINS, FIXTURES AND VENTS:

  The utility sink is not adequately secured in place and is subject to excess motion which can result in damage to the water supply and/or drain piping.  In order to reduce the potential for moisture related damage, repair by a qualified plumber is recommended.

• PSDFAV-5 PLUMBING SUPPLY, DRAINS, FIXTURES AND VENTS:

  The water heater on the mezzanine by the Dayton space heater is located above other improved spaces and the lack of a nearby floor drain creates the potential for moisture related damage.  Since a water heater defect or failure can result in catastrophic damage it is strongly recommended that a moisture management system be furnished and installed by a qualified contractor.

  Options for flood prevention can be found in an article located at the following link:  Water Heater Flooding Protection

• PSDFAV-6 PLUMBING SUPPLY, DRAINS, FIXTURES AND VENTS:

  The gap between the toilet base and tile floors should be sealed using the appropriate materials and methods in order to reduce a "fouling area". If mop water, bathtub water or a less pleasant "bathroom liquid" gets underneath the toilet, there is no way to clean it up. In order to reduce this risk and promote proper sanitation in the bathroom, caulking around the base of the toilet is recommended.

• PSDFAV-7 PLUMBING SUPPLY, DRAINS, FIXTURES AND VENTS:

  The water heater in the front portion of the mezzanine does not appear to have a shut-off within sight of the heater as the supply line disappears into a difficult to reach area. In order to safely isolate the water heater for servicing It is recommended that a qualified electrician install a safety switch if one is not already installed.

• HACVAGAS-2 HEATING, AIR CONDITIONING, VENTILATION, AND GAS APPLIANCE SYSTEMS:

  Non-insulated and/or minimally insulated ductwork and/or plenums were noted in the unconditioned attic space above the office areas and there were stained ceiling tiles and signs of condensation leakage from the ductwork.  The lack of insulation on this ductwork significantly reduces energy efficiency as the ducts are exposed to the extreme temperatures in the attic that the HVAC system is trying to overcome in the structure.  The lack of insulation also dramatically increases the potential for the formation of condensation due to temperature differentials that would exist between the ductwork and the attic temperatures.  In addition, the heat escaping from the ducts results in pre-mature melting of snow cover on the roof during winter that can result in icicle formation and subsequent ice damming.  In order to reduce the potential for moisture related damage and for improved energy efficiency, it is recommended that a qualified HVAC contractor or insulation specialist evaluate and insulate the ductwork in the attic.

• HACVAGAS-3 HEATING, AIR CONDITIONING, VENTILATION, AND GAS APPLIANCE SYSTEMS:

  Condensation resulting in leakage was observed on the A/C refrigerant lines on the HVAC unit in the mezzanine. The deteriorated/missing insulation on the A/C refrigerant lines can result in energy losses that promote the formation of condensation. In order to reduce the potential for moisture related damage and to reduce energy losses and maximize efficiency, the insulation should be replaced by a qualified HVAC contractor.

• IVAE-2 INSULATION, VENTILATION, ATTICS, ETC.:

  The attic insulation above the office area has minimal and missing insulation with numerous areas having no insulation at all. Energy savings can be expected by blowing in additional cellulose insulation on top of the existing fiberglass insulation up to a level of approximately R-49 and evaluation by a qualified insulation specialist is recommended.

• IVAE-3 INSULATION, VENTILATION, ATTICS, ETC.:

  The building has several large vent openings that do not appear to have dampers or louvers which allows unconditioned air to enter the shop area. The vents may be needed for the large exhaust fan structure in the shop, however, for improved energy efficiency self-closing louvers should be added to the vent.

• WDS-1 WINDOWS, DOORS, SKYLIGHTS:

  Several broken glazing blocks were noted on the glass block window installation(s). Repair by a qualified masonry contractor is recommended.

• WDS-2 WINDOWS, DOORS, SKYLIGHTS:

  At least one of the doors in the structure failed to close or latch properly. For proper operation it is recommended that any non-functional doors be repaired or adjusted by a qualified carpenter or handyman.

• WDS-3 WINDOWS, DOORS, SKYLIGHTS:

  The lower portion of the doorframe on the exterior entry door are deteriorated and elevated moisture levels were measured. In order to reduce the potential for further moisture related damage, it is recommended that a qualified carpenter evaluate and replace the deteriorated portions of the doorframe, possibly with materials that are less affected by moisture like PVC lumber.

  
  

• IA-1 INSTALLED APPLIANCES:

  The dishwasher does not have a switched disconnect as required for electrical safety.  In order to reduce the potential for electric shock, it is recommended that a qualified electrician install a 'kill switch' within sight of the dishwasher.

• O-1 OTHER:

  Large devices typically associated with rats were noted around the perimeter of the property and larger droppings were noted near the home. Rats are extremely common in Cities and are typically attracted to waste and hidden nesting areas. Any areas that provide a safe haven for rats should be cleared of clutter that provides the ability for concealment and all waste should be kept in special waste containers.

• O-2 OTHER:

  Evidence of a rodent problem was noted in and/or around the structure. Any openings in the exterior walls and door frames that are 1/4" or more in size could allow mice into the home. A comprehensive evaluation and sealing of the building exterior is recommended in addition to the elimination of any existing mice from inside the structure and further evaluation by a qualified pest control contractor is recommended.

• O-3 OTHER:

  The floor tiling in the structure is of an age, size and style that is consistent with asbestos content.  There is typically little risk for asbestos exposure with these tiles and it may be best to leave them in place, however, some flooring installers may be unwilling to install products over the making removal necessary. For more information on removing these tiles, here is a link to useful tips from a trusted home remodeling resource: All You Need to Know About Asbestos Floor Tiles

  
  

  Also, the black mastic that was left behind has the potential to contain asbestos   In order to determine if any hazard exists and what remedial steps may be prudent, further evaluation by a licensed and competent environmental remediation contractor is recommended.

  
  

  In some cases encapsulation of the material by installing new flooring may be much more cost effective and potentially safer than hazardous removal of the mastic.  Here is a link to an article that contains a discussion on this subject and provides options for this type of mastic:  Black Mastic Floor Adhesive

  
  

  Here is another link that provides additional information on black mastic:  Black Mastic Floor Adhesive Information

• O-4 OTHER:

  Fibrous panels were noted in the ceiling of some office areas above the drop ceiling. Portions of these panels are damaged and the presence of remaining sections of these panels suggests that, whatever material was previously removed was not done in accordance with existing safety standards. The improper removal of asbestos material can result in asbestos fibers in the dust and air in the home. If this material is made of asbestos, in order to assess any possible health risk posed by these conditions, further evaluation by a licensed and competent environmental remediation contractor would be recommended.

  In order to determine if asbestos is present in this material, it may be possible for the buyer/property owner to carefully collect a small sample of the material to send to a lab for analysis.

  
  

  Here is a link to a Chicago testing lab that may be able to perform this testing: Indoor Science Testing Lab

  
  

  Here is a link to a Chicago suburban testing lab that may be able to perform this testing: UAS Laboratory Services