Repairs

• EWGCE-1 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  The existing caulking around the windows is missing, cracked 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-2 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  The exterior concrete walks, retaining walls have cracks and deteriorating concrete which can allow moisture penetration that creates the potential for further damage from freeze/thaw cycles.  In order to reduce the potential for moisture related damage, the cracks should be sealed and deteriorating concrete repaired to prevent further ongoing weathering from the elements.

• EWGCE-3 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 homeowners association 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-4 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  Some of the painted/stained wood surfaces have deteriorating finish materials, flaking paint or are exposed.  In order to prolong the life of materials on the exterior of the home, all exposed wood surfaces should be professionally primed and painted by a qualified painting contractor or handyman.

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

  The butt joints between the individual sections of clay tile coping have been sealed with cement mortar and roofing tar. The mortar and tar 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-7 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  The space around the downspout entry into the subsurface drain should be sealed to prevent debris entry and clogging.

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

  The mortar joints at the corners of the stone window sills and between all limestone copings/sills is cracked and deteriorated.  In order to reduce the risk of moisture saturation, moisture intrusion to the interior and damage to the brick masonry below the sills, the mortar in the joints should be raked out and sealed instead with a high-quality masonry caulking compound by a qualified masonry restoration contractor or handyman.

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

  The masonry walls of the three-story portion of the building are in overall good condition, considering its age. However, areas in need of repair were noted. It's recommended that the HOA make plans for phased-in repairs to the exterior masonry walls. Of particular concern are the deteriorated brick masonry units and mortar joints at the parapet walls as well as the front porch columns. Application of a penetrating masonry sealant is also recommended in order to reduce direct moisture absorption by the aged and deteriorated common bricks.

  
  

  Note: The repointing performed at the exterior masonry walls was not executed in accordance with accepted industry standards and practices. Proper repointing generally requires the deteriorated mortar joints to be ground out to a depth of approximately twice that of the width of the mortar joint, and re-pointed using mortar of the same strength and composition as the original mortar. The existing flush mortar joints pose an increased potential for moisture absorption, masonry saturation and accelerated deterioration. For our climate, the mortar joints should be compacted and tooled into a concave profile for greater resistance against moisture absorption, moisture related damage to the masonry, and moisture intrusion/damage to interior finishes.

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

  There are improper or missing handrails on the basement stairs. In order to reduce the potential for injury, It is recommended that a qualified carpenter or handyman install appropriate code conforming handdrails where needed.

• EWGCE-12 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  The aluminum window/door casings have not been sealed with appropriate materials that would reduce the potential for damaging moisture to come into contact with them.  Exposure to moisture can lead to shortened life of building components that includes but is not limited to the existing masonry, wood framing, windows and interior finishes.

  NOTE-  Contractors differ on this subject because many times the existing wood casings are in substantially good shape and don't require repairs but are covered anyway in order to reduce maintenance and for the sake of appearance.  The Inspector's OPINION is that it is better to seal the gap between the metal capping and masonry to reduce moisture loads at known entry points. The use of a weep at the bottom of the casings is recommended to convey trapped moisture to the exterior. 

• EWGCE-13 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  The limestone entry pads shows evidence of ice melting salt damage via spalling and an irregular, 'popped' surface. While mainly cosmetic this condition does not improve and will likely worsen. Some temporary measures may be taken to thwart continued decay such as the cessation of salt use and cleaning/sealing of the existing concrete surfaces.

• EWGCE-14 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  All dissimilar elements at the exterior walls of the building such as: brick-to-stone; brick-to-concrete block; concrete block-to-glass block, etc. should be joined one to the other and sealed against moisture through the use of backer rod and urethane caulk or its equivalent. These dissimilar elements have differing coefficients of expansion and contraction in relation to temperature and moisture. This can lead to cracking of the cladding material and/or of the mortar joints. The existing cement mortar joints should be ground out and replaced with the appropriate backer rod and ASTM approved caulking. This procedure is in keeping with the standards set forth by the Brick Industry Association. Further information is available at www.bia.org

• EWGCE-15 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  The masonry wall flashings are either missing or improperly installed. The flashings should be used in conjunction with stainless steel drip edge, should be 'end dammed' and should be present at the following locations: the top of the foundation wall; above the masonry pockets where the floor joists are set into the masonry wall; above and below every window, door and all lintels/beams. Missing or improperly installed wall flashing can allow moisture to enter the structure and cause rot, mold growth and structural damage. The exterior masonry walls of this structure should be evaluated and repaired by a qualified masonry contractor.

  
  

  Here is a link to an article from the Mason Contractors of America Association that discusses proper masonry flashing: Masonry Wall Flashings

  Here is a link to additional information from the National Concrete Masonry Association regarding flashing in masonry walls: Flashing Strategies for Concrete Masonry Walls

  
  

  NOTE: While the cost to retrofit missing or improperly installed masonry wall flashings for the window and door lintels can vary significantly depending on the height of the work, the need for sidewalk canopies, proximity of overhead power lines, etc., a commonly quoted cost for such work is approximately $225 per lineal foot.

• EWGCE-16 EXTERIOR WALLS< GROUNDS, CHIMNEYS. ETC:

  The exterior window lintels have been sealed and can no longer drain moisture which increases the potential for corrosion of the lintels.  Over time the corroding steel will expand which can damage the adjacent masonry walls and allow moisture to penetrate to the interior of the living space. In order to reduce the potential for moisture related damage, the lintel drainage space should be repaired by a qualified masonry restoration contractor.

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

  The modified bitumen roof covering is not properly secured to the back of the roof gutter. This defect presents an increased risk for damage from ice damming and from water backing up at the gutter. It is recommended that the roof/gutter interface be repaired by a qualified roofing contractor.

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

  In order to reduce stress on the modified bitumen roof where it meets the parapet wall and to prevent both cracking and premature failure, cant strip is required to be installed at the inside corners by roof covering manufacturers.  This component was found to be missing in multiple locations and in order to determine if retrofitting of the cant strip is feasible and cost-effective, further evaluation by a qualified roofing contractor is recommended.

• RCRFRD-6 ROOF COVERINGS, ROOF FLASHING, ROOF DRAINAGE:

  Best roofing practices call for the roof covering to be held back and terminated along the parapet wall typically between 12" and 36" depending on the height of the parapet wall itself.  When the membrane is wrapped up and over the parapet top it prevents moisture from draining/evaporating at that side and will reduce mortar and brick life on the opposite side as moisture seeks pathways to drain or evaporate.  It is recommended that the membrane be removed and terminated at an appropriate height on the parapet wall with appropriate base and counterflashing.  Once the roofing has been removed the masonry parapet walls should be evaluated by a qualified masonry restoration contractor and mortar repairs should be expected where the roof concealed masonry details.

• RCRFRD-7 ROOF COVERINGS, ROOF FLASHING, ROOF DRAINAGE:

  The tree limbs that are in contact with the roof or hanging near the roof should be trimmed by a qualified arborist.  In order to determine the long term prognosis for the tree, the health and condition should also be assessed at the time of the trimming.

• RCRFRD-8 ROOF COVERINGS, ROOF FLASHING, ROOF DRAINAGE:

  Missing and improperly sealed flashings were noted on the modified bitumen roof covering.  The use of tar as was noted here, greatly increases the risk of leaking and neatly applied modified bitumen patches should be used instead.  All of the rooftop penetrations, such as plumbing vent pipes, skylights, electrical conduit, and air conditioning line sets should be evaluated and repaired by a licensed and competent roofing contractor.

• RCRFRD-9 ROOF COVERINGS, ROOF FLASHING, ROOF DRAINAGE:

  The A/C refrigerant line roof penetrations are sealed with caulk and/or tar which is a high maintenance, low performance solution that creates the potential for damaging and mold causing moisture to enter the structure. It is recommended that the roof penetrations be repaired by a qualified roofing and/or HVAC contractor and the solutions should include pitch pocket flashing or rubber boot flashing specifically designed for the various diameter tubing sizes in order to separate the lines and create the potential for more effective sealing of the A/C refrigerant lines.

• RCRFRD-10 ROOF COVERINGS, ROOF FLASHING, ROOF DRAINAGE:

  Termination bar flashing should be installed and all areas where the modified bitumen roof covering is terminated. Failure to install the appropriate flashing at these areas can result in delamination, breaching, moisture intrusion, and extensive damage.

• RCRFRD-11 ROOF COVERINGS, ROOF FLASHING, ROOF DRAINAGE:

  The thin aluminum flashing member noted at the top of the parapet walls does not constitute a proper modified bitumen termination flashing. This thin aluminum strip is intended to be covered with a wider counter flashing.

• RCRFRD-12 ROOF COVERINGS, ROOF FLASHING, ROOF DRAINAGE:

  The limestone capping above the parapet walls and its ancillary flashing are improperly configured, loose, cracked, improperly sealed and present a significant risk for moisture penetration, moisture saturation, and damage to the adjacent brick masonry. Roofing tar appears to have been smeared over the joints between the stone sills/copings and cracks were noted on the sides of the tarred joints.  A thin smear of roofing tar over a brittle substrate such as cement mortar, does not constitute an appropriate sealant joint.  The mortar joints between all limestone copings/sills have a tendency to crack and the observed tar was most likely applied in response to moisture intrusion.  In order to reduce the risk of moisture related damage to the interior and the masonry below the sills the parapet wall capstones should be sloped inward toward the roof surface so that runoff is properly channeled to the roof drains and so that the amount of moisture running onto the exterior masonry walls is limited. It is recommended that the existing limestone capping be removed; stainless steel drip edge be set into a thick bed of high-quality caulking along both the inner and outer top masonry courses; that heavy, self-adhesive, elastomeric flashing be installed as a waterproof bridge across the entire depth of the masonry wall; and that the existing limestone capping or new limestone capping be set into place and secured with stainless steel pins; and that properly configured caulked joints be used at the butt joints of the limestone capping slabs.

• RCRFRD-13 ROOF COVERINGS, ROOF FLASHING, ROOF DRAINAGE:

  Porch roof deck support post was noted to be missing a positive connection. I recommend installing positive connections at post to beam juncture for the back porch roof to better protect the roof frame from damage.

• SAF-1 STRUCTURE AND FOUNDATION:

  Cracking and spalling cementious patch / skim coating was observed at the West foundation wall. This condition is an indication of moisture in contact with the foundation. Repairs are needed to prevent further deterioration and moisture intrusion.

• SAF-2 STRUCTURE AND FOUNDATION:

  This older building has stone foundation walls.  A white efflorescent powder and crystals were noted on the foundation walls which is generally a sign of moisture slowly passing through the walls.  While no specific signs of active leakage were noted at the time of the inspection, however; signs of prior leakage were observed. In order to reduce the potential for moisture related damage, it is recommended that consideration be given towards having a qualified basement waterproofing contractor install a perimeter drainage system.

  Here is a link to an article from a contractor that installs these systems that details the process:  Interior Weeping Tile Perimeter Drainage Systems

  
  

  Approximate cost for perimeter drainage system range between $38,000.00 to $50,000.00

• ESGCDAF-1 ELECTRICAL SYSTEM, GROUNDING, CONNECTED DEVICES AND FIXTURES:

  The grounding electrode conductor and the water meter bonding jumper are not properly secured to the water piping system or to their clamps.  The stranded copper grounding conductor has been squeezed between the clamp and the piping.  This is not allowed and is unsafe since it makes the clamp prone to loosening and can reduce the safety and effectiveness of the bonding and grounding system.  The existing clamps should be replaced with ones that can properly secure the grounding electrode conductor and bonding jumpers into screw terminals.  Further evaluation and repair by a licensed and competent electrical contractor is recommended.

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

  Extinguished or otherwise inoperative luminaires (light bulbs) were noted during the inspection.  All of the lighting in the structure should be made fully operational for the final walk-through so that the proper operation of all the lighting can be verified and differentiated from defective switches, fixtures, etc.

  
  

  NOTE: Some exterior fixtures may be controlled by photocells that will only allow the lights to operate at night and operation of all exterior fixtures should be verified at the final walk-through prior to closing.

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

  No ground rod was not found outside, no ground rod was found Inside. A ground rod is recommended along with a plumbing ground to provide adequate grounding for the electrical system. Depending on when the home was built and the towns requirements, a ground rod may or may not be required. Recommend checking with town for local requirements and qualified electrician to assess further for safety and to meet the towns requirements.

• ESGCDAF-6 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. One or more receptacles in the basement is missing a cover plate. It is recommended that all electrical connections be concealed inside covered metal junction boxes and cover plates be installed were needed.

• ESGCDAF-7 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-8 ELECTRICAL SYSTEM, GROUNDING, CONNECTED DEVICES AND FIXTURES:

  It is recommended that the exterior electrical receptacles be provided with "in use" covers in order to reduce the risk for contact between energized electrical equipment and moisture.  Such contact can result in arcing/sparking, shock, fire, etc.

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

  A cover should be installed over the floor drain to prevent the entry of debris into the drain that could result in clogging.  

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

  The discharge tube for the water heater temperature and pressure relief valve is incorrectly installed. The discharge tube should not have threaded fittings at the end of the tube as this risks the discharge being capped. Hire a licensed plumbing contractor to further evaluate and repair. Ideally, the discharge tube for a relief valve:

  • Terminates to an exterior location or above a drain, though this is not always possible
  • Terminates between 6 and 24-inches off the ground (UPC)
  • Slopes to drain to prevent water pooling inside the discharge tube
  • Is not made from pipe with an inside diameter less than 3/4 on an inch
  • Is made from an approved supply piping material: copper, PEX, CPVC or galvanized steel
  • Terminates to a visible location that can be monitored for leaks and discharges
  • Does not have a threaded termination point which would prevent accidental capping of this important discharge

  I recommend having this relief valve discharge tube further investigated and repaired as recommended by a licensed plumber.

• IVAE-1 INSULATION, VENTILATION, ATTICS, ETC.:

  The existing cheap plastic vent and/or dryer dampers are cracked warped and/or missing slats and are open to the exterior which creates the potential for cold air to enter and condense on warmer interior components and for flying pests to enter the open dryer venting.  In order to reduce the potential for corrosion and moisture related damage and unwanted visitors, all dryer and exhaust vent dampers on the exterior walls should be replaced with high-quality, gasketed, vent dampers.

  
  

  NOTE: In order to ensure proper performance of the dryer vents, regular examination and cleaning of dryer vents is recommended.

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

  The plenum venting appears inadequate for the square footage as well as the known poor airflow characteristics/placement of the installed vents noted. This can contribute to elevated energy costs, moisture related deterioration to roofing and/or structural framing, and reduced roof life.  The ventilation should be improved by a qualified roofing contractor with a written ventilation calculation performed.  The Inspection Firm recommends this type for increased performance:  Aura Roof Vents

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

  The inspector was unable to verify the presence or absence of thermal insulation in the walls or ceilings.

• IAF-1 INTERIORS AND FINISHES:

  Open gaps were noted in the basement ceiling that can allow smoke, carbon monoxide, and superheated gases to pass into other areas of the building in the event of a fire. In order to close off the gaps it is recommended that all openings be sealed with 5/8 drywall, intumescent foam or other appropriate fireproofing materials.

• IAF-2 INTERIORS AND FINISHES:

  The interior walls, floors, ceiling, and trim have normal wear and tear. Interior blemishes or required repairs exist, some of which are omitted from this report and considered maintenance/basic wear-and-tear. A qualified drywall, plaster/painting contractor or handyman is recommended to repair these areas as needed for proper appearance. The photo/s are representative, not all inclusive, of repairs needed.

  NOTE: Caulk/sealant is a temporary building material and will require relatively frequent repairs or replacement. The highest quality sealant affordable is recommended for improved service life.

• IAF-4 INTERIORS AND FINISHES:

  The existing handrails have open ends that project from the wall. Modern safety standards require that interior handrails be returned 90 degrees to the wall and in order to reduce the risk of snagging, falls and injuries and the handrails should be modified or replaced by a qualified carpenter or handyman.

• IAF-5 INTERIORS AND FINISHES:

  The staircase was noted as being sloped/unlevel. This can be a result of settlement in the surrounding framing members over time. Without having direct access to the framing underneath, it is impossible to tell what is the cause without doing invasive inspection procedures.

• WDS-1 WINDOWS, DOORS, SKYLIGHTS:

  The installation of high quality rubber bulb weatherstripping is recommended at the top and sides of the entry door/s. The installation of a weatherstripped threshold is recommended at the bottom of the building entry doors. These modifications will conserve energy, reduce cold drafts, and reduce noise levels inside the living space.

• WDS-2 WINDOWS, DOORS, SKYLIGHTS:

  One or more window frames were noted to be detached, open, loose or bent. This is indicative of moisture, rodent, insect intrusion or biological growth to the interior wall structure.

• O-1 OTHER:

  Due to the age of the building and the existence of multiple layers of paint, the possibility exists that lead based paint is present in one or more areas of the structure.  Further evaluation by a qualified lead paint or environmental specialist is recommended.  Occupants should assume that any painted surface in an older structure contains lead based paint and should be handled with all appropriate precautions. 

  Here is a link to a webpage from the EPA that provides answers to frequently asked questions regarding lead based paint:  Lead Based Paint - Frequently Asked Questions

• O-3 OTHER:

  Large devices typically associated with rats were noted around the perimeter of the property and larger holes were noted near the building. Rats are extremely common in the City and 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.

  
  

  The City of Chicago has a program to assist in controlling rats through a special waste container distribution program and via other means. Here is a link to the City's webpage that provides information regarding ongoing rat control: Rodent Control (Rodent Baiting)

• O-5 OTHER:

  Fire Extinguishers Need Servicing. There were missing or expired service tags on the fire extinguishers. It is recommend that all fire/ life safety devices be inspected and serviced as needed on an annual basis.