Dean Cushing, License #450.002016 Expiration 11/30/2024
George M. Meegan, License #450.011366 Expiration 11/30/2024
The Scope and Purpose of a Home Inspection
Purchasing property involves risk
A home inspection aims to help reduce the risk associated with purchasing a structure by providing a professional opinion about the structure's overall condition. A home inspection is a limited visual inspection, and it cannot eliminate this risk. Some homes present more risks than others. We cannot control this, but we try to help educate you about what we don’t know during the inspection process. This is more difficult to convey in a report and one of many reasons why we recommend that you attend the inspection.
ALL REPAIR/REPLACEMENT/SERVICES ARE TO BE PERFORMED BY A QUALIFIED PROFESSIONAL CONTRACTOR. All of the recommendations for repairs or alterations that are contained in this report should be performed by licensed and competent contractors with expertise in the appropriate trade or specialty. It is recommended that the repairs/alterations be completed prior to closing. The contractor/s who perform the recommended repairs at the seller's direction should provide the buyer/client with all appropriate documentation regarding the materials and methods used in the work. A list of contractors who have been rated and recommended by consumers can be found at www.angieslist.com
A home inspection is not an insurance policy
This report does not substitute for or serve as a warranty or guarantee of any kind. Home warranties can be purchased separately from insuring firms that provide this service.
A home inspection is visual and not destructive
The descriptions and observations in this report are based on a visual inspection of the structure. We inspect the aspects of the structure that can be viewed without dismantling, damaging, or disfiguring the structure and without moving furniture and interior furnishings. This inspection does not cover areas that are concealed, hidden, or inaccessible to view. Some systems cannot be tested during this inspection as testing risks damaging the building. For example, overflow drains on bathtubs are generally not tested because if they were found to be leaking, they could damage the finishes below. Our procedures involve non-invasive investigation and non-destructive testing, limiting the inspection scope.
This is not an inspection for code compliance
This inspection and report are not intended for city / local code compliance. During the construction, process structures are inspected for code compliance by municipal inspectors. Framing is open at this time, and conditions can be fully viewed. Framing is not visible during inspections of finished homes, and this limits the inspection. All houses fall out of code compliance shortly after being built, as the codes continually change. National codes are augmented at least every three years for all of the varying disciplines. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. There are generally no requirements to bring older homes into compliance unless substantial renovation is being done.
The General Home Inspection is not a building code-compliance inspection but a visual inspection for safety and system defects. The Inspection Report may comment on and identify problems systems, components, and/or conditions that may violate building codes, but although safety defects and building code violations may coincide at the time of the inspection, confirmation of compliance with any building code or identification of any building code violation is not the goal of this Inspection Report and lies beyond the scope of the General Home Inspection.
If you wish to ascertain the degree to which the home complies with any applicable building codes, you should schedule a building code-compliance inspection. Home inspections are not code inspections. While many home defects have roots in code compliance, we don't enforce or claim to know building code.
This is just our opinion.
Construction techniques and standards vary. There is no one way to build a house or install a system in a house. The observations in this report are the opinions of the home inspector. Other inspectors and contractors are likely to have some differing opinions. You are welcome to seek opinions from other professionals.
The scope of this inspection
This inspection will include the following systems: exterior, roof, structure, drainage, foundation, attic, interior, plumbing, electrical, and heating. The evaluation will be based on limited observations that are primarily visual and non-invasive. This inspection and report are not intended to be technically exhaustive.
The overall goal of a home inspection is to help ensure that your expectations are appropriate with the house you are proposing to buy. To this end, we assist with the discovery by showing and documenting observations during the home inspection. This should not be mistaken for a technically exhaustive inspection designed to uncover every defect with a building. Such inspections are available, but they are generally cost-prohibitive to most homebuyers.
Your participation is requested
Your presence is requested during this inspection. A written report will not substitute for all the possible information that can be conveyed verbally by a shared visual observation of the property's conditions.
Obtain all manuals and Transferable warranties:
If the property has had any renovations, it is suggested that you obtain copies of the original plans, permits, and inspection papers for any work done.
We will make every reasonable effort to keep the inspection results confidential. However, we have no control over home security surveillance systems that may be present and activated during the inspection, and it's possible that other parties might observe the inspection without our knowledge.
When Things go Wrong
There may be a time that you discover something wrong with the house, and you may be upset or disappointed with your home inspection.
Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved, or finishes are removed.
These problems may have existed at the inspection, but there were no clues to their existence. Our inspections are based on the past performance of the house. If there are no clues to a problem, a home inspector won't find it.
Some say we are inconsistent because our reports identify some minor problems but not others. The identified minor problems were discovered while looking for more significant issues. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions to purchase.
The primary source of dissatisfaction with home inspectors comes from contractors' comments. Contractors' opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement when we say that with minor repairs, the roof will last a few more years.
While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the Last-one in-Syndrome. The contractor fears that the last person to work on the roof will get blamed if the roof leaks, regardless of whose fault it is. Consequently, there is an understandable reluctance to do a minor repair with high liability when the entire house could be re-roofed for more money and reduce the likelihood of a callback.
There is more to the Last-One-In- Syndrome. It suggests that it is human nature for homeowners to believe the last bit of "expert" advice they receive, even if it is contrary to previous advice. As home inspectors, we, unfortunately, find ourselves in the position of "first one in," and consequently, our advice is often disbelieved. Contractors may say, "I can't believe you had this house inspected, and they didn't find this problem." There are several reasons for these apparent oversights:
1. contractors can't know what the circumstances were when the inspection was performed.
2. It is very easy to have 20/20 hindsight when the problem manifests itself. Anybody can say that the basement is wet when two inches of water are on the floor. Predicting the problem is a different story.
3. We'd find more problems, too, if we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace. Unfortunately, the inspection would take several days and would cost considerably more.
4. It is difficult for homeowners to remember the circumstances in the house at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere in the basement or that the furnace could not be turned on because the air conditioning was operating, etc.
5. We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do. This is because we are expected to have heating expertise and plumbing expertise, roofing expertise, electrical expertise, etc.
6. Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform any invasive or destructive tests.
In conclusion, a home inspection is designed to better your odds. It's not designed to eliminate all risks. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit, and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.
We hope this is food for thought.
How to Read This Report
Getting the Information to You
This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, you can look at our "Summary Page” and quickly get the critical information for important decision-making. However, we strongly recommend that you take the time to read the full Report, which could include the following; digital photographs, captions, diagrams, descriptions, videos, and hot links to additional information.
The best way to get the layers of information presented in this report is to read your report online, allowing you to expand your learning about your house. You will notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information.
This report can also be printed on paper or in a PDF document.
Chapters and Sections
This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin.
Most sections will contain some descriptive information done in black font. Observation narrative, done in colored boxes, will be included if a system or component is found to be significantly deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section and it may simply say “tested,” or “inspected.”
All narrative observations are colored, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colors and labels used in this report are:
The Summary Page is designed as a bulleted overview of all the observations noted during the inspection. This helpful overview is not a substitute for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report, as the Summary Page does not include photographs or photo captions. Report images are examples of conditions present at the time of inspection, However; the images do not represent every instance of conditions present at the subject property.
OBTAIN ESTIMATES BEFORE CLOSING. ALL REPAIR/REPLACEMENT/SERVICES ARE TO BE PERFORMED BY A QUALIFIED PROFESSIONAL CONTRACTOR. All of the recommendations for repairs or alterations that are contained in this report should be performed by licensed and competent contractors with expertise in the appropriate trade or specialty. It is recommended that the repairs/alterations be completed prior to closing. The contractor/s who performs the recommended repairs at the seller's direction should provide the buyer/client with all appropriate documentation regarding the materials and methods used in the work. A list of contractors who have been rated and recommended by consumers can be found at www.angieslist.com
Building Characteristics, Conditions and Limitations
Type of Building : Single Family
Address Identification: Present
For the Purposes of This Report, the Front Door Faces: South
Approximate Year of Original Construction: Per listing 1991
Attending the Inspection: Buyer and Buyer's Agent
Weather during the inspection: Cloudy
Approximate temperature during the inspection: Picture
Ground/Soil surface conditions: Snow-covered, Frozen
Grounds: Prune Trees and Vegetation Off House
Grading: Improper landscaping/hardscaping
Concrete/Steel Stoops, and Landings: Present
Window wells & Stairwells: Present
Retaining Wall Material: Block
Exterior Fencing: Present
Outbuildings, Trellises, Storage Sheds, Barns
Exterior Siding, Doors and Windows
Siding and Trim
Trim Material: Wood
Siding Material: Wood
Localized Rot Repairs Needed, Localized Caulking and/or Painting
Exterior Door Styles: Wood
Exterior Window & Frames
Window Frames: Wood
Exterior Vent and Exhaust Terminations
Fuel Storage and Distribution
Gas, Propane and Oil Piping
Gas Piping Materials Noted: Steel
Garage Type: Attached by a breezeway
Garage Doors and Automatic Openers
Overhead Garage Door Type: Wood
Automatic Garage Opener: Present
Garage Occupant Door: Hinges Missing
Garage Slab: Concrete
Garage Stairs: Standard
Roof, Chimney and Gutters
Location: House, Garage
Method of Roof Inspection: Could not view - too tall and steep
Roof Style: Hip
Flashings, Valleys and Penetrations: Kickout flashing
Roof Covering Materials: Architectural grade composition shingle
Gutters and Downspouts
Gutter and Downspout Materials: Aluminum
Basic Cleaning Note, Upper Downspouts Drain Onto Lower Roof, Disconnected
Walked, Only partial access
Roof Framing and Sheathing
Rafters: Conventional framing
Sheathing: Plywood, Signs of condensation issues or discoloration noted
Insulation Type: Fiberglass
Attic Fan Exhaust Vents
Attic and Roof Cavity Ventilation
Attic Ventilation Method: Soffit vents, Roof jack vents, Power ventilator
Building Configuration: Partial Basement & Partial Crawlspace
Foundation Description: Poured concrete
Floor, Wall and Ceiling Framing
Wall Framing: Not visible
Wall Sheathing: Not visible
Floor Framing: Partly visible
Sub-Floor Material: Partly visible
Ceiling Framing: Not visible
Beams: Partial visible, Steel
Columns/posts: Partial visible, Steel
Insulation Type: Not visible
Vapor Barrier Material: Not Visible, None Present
Crawl Space Access
Method of Inspection: Crawled
Crawl Space Ventilation
Ventilation Method: Vents to basement
Water Service Supply
Pipe Material: Copper
Water Supply: Public water
Main Water Shut-off Location: Water Shut Off Location Noted
Pipe Insulation: Missing/incomplete
Supply Pipe Materials: Copper
Functional Flow: Adequate
Waste Pipe and Discharge
Discharge Type: Public Sewer - Buyer
Waste and Vent Pipe Materials: PVC
Location of Sewer Cleanout: Basement
System Type: Tank
Data Plate: Shown Here
Size: 2-50 gal
Age: 2014, 2015, 2021
Energy Source: Electricity
Water temperature set at: Picture
Relief Valve: Inadequate Discharge - General Note
Kitchen Sinks and Faucets
Bathroom Sinks and Faucets
Bathtub / Shower
Exterior Hose Bibs
Sump Pumps and Drains
Floor Drain: Basement Floor Drain Present
Sump Pumps: Present
Sewage Ejector Pumps
Noted For Buyer
Heating, Cooling, Ventilation and Fireplaces
Cooling Systems and Heat Pumps
Air Conditioning Present
Manufacturer: Armstrong, Trane
Data Plate: Shown here
System Type: Air Source
Listed Nominal Capacity: 3 Tons, 4 Tons
Energy Source: Electric
Age: 2007, 2021
Outdoor electrical disconnect: Disconnect behind Panel
Cooling Systems & Heat Pump Gunnysack
Energy Source: Natural gas
Heating Method: Gas forced air furnace
Data Plate: Shown Here
Capacity: 80,000 btu's
Furnace Age: 2-2012
Boiler Age: N/A
Last Service Record: None
Filtration Systems: Disposable
Heating and Cooling Distribution Systems
Heat Source in Each Room: Could not test during inspection
Distribution Method: Forced Air / Ducts
Type: Bath fan
Kitchen Ventilation Method
Fan Ducted to Exterior
Fireplace Types: Masonry firebox
Firebox/hearth: Masonry Fireplace (Damaged Brick)
Flue Damper/Smoke chamber: Smoke Chamber (Smoke Chamber not smooth)
Service Entrance: Below Ground
Electric Service Equipment
Electric Panel Location: Basement
Panel Clearance and Location Problems: Inadequate Working Clearance
Service Entrance (SE) conductor Size: Copper, 2/0, 200 amps
Panel Amperage: 200 amps
Electric Service Amperage: 200 amps
Panel Manufacturer: Siemens
Electrical Grounding & Bonding System
Grounding: Not found
Bonding: Present – Cold Not Confirm
Electric Distribution and Finish Wiring
Inspection Method: Test all Accessible
Electric Receptacles:: Three wire
Wire Material: Copper
Wiring Method: Rigid conduit
Ceiling Fans: Present - Could Not Locate Controls
Smoke and Carbon Monoxide Alarm Systems
CO Alarms: Present
Smoke Alarms: Present
attached garage: Low level carbon monoxide alarm next to garage
Low Voltage Wiring
Low Voltage : Low Voltage Note
Floors and Floor Materials
Floor Materials: Carpet, Tile, Wood
Floor Settlement: None noted
Walls, Ceilings, Trim, Hallways and Closets
Wall and Ceiling Materials: Drywall, Ceiling Tiles - Drop Ceiling
Wall Insulation and Air Bypass
Wall Insulation: Not Visible
Stairs and Railings
Interior Doors: Solid Core
Window Glazing: Double pane
Interior Window Frame: Wood
General Bath Condition
General Kitchen Condition
Cabinets & Countertops
Indoor Air Quality
notes: Mold (Condensation)?
Power Source: Gas
Exhaust Duct: Ducted to Exterior
Dishwasher Air Gap: Just a high loop
Ranges, Ovens and Cooktops
Range/ Oven /Cook-tops: Gas, Operated
Final Walk-Through Suggestions
Final Walk-Through Suggestions:Show
Invoice -- Inspection report
RCI Inspections LLC
C/O Dean Cushing
32280 N Pine Ave
Grayslake, Illinois 60030