123 Main / Chicago Building Inspections, Inc. / Andrew Danner

Transcript

Inspection Report Commercial Investor Property Address: 123 Main Chicago IL Chicago Building Inspections, Inc. 123 Main Investor Page 2 of 118 Chicago Building Inspections, Inc. Investor Chicago Building Inspections, Inc. Andrew Danner 450010675 456 North Oakley Blvd Chicago, IL 60612 773-849-4424 IL HI Lic. #450010675 123 Main Page 3 of 118 Chicago Building Inspections, Inc. Investor Table of Contents Cover Page .................................................................1 Table of Contents........................................................4 Intro Page ...................................................................5 I 4 POINT Inspection...................................................6 General Summary.................................................. 107 Attachments ........................................................... 117 Back Page.............................................................. 118 123 Main Page 4 of 118 Chicago Building Inspections, Inc. Investor Date: 7/21/2017 Time: 09:00 AM Report ID: 072117AD Property: 123 Main Chicago IL Customer: Commercial Investor Real Estate Professional: Comment Key or Definitions The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property. Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning 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 was functioning 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 a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement. TYPE OF STRUCTURE: APPROXIMATE AGE OF STRUCTURE:: HOME FACES:: Commercial Structure, Mixed Residential/ Over 100 Years East CLIENT PRESENT?: RADON TEST?: WATER QUALITY TEST?: Yes No - recommend testing by licensed radon No Commercial testing contractor WEATHER CONDITIONS:: AMBIENT TEMPERATURE:: NUMBER OF STORIES:: Clear 85 deg F Three story, One story EXTERIOR WALL CONSTRUCTION:: FOUNDATION:: Masonry Concrete and Masonry Foundation 123 Main Page 5 of 118 Chicago Building Inspections, Inc. Investor I. 4 POINT Inspection This home inspection is being conducted in accordance with the State of Illinois Home Inspector Licensing Act. No pest control, lead paint, asbestos, mold, or other types of testing are being performed. This is a visual inspection of readily accessible systems and components of the home. Some items or areas may not be inspected if they are blocked by furniture or stored items. The home inspector makes no guarantees regarding any of the home's systems or components. The inspection is performed in good faith and is a 'snapshot in time'; it is does NOT constitute a prediction that the home will perform adequately in the future. Only non-invasive processes are used in the course of the inspection. Seasonal changes such as winddriven rain, ice, and humidity may bring some defects to light that were not noted during your home inspection. Basements and attics that were dry at the time of the inspection can be damp or leak in later weeks or months. If you discover any adverse conditions in the home after your inspection, please call us immediately for a re-inspection and free consultation. No guarantees or warranties are provided in connection with the home inspection. Styles & Materials ROOF COVERINGS: Modified Bitumen ROOF VIEWED:: Roof Was Walked ATTIC VIEWED: Inaccessible attic plenum Extra Info : Exposed roof structure at Coach house. ATTIC VENTILATION: Unvented Roof System POTABLE WATER SOURCE:: Public WATER SERVICE PIPING MATERIAL:: Copper Main Water Shut-Off Location: : Northeast basement- main building. WATER SUPPLY PIPING MATERIAL:: Copper Galvanized Pipe (30 to 50 year service life) Not Fully Visible PLUMBING WASTE/DRAIN/VENT PIPING WATER HEATER SIZE IN GALLONS:: MATERIAL:: 2 units PVC 40 Gallons Cast iron 75 Gallons Galvanized Pipe Insufficiently Sized Water Heater BTU (Gas Fired) or WATT (Electric) Input Rating : 75,100 BTU and 38,000 BTU WATER HEATER BRAND:: Average Gas Water Heater Service Life is 8-12 years Rheem Approximate Age in Years : Units HEATING/COOKING FUEL SHUT-OFF ELECTRICAL SERVICE DROP - OR STORAGE LOCATION:: OVERHEAD/UNDERGROUND:: Basement 240 volts Basement, Mechanical Closets adjacent Aluminum Service Conductors to furnaces and inside coach house. manufactured 2016 and 2017 ELECTRICAL SERVICE GROUND: Copper Service Conductors MAIN SERVICE DISCONNECT Via copper/galvanized plumbing LOCATION (Subpanel location if Extra Info : Electrical service ground Different): requires repair immediately - connected to Below ground SERVICE PANEL AMPACITY:: 800 AMP Basement old disconnected water service. SERVICE PANEL BRAND:: SWITCHBOARD APPARATUS BRANCH CIRCUIT CONDUCTORS:: Copper WIRING METHODS:: Electrical Metallic Tubing EMT (Conduit) COMPANY HEAT TYPE:: Forced Air HEATING ENERGY SOURCE:: Natural Gas BTU or KW Input per Hour : 755,000 BTU Total HEATING EQUIPMENT MANUFACTURER:: AMERICAN STANDARD ARCO Average Service Life of a Gas-Fired Forced-Air Furnace is 15-20 years PAYNE RHEEM 123 Main Page 6 of 118 Chicago Building Inspections, Inc. Investor Approximate age of unit : ARCO units at 3rd floor from 1980's - client should budget for replacement. Americastar (American Standard) units on second floor manufactured 2006. First floor cleanersmanufactured 2004. First floor hair salon manufactured 2016. Coach house manufactured 2009 Gas Piping Material: Steel gas piping COOLING EQUIPMENT STYLE:: Split System {Condenser (outside) and Evaporator Coil (inside)} COOLING EQUIPMENT MANUFACTURER: Average Service Life of Central A/C Unit Approximate Cooling Capacity in Tons: : is 12-15 Years Various tons between 3.5 and 5.0 ton units. Approx. Age of Condensing Unit : Two Climatrol units on rooftop aged beyond 25 years - replaement recommneded. Other unit MFG dates 2005, 2015, 2004, 2009 and 2016 VENTILATION: WINDOW STYLES & MATERIALS:: WALKWAYS/PATIOS/DRIVEWAYS: Bathroom- ducted mechanical fan Awning Concrete Kitchen - No ventilation present Fixed Sash Asphalt Kitchen Exhaust- recirculating fan/blower Glass Block Backpitched and carrying stormwater Metal Frame- Steel, Aluminum towards building Single Glazed (not thermal sash) Single Hung (Only the Bottom Sash Moves) Thermal Glazing Wood Frame ROOF STRUCTURE: Dimensional Lumber/Rafters FLOOR STRUCTURE: Concrete CEILING STRUCTURE: Dimensional lumber Dimensional lumber STEPS. STAIRWAYS AND RAILINGS: Unequal rise CRAWLSPACE ACCESS: No crawlspace Countertops and Representative # of Cabinets: Unequal run Wood Inadequate or missing railings Laminate Steel Natural Material including granite and Wood marble Insulation and Vapor Retarder (attic/ Fireplaces and Solid Fuel Burning wall): Appliances: No insulation found at time of inspection WATER - MAIN SHUT OFF LOCATION: Basement NE Masonry Fireplace SUMP PIT OR STORM WATER DRAINAGE: No Sump Pit or Pump located on Inspection Items A. EXTERIOR WALLS, GROUNDS, CHIMNEYS, ETC. Comments: Inspected, Not Functioning or in need of repair 123 Main Page 7 of 118 Chicago Building Inspections, Inc. Investor (1) The masonry on the building is in overall marginal condition and requires repair in the near term to help prevent ongoing and accelerated damage. Of special note are extensive areas of deteriorated parge coating preventing identification of underlying masonry problems as well as movement at the wall of the coach house and Western elevation of the main building as viewed from the rooftop.. Parapet walls and coping are also deteriorated requiring repair in the near term to prevent ongoing and accelerated damage. The client should refer to the miscellaneous attachment section for a quote from a qualified masonry contractor. This should be considered a priority item to be completed in the near-term and will likely approach or exceed six figures in repairs. A. Item 1(Picture) Deteriorated masonry example at elevator mechanical room at rooftop-please note temporary tar flashings. 123 Main Page 8 of 118 Chicago Building Inspections, Inc. Investor A. Item 2(Picture) Deteriorated masonry example at abandoned chimney. A. Item 3(Picture) Hinging/movement noted at Western elevation parapet wall of the main building. 123 Main Page 9 of 118 Chicago Building Inspections, Inc. Investor A. Item 4(Picture) Severely deteriorated masonry example at Northwest of Main building. A. Item 5(Picture) Further example of deteriorated masonryNorthwest Main building. 123 Main Page 10 of 118 Chicago Building Inspections, Inc. Investor A. Item 6(Picture) Deteriorated masonry example-front elevation Main building. A. Item 7(Picture) Deteriorated masonry/parging -front elevation. 123 Main Page 11 of 118 Chicago Building Inspections, Inc. Investor A. Item 8(Picture) Movement noted at northern elevation-coach house. A. Item 9(Picture) Damaged masonry close-up-alley. A. Item 10(Picture) Signs of significant moisture damage inside unit number 2S southern elevation. 123 Main Page 12 of 118 Chicago Building Inspections, Inc. Investor (2) All exterior wall penetrations such as; piping, conduit, vent caps, exterior light fixtures, etc. should be sealed against moisture intrusion, drafts, and energy losses through the use of the appropriate caulking methods and materials. A. Item 11(Picture) Example of masonry opening without appropriate hood/damper system Southwest-Main building. (3) The ground drains around the building will need periodical cleaning and maintenance to prevent flooding in lower levels of the building. A. Item 12(Picture) Trapped moisture example between buildings repair/upgrade of storm drains in this area required. B. ROOF, ROOF COVERING SYSTEM, AND ATTIC Comments: Inspected, Not Functioning or in need of repair (1) The roofing is an overall fair condition however areas of ripples indicating a lack of adhesion of the roofing membrane to substrates, missing termination bar and counter flashing as well as deteriorated parapet walls. Furthermore, multiple areas of patching were noted, the client should enlist the services of a qualified roofing contractor for an ongoing maintenance and repair budget. 123 Main Page 13 of 118 Chicago Building Inspections, Inc. Investor Of special note,are several skylights which have failed seals and signs of ongoing moisture intrusion requiring repair in the very near term to help prevent ongoing and accelerated water damage in the building. B. Item 1(Picture) Roofing overview. 123 Main Page 14 of 118 Chicago Building Inspections, Inc. Investor B. Item 2(Picture) Further overview of roofing-please note extensive ripples. B. Item 3(Picture) Further roofing overview-please note extensive ripples. 123 Main Page 15 of 118 Chicago Building Inspections, Inc. Investor B. Item 4(Picture) Example of missing termination bar flashing and tar flashing at rooftop parapet walls. B. Item 5(Picture) Missing termination bar flashing with unsecured roofing membrane. 123 Main Page 16 of 118 Chicago Building Inspections, Inc. Investor B. Item 6(Picture) patchwork roofing example at rear quadrant. B. Item 7(Picture) Tar flashing and patchwork roofing at skylights. 123 Main Page 17 of 118 Chicago Building Inspections, Inc. Investor B. Item 8(Picture) Missing termination bar flashing at elevator mechanical room roofing. B. Item 9(Picture) Signs of moisture intrusion at third-floor Southern residential unit skylights. B. Item 10(Picture) Ongoing moisture intrusion inside third-floor Southern residential unit-skylight. 123 Main B. Item 11(Picture) Broken skylight example at coach house roof. Page 18 of 118 Chicago Building Inspections, Inc. Investor B. Item 12(Picture) Signs of previous leaking surrounding coach house skylight. (2) A proper pitch pan or rooftop boot should be installed by a roofer to seal flat roof penetrations to prevent future water intrusion. The current penetration is sub-standard and likely to allow water intrusion in the future. B. Item 13(Picture) B. Item 14(Picture) 123 Main Page 19 of 118 Chicago Building Inspections, Inc. Investor B. Item 15(Picture) Poorly configured penetrations at airconditioning line set and electrical connections at rooftop. (3) Ponding and standing water was noted in several areas of the coach house roof. This can shorten the life of the roof covering and increase likelihood of leaks and water damage. A competent and qualified roofing contractor should evaluate. B. Item 16(Picture) ponding water examples at coach house roofing. 123 Main Page 20 of 118 Chicago Building Inspections, Inc. Investor (4) The terra cotta copings joints are tarred as is commonly found in Chicago. The tarred joints have a high probability of cracking and allowing moisture to enter the joints and saturate adjacent masonry and possibly enter the structure. The joints should be raked free of tar and properly sized backer rod inserted into the joint and finished with urethane sealant or its equivalent for increased weather resistance and longer service life. Furthermore, broken coping was noted and called out on the violations list provided to the inspector requiring repair ASAP. B. Item 17(Picture) 123 Main Page 21 of 118 Chicago Building Inspections, Inc. Investor B. Item 18(Picture) Broken terra-cotta coping example. B. Item 19(Picture) Broken coping examplesouthern elevation coach house. 123 Main Page 22 of 118 Chicago Building Inspections, Inc. Investor (5) Protective pads should be placed under the metal framework that supports a satellite dish/signage in order to reduce the risk of abrasion, roof covering damage, and moisture intrusion. Furthermore, the signage framework is deteriorated and should be evaluated and repaired by a qualified contractor to help ensure the signage remains securely fastened to the building to help prevent property damage or personal injury. B. Item 20(Picture) Example of missing protective pads at Southeast quadrant of roofing. 123 Main Page 23 of 118 Chicago Building Inspections, Inc. Investor B. Item 21(Picture) Deteriorated signage framework. B. Item 22(Picture) Deteriorated signage framework at rooftop. 123 Main Page 24 of 118 Chicago Building Inspections, Inc. Investor (6) The application of a reflective coating is recommended over the surface of the modified bitumen roof covering in order to extend the service life of the roofing and in order to reduce the cooling load on the upper unit/s. The Inspection Firm recommends white elastomeric types of roof coatings due to their higher emmissivity, UV reflectance, and improved energy savings. B. Item 23(Picture) Missing reflective coating atelevator mechanical room roofing. C. ELECTRICAL SYSTEM, GROUNDING, CONNECTED DEVICES AND FIXTURES Comments: Inspected, Not Functioning or in need of repair 123 Main Page 25 of 118 Chicago Building Inspections, Inc. Investor (1) PLEASE MAKE ELECTRICAL REPAIRS A HIGH PRIORITY ITEM ALL ELECTRICAL REPAIRS SHOULD BE PERFORMED BY QUALIFIED ELECTRICIANS At least one smoke detector should be installed on every level of living space, in every sleeping room and in the basement. Also, a carbon monoxide detector should be placed on every level of living space within 15 feet of all sleeping rooms and in the basement. These critical safety devices should be interconnected, so that if one smoke detector alarms, all smoke detectors in the building would alarm. Carbon monoxide detectors should also be interconnected if they sense elevated levels of this deadly colorless and odorless gas. All units should also have a battery back-up (typically a 9 volt battery) inside the smoke or carbon monoxide unit, to provide protection even if electrical power is interrupted. These devices should also be tested before occupancy and on a regular basis and have the batteries replaced on an annual basis by the client or qualified contractor to ensure proper operation. Should these critical life safety devices fall short of these requirements, repair by an electrician is strongly recommended. PLEASE SEE THIS LINK FOR MORE PLACEMENT INFORMATION: http://www.homesafe.com/coalert/ detect.htm C. Item 1(Picture) 123 Main Page 26 of 118 Chicago Building Inspections, Inc. Investor (2) The main electrical grounding conductor is attached to the old water service which has been disconnected. This condition must be evaluated and repaired by a qualified electrician immediately to ensure proper grounding of the electrical system in the building. C. Item 2(Picture) Ground in connection on old disconnected water service requires repair right now. C. Item 3(Picture) Area of concern. 123 Main Page 27 of 118 Chicago Building Inspections, Inc. Investor (3) Significant corrosion was noted at the Main electrical switch-gear cabinet in the basement. Corrosion can result in improper electrical connections and increased risk of electrical shock and fire should be evaluated by a qualified electrical contractor for repair or replacement. This repair is potentially expensive ($7500 or more should replacement be required) and evaluation by a qualified electrical contractor prior to expiration of the attorney review is recommended. C. Item 4(Picture) Corrosion at the main electrical disconnect/ switch-gear cabinet. 123 Main Page 28 of 118 Chicago Building Inspections, Inc. Investor (4) All junction boxes must be covered with appropriate metal covers and knockouts to prevent contact with energized conductors, to prevent rodents from accessing and damaging the conductors and contain any sparks or molten metal to prevent them from contacting combustible materials in the event of a short circuit. Most junction boxes in the basement were uncovered. Furthermore, a number of junction boxes in the basement are corroded and should be evaluated for repair or replacement by a qualified electrician. Finally, uncovered and unprotected electrical conductors with makeshift lighting were noted in the basement requiring repair now to help prevent risk of electrical shock and fire. C. Item 5(Picture) Example of exposed electrical conductors-unit number 3S lighting fixture. 123 Main Page 29 of 118 Chicago Building Inspections, Inc. Investor C. Item 6(Picture) Example of multiple uncovered junction boxes inside basement. C. Item 7(Picture) Example of corroded junction boxbasement. 123 Main Page 30 of 118 Chicago Building Inspections, Inc. Investor C. Item 8(Picture) Corroded junction box example in basement adjacent to plumbing leak-northwest corner. C. Item 9(Picture) Uncontained electrical wiring example in basement serving temporary lighting. 123 Main Page 31 of 118 Chicago Building Inspections, Inc. Investor C. Item 10(Picture) Further example of missing junction box covers in basement. C. Item 11(Picture) Example of energized electrical components inside uncovered junction boxes in basement. 123 Main Page 32 of 118 Chicago Building Inspections, Inc. Investor C. Item 12(Picture) Further example of exposed and energized electrical components - basement. (5) Double tapped breaker terminals were noted at the electrical panels. Double tapping can result in overloaded circuits and can increase the risk of electrical shock and/or fire. Evaluation and repair of the electrical panel by a licensed and competent electrical contractor is recommended. C. Item 13(Picture) Double tap breaker example-unit number 3S. 123 Main Page 33 of 118 Chicago Building Inspections, Inc. Investor (6) Signs of moisture penetration were noted inside unit number 3N electrical panel inside the mechanical room. This area should be evaluated and repaired by a qualified electrical contractor now as water and electricity do not mix. C. Item 14(Picture) (7) A complete and accurate electrical circuit directory should be provided to the buyer before closing at each and every electrical panel in order to allow for safe and efficient electrical circuit interruption when required for maintenance, repairs, or in emergencies. C. Item 15(Picture) Multiple electrical panels with incomplete directories. 123 Main Page 34 of 118 Chicago Building Inspections, Inc. Investor (8) Only light fixtures rated for a wet enclosure are allowed above tubs and showers. Get the light fixture above the shower in a number 3N should be replaced by a qualified electrician immediately to help reduce risk of electrical shock. C. Item 16(Picture) (9) The evaluation of the low-voltage equipment in the building: alarm, intercom, communication, audiovisual, etc., is beyond the scope of the home inspection and should be performed by a qualified low-voltage electrical contractor. C. Item 17(Picture) Alarm system keypad example. 123 Main Page 35 of 118 Chicago Building Inspections, Inc. Investor (10) Multiple loose electrical receptacles were noted in various areas of the unit should be repaired to prevent risk of electrical shock and damage to electrical equipment. C. Item 18(Picture) Unsecured electrical receptacle example-unit number 2N (11) There are no spare breakers spaces in the electrical service panel serving the hair salon. Common sense and good electrical practices call for the provision for at least 10% spare breakers spaces in a new service panel installation. It is recommended that a larger service panel be installed in order to provide for future expansion and unforeseen demands. C. Item 19(Picture) Electrical panel serving hair salon is full. 123 Main Page 36 of 118 Chicago Building Inspections, Inc. Investor (12) The screws to secure the service panel deadfront to the enclosure are improper. The sharp pointed sheet metal screw tips and threads can easily puncture or abrade electrical conductor insulation and cause potential serious injury as well as damage electrical components. The screws should be replaced with the correct blunt tip, machine threaded panel screws available at electrical supply houses and other retailers. C. Item 20(Picture) Example of improper electrical panel fasteners at hair salon. D. STRUCTURE & FOUNDATION Comments: Inspected, Not Functioning or in need of repair (1) Portions of the concrete at the rooftop elevator mechanical room are "honeycombing" which is exposed aggregate. This can allow moisture to move through at a higher rate than a smooth, non-porous finish detailing and accelerate wear as well as reduce structural integrity over time. A qualified concrete contractor is recommended for evaluation and repair. D. Item 1(Picture) Deteriorated concrete example at elevator mechanical room. 123 Main Page 37 of 118 Chicago Building Inspections, Inc. Investor (2) Multiple foundation wall cracks were noted at the exterior. These should be evaluated and repaired by a licensed and competent basement waterproofing contractor in order to reduce the risk of seepage and to help prevent the cracks from becoming pathways for wood boring insects. Furthermore, signs of extensive seepage and movement were noted inside the main building foundation which should also be evaluated for repair. Should the client wish to make use of the lower level of this building, they should consider upgrading of the storm water, sanitary sewer and installation of a drain tile and some system. Signs of previous repeated flooding were noted and should be addressed in the near-term. D. Item 2(Picture) Foundation crack example at Western coach house. 123 Main Page 38 of 118 Chicago Building Inspections, Inc. Investor D. Item 3(Picture) Signs of movement and makeshift repairs at Main building Western foundation as the basement. D. Item 4(Picture) Makeshift membrane repair at Northwest exterior of the main building. 123 Main Page 39 of 118 Chicago Building Inspections, Inc. Investor (3) A corroded and exposed structural steel beam was noted at the front elevation which should be evaluated for repair by a qualified masonry/structural steel contractor. There should be considered a priority repair to ensure proper structural support of the front elevation of the building. An exact estimate for this repair will require further evaluation and likely exposing more of the steel beam. D. Item 5(Picture) Deteriorating structural steel-front elevation. D. Item 6(Picture) Overview of deteriorated and exposed structural steel-front elevation. 123 Main Page 40 of 118 Chicago Building Inspections, Inc. Investor (4) Deteriorated, unsupported and out of plumb structural members as well as deteriorated joists from longterm water damage were noted in the lower level of the building all of which should be evaluated for repair by a qualified carpentry contractor to help ensure continued structural support for the commercial and living spaces above. Water damaged structural members were also noted at the southern basement especially under the bathroom areas. These areas should be evaluated by a qualified carpenter to ensure continued structural support for areas above. D. Item 7(Picture) Example of deteriorated structural column in basement. 123 Main Page 41 of 118 Chicago Building Inspections, Inc. Investor D. Item 8(Picture) D. Item 9(Picture) Deteriorated structural joists example-southern basement. D. Item 10(Picture) Example areas of concern-southern basement. 123 Main Page 42 of 118 Chicago Building Inspections, Inc. Investor (5) The basement masonry above the foundation walls show efflorescence which is common but also illustrates that moisture is moving through the masonry walls as evidenced by the leftover mineral salts (efflorescence). Reducing the conditions for efflorescence can be complicated. The attached article should be considered a resource, but not THE source for this condition and consultation with a qualified and experienced masonry contractor is recommended for the best course of remedy. D. Item 11(Picture) E. HEATING, AIR CONDITIONING, VENTILATION, AND GAS APPLIANCE SYSTEMS Comments: Inspected, Not Functioning or in need of repair 123 Main Page 43 of 118 Chicago Building Inspections, Inc. Investor (1) Heavy dirt build-up was noted on the interior components of the HVAC system. This can reduce the efficiency of the system and can also reduce indoor air comfort. Other than the newly installed unit inside the hair salon, all of the HVAC units; including the blower assembly, heat exchanger, and evaporator coil should be professionally cleaned and checked now by an HVAC technician for optimal system performance and safe removal of combustion gases including carbon monoxide. Of special note are two furnaces in the third floor residential units and two air conditioning condenser units aged beyond 25 years at the Main building rooftop. The client should budget for placement of these units. Furthermore, the air-conditioning was inoperative in the second-floor northern residential unit which should also be evaluated for repair by the HVAC technician went on-site. Furthermore, multiple furnaces have venting via B-Vents/combustion gas venting through the side wall increasing risk of introduction of dangerous combustion gases including carbon monoxide into the living spaces. The water heaters in the basement are also improperly vented without appropriate sealant at the connection to the chimney. These improper terminations also show signs of corrosion and should be evaluated and prepared by a qualified HVAC technician ASAP to ensure proper venting of combustion gases. E. Item 1(Picture) Aged rooftop condenser unit example. 123 Main Page 44 of 118 Chicago Building Inspections, Inc. Investor E. Item 2(Picture) Further example of aged condensing unit at Main building rooftop. E. Item 3(Picture) Example of multiple combustion gas venting through sidewalls with corrosion. 123 Main Page 45 of 118 Chicago Building Inspections, Inc. Investor E. Item 4(Picture) Clogged condensate drain at unit number 3S E. Item 5(Picture) Aged and corroded first example unit number 3S 123 Main Page 46 of 118 Chicago Building Inspections, Inc. Investor E. Item 6(Picture) Aged and corroded furnace example unit number 3S 123 Main Page 47 of 118 Chicago Building Inspections, Inc. Investor E. Item 7(Picture) Example of filthy furnace interiors. 123 Main Page 48 of 118 Chicago Building Inspections, Inc. Investor E. Item 8(Picture) Example of improper event configurations at rear elevation of building. E. Item 9(Picture) Dangerously corroded combustion gas venting for unit number 3N . 123 Main Page 49 of 118 Chicago Building Inspections, Inc. Investor E. Item 10(Picture) Improper and unsealed combustion gas venting of water heaters in basement at chimney require repair now. E. Item 11(Picture) Condensate buildup at the coach house combustion gas venting. 123 Main Page 50 of 118 Chicago Building Inspections, Inc. Investor E. Item 12(Picture) Makeshift taped connection of combustion gas venting in coach house. E. Item 13(Picture) Further example of filthy furnace interiors. 123 Main Page 51 of 118 Chicago Building Inspections, Inc. Investor E. Item 14(Picture) Aged in corroded furnace interior unit number 3N E. Item 15(Picture) Dangerous makeshift combustion gas venting at unit 2N 123 Main Page 52 of 118 Chicago Building Inspections, Inc. Investor E. Item 16(Picture) Dangerous makeshift combustion gas venting at unit 2N (2) The missing or worn insulation of the condensing unit refrigerant linesets should be replaced with new to maximize cooling efforts, prolong equipment life and reduce energy losses. E. Item 17(Picture) Missing/deteriorated air-conditioning line-set insulation. 123 Main Page 53 of 118 Chicago Building Inspections, Inc. Investor E. Item 18(Picture) Deteriorated and missing line set insulation hair salon please note extensive condensation dripping. 123 Main Page 54 of 118 Chicago Building Inspections, Inc. Investor (3) The current fresh air supply leading directly into the return air system of the HVAC system draws unconditioned air from the exterior and can lead to increased energy costs . Fresh air supply into the home is critical for home health, comfort and safety related to combustion appliances. The inspector recommends an ERV system incorporated into the HVAC system following Manual J which must be implemented by an HVAC contractor. Please see further information for review in the report attachment section. ASHRAE (American Society of Heating, Refrigeration and Air Conditioning Engineers) and BPI (Building Performance Institute) have several airflow standards that are to be utilized in modern homes. Most notable are 62.2 and 62.89 which mandate that fresh air must be added when homes reach an overall air tightness of .35 Natural Air Changes per hour or lower. Based on these standards the home may require fresh air to be delivered at all times (less open windows based on season) to satisfy minimum ventilation requirements when the house is sealed. This can be accomplished by one of the following: -Preferred: a fresh air or heat/energy recovery ventilator that can produce the required fresh air the home requires. Such systems are Venmar, Broan Guardian, and several others online. The Inspector's opinion leans towards the Broan Guardian as it is capable of solving the CFM needs and has the added benefit of whole house HEPA filtration. E. Item 19(Picture) 123 Main Page 55 of 118 Chicago Building Inspections, Inc. Investor (4) Old packing style gas valves should be replaced with modern ball style gas valves to help reduce the chance of flammable natural gas leaks. Repair by a licensed plumber or gas fitter is recommended in the near term. E. Item 20(Picture) Example of modern ball style gas valve. E. Item 21(Picture) Old gas valves throughout building-upgrade recommended. 123 Main Page 56 of 118 Chicago Building Inspections, Inc. Investor (5) The office at unit number 3S has no supply register resulting in uncomfortable temperatures in this area and should be evaluated and repaired by a qualified HVAC technician. E. Item 22(Picture) Lack of supply register at unit number 3S office. (6) A number of issues were noted with regard to the termination of the dryer and bathroom vent piping on the exterior walls. Such issues include inadequately secured vent caps, inadequately sealed vent cap flanges, improperly operating backdraft dampers, etc. The exhaust vent dampers on the exterior walls should be replaced with high-quality, gasketed, vent dampers by a qualified HVAC contractor in order to reduce drafts and energy losses as well as to reduce the risk for moisture penetration and pest entry. E. Item 24(Picture) Example of vent hood penetration subject to weather and pest intrusion-this example at coach house. E. Item 23(Picture) (7) A significant build-up of dirt was noted inside the HVAC ducts. A duct cleaning performed by a member of the National Air Duct Cleaning Association (NADCA) is recommended in order to help improve indoor air quality. Duct cleaning should be considered one part of HVAC related indoor air quality optimization. Other components include: cleaning of the HVAC unit including the evaporator coil, heat exchanger, air handler, etc; duct and plenum sealing to reduce infiltration of unfiltered air; and the use of high-quality HVAC filtration/humidification. Homeowners who have their ducts cleaned should verify that the service provider takes steps to protect individuals from exposure to dislodged 123 Main Page 57 of 118 Chicago Building Inspections, Inc. Investor pollutants and chemicals used during the cleaning process. This may involve using HEPA filtration when cleaning the ducts, providing respirators for the workers, and having the occupants vacate the home during cleaning. If construction, remodeling or similar is to take place, we recommend postponing cleaning until after such work has been completed. E. Item 25(Picture) 123 Main Page 58 of 118 Chicago Building Inspections, Inc. Investor (8) It is recommended a furnace pan constructed of heavy gauge sheet metal be installed to catch any leaking water from the HVAC ALL units. This pan should be tied to a drain line to provide a path for the water to escape and prevent flooding of the finished spaces below. Should HVAC unit drain pan installation and connection to a floor drain not be feasible, an electronic water sensor with alarm should be installed by a qualified HVAC technician to notify occupants of condensate leaking at HVAC units. Ideally this sensor would be tied to the home's alarm system which would notify the central monitoring station in case of water leaks which can cause significant damage to the HVAC unit and interior finishes in the home. E. Item 26(Picture) Furnace pans and drain lines recommended at all furnaces. (9) Expensive compensation was noted at the hair salon furnace and duct work. A qualified HVAC technician should evaluate this area to help prevent ongoing and accelerated damage from this moisture. E. Item 27(Picture) Example of extensive condensation at hair salon mechanical closet HVAC equipment. 123 Main Page 59 of 118 Chicago Building Inspections, Inc. Investor F. INTERIORS AND FINISHES Comments: Inspected, Not Functioning or in need of repair (1) Multiple interior blemishes or required repairs exist, most of which are omitted from this report and considered maintenance. A qualified drywall, plaster or painting contractor, or handyman is recommended to repair these areas as needed for proper appearance. Finish painting may be required which may 'flash' over the existing finish. NOTE: Caulk is a temporary building material and will require repairs or replacement, especially in wet environments such as bath and tub areas. The highest quality sealant affordable is recommended for lasting service. F. Item 1(Picture) Deteriorated flooring and coach house entry. 123 Main Page 60 of 118 Chicago Building Inspections, Inc. Investor F. Item 2(Picture) deteriorated shower tile example-unit number 3N F. Item 3(Picture) 2S rear elevation-monitoring recommended. F. Item 4(Picture) Missing light fixture trim at entry. 123 Main Page 61 of 118 Chicago Building Inspections, Inc. Investor (2) Stored items in areas of the building prevented the Inspector from evaluating all finishes and components of the building. Not all deficiencies or safety items may have been discovered and should be reviewed by the Client at final walk through prior to closing. F. Item 5(Picture) Stored items example-third-floor residential unit South. F. Item 6(Picture) 2S mechanical closet and accessible. 123 Main Page 62 of 118 Chicago Building Inspections, Inc. Investor (3) Significant breaches in the wall/ceiling finishes were noted. Such breaches could result in reduced indoor air quality; could introduce noxious odors into the living spaces from adjacent units or from the common areas; could result in drafts and energy losses; and, in the event of a fire; allow smoke, superheated gas, and carbon monoxide into the living units. It is recommended that all of the living units as well as the common areas in the building undergo an air-sealing regimen in order to to reduce these risks and to save energy. Some of the typical areas that require air-sealing include: pipe chases (both vertical and horizontal); gaps at the juncture between the flooring and the baseboard trim; and around the window and door trim. F. Item 7(Picture) Example of penetrations at mechanical rooms. (4) The hardwood floor finish is aged. It is recommended that the floors be professionally refinished by a qualified hardwood flooring contractor to protect the floors from wear as well as for appearance purposes. F. Item 8(Picture) Hardwood flooring example unit number 3S 123 Main Page 63 of 118 Chicago Building Inspections, Inc. Investor (5) All openings in the basement ceiling should be sealed with properly taped 5/8" thick drywall in order to reduce the risk of fire spread from unit to unit. Any gaps around ceiling penetrations should be sealed with intumescent caulking or foam for the same reason. F. Item 9(Picture) Missing drywall at basement ceiling. 123 Main Page 64 of 118 Chicago Building Inspections, Inc. Investor (6) Mold-like substances were noted on surface/s of this home. Mold growth results from moisture on organic strata and is first and foremost a moisture problem. The source of the moisture that is the proximal cause of the mold-growth should be found and eliminated before final remediation is performed. Initial remediative steps may be advisable in order to reduce the release of mold spores, fungal fragments, and mycotoxins during the moisture investigation and repair process. Small areas of mold (10 square feet or less) can be remediated by the homeowner successfully. An EPA approved mildewcide with residual mold inhibiting properties (Concrobium Brand) can be found at major home improvement stores. Relatively non-porous surfaces such as tile, laminate, concrete, etc. should be surface cleaned with this type of product and kept dry. Semi-porous surfaces such as wood framing and sheathing can also be cleaned in this manner if fungal growth hasn't degraded the material significantly. Porous surfaces such as paper-faced gypsum drywall, cellulose insulation, etc. should be removed and replaced. Air sampling and bulk sampling for mold is typically not required for successful remediation. For routine assessments in which the goal is to identify possible mold contamination problems before remediation, it is usually unnecessary to collect and analyze air or settled dust samples for mold analysis because decisions about appropriate intervention strategies can typically be made on the basis of a visual inspection. Also, sampling and analysis costs can be relatively high and the interpretation of results is not straightforward. Air and dust monitoring may, however, be necessary in certain situations, including 1) if an individual has been diagnosed with a disease associated with fungal exposure through inhalation, 2) if it is suspected that the ventilation systems are contaminated, or 3) if the presence of mold is suspected but cannot be identified by a visual inspection or bulk sampling. Please view the following links regarding unnecessary and sometimes costly remediation and what is termed 'junk science'. Forensic Applications Consulting Technologies, Inc., Inspection News F. Item 10(Picture) 123 Main Page 65 of 118 Chicago Building Inspections, Inc. Investor F. Item 11(Picture) Hair salon mechanical closet ceiling with signs of moisture intrusion and biological growth. F. Item 12(Picture) Hair salon mechanical closet. 123 Main Page 66 of 118 Chicago Building Inspections, Inc. Investor (7) The coach house and unit 2S are unsafe for occupancy as only one means of egress are present. The coach house and unit 2S should have another means of egress installed ASAP. F. Item 13(Picture) Rear exit of 2S blocked. (8) Business fixtures and chattels are not covered by this inspection. F. Item 14(Picture) 123 Main Page 67 of 118 Chicago Building Inspections, Inc. Investor F. Item 15(Picture) F. Item 16(Picture) G. FIREPLACES, WOODSTOVES, ETC. Comments: Inspected, Not Functioning or in need of repair 123 Main Page 68 of 118 Chicago Building Inspections, Inc. Investor The wood burning fireplace is aged. The National Fire Protection Association recommends that all wood burning fireplaces be thoroughly inspected (known as a Level II inspection) by a certified chimney sweep when a home changes ownership. Evaluation of the chimney and firebox by a qualified contractor, preferably one who is a member of the Chimney Safety Institute of America (CSIA) is recommended before further usage of this fireplace. G. Item 1(Picture) 2S fireplace-evaluation by certified chimney sweep before further usage. H. PLUMBING SUPPLY, DRAINS, FIXTURES AND VENTS Comments: Inspected, Not Functioning or in need of repair (1) Signs of significant sewage backup and storm water leaking were noted inside the basement of the main building should be evaluated and repaired by a qualified sewer contractor in the near-term to prevent backups and unsanitary conditions. Furthermore, signs of repeated flooding were noted especially in the area of the main electrical switch-gear which is dangerous as electricity and water do not mix. The full extent of sanitary and storm water sewer maintenance and upgrades will likely exceed $10,000 especially if a backwater prevention system is installed. Please see sewer contractor report in misc. section. H. Item 1(Picture) example of debris inside sewer catch basin 123 Main Page 69 of 118 Chicago Building Inspections, Inc. Investor H. Item 2(Picture) Inoperative sewer valve. H. Item 3(Picture) Signs of significant backup. 123 Main Page 70 of 118 Chicago Building Inspections, Inc. Investor H. Item 4(Picture) Signs of significant sewer backup with toilet paper debris. H. Item 5(Picture) Further signs of storm water leaking in basement. 123 Main Page 71 of 118 Chicago Building Inspections, Inc. Investor H. Item 6(Picture) Storm water piping coming from rear elevation catch basin with signs of corrosion and leaking. H. Item 7(Picture) Signs of leaking storm water piping in basement. 123 Main Page 72 of 118 Chicago Building Inspections, Inc. Investor H. Item 8(Picture) Debris filled storm water catch basin at rear elevation. H. Item 9(Picture) Catch basin location-rear elevation. 123 Main Page 73 of 118 Chicago Building Inspections, Inc. Investor (2) Portions of the water supply piping is galvanized piping and has a service life of 30-50 years. These pipes tend to "rot" from the inside out over time and reduced water pressures, corrosion, mineral and sediment evidence at supply and eventual pipe failure may result. The Client should budget for its eventual replacement. Furthermore, the main water service for a building of this size is undersized and should be evaluated for repair by a qualified contractor to ensure adequate water pressure and flow. H. Item 10(Picture) Example of marginal water pressure and flow absurd floor. 123 Main Page 74 of 118 Chicago Building Inspections, Inc. Investor H. Item 11(Picture) Undersized water service for significant commercial building and coach house. H. Item 12(Picture) Example of galvanized water supply pipingplease note signs of corrosion and leaking. H. Item 13(Picture) Further example of marginal water pressure and supply at coach house. 123 Main Page 75 of 118 Chicago Building Inspections, Inc. Investor (3) Several plumbing deficiencies or repairs are required in the home. The following were noted and should be addressed by a qualified plumbing contractor in the near term. H. Item 14(Picture) Inoperative shower valve at unit number 3S 123 Main Page 76 of 118 Chicago Building Inspections, Inc. Investor H. Item 15(Picture) PVC water supply piping noted at basement ceiling - repair by licensed plumber required as PDC water supply piping is not allowed in the city of Chicago. H. Item 16(Picture) Example of makeshift plumbing repairs and basement. 123 Main Page 77 of 118 Chicago Building Inspections, Inc. Investor H. Item 17(Picture) Leaking supply piping above water heater. H. Item 18(Picture) Hot and cold reversed at Coachella shower. H. Item 19(Picture) Unsecured kitchen faucet example-coach house. H. Item 20(Picture) Corrugated drain-amateur installation-3N 123 Main Page 78 of 118 Chicago Building Inspections, Inc. Investor (4) The distance between the water heaters and the upper floor plumbing fixtures may result in prolonged wait times for hot water, especially during periods of extended non-use. Further evaluation by a qualified plumber is recommended in order to determine if the installation of a recirculating pump and cross-over valve system is appropriate to this home. All Areas of the accessible water supply piping in the building should be insulated. The cold water piping should be insulated in order to reduce the risk for condensation, mold growth, and moisture damage. The hot water piping should be insulated in order to reduce energy losses and to allow for the more rapid delivery of hot water at the furthest plumbing fixtures. H. Item 21(Picture) (5) All of the plumbing valves in the home should be clearly labeled as to their function and areas which they serve so that they may be used for emergencies, maintenance, and repairs. H. Item 22(Picture) Example of multiple unlabeled valves inside basement. 123 Main Page 79 of 118 Chicago Building Inspections, Inc. Investor (6) A significant leak was noted at the northwest basement adjacent to the old abandoned heating plant/boiler. This area should be evaluated and repaired by a qualified plumber ASAP to prevent ongoing and accelerated damage. H. Item 23(Picture) Area of plumbing leak. H. Item 24(Picture) Area of plumbing leak 123 Main Page 80 of 118 Chicago Building Inspections, Inc. Investor (7) Two water heaters with 75 and 40 Gallon capacity are not adequate for five residential and to commercial units, especially if full occupancy of residential units results in multiple bathroom usage. It is recommended a qualified plumber evaluate the water heaters for additional capacity. (8) The aerator and or interior fixture screens should be cleaned to provide adequate water flow. H. Item 25(Picture) Hair salon bathroom faucet. I. WINDOWS & DOORS Comments: Inspected, Not Functioning or in need of repair (1) The elevator mechanical room should have a self-closing door with weatherstripping to help prevent weather and pest intrusion and damage to the Elevator equipment inside. Furthermore stairs and a railing should be installed in this area for safe access by service personnel. I. Item 1(Picture) Deteriorated and unsecure elevator mechanical room doorway. 123 Main Page 81 of 118 Chicago Building Inspections, Inc. Investor I. Item 2(Picture) Missing stairway and railing at elevator equipment room. (2) Plywood is a temporary window covering and should be replaced with appropriate fenestration by a qualified contractor to help prevent damaging moisture and pest intrusion. I. Item 3(Picture) Temporary window covering example-Southwest. 123 Main Page 82 of 118 Chicago Building Inspections, Inc. Investor (3) Padlocks can pose a risk of entrapment in an emergency. No special tools or knowledge should be needed to exit the unit in an emergency. The interior lock should be replaced with one using a thumb latch. I. Item 4(Picture) Risk of entrapment at unit number 3S (4) The thermopane window seal has failed at multiple front elevation windows. These windows should be evaluated for glass replacement/ repair for proper function and highest energy efficiency. I. Item 5(Picture) Thermal seal failure example unit number 3S 123 Main Page 83 of 118 Chicago Building Inspections, Inc. Investor I. Item 6(Picture) Further example of failed thermal seals 3N. I. Item 7(Picture) Further example of field thermal seals - 2S 123 Main Page 84 of 118 Chicago Building Inspections, Inc. Investor (5) Several interior and or entry doors require minor adjustments or repairs to the door slab, frame and or hardware for proper fit and function. A qualified contractor or handyman should adjust or repair as needed for proper function and convenience purposes. This is of special importance requiring immediate repair for entry/ exit or egress doors to ensure tenants can get out in case of emergencies such as fire. I. Item 8(Picture) 3S closet door. 123 Main Page 85 of 118 Chicago Building Inspections, Inc. Investor I. Item 9(Picture) 3S entry door. I. Item 10(Picture) Unit number 3N egress store to be repaired now. I. Item 11(Picture) Example of multiple areas of missing hardware. This example at unit number 3N bedroom. 123 Main Page 86 of 118 Chicago Building Inspections, Inc. Investor (6) The required sill pan flashing was missing beneath the rear exterior personnel doors. Modern building practices in Chicago have largely, and almost certainly, omitted this critical flashing which is required prior to the installation of the doors. High leakage and damage has been observed and investigated by the Inspection Firm over the years and further evaluation is recommended by the Client or HOA for maximum protection against leaks and damage to adjacent building components. A typical sill pan flashing can be seen here: Sill Pan Flashing I. Item 12(Picture) I. Item 13(Picture) Missing/poorly configured flashing details at rear elevation doors. 123 Main Page 87 of 118 Chicago Building Inspections, Inc. Investor (7) Multiple windows require adjustment, repairs to hardware or glass, and overall maintenance to ensure easy operation and performance. A qualified repair contractor should evaluate. Broken window glass should be replaced ASAP to help prevent laceration. Inoperative windows along the northern elevation of the main building second floor should be repaired ASAP to allow ventilation and egress or ingress by emergency personnel in case of emergency. I. Item 14(Picture) Broken glass at coach house northern bedroom. I. Item 15(Picture) Inoperative windows on northern elevation second floor residential unit. 123 Main Page 88 of 118 Chicago Building Inspections, Inc. Investor (8) Unit numbers should be posted outside each visual residential unit now to allow identification by visitors and more importantly by emergency responders. I. Item 16(Picture) Unit numbers required outside each unit. (9) Adequate ventilation for local codes is dubious in multiple areas of the building-especially the residential units. The client to list the services of a qualified architect to calculate and provide adequate light and ventilation requirements for each and every bedroom the building. I. Item 17(Picture) Example of an adequate ventilation unit 2S rear bedroom. 123 Main Page 89 of 118 Chicago Building Inspections, Inc. Investor (10) Exit hallways and means of egress must never be blocked with stored materials as was noted at the rear elevation of the commercial units - this area should be cleared of materials now to allow quick egress by tenants ingress by emergency personnel in case of emergency. I. Item 18(Picture) Stored items blocking rear exit hallwaycommercial units/1st floor. J. INSTALLED APPLIANCES Comments: Inspected, Not Functioning or in need of repair (1) The kitchen was partially dismantled with inoperative appliances at unit number 3S. J. Item 1(Picture) Unit 3S 123 Main Page 90 of 118 Chicago Building Inspections, Inc. Investor (2) The installation of kitchen exhaust venting is recommended for adequate removal of combustion byproducts, moisture and odors from the living space. This is especially important with natural gas ranges and ovens which can produce high levels of carbon monoxide at start up and therefore should be vented to the exterior. Action is highly recommended for increased safety and indoor air quality. J. Item 2(Picture) Lack of kitchen venting example. J. Item 3(Picture) Lack of kitchen venting example and coach house. 123 Main Page 91 of 118 Chicago Building Inspections, Inc. Investor (3) Electric Dryer Wet Box- The electric clothes dryer vents into a water-filled plastic box. This venting arrangement puts uncontrolled humidity into the living space; creates accumulations of lint within the laundry room/closet; and can further compromise indoor air quality with the airborne byproducts of detergent, bleach, etc. This building lacks the infrastructure which would allow for exterior venting of the dryer exhaust; therefore, it is recommended that the existing dryer be replaced with a condensing dryer. Such dryers accumulate the moist exhaust air, condense it into liquid form, and drain it via the washing machine drain piping. Condensing dryers also have a lint capture feature which is far more effective than the water-filled plastic box. If dryer replacement is not practical then it may be possible to achieve some measure of moisture control by operating a nearby bathroom and/or kitchen exhaust fan during the operation of the dryer. The use of 'green' laundry products can reduce the risk for the release of chemical contaminants into the living space. Ideally, the dryer venting should be repaired by a qualified HVAC contractor to direct lint and dryer gases to the exterior of the building. J. Item 4(Picture) 123 Main Page 92 of 118 Chicago Building Inspections, Inc. Investor (4) The water supply hoses, drain piping, and combustion gas venting for the laundry center poses a risk for leaking and improper venting of exhaust gas and increased risk of dryer fire. Washing machines are common sources of leaking and damage in homes with laundry units located on the upper floors. It is recommended that multiple layers of protection be provided. Washing machines should be placed in a preformed drip pan and piped to a laundry floor drain, if present. If a floor drain is not present, a water sensor tied to a automated water shut off valve should be installed. The water supply hoses should be made of braided stainless steel tubing for optimal leak resistance. Finally, the corrugated vent hose for the clothes dryer is prohibited by most if not all appliance manufacturers due to it's poor airflow characteristics. This can result in increased drying times, reduced equipment life, and an increased risk of fire from lint build-up. The use of metal exhaust duct is now the standard, recommended and/or required by Underwriters Laboratory (UL), the Association of Home Appliance Manufactures, the Consumer Product Safety Commission, most (if not all) dryer manufacturers and the building code. The use of all-metal (rigid or semi-rigid) dryer exhaust duct helps to achieve optimal airflow reducing lint buildup and reduces the operating temperatures of the dryer. The existing vent hose should be replaced with smooth wall metal vent piping before further usage of the dryer. In addition, no sheet metal screws or fasteners are allowed on the duct interior. J. Item 5(Picture) Washer dryer center upgrades recommended throughout building. J. Item 6(Picture) J. Item 8(Picture) J. Item 7(Picture) 123 Main Page 93 of 118 Chicago Building Inspections, Inc. Investor J. Item 9(Picture) (5) An anti-tipping device (Federally mandated and shipped with all ranges) should be installed at the kitchen range for the prevention of scalds and burn injuries. J. Item 10(Picture) 123 Main J. Item 11(Picture) Page 94 of 118 Chicago Building Inspections, Inc. Investor J. Item 12(Picture) Anti-tip bracket required at all kitchen ranges. (6) Signs of a leaking dishwasher were noted at 3N and should be evaluated and repaired by a qualified appliance technician. J. Item 13(Picture) Signs of previous leaking dishwasher. 123 Main Page 95 of 118 Chicago Building Inspections, Inc. Investor (7) While most appliances were operational at the time of the inspection, the units appear aged. The client should budget for replacement and should consider replacement versus repair costs an age of these appliances. J. Item 14(Picture) Example of aged appliances - 2S K. INSULATION, VENTILATION & AIR-SEALING Comments: Not Present INSULATION AND VENTILATION INSPECTION LIMITATIONS This is a visual inspection limited in scope by (but not restricted to) the following conditions: • Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed. • Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection. • An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in this or a separate report. • Any estimates of insulation R values or depths are rough average values. L. OTHER Comments: Inspected, Not Functioning or in need of repair 123 Main Page 96 of 118 Chicago Building Inspections, Inc. Investor (1) Secure, continuous and graspable railings should be installed at all stairways. Where balusters are located, the spacing should not exceed 4" especially for the safety of children and pets. Guardrails should be 42" high at elevated surfaces. Please see the attached diagram for further information. Modern safety standards also require that interior handrails be returned 90° to the wall in order to reduce the risk of snagging, falls, and injuries. L. Item 1(Picture) 123 Main Page 97 of 118 Chicago Building Inspections, Inc. Investor L. Item 2(Picture) Excessive gaps between fire escape and rear exit doors pose a life safety risk. L. Item 3(Picture) Dissimilar run on main stairway poses trip hazard. 123 Main Page 98 of 118 Chicago Building Inspections, Inc. Investor L. Item 4(Picture) L. Item 5(Picture) Stairway leading to main building basement opening wall to be repaired to prevent a trip hazard. 123 Main Page 99 of 118 Chicago Building Inspections, Inc. Investor L. Item 6(Picture) Coach house interior railings do not meet modern safety standards-excessive balustrade spacing. L. Item 7(Picture) Missing railing/balustrade example at Southern coach house. 123 Main Page 100 of 118 Chicago Building Inspections, Inc. Investor (2) The fire escape is deteriorated with corrosion and unsecured mounting points as evidenced by cracked and deteriorated masonry around these points. Furthermore the fire escape is noted on the violations list provided to the inspector. This area should be evaluated and repaired by a qualified contractor ASAP to help prevent personal injury. These repairs are likely to be expensive and exceed $10,000 especially if the building department requires the system to be brought up to modern safety standards. L. Item 8(Picture) Example of corrosion at fire escape system. 123 Main Page 101 of 118 Chicago Building Inspections, Inc. Investor L. Item 9(Picture) Deteriorated masonry at fire escape mounting points. L. Item 10(Picture) Fire escape system to be evaluated for repair/ replacement by qualified contractor. 123 Main Page 102 of 118 Chicago Building Inspections, Inc. Investor (3) The local fire Marshal should be invited to inspect the subject property for compliance with all local fire and safety codes prior to closing. Of note were missing safety detectors including smoke and CO detectors, an operative exit signage, expired fire extinguishers and lack of emergency lighting. L. Item 11(Picture) example of expired fire extinguisher tags. L. Item 12(Picture) Example of multiple inoperative exit sign lighting. 123 Main L. Item 13(Picture) Example of missing safety detectors. Page 103 of 118 Chicago Building Inspections, Inc. Investor (4) The elevator system is aged and requiring immediate safety repairs. Please see the miscellaneous attachment section for a detailed report. Replacement of this elevator will likely approach the $200,000 range. (5) The heating pipes are insulated with an asbestos-like material. Areas of this pipe insulation are damaged. This could result in asbestos fibers being released. Further evaluation by a licensed and competent environmental remediation contractor is recommended in order to assess any possible health risk posed by this condition. The client should also note removal of the old abandoned boiler should also be supervised by a qualified environment contractor has asbestos is often found inside older units such as this. Furthermore, removal of this unit will allow expanded space for storage or other uses in the basement. L. Item 14(Picture) 123 Main Page 104 of 118 Chicago Building Inspections, Inc. Investor L. Item 15(Picture) L. Item 16(Picture) Abandoned heating plant. (6) A rodent control specialist is recommended to evaluate the property and develop a corrective course of action to remove pests from the property. L. Item 17(Picture) 123 Main Page 105 of 118 Chicago Building Inspections, Inc. Investor (7) The extent of the construction defects in this building pose a question. "If this is the quality of the construction in the visible and accessible areas of the structure, what is it like behind the walls and ceilings?" The building appears to have undergone extensive rehabilitation and construction without proper oversight by the local code authority. It is recommended that the buyer form further due diligence regarding the permit history for the building as well as the history of any building code violations. Please see the misc. section for a list of violations provided by the client. M. EXECUTIVE SUMMARY Comments: Inspected, Not Functioning or in need of repair The building has multiple areas of deferred maintenance some of which require repairs asap to prevent ongoing and accelerated damage and safe occupancy. It is recommended the client have an experienced General Contractor familiar with mixed use residential and commercial properties evaluate this property for a repair and maintenance campaign. Example areas of concern include: Roofing: Repairs likely to exceed $20,000 especially considering multiple skylights requiring repair. Masonry: Extensive repair/reconstruction and waterproofing in basement - masonry report forthcoming. Elevator repairs or replacement likely to approach $200,000 for an elevator safe and available to the public. Electrical repairs: Of special concern is the main disconnect/switch-gear cabinet with corrosion and signs of flooding. Repair costs likely to exceed $7500. HVAC repairs required before the heating season likely to exceed $30,000 Plumbing and sewer repairs likely to exceed $10,000 for the basement seepage/sewer backup issues alone. Structural Issues: Structural issues including unsupported and deteriorated structural members and masonry in the basement will likely exceed $10,000. This number can quickly compound should the client wish to make the basement occupiable. 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 123 Main Page 106 of 118 Chicago Building Inspections, Inc. Investor General Summary Chicago Building Inspections, Inc. 456 North Oakley Blvd Chicago, IL 60612 773-849-4424 IL HI Lic. #450010675 Customer Commercial Investor Address 123 Main Chicago IL The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or appear to warrant further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report. I. 4 POINT Inspection A. EXTERIOR WALLS, GROUNDS, CHIMNEYS, ETC. Inspected, Not Functioning or in need of repair (1) The masonry on the building is in overall marginal condition and requires repair in the near term to help prevent ongoing and accelerated damage. Of special note are extensive areas of deteriorated parge coating preventing identification of underlying masonry problems as well as movement at the wall of the coach house and Western elevation of the main building as viewed from the rooftop.. Parapet walls and coping are also deteriorated requiring repair in the near term to prevent ongoing and accelerated damage. The client should refer to the miscellaneous attachment section for a quote from a qualified masonry contractor. This should be considered a priority item to be completed in the near-term and will likely approach or exceed six figures in repairs. (2) All exterior wall penetrations such as; piping, conduit, vent caps, exterior light fixtures, etc. should be sealed against moisture intrusion, drafts, and energy losses through the use of the appropriate caulking methods and materials. (3) The ground drains around the building will need periodical cleaning and maintenance to prevent flooding in lower levels of the building. $750 - $1000 B. ROOF, ROOF COVERING SYSTEM, AND ATTIC 123 Main Page 107 of 118 Chicago Building Inspections, Inc. Investor Inspected, Not Functioning or in need of repair (1) The roofing is an overall fair condition however areas of ripples indicating a lack of adhesion of the roofing membrane to substrates, missing termination bar and counter flashing as well as deteriorated parapet walls. Furthermore, multiple areas of patching were noted, the client should enlist the services of a qualified roofing contractor for an ongoing maintenance and repair budget. Of special note,are several skylights which have failed seals and signs of ongoing moisture intrusion requiring repair in the very near term to help prevent ongoing and accelerated water damage in the building. $20,000-$40,000 (2) A proper pitch pan or rooftop boot should be installed by a roofer to seal flat roof penetrations to prevent future water intrusion. The current penetration is sub-standard and likely to allow water intrusion in the future. $1,000 - $2,500 (3) Ponding and standing water was noted in several areas of the coach house roof. This can shorten the life of the roof covering and increase likelihood of leaks and water damage. A competent and qualified roofing contractor should evaluate. $2,501 - $5,000 (4) The terra cotta copings joints are tarred as is commonly found in Chicago. The tarred joints have a high probability of cracking and allowing moisture to enter the joints and saturate adjacent masonry and possibly enter the structure. The joints should be raked free of tar and properly sized backer rod inserted into the joint and finished with urethane sealant or its equivalent for increased weather resistance and longer service life. Furthermore, broken coping was noted and called out on the violations list provided to the inspector requiring repair ASAP. $5,000 - $10,000 (5) Protective pads should be placed under the metal framework that supports a satellite dish/signage in order to reduce the risk of abrasion, roof covering damage, and moisture intrusion. Furthermore, the signage framework is deteriorated and should be evaluated and repaired by a qualified contractor to help ensure the signage remains securely fastened to the building to help prevent property damage or personal injury. $1,000 - $2,500 (6) The application of a reflective coating is recommended over the surface of the modified bitumen roof covering in order to extend the service life of the roofing and in order to reduce the cooling load on the upper unit/s. The Inspection Firm recommends white elastomeric types of roof coatings due to their higher emmissivity, UV reflectance, and improved energy savings. C. ELECTRICAL SYSTEM, GROUNDING, CONNECTED DEVICES AND FIXTURES Inspected, Not Functioning or in need of repair (1) PLEASE MAKE ELECTRICAL REPAIRS A HIGH PRIORITY ITEM ALL ELECTRICAL REPAIRS SHOULD BE PERFORMED BY QUALIFIED ELECTRICIANS At least one smoke detector should be installed on every level of living space, in every sleeping room and in the basement. Also, a carbon monoxide detector should be placed on every level of living space within 15 feet of all sleeping rooms and in the basement. These critical safety devices should be interconnected, so that if one smoke detector alarms, all smoke detectors in the building would alarm. Carbon monoxide detectors should also be interconnected if they sense elevated levels of this deadly colorless and odorless gas. All units should also have a battery back-up (typically a 9 volt battery) inside the smoke or carbon monoxide unit, to provide protection even if electrical power is interrupted. These devices should also be tested before occupancy and on a regular basis and have the batteries replaced on an annual basis by the client or qualified contractor to ensure proper operation. Should these critical life safety devices fall short of these requirements, repair by an electrician is strongly recommended. PLEASE SEE THIS LINK FOR MORE PLACEMENT INFORMATION: http://www.homesafe.com/coalert/detect.htm $250 - $500 Per Unit 123 Main Page 108 of 118 Chicago Building Inspections, Inc. Investor (2) The main electrical grounding conductor is attached to the old water service which has been disconnected. This condition must be evaluated and repaired by a qualified electrician immediately to ensure proper grounding of the electrical system in the building. $250 - $500 (3) Significant corrosion was noted at the Main electrical switch-gear cabinet in the basement. Corrosion can result in improper electrical connections and increased risk of electrical shock and fire should be evaluated by a qualified electrical contractor for repair or replacement. This repair is potentially expensive ($7500 or more should replacement be required) and evaluation by a qualified electrical contractor prior to expiration of the attorney review is recommended. Detailed quotation required. (4) All junction boxes must be covered with appropriate metal covers and knockouts to prevent contact with energized conductors, to prevent rodents from accessing and damaging the conductors and contain any sparks or molten metal to prevent them from contacting combustible materials in the event of a short circuit. Most junction boxes in the basement were uncovered. Furthermore, a number of junction boxes in the basement are corroded and should be evaluated for repair or replacement by a qualified electrician. Finally, uncovered and unprotected electrical conductors with makeshift lighting were noted in the basement requiring repair now to help prevent risk of electrical shock and fire. $1,000 - $2,500 (5) Double tapped breaker terminals were noted at the electrical panels. Double tapping can result in overloaded circuits and can increase the risk of electrical shock and/or fire. Evaluation and repair of the electrical panel by a licensed and competent electrical contractor is recommended. $750 - $1000 (6) Signs of moisture penetration were noted inside unit number 3N electrical panel inside the mechanical room. This area should be evaluated and repaired by a qualified electrical contractor now as water and electricity do not mix. $250 - $500 (7) A complete and accurate electrical circuit directory should be provided to the buyer before closing at each and every electrical panel in order to allow for safe and efficient electrical circuit interruption when required for maintenance, repairs, or in emergencies. (8) Only light fixtures rated for a wet enclosure are allowed above tubs and showers. Get the light fixture above the shower in a number 3N should be replaced by a qualified electrician immediately to help reduce risk of electrical shock. $250 - $500 (9) The evaluation of the low-voltage equipment in the building: alarm, intercom, communication, audiovisual, etc., is beyond the scope of the home inspection and should be performed by a qualified low-voltage electrical contractor. (10) Multiple loose electrical receptacles were noted in various areas of the unit should be repaired to prevent risk of electrical shock and damage to electrical equipment. $250 - $500 (11) There are no spare breakers spaces in the electrical service panel serving the hair salon. Common sense and good electrical practices call for the provision for at least 10% spare breakers spaces in a new service panel installation. It is recommended that a larger service panel be installed in order to provide for future expansion and unforeseen demands. $1,000 - $2,500 (12) The screws to secure the service panel deadfront to the enclosure are improper. The sharp pointed sheet metal screw tips and threads can easily puncture or abrade electrical conductor insulation and cause potential serious injury as well as damage electrical components. The screws should be replaced with the correct blunt tip, machine threaded panel screws available at electrical supply houses and other retailers. D. STRUCTURE & FOUNDATION Inspected, Not Functioning or in need of repair 123 Main Page 109 of 118 Chicago Building Inspections, Inc. Investor (1) Portions of the concrete at the rooftop elevator mechanical room are "honeycombing" which is exposed aggregate. This can allow moisture to move through at a higher rate than a smooth, non-porous finish detailing and accelerate wear as well as reduce structural integrity over time. A qualified concrete contractor is recommended for evaluation and repair. $2,501 - $5,000 (2) Multiple foundation wall cracks were noted at the exterior. These should be evaluated and repaired by a licensed and competent basement waterproofing contractor in order to reduce the risk of seepage and to help prevent the cracks from becoming pathways for wood boring insects. Furthermore, signs of extensive seepage and movement were noted inside the main building foundation which should also be evaluated for repair. Should the client wish to make use of the lower level of this building, they should consider upgrading of the storm water, sanitary sewer and installation of a drain tile and some system. Signs of previous repeated flooding were noted and should be addressed in the near-term. $20,000-$40,000 (3) A corroded and exposed structural steel beam was noted at the front elevation which should be evaluated for repair by a qualified masonry/structural steel contractor. There should be considered a priority repair to ensure proper structural support of the front elevation of the building. An exact estimate for this repair will require further evaluation and likely exposing more of the steel beam. Detailed quotation required. (4) Deteriorated, unsupported and out of plumb structural members as well as deteriorated joists from long-term water damage were noted in the lower level of the building all of which should be evaluated for repair by a qualified carpentry contractor to help ensure continued structural support for the commercial and living spaces above. Water damaged structural members were also noted at the southern basement especially under the bathroom areas. These areas should be evaluated by a qualified carpenter to ensure continued structural support for areas above. $2,501 - $5,000 (5) The basement masonry above the foundation walls show efflorescence which is common but also illustrates that moisture is moving through the masonry walls as evidenced by the leftover mineral salts (efflorescence). Reducing the conditions for efflorescence can be complicated. The attached article should be considered a resource, but not THE source for this condition and consultation with a qualified and experienced masonry contractor is recommended for the best course of remedy. $5,000 - $10,000 E. HEATING, AIR CONDITIONING, VENTILATION, AND GAS APPLIANCE SYSTEMS Inspected, Not Functioning or in need of repair (1) Heavy dirt build-up was noted on the interior components of the HVAC system. This can reduce the efficiency of the system and can also reduce indoor air comfort. Other than the newly installed unit inside the hair salon, all of the HVAC units; including the blower assembly, heat exchanger, and evaporator coil should be professionally cleaned and checked now by an HVAC technician for optimal system performance and safe removal of combustion gases including carbon monoxide. Of special note are two furnaces in the third floor residential units and two air conditioning condenser units aged beyond 25 years at the Main building rooftop. The client should budget for placement of these units. Furthermore, the air-conditioning was inoperative in the second-floor northern residential unit which should also be evaluated for repair by the HVAC technician went on-site. Furthermore, multiple furnaces have venting via B-Vents/combustion gas venting through the side wall increasing risk of introduction of dangerous combustion gases including carbon monoxide into the living spaces. The water heaters in the basement are also improperly vented without appropriate sealant at the connection to the chimney. These improper terminations also show signs of corrosion and should be evaluated and prepared by a qualified HVAC technician ASAP to ensure proper venting of combustion gases. $20,000-$40,000 (2) The missing or worn insulation of the condensing unit refrigerant linesets should be replaced with new to maximize cooling efforts, prolong equipment life and reduce energy losses. 123 Main Page 110 of 118 Chicago Building Inspections, Inc. Investor (3) The current fresh air supply leading directly into the return air system of the HVAC system draws unconditioned air from the exterior and can lead to increased energy costs . Fresh air supply into the home is critical for home health, comfort and safety related to combustion appliances. The inspector recommends an ERV system incorporated into the HVAC system following Manual J which must be implemented by an HVAC contractor. Please see further information for review in the report attachment section. ASHRAE (American Society of Heating, Refrigeration and Air Conditioning Engineers) and BPI (Building Performance Institute) have several airflow standards that are to be utilized in modern homes. Most notable are 62.2 and 62.89 which mandate that fresh air must be added when homes reach an overall air tightness of .35 Natural Air Changes per hour or lower. Based on these standards the home may require fresh air to be delivered at all times (less open windows based on season) to satisfy minimum ventilation requirements when the house is sealed. This can be accomplished by one of the following: -Preferred: a fresh air or heat/energy recovery ventilator that can produce the required fresh air the home requires. Such systems are Venmar, Broan Guardian, and several others online. The Inspector's opinion leans towards the Broan Guardian as it is capable of solving the CFM needs and has the added benefit of whole house HEPA filtration. $1,000 - $2,500 per unit (4) Old packing style gas valves should be replaced with modern ball style gas valves to help reduce the chance of flammable natural gas leaks. Repair by a licensed plumber or gas fitter is recommended in the near term. $2,501 - $5,000 (5) The office at unit number 3S has no supply register resulting in uncomfortable temperatures in this area and should be evaluated and repaired by a qualified HVAC technician. $1,000 - $2,500 (6) A number of issues were noted with regard to the termination of the dryer and bathroom vent piping on the exterior walls. Such issues include inadequately secured vent caps, inadequately sealed vent cap flanges, improperly operating backdraft dampers, etc. The exhaust vent dampers on the exterior walls should be replaced with high-quality, gasketed, vent dampers by a qualified HVAC contractor in order to reduce drafts and energy losses as well as to reduce the risk for moisture penetration and pest entry. $500 - $750 (7) A significant build-up of dirt was noted inside the HVAC ducts. A duct cleaning performed by a member of the National Air Duct Cleaning Association (NADCA) is recommended in order to help improve indoor air quality. Duct cleaning should be considered one part of HVAC related indoor air quality optimization. Other components include: cleaning of the HVAC unit including the evaporator coil, heat exchanger, air handler, etc; duct and plenum sealing to reduce infiltration of unfiltered air; and the use of high-quality HVAC filtration/humidification. Homeowners who have their ducts cleaned should verify that the service provider takes steps to protect individuals from exposure to dislodged pollutants and chemicals used during the cleaning process. This may involve using HEPA filtration when cleaning the ducts, providing respirators for the workers, and having the occupants vacate the home during cleaning. If construction, remodeling or similar is to take place, we recommend postponing cleaning until after such work has been completed. $250 - $500 per unit (8) It is recommended a furnace pan constructed of heavy gauge sheet metal be installed to catch any leaking water from the HVAC ALL units. This pan should be tied to a drain line to provide a path for the water to escape and prevent flooding of the finished spaces below. Should HVAC unit drain pan installation and connection to a floor drain not be feasible, an electronic water sensor with alarm should be installed by a qualified HVAC technician to notify occupants of condensate leaking at HVAC units. Ideally this sensor would be tied to the home's alarm system which would notify the central monitoring station in case of water leaks which can cause significant damage to the HVAC unit and interior finishes in the home. (9) Expensive compensation was noted at the hair salon furnace and duct work. A qualified HVAC technician should evaluate this area to help prevent ongoing and accelerated damage from this moisture. F. INTERIORS AND FINISHES 123 Main Page 111 of 118 Chicago Building Inspections, Inc. Investor Inspected, Not Functioning or in need of repair (1) Multiple interior blemishes or required repairs exist, most of which are omitted from this report and considered maintenance. A qualified drywall, plaster or painting contractor, or handyman is recommended to repair these areas as needed for proper appearance. Finish painting may be required which may 'flash' over the existing finish. NOTE: Caulk is a temporary building material and will require repairs or replacement, especially in wet environments such as bath and tub areas. The highest quality sealant affordable is recommended for lasting service. Detailed quotation required. (2) Stored items in areas of the building prevented the Inspector from evaluating all finishes and components of the building. Not all deficiencies or safety items may have been discovered and should be reviewed by the Client at final walk through prior to closing. (3) Significant breaches in the wall/ceiling finishes were noted. Such breaches could result in reduced indoor air quality; could introduce noxious odors into the living spaces from adjacent units or from the common areas; could result in drafts and energy losses; and, in the event of a fire; allow smoke, superheated gas, and carbon monoxide into the living units. It is recommended that all of the living units as well as the common areas in the building undergo an air-sealing regimen in order to to reduce these risks and to save energy. Some of the typical areas that require air-sealing include: pipe chases (both vertical and horizontal); gaps at the juncture between the flooring and the baseboard trim; and around the window and door trim. $501 - $1000 (4) The hardwood floor finish is aged. It is recommended that the floors be professionally refinished by a qualified hardwood flooring contractor to protect the floors from wear as well as for appearance purposes. (5) All openings in the basement ceiling should be sealed with properly taped 5/8" thick drywall in order to reduce the risk of fire spread from unit to unit. Any gaps around ceiling penetrations should be sealed with intumescent caulking or foam for the same reason. $1,000 - $2,500 (6) Mold-like substances were noted on surface/s of this home. Mold growth results from moisture on organic strata and is first and foremost a moisture problem. The source of the moisture that is the proximal cause of the moldgrowth should be found and eliminated before final remediation is performed. Initial remediative steps may be advisable in order to reduce the release of mold spores, fungal fragments, and mycotoxins during the moisture investigation and repair process. Small areas of mold (10 square feet or less) can be remediated by the homeowner successfully. An EPA approved mildewcide with residual mold inhibiting properties (Concrobium Brand) can be found at major home improvement stores. Relatively non-porous surfaces such as tile, laminate, concrete, etc. should be surface cleaned with this type of product and kept dry. Semi-porous surfaces such as wood framing and sheathing can also be cleaned in this manner if fungal growth hasn't degraded the material significantly. Porous surfaces such as paper-faced gypsum drywall, cellulose insulation, etc. should be removed and replaced. Air sampling and bulk sampling for mold is typically not required for successful remediation. For routine assessments in which the goal is to identify possible mold contamination problems before remediation, it is usually unnecessary to collect and analyze air or settled dust samples for mold analysis because decisions about appropriate intervention strategies can typically be made on the basis of a visual inspection. Also, sampling and analysis costs can be relatively high and the interpretation of results is not straightforward. Air and dust monitoring may, however, be necessary in certain situations, including 1) if an individual has been diagnosed with a disease associated with fungal exposure through inhalation, 2) if it is suspected that the ventilation systems are contaminated, or 3) if the presence of mold is suspected but cannot be identified by a visual inspection or bulk sampling. Please view the following links regarding unnecessary and sometimes costly remediation and what is termed 'junk science'. Forensic Applications Consulting Technologies, Inc., Inspection News Detailed quotation required. (7) The coach house and unit 2S are unsafe for occupancy as only one means of egress are present. The coach house and unit 2S should have another means of egress installed ASAP. $5,000 - $10,000 (8) Business fixtures and chattels are not covered by this inspection. G. FIREPLACES, WOODSTOVES, ETC. Inspected, Not Functioning or in need of repair The wood burning fireplace is aged. The National Fire Protection Association recommends that all wood burning fireplaces be thoroughly inspected (known as a Level II inspection) by a certified chimney sweep when a home 123 Main Page 112 of 118 Chicago Building Inspections, Inc. Investor changes ownership. Evaluation of the chimney and firebox by a qualified contractor, preferably one who is a member of the Chimney Safety Institute of America (CSIA) is recommended before further usage of this fireplace. H. PLUMBING SUPPLY, DRAINS, FIXTURES AND VENTS Inspected, Not Functioning or in need of repair (1) Signs of significant sewage backup and storm water leaking were noted inside the basement of the main building should be evaluated and repaired by a qualified sewer contractor in the near-term to prevent backups and unsanitary conditions. Furthermore, signs of repeated flooding were noted especially in the area of the main electrical switch-gear which is dangerous as electricity and water do not mix. The full extent of sanitary and storm water sewer maintenance and upgrades will likely exceed $10,000 especially if a backwater prevention system is installed. Please see sewer contractor report in misc. section. Detailed quotation required. (2) Portions of the water supply piping is galvanized piping and has a service life of 30-50 years. These pipes tend to "rot" from the inside out over time and reduced water pressures, corrosion, mineral and sediment evidence at supply and eventual pipe failure may result. The Client should budget for its eventual replacement. Furthermore, the main water service for a building of this size is undersized and should be evaluated for repair by a qualified contractor to ensure adequate water pressure and flow. >$10,000 (3) Several plumbing deficiencies or repairs are required in the home. The following were noted and should be addressed by a qualified plumbing contractor in the near term. $2,501 - $5,000 (4) The distance between the water heaters and the upper floor plumbing fixtures may result in prolonged wait times for hot water, especially during periods of extended non-use. Further evaluation by a qualified plumber is recommended in order to determine if the installation of a recirculating pump and cross-over valve system is appropriate to this home. All Areas of the accessible water supply piping in the building should be insulated. The cold water piping should be insulated in order to reduce the risk for condensation, mold growth, and moisture damage. The hot water piping should be insulated in order to reduce energy losses and to allow for the more rapid delivery of hot water at the furthest plumbing fixtures. $1,000 - $2,500 (5) All of the plumbing valves in the home should be clearly labeled as to their function and areas which they serve so that they may be used for emergencies, maintenance, and repairs. (6) A significant leak was noted at the northwest basement adjacent to the old abandoned heating plant/boiler. This area should be evaluated and repaired by a qualified plumber ASAP to prevent ongoing and accelerated damage. $1,000 - $2,500 (7) Two water heaters with 75 and 40 Gallon capacity are not adequate for five residential and to commercial units, especially if full occupancy of residential units results in multiple bathroom usage. It is recommended a qualified plumber evaluate the water heaters for additional capacity. $2,501 - $5,000 (8) The aerator and or interior fixture screens should be cleaned to provide adequate water flow. I. WINDOWS & DOORS Inspected, Not Functioning or in need of repair (1) The elevator mechanical room should have a self-closing door with weatherstripping to help prevent weather and pest intrusion and damage to the Elevator equipment inside. Furthermore stairs and a railing should be installed in this area for safe access by service personnel. $1,000 - $2,500 (2) Plywood is a temporary window covering and should be replaced with appropriate fenestration by a qualified contractor to help prevent damaging moisture and pest intrusion. $1,000 - $2,500 123 Main Page 113 of 118 Chicago Building Inspections, Inc. Investor (3) Padlocks can pose a risk of entrapment in an emergency. No special tools or knowledge should be needed to exit the unit in an emergency. The interior lock should be replaced with one using a thumb latch. (4) The thermopane window seal has failed at multiple front elevation windows. These windows should be evaluated for glass replacement/ repair for proper function and highest energy efficiency. $1,000 - $2,500 (5) Several interior and or entry doors require minor adjustments or repairs to the door slab, frame and or hardware for proper fit and function. A qualified contractor or handyman should adjust or repair as needed for proper function and convenience purposes. This is of special importance requiring immediate repair for entry/exit or egress doors to ensure tenants can get out in case of emergencies such as fire. $1,000 - $2,500 (6) The required sill pan flashing was missing beneath the rear exterior personnel doors. Modern building practices in Chicago have largely, and almost certainly, omitted this critical flashing which is required prior to the installation of the doors. High leakage and damage has been observed and investigated by the Inspection Firm over the years and further evaluation is recommended by the Client or HOA for maximum protection against leaks and damage to adjacent building components. A typical sill pan flashing can be seen here: Sill Pan Flashing (7) Multiple windows require adjustment, repairs to hardware or glass, and overall maintenance to ensure easy operation and performance. A qualified repair contractor should evaluate. Broken window glass should be replaced ASAP to help prevent laceration. Inoperative windows along the northern elevation of the main building second floor should be repaired ASAP to allow ventilation and egress or ingress by emergency personnel in case of emergency. $5,000 - $10,000 (8) Unit numbers should be posted outside each visual residential unit now to allow identification by visitors and more importantly by emergency responders. $101 - $250 (9) Adequate ventilation for local codes is dubious in multiple areas of the building-especially the residential units. The client to list the services of a qualified architect to calculate and provide adequate light and ventilation requirements for each and every bedroom the building. (10) Exit hallways and means of egress must never be blocked with stored materials as was noted at the rear elevation of the commercial units - this area should be cleared of materials now to allow quick egress by tenants ingress by emergency personnel in case of emergency. J. INSTALLED APPLIANCES Inspected, Not Functioning or in need of repair (1) The kitchen was partially dismantled with inoperative appliances at unit number 3S. (2) The installation of kitchen exhaust venting is recommended for adequate removal of combustion byproducts, moisture and odors from the living space. This is especially important with natural gas ranges and ovens which can produce high levels of carbon monoxide at start up and therefore should be vented to the exterior. Action is highly recommended for increased safety and indoor air quality. (3) Electric Dryer Wet Box- The electric clothes dryer vents into a water-filled plastic box. This venting arrangement puts uncontrolled humidity into the living space; creates accumulations of lint within the laundry room/closet; and can further compromise indoor air quality with the airborne byproducts of detergent, bleach, etc. This building lacks the infrastructure which would allow for exterior venting of the dryer exhaust; therefore, it is recommended that the existing dryer be replaced with a condensing dryer. Such dryers accumulate the moist exhaust air, condense it into liquid form, and drain it via the washing machine drain piping. Condensing dryers also have a lint capture feature which is far more effective than the waterfilled plastic box. If dryer replacement is not practical then it may be possible to achieve some measure of moisture control by operating a nearby bathroom and/or kitchen exhaust fan during the operation of the dryer. The use of 'green' laundry products can reduce the risk for the release of chemical contaminants into the living space. Ideally, the dryer venting should be repaired by a qualified HVAC contractor to direct lint and dryer gases to the exterior of the building. $250 - $500 per unit (4) The water supply hoses, drain piping, and combustion gas venting for the laundry center poses a risk for leaking and improper venting of exhaust gas and increased risk of dryer fire. Washing machines are common sources of leaking and damage in homes with laundry units located on the upper floors. It is recommended that multiple layers of protection be provided. Washing machines should be placed in a preformed drip pan and piped to a laundry floor drain, if present. If a floor drain is not present, a water sensor tied to a automated water shut off valve should be installed. The water supply hoses should be made of braided stainless steel tubing for optimal leak resistance. Finally, the corrugated vent hose for the clothes dryer is prohibited by 123 Main Page 114 of 118 Chicago Building Inspections, Inc. Investor most if not all appliance manufacturers due to it's poor airflow characteristics. This can result in increased drying times, reduced equipment life, and an increased risk of fire from lint build-up. The use of metal exhaust duct is now the standard, recommended and/or required by Underwriters Laboratory (UL), the Association of Home Appliance Manufactures, the Consumer Product Safety Commission, most (if not all) dryer manufacturers and the building code. The use of all-metal (rigid or semi-rigid) dryer exhaust duct helps to achieve optimal airflow reducing lint buildup and reduces the operating temperatures of the dryer. The existing vent hose should be replaced with smooth wall metal vent piping before further usage of the dryer. In addition, no sheet metal screws or fasteners are allowed on the duct interior. (5) An anti-tipping device (Federally mandated and shipped with all ranges) should be installed at the kitchen range for the prevention of scalds and burn injuries. $501 - $1000 (6) Signs of a leaking dishwasher were noted at 3N and should be evaluated and repaired by a qualified appliance technician. $250 - $500 (7) While most appliances were operational at the time of the inspection, the units appear aged. The client should budget for replacement and should consider replacement versus repair costs an age of these appliances. $1,000 - $2,500 - per unit K. INSULATION, VENTILATION & AIR-SEALING Not Present INSULATION AND VENTILATION INSPECTION LIMITATIONS This is a visual inspection limited in scope by (but not restricted to) the following conditions: • Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed. • Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection. • An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in this or a separate report. • Any estimates of insulation R values or depths are rough average values. L. OTHER Inspected, Not Functioning or in need of repair (1) Secure, continuous and graspable railings should be installed at all stairways. Where balusters are located, the spacing should not exceed 4" especially for the safety of children and pets. Guardrails should be 42" high at elevated surfaces. Please see the attached diagram for further information. Modern safety standards also require that interior handrails be returned 90° to the wall in order to reduce the risk of snagging, falls, and injuries. >$10,000 (2) The fire escape is deteriorated with corrosion and unsecured mounting points as evidenced by cracked and deteriorated masonry around these points. Furthermore the fire escape is noted on the violations list provided to the inspector. This area should be evaluated and repaired by a qualified contractor ASAP to help prevent personal injury. These repairs are likely to be expensive and exceed $10,000 especially if the building department requires the system to be brought up to modern safety standards. Detailed quotation required. (3) The local fire Marshal should be invited to inspect the subject property for compliance with all local fire and safety codes prior to closing. Of note were missing safety detectors including smoke and CO detectors, an operative exit signage, expired fire extinguishers and lack of emergency lighting. (4) The elevator system is aged and requiring immediate safety repairs. Please see the miscellaneous attachment section for a detailed report. Replacement of this elevator will likely approach the $200,000 range. Detailed quotation required. (5) The heating pipes are insulated with an asbestos-like material. Areas of this pipe insulation are damaged. This could result in asbestos fibers being released. Further evaluation by a licensed and competent environmental remediation contractor is recommended in order to assess any possible health risk posed by this condition. 123 Main Page 115 of 118 Chicago Building Inspections, Inc. Investor The client should also note removal of the old abandoned boiler should also be supervised by a qualified environment contractor has asbestos is often found inside older units such as this. Furthermore, removal of this unit will allow expanded space for storage or other uses in the basement. $5,000 - $10,000 (6) A rodent control specialist is recommended to evaluate the property and develop a corrective course of action to remove pests from the property. (7) The extent of the construction defects in this building pose a question. "If this is the quality of the construction in the visible and accessible areas of the structure, what is it like behind the walls and ceilings?" The building appears to have undergone extensive rehabilitation and construction without proper oversight by the local code authority. It is recommended that the buyer form further due diligence regarding the permit history for the building as well as the history of any building code violations. Please see the misc. section for a list of violations provided by the client. M. EXECUTIVE SUMMARY Inspected, Not Functioning or in need of repair The building has multiple areas of deferred maintenance some of which require repairs asap to prevent ongoing and accelerated damage and safe occupancy. It is recommended the client have an experienced General Contractor familiar with mixed use residential and commercial properties evaluate this property for a repair and maintenance campaign. Example areas of concern include: Roofing: Repairs likely to exceed $20,000 especially considering multiple skylights requiring repair. Masonry: Extensive repair/reconstruction and waterproofing in basement - masonry report forthcoming. Elevator repairs or replacement likely to approach $200,000 for an elevator safe and available to the public. Electrical repairs: Of special concern is the main disconnect/switch-gear cabinet with corrosion and signs of flooding. Repair costs likely to exceed $7500. HVAC repairs required before the heating season likely to exceed $30,000 Plumbing and sewer repairs likely to exceed $10,000 for the basement seepage/sewer backup issues alone. Structural Issues: Structural issues including unsupported and deteriorated structural members and masonry in the basement will likely exceed $10,000. This number can quickly compound should the client wish to make the basement occupiable. Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need 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 of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees 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 other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that 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 suspected adverse 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 or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property. Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Andrew Danner 123 Main Page 116 of 118 Chicago Building Inspections, Inc. Investor Chicago Building Inspections, Inc. 456 North Oakley Blvd Chicago, IL 60612 773-849-4424 IL HI Lic. #450010675 Report Attachments ATTENTION: This inspection report is incomplete without reading the information included herein at these links/attachments. Note If you received a printed version of this page and did not receive a copy of the report through the internet please contact your inspector for a printed copy of the attachments. Sill Pan Flashing Efflorescence Violations provided by client Elevator Inspection Sewer Inspection Masonry Quote 123 Main Page 117 of 118 Chicago Building Inspections, Inc. Investor Chicago Building Inspections, Inc. Andrew Danner 456 North Oakley Blvd Chicago, IL 60612 773-849-4424 IL HI Lic. #450010675 123 Main Page 118 of 118