I believe a home inspection should be a period that we inspect your choice in home or property but I really believe in empowering my clients by educating them on how their home works.  More importantly, I want to educate them on what to look for when systems in a home may have possible issues and what to do when these systems fail.  Recently, I was hired for a home inspection in Tinley Park, Illinois.  My clients were concerned on the mechanical systems age, cost to replace, and life expectancy.

The air conditioner unit is generally inspected first due to the fact that is on the exterior of the home.  The air conditioner manufacturer was a Carrier that happened to be 11 years old.  The age of the air conditioner was not alarming.  Generally, air conditioner units have a life expectancy of over 20 years.  The cost for replacement starts from $1500.00 for a 1 ton unit to $7000.00 for a 5 ton unit.  The Tinley Park home inspection had no apparent issues on the air conditioning system.  You can see an actual air conditioner inspection at ~ http://www.pinnaclepropertyinspection.com/watchaninspection.html.

The next mechanical system I inspected at the Tinley Park home inspection was the heating system.  The heating system is composed of a furnace, duct work, thermostat, and humidifier.  All of these items are major components that need to be in good working order for a heating system.  The furnace at the Tinley Park home inspection was also a Carrier that happened to be the same age as the air conditioner.  This is not uncommon to see that the furnace and air conditioner are the same age.  We see a lot of split systems being the same age because you can save money replacing the furnace and air conditioner at the same time.  A furnace life expectancy is 25 years with annual maintenance.  The cost to replace a furnace depends on if you purchase a high efficient unit or a 80% unit.  You can see prices of furnaces at ~ http://www.pinnaclepropertyinspection.com/repair-replacement-costs.html.

The water heater was the next mechanical system I inspected at the Tinley Park home inspection.  The property had a 6 year old 50 gallon Rheem water heater.  I inspected the tank and burners to see if there was any rusting on the tank that can lead to the demise of the water heater.  Water heaters life expectancy is 12 years.  If you get more than 12 years you are lucky.  To replace a 40 gallon water heater you can plan on spending between $550.00 – $750.00 depending on piping materials, ease of installation and location in the country you reside.

Hopefully this helps consumers understand what to look for when searching for a home.  If you have any questions please contact me at ~ http://www.pinnaclepropertyinspection.com/about-jim-kolke.html.

Thanks for stopping by.  Jim Kolke


Clarendon Hills, Illinois is a very old and affluent village that was established  in 1873.  Many of the homes in this area are what we consideredvintage homes.  Basically, that means that the homes have been maintained to keep their original character and design.  That was definitely the case of the home inspection in Clarendon Hills with its Victorian architecture.  No wonder why my clients chose this home for purchase.

The home seemed to be in great shape for a property that was built in 1911.  The homes property was short of being a 1/2 acre which is large for this area.  Its many mature maple and oak trees that lined the property was evident as to why my clients chose this home.

The home inspection in Clarendon Hills had marginal issues.  Most of these had to do with old windows that were painted shut.  Some of the gears of the wood casement windows were stripped also.  The main issue I found when I entered the utility room was where a Carrier 80 efficient furnace was installed.  I noticed  that there were two lines coming up from the concrete.  The concrete around where these lines were coming from was not disturbed or cracked.  This was the original foundation slab.  The first thing that came to my mind was that there was a storage tank in the basement of the home inspection in Clarendon Hills.

I went outside to search for a “fill pipe”.  This is where the oil was inserted into the oil storage tank that fueled the boilers back in the early 1900′s.  I found it about 10′ from the east perimeter of the home. This location of the fill pipe led me to believe  that the storage tank was in the side yard of the home inspection in Clarendon Hills.  I informed my client that there was an oil storage tank in their new homes yard.  The cost to remove a storage tank from the yard of a home is around $2000.00 and up depending on if there is oil in the tank and if it is leaking into the soil.  The cost to remove an oil storage tank in the basement can cost as much as $9000.00 or more!  That’s why looking for buried storage tanks in home inspections is so critical.

If you think you have a storage tank in your home or a home you wish to purchase and need help identifying the signs contact us at~ www.pinnaclepropertyinspection.com

Please leave a comment or a question we can answer about your homes issues.  Thanks~ Jim Kolke