House wrap or Tyvec wrap is used in every home or building to prevent water intrusion into the building envelope.  In this blog, I will explain how some rehabbers try to deceive home inspectors.

 I was hired for a home inspection in Waukegan, Illinois.  I was told that the home was not a foreclosure or a short sale.  Generally, when I inspect a foreclosure or a short sale there is a large laundry list of issues that need to rectified.  That is not an issue with most buyers who are looking at a bank owned property because they are going into the deal with the idea that there will be numerous issues to do to make the home the way they want it.  Also, the buyers of bank owned properties generally receive a large discount in price for their potential sweat equity.

In the case of the home inspection in Waukegan there were over 120 items that would need to be repaired or replaced.  Generally when I do  a home inspection I spend no more than an hour outside of the home.  When I pulled up to the home inspection in Waukegan I was very concerned with the home’s health.  The home was originally built in the 1940′s and was recently rehabbed in 2008.  What caught my eye was the total disregard for installation of the siding that happened to be “Hardiboard”.   Hardiboard is a great product when installed properly.  None of the connections were sealed at the edges, majority of the siding material wasn’t nailed into the sheathing and the areas that were nailed in were nailed incorrectly.

On further inspection of the siding, I found that a section literally fell off the wall where I noticed that the “Tyvec wrap” wasn’t secured to the wall and there was no insulation between the siding and wrap!  The “Tyvec” wrap secures the home against water entering the sheathing and causing water damage or worse – mold!  The Waukegan Home inspection seemed to start off bad and I thought there would be a chance that the rest of the home would get better.

Boy was I wrong.

Like I said in the beginning of this blog , I found over 120 issues that would need to be corrected.  My client wanted a definitive number on the repairs, so I called a general contractor who came up with over $100,000.00 worth of repairs.  This blog is not meant to scare home buyers,  it’s here to educate home buyers.  If you’re buying a home make sure every area and system is tested and explained to you so that you can be educated on your home.

If  you are buying a foreclosure or a home you think has issues and have question about what to look for contact us at~

Please leave a comment.  Thanks~ Jim Kolke

Everyone is looking for a good deal.  That would definitely be the case for the home inspection in Chicago, Illinois.  I received a call to inspect a property in Garfield Park.  This a community south of Humboldt Park and west of Ukrainian Village.  There are definitely properties to be had for  that are way below the market value.  The problem is a majority of these properties have been abandoned by real estate investors thinking that the market didn’t have a ceiling.  They are mostly bank owned properties that can be purchased for under 50% of what they were selling for 2 years ago.  That was the case at the home inspection in Chicago.

The property was a row home that is 2 stories tall with a flat roof.  It has 3 bedrooms up with 1.5 baths total.  I could tell the property was being rehabbed and it seems that they just up and left.  Their seemed to be an amateur tuck-point job that was started as well.  Issues with the front steps was evident by the pulling of the concrete slab.  The next part was troublesome to say the least.  The roof was 32′ up so a 40′ ladder was needed to inspect this home.  As soon as I started to walk on this flat roof , I told my client to get ready to start spending money.  The flat roof was held together by spit and duct tape.  Basically, I didn’t have a clue how water wasn’t damaging the building envelope of the home inspection in Chicago.  It seems that all the roofs connected to this row house in Garfield Park were all dilapidated.  I called a roofing contractor because my client wanted “the bottom line” figures of the roofing and all the other inspection issues.  By the time we finished the exterior of the Chicago home inspection, we were already at $17,000.00 in repair costs.

We went in and I used a  Fluke thermal imager along with a Tramex moisture meter to find that there was water damage from the roof.  All the water entry would be terminated by installing a new roof.  As we inspected the basement of the Garfield Park home, I found that the furnace has been stolen by vandals and the plumbing would have to updated from galvanize to copper piping.  The repair totals for the home in Chicago’s Garfield Park was $31,000.00  to just  move in.

As you can see there might be a reason why a foreclosure is almost free.  If you are buying a home or building that is in foreclosure and have questions about it’s integrity contact us for help at~

Please leave a comment or a question about your property we could help you with.  Thanks~ Jim Kolke


You see it  daily in your life now, the ratio of homes in foreclosure distress to regular home sales. This can be “lopsided” depending on where you’re looking and what part of the country you’re living in. It can be a very scary time or a dream come true depending of what side your looking from.  At Pinnacle Property Inspection Services, Inc.  we are seeing a definite rise in HUD, REO or foreclosed  home inspections in Schaumburg, Illinois and other villages and cities in the Chicagoland area.

I remember when I thought “not in my area, we don’t have that issue here.” Boy was I wrong!

I service many prestigious villages and cities with the same concerns as the more modest villages.  The issues we are faced to address are generally due to complete laziness from the owners of the foreclosures.  No one wants to spend any more money than they have to and that includes the mortgage companies of the foreclosed homes. Luckily, my inspection company employs licensed professionals who can assist the realtor’s who definitely need people helping their client’s get a chance at home ownership.

Recently at a home inspection in Schaumburg, the water was not turned on. Luckily, I have a Chicago plumbing license (pl#194988).  I turned on the water with written permission from the mortgager of the foreclosure.  Potential home buyers and realtors really appreciate this added service we can give our clients. The other issue I found at the home inspection in Schaumburg was the gas service was shut down. This adds extra return visits to properties to inspect furnaces and water heaters.  People could say its the realtor’s fault??  I think not!  I’ve dealt with deals that the realtor’s had to secure the utilities with their own credit cards to get them turned on for an inspection.  These realtor’s can make some good money, but in no way are they the reason the market is in the condition it is.

The last issue I found  in the home inspection in Schaumburg was the electrical service.  Waiting for the electrical provider to install a meter or to turn on the electric becomes unnerving.

I feel there are some real good opportunities for home ownership as long as you have a little patience.  If you are in the Chicagoland area and need help with a foreclosure please contact us at~~