Recently while performing a Buffalo Grove home inspection we encountered large chunks of ice which are known as ice dams that occurs usually when the attic of a home has insufficient insulation or poor ventilation of the attic. To get the full understanding of ice damming we have to climb on the top of the roof to physically see the size of the ice dam. This is where nerves of steel are required. Most listing agents do not really appreciate are need for thoroughness although there is no other way to get the full extent of the potential damage the ice dam can cause to the homes attic or walls. We always explain to the client that we may not be able to access your roof in the winter due to the potential safety issues that may develop for the home inspector. Luckily for the clients from the Buffalo Grove home inspection we were able to walk the roof and properly inspect the roof.
While walking the roof we found that the roofing shingles had been torn in many areas due to the shifting of the ice dam. These areas allowed the tar paper that is installed to protect the wood decking completely exposed. If the tar paper is compromised the wood decking can become wet allowing water entry in the attic and potentially in the home’s attic. The roof of the Buffalo Grove home inspection will require repairs to assure that water entry does not occur in the upcoming spring.
When we entered the homes 2nd floor we noticed a faint brown mark in the ceiling directly adjacent to the exterior wall of the laundry room. This location was thermal imaged with a Fluke Thermal imager and scanned with a Tramex moisture meter. We just found ice damming damage that was documented for the clients of the Buffalo Grove home inspection. We also found the same issue on the 2nd floor hall walls directly across the from the laundry room. How to stop the ice damming from occurring?
Ice damming was occurring on this particular home from loose or not properly sealed ice shield. The ice shield is installed under the tar paper which is only installed between 2′ – 3′ from the edges of the roof. Due to the large amount of snow we received in the Chicago land area this winter followed by the rain caused the snow to freeze up in 4′ – 8′ ice dams. This allows the water to melt and find its way under the shingles of the roof. Fiberglass / asphalt roofs are shed roofs which will not hold water in these types of situations. The water from the ice dam melted and wicked its way under the ice shield from the gutter and found its way in the walls. This particular home is 3 years old and was built correctly. Mother Nature just happened to deliver more snow that what can be handled for building codes in this region.
Ice damming for other homes can be caused by many ways that you can look for in your home.
- Insufficient insulation in the attic ~ Missing or limited amounts of attic insulation will allow heat from the home to access the attic. Warm attics in the winter cause the snow to melt during the day and freeze in the night causing ice damning to occur. If you attic has let than 8″ of insulation then you may need to add insulation to your attic to prevent the loss of your homes heat in the attic. If you are buying a new home the attic should have a minimum of 10″ of rolled fiberglass insulation. (The Buffalo Grove home inspection home had 18″ of insulation!)
- Poor or no ventilation in the attic ~ Ventilation in an attic is a major system that should be verified. If you do not see roof vents, soffit vents, ridge vents, gable vents, attic fans then your attic may be overheated and will require vents to be added to move air through. The attic should generally be the same temperature as the outside or exterior temperature. Poor ventilation causes the heat to be trapped in the attic causing the snow to melt and cause ice damming.
- Large or long soffits ~ Soffits longer than 4′ can pose a landing pad for ice to dam up potentially causing the ice damming issue to develop. The big soffits is just something that is a design and cannot be changes unless you are up for the addition of soffit electric heating elements to be added to the roof to melt the snow and ice. Large soffits are seen but not on a regular basis unless you are the company removing ice dams.
If you have ice damming and you have a newer home (5-10 years) there may not be a whole lot you can do to change your home because your issues just like the Buffalo Grove home inspection was just due to the multiple snow storms we had this year. If you have an older home check your home for the items we listed above and see if you need to perform corrections in any of these areas. If you have any questions about this or any other issues please contact us at The Thermal Home Inspector or 312-961-4228.
Thank you for stopping by and stay safe.
I hear from real estate agents quite a bit that myself and the people that work for my company are “too picky”. Really? I thought that is what a professional home inspector was supposed to be. A professional home inspector should be very detailed oriented able to document everything that he or she sees. To me “picky” means documenting everything allowing the home buying client to go through the home inspection report and determine what is important and what is not important. While performing a Highland Park home inspection the buying agent whom I had never met before made sure she let me know how great her home inspector was. I really can appreciate her love for her home inspector but really did not understand why he was not there performing the Highland Park home inspection.
As you probably can guess I looked up the new realtors home inspector to find that his reviews on Yelp, Angie’s List, Google, Better Business Bureau, Redfin reviews and so on were let’s say to be the less desirable. My clients from the Highland Park home inspection were also savvy enough to also look up the realtor revered home inspector and obviously were not impressed. I did ask my clients why they chose my company over the referred realtor home inspection company. This is the list of reasons that separated the 2 companies.
- FULL TIME COMPANY ~ The clients from the Highland Park home inspection were looking for a home inspector that worked only as a home inspector to assure that his or her skills were honed by performing home inspection every day. Most home inspectors perform home inspections as a side job for extra cash while performing a full time job.
- LICENSED TRADE INSPECTORS ~ The clients from the home inspection were looking for licensed tradesmen to perform their home inspection because that meant that would know how to install, repair or replace any issue at hand and should know what issues to look for. Pinnacle Property Inspection Services Inc. has licensed plumbers and heating contractors on staff to be able to determine major issues at a glance.
- REVIEWS ~ The reviews that were seen on the internet and friends that have used our services made our clients from the Highland Park home inspection comfortable to hire us to perform their home inspection.
- ERRORS AND OMISSION INSURANCE ~ The fact that Pinnacle Property Inspection Services has error and omission insurance even though it is not required by the State of Illinois made our new clients comfortable that if any issues that came up would be dealt with.
- PROFESSIONAL EQUIPMENT ~ Thermal imagers, moisture meters, 40′ ladders, inside shoes are all little things to others but made the difference why the clients from the Highland Park home inspection hired us over the referred realtor home inspector.
- SAME DAY LARGE INSPECTION REPORTS ~ The 131 page home inspection report was delivered via email 2 hours after the inspection was performed so that the clients could start to go over the report and determine what issues needed to be addressed.
- RADON, ASBESTOS AND MOLD TESTING ~ The clients from the Highland Park home inspection wanted a radon test to be performed. We own a small company called Pinnacle Radon Testing that was able to accommodate the home inspection time. The home that was inspected was an older home that had vermiculite insulation that was also able to be tested for asbestos all in one visit.
- ROOF INSPECTIONS ~ Willing to walk the roof versus the use of binoculars. All roofs are walked to assure that hidden issues are all documented to assure our clients do not move into a home with hidden issues.
The clients explained that they did know that are services were more expensive than the competitors but understood because this is our only business. The clients from the Highland Park home inspection obviously understood the difference with value and price. If you are a home buyer that is looking for a home inspector do not hesitate asking any questions that may influence your home inspection process
If you have any questions about this article please contact us at pinnaclepropertyinspection.com or 312-961-4228.
The home inspection portion of a home can be one of the most important portions of as home purchase. Finding the right home should not be discounted in any form or fashion. What a professional realtor does in their portion of a home purchase has real value and should not be discounted. Unfortunately during the winter months of the Midwest some area of a home inspection may not be performed properly due to the weather. Recently during a home inspection in La Grange Illinois we had to explain to out buyers that there are areas that may not be inspected properly. We explain this to our clients through our email verification when booking the home inspection that certain areas of the home inspection will not be inspected fully due to weather issues (snow coverage). These are some of the areas that may require further verification prior to closing to assure no hidden issues are uncovered after the closing of the home.
- ROOFS ~ Roofs of homes in the Chicago winters can be hard if not impossible to view and deliver a proper verification of the condition of all aspects of a roof system that may require an additional visit from your home inspector or a roofing contractor to assure that there are no hidden issues that may have a real cost to them. Luckily for the La Grange home inspection clients we were able to walk the roof and broom areas of the snow away to assure that hidden issues were not under the snow. Ask your inspector prior to your home inspection what their policy is for roof inspections so you know what to expect from his or her home inspection report.
- AIR CONDITIONER SYSTEMS ~ Air conditioner systems cannot be tested less than 60 degrees to assure that the compressors or any other portion of the air conditioner system does not become damaged due to working this system in cold temperatures. As a home buyer you should expect this system not to be tested due to the frigid cold temperatures of the Chicago winters. We recommend the air conditioner systems are certified from a HVAC contractor prior to closing or funding put in escrow until the unit is tested in the spring to assure proper working order. The clients from the La Grange home inspection expected the unit would not be tested but were pleased that we found the system was only 2 years old which limits the potential for replacement of such a new air conditioner system.
- GRADING, SLOPING, SIDEWALKS AND DRIVEWAYS ~ The grade and slope of the homes dirt around the home can be hard to document to assure that the grade of the home is not back pitched potentially causing harm to the foundation of the home. Here at Pinnacle Property Inspection Services we shovel the snow around the foundation to see if the grade and slope is correct and to see if any cracks in the foundation can be found. Driveways and sidewalks are attempted to be shoveled to deliver a full picture of the home’s condition. This is not required by the Illinois Standards of Practice for home inspector but can really help the home buyer to get a full picture of what the home really has to offer. Our clients from the La Grange home inspection really appreciated the fact that we were so diligent. Asking your home inspector if he or she will bring shovels to inspect the grade if a good qualification question when hiring a home inspector.
As you can see these areas are very important areas in your home inspection process that may deliver potentially expensive repair costs. The La Grange home inspection clients were prepared of what to expect during a home inspection in the winter months because they asked many questions prior to booking their home inspection. You too should be diligent to assure you get the proper home inspection you pay for.
Thanks for stopping by and stay safe.
Electrical breaker boxes are usually never looked at until a home inspection or repairs occur. This was definitely the case we found when we performed the home inspection in Deerfield Illinois. To perform a proper electrical breaker box inspection the cover of the electrical panel should be removed to allow for a visual inspection of all of the breakers and the condition of the electrical box. Many issues can be found in electrical breaker panels that include.
- DOUBLE TAPPED BREAKERS – This is when 2 wires from two different locations are installed on 1 breaker. Breakers are designed for only 1 wire and the addition of a 2nd wire can cause overheating of the breaker if the wires are not properly secured. The larger issue that double taps produce is failing of the breaker due to much electric passing through the breaker for 2 locations. This issue may cause failure of the breakers or issues broken wires or breakers when overheated.
- RUSTED ELECTRICAL PANELS OR BREAKERS – Rusted electrical panels can come from many places but the most common cause for rust in an electrical panel is the main conduit or pipe to the exterior meter is not sealed to the exterior and cold air is entering the electrical breaker panel. The cold air enters the panel that is potentially 50-70 degrees. Condensation occurs on the metal of the panel and precedes to rust. The repair method for this issue is to seal the piping in the panel entering from the exterior to assure the cold air does not enter the home. Sealing the electrical meter on the exterior of the wall to the building also may reduce the air or moisture enter in the homes breaker panels and walls. The electrical panel in the Deerfield home inspection had a rusted panel that was believed to have been caused from lack of sealing.
- RUSTED ELECTRICAL PANELS OR BREAKERS – Rusted electrical panels can also originate from high humidity in a basement which is to be expected. Generally the installation of a dehumidifier is recommended ion any basement to reduce the humidity in any basement.
- UNDERSIZED OR OVERSIZED WIRES TO BREAKER CONNECTION – The wrong size breakers to wire connection is also another issue we see on a regular basis that should be noted when inspecting an electrical breaker box.
- UNDOCUMENTED BREAKER PANEL – A breaker panel that is not properly tagged leaves homes owners in a dangerous disadvantage. The knowledge of all of the breakers locations should be noted on the panels to assure that safety issues do not occur in the home. The Deerfield home inspection had 3 breakers that were tagged but left 11 that were not documented leaving the electrical panel defective.
- MISSING ELECTRICAL BREAKER BOX COVER SCREWS – Movement of an electrical breaker panel cover can cause breaker to be moved to the off position or little hands to gain access to the interior of the breaker panel potentially causing a major safety issues in the home. The replacement of all of the electrical breaker panel screws is a must.
The Deerfield home inspection like most homes we inspect had issues that all can be fixed or remedied. The most important thing that should happen when inspecting your electrical breaker panel is not only finding the issues but knowing what to do to eliminate the issues at hand. My client from the Deerfield home inspection was concerned about the issues we located but was relieved that the repairs were minimal and attainable with limited cost.
If you are buying a home make sure your home inspector removes the electrical breaker cover to visually inspect the interior contents of the electrical breaker panel during your home inspection to assure no hidden issues develop after you move in.
Thanks for stopping by and stay safe.
A recent Glencoe home inspection explains why it is so pertinent to have the location of the exterior curb box for the water supply to the home documented during a home inspection. A curb box or buffalo box is the exterior shut off for the water supply main to the home that is located usually within the first 10 feet from the street to the home. This valve is used in emergencies to shut off the water off in the home if there are major issues in the home that cannot be shut off from the interior water main shut off valve. If you live in an older home your curb box or buffalo box may be under dirt due to the age of the home and the fact that the dirt around the home is constantly changing. A covered or not located curb box or buffalo box can pose many issues. Some of the issues include.
- Damaged or missing curb box cover that can allow debris or water entry in the valve housing. Debris in curb box housing can prevent the use of the valve in emergencies.
- Not located curb boxes prevent emergency shut off of the water supply from the exterior if the interior valve has been damaged or compromised.
While performing the recent Home inspection in Glencoe Illinois we were restricted from the locating of the curb box for the water supply. The large amount of snow that we recently received in the Midwest prevented proper location of this curb box. In this situation we recommend that the seller or the buyer of the home to contact the village, city or town that they are buying the home in to assist in locating the curb box. Most of the municipalities have a plumbing department that can assist in the location of the curb box prior to closing. Usually the curb boxes can be found quickly by the city or village plumbing departments as long as snow and ice are not 3′ -4′ deep.
When the curb boxes are located the village or town plumbing department may also paint the cover blue to assure location of this curb box is easy to perform in the future. This is exactly what was done for the clients of the Glencoe home inspection. My clients from this property had no idea how important the curb box was to their new home. To be honest, I understand. I have clients in our plumbing company that have lived in their homes for 30 years and never seen or used their curb box. A curb box only has a value when you really need it. That is why the location of the curb box was brought up during the Glencoe home inspection.
If you are a home buyer this should be on your question list for your home inspector to look for if he or she does not bring it to your attention. If you are a homeowner and do not know where your curb box is located then I suggest you contact your city or towns plumbing department to inquire if they will assist in the location of this valve to assure the location is documented in emergency settings.