Sewer piping that is damaged can not be seen from the exterior of the home. The only way you can see this is by a sewer scope or a dig up.

Sewer piping that is damaged can not be seen from the exterior of the home. The only way you can see this is by a sewer scope or a dig up.

If you are a home buyer that is preparing to hire a home inspector then you might want to read this article.  Recently while inspecting a home in Chicago I was questioned if I was going to inspect the sewer line of the home.  This question made me think awhile until I could explain to my client that is impossible for me to inspect the sewer because it is underground  and I physically cant see the sewer and identify if there are cracks or other issues with the sewer piping materiel.  This led me to recommending sewer contractors to scope the sewers in homes that I was inspecting for home buyers.

My clients from the Chicago home inspection were a little upset that I could not determine the health of the waste piping underground until I fully explained that the best I could do was to run the water for long periods of time to see if the sewer could take all the water.  This is the standard way most home inspectors inspect the sewers in the home inspections they are hired to perform.  Most people do not understand that home inspectors can not change, modify or convert any portion of the home in any form or fashion.  This is what led me to decide to start recommending that home buyers hire sewer contractors or plumbing contractors to perform sewer inspections.

My clients from the Chicago home inspection hired Roto Rooter from Chicago to perform a sewer scoping.  The cost of the sewer scoping which included a clearing of the sewer was $315.00.  I know what most people are saying.  Home inspection costs $400.00  and sewer scoping costs $315.00 at a total of $715.00 before I even move in the home.  Luckily for my clients from the Chicago home inspection they performed a sewer inspection which found 2 partial collapsed clay sewer pipes!

No big deal 2 broken sewer pipes?  Wrong!  Replacement costs to repair the Chicago homes sewer was $4150.00 which was paid by the seller!  I cant promise that this will be the results of a sewer scope that you may pay for.  I can promise you that the repairs on a sewer can cost a whole lot more though.  Some Realtors do not appreciate that I recommend that perspective home buyers have sewer inspections performed because they are afraid they inspection may find a reason that the home buyers wont buy the home.  I believ the excat opposite.  I believe it gives the home buyers a definitive feeling of all of the components of the home and will allow them to move forward in the home buying purchase with a sound mind.

My home buyers from the Chicago home inspection did buy the home they hired me to inspect.  If your home is newer then you might not want to hire a sewer contractor to perform a sewer inspection.  Knowing if there are issues is worth every penny.  If you have further questions about sewers or any other portion of your home please contact me at The Thermal Home Inspector or 312-961-4228.

Thanks for stopping by and stay safe.

Jim Kolke

Its the holidays here in Chicago land and a lot of people like to decorate their home with lights and lighted decorations.  Unfortunately most of these homes do not have the proper breaker box configurations. Basically the load on the wiring and the breakers in these boxes may be overloaded due to the extra load from the decorations.  That was the case at the Glenview home inspection I recently was hired to perform.  The issues with the electric did not start until I started to test the microwave in the kitchen.  As you probably could guess the microwave use of electric was the tipping point that made the breaker trip that happened to be tied to the exterior outlets also.

Generally the electric for the exterior outlets of a home have their own dedicated breaker as do the kitchen appliances.  Unfortunately I found that the electric at the Glenview home inspection had other issues that would need correction.  When I went to reset the breaker in the breaker box I unscrewed the breaker box cover and found double taps and triple taps.  A double tap or triple tap is when multiple wires are installed in one breaker.  Each breaker should only have one wire.  This is why the breakers where found to be overheated at the Glenview home inspection.

The next issue I encountered at the Glenview home inspection was that there was no room for future breakers in the box.  That is probably why the breakers had multiple double tap connections.  The correction for all of these issues was to hire a licensed electrician who would install a larger electrical panel and to separate the double and triple taps.  The repair cost for a new electrical panel is $700.00 – $1600.00 depending on where you live in the country.

During home inspections my clients are always concerned what is something that they would have to do right away.  Overheated breaker pane la and double tapped breakers are defective issues and I would recommend immediate repair.  That is exactly what I recommended my clients from the Glenview home inspection do.

Electrical breaker panel inspections are a very important portion of any home inspection and should be taken very serious.  If you have any questions about electrical panels or any issue in your home or building contact me at 312-961-4228 or The Thermal Home Inspector.  Thank you for stopping by and stay safe.

Jim Kolke

jimkolke@pinnaclepropertyinspection.com

Tree branches over hanging your roof is an invitation for mayhem and costly repairs

 If you have been watching the news, then you will know that in Chicago we recently had micro tornado’s pass through our area.  There were winds that topped out at 100 miles per hour.  These winds forced a large branch from a tree that was over hanging over a home in Wilmette, Illinois.  The home that I am speaking about was a home inspection in Wilmette, I was hired to inspect.  The biggest concern I had for my client was that the tree was not owned by the home that the damage was done on.  This is a big concern these days because of all the wind and rain storms we been having of late.

My client was not concerned about the damage to the home because it was going to be fixed prior to his closing.  His concern was what to do to prohibit future issues like this happening. 

As you know I am not an attorney, but I will speak with some basic common sense.  If you see that their is a possible issue that may cause damage to your home, then I would think that the prudent thing to do is to eliminate that possible issue from causing damage to the property.  The damage to the Wilmette home inspection would not have happened if there was no branch hanging over the home to fall on it.

I know from personal experiences that some insurance companies will not insure homes with tree limbs  hanging over the home.  Trees planted to close to homes also are frowned on because they also can either fall on the home in a large storm or cause damage to the foundation  and sewer waste piping. 

How much will it cost to remove a branch over a home? Was the question from my client from the Wilmette home inspection.  The proper answer is hard because pricing for tree or branch removal can vary greatly depending on multiple factors.

• The height of the tree can add cost to the removal of the branch or tree.
• How close to the structure is the tree or branch?  The more dangerous or possible chance for damage to the home will raise the time it takes to remove the tree will increase the price.
• Is the tree in good condition?  If the tree had a disease that will make it difficult to remove then plan on a higher removal cost.

As you can see, there are many issues that can determine the price of your tree branch removal.  The tree branch issues at the Wilmette home inspection was priced out at $1700.00 and the neighbor who owned the tree was splitting the cost with the property I inspected.

Trees and the landscaping of a home should be a major part of any home inspection process and should definitely be documented.  If you have any questions about what to look for with trees hanging over your home, please contact me at ~ The Thermal Home Inspector or 312-961-4228.

Thanks for stopping by and stay safe.

Jim Kolke

Does this basement flood? With an overhead sewer probably not!

  Does this basement flood?  This is probably the most asked question by clients who are getting a home inspection.  I have a client who has had multiple home inspections that all had to many issues in his eyes to purchase the home.  After his 2ND home inspection I explained that he should call me will all the info on the property before he made another offer and went through the inspection process and spent money he might not have to.  He found a home that he wanted to move forward on.  The home inspection was in Riverwoods, Illinois.  He pulled the insurance records and found that there was 2 claims in the last 3 years with flood damage.  His question was will the Riverwoods homes basement flood again?

Flooding in basement comes from 2 places and both can be controlled.

• Sewer back up is probably the biggest reason for water damage in homes.  If you have an “in ground sewer” then your chances are high for getting sewer back up.  This is what most homes have.  An in ground sewer means the sewer lies underneath the floor in the basement and the waste is sent into the sewer main via gravity. 
• Water around the homes foundation is called ground water and can enter the home via the ground or window wells.  Generally the ground water enters a sump pump pit and is pumped away from the home via a sump pump.  Sometimes like everything the sump pump will fail and will need to be replaced.  We advise all of our clients to have a back up sump pump installed for these times.  The Riverwoods home inspection did have a sump pump pit but no back up pump.

The Riverwoods home Inspection did flood because the sewer wasan in ground sewer with no flood control system.  What is a flood control system?  There are two type of sewer systems your home may have.  If you have an in ground sewer you may need a flood control system. 

• Overhead sewers are the most ideal situation to have for a finished basement.  If your home was not built this way there is no way to convert the sewer system to an overhead type sewer system.  If you have an overhead sewer system that means you will most likely have an ejector pit in your basement.  An ejector pit takes water from floor drains, laundries, basement bathrooms, basement kitchens and pumps the water waste to the overhead sewer.  The probability of the Riverwoods home inspection flooding with this system is nill.  As a licensed plumber I appreciate this system and always explain how lucky my clients are to have this drainage system in their home.
• In gound sewers are the culprits for flooding in basements.  The Riverwoods home inspection proved this.  Just because the home has an in ground sewer does not mean you should not buy it.  The remedy for keeping sewer waste water from entering your home is having a flood control system installed on your sewer main.  A flood control system has a check valve that allows water to leave the home and not back into the home.  Some systems have reservoirs on the exterior of the home to catch all the water and store it until the waste water subsides.   The cost for a flood control system is from $5000.00 – $10000.00 and is recommended to all of our clients with finished basements. 

  

  Does this basement flood? Without a flood control system you will still be asking this question.

A flood control system was the remedy for the Riverwoods home inspection.  This is the only way the home will have a dry basement for sure.  The system can be installed in a day and you will be very happy when big storms roll through your town.

If you have any questions about flood control systems in your home please contact me at ~ The Thermal Home Inspector or 312-961-4228.

Thanks for stopping by and stay safe.

Jim Kolke

Buffalo Grove mold inspection explains where to look for possible mold issues.

   The home buying process  can be a very stressful period even for experienced home buyers who have purchased homes before.  Many of my clients call and want to order all the services that we offer.  There are no two homes that are the same and all home inspections should be approached with that mind set.  Recently my client from a Buffalo Grove home inspection wanted to order a mold inspection.  I asked my client why she wanted a mold inspection?  She said her friend said to get a mold inspection before buying a home.  There is nothing wrong with getting a mold inspection if you need it or you find reasons to perform a mold test.  There are issues that you should look for prior to booking your mold inspection in Buffalo Grove  is what I explained to my client.

• High moisture in a home can  be a reason to contemplate a mold inspection at your home inspection.
• Evidence of past or present water entry in a home can cause concern and a good reason to purchase a mold test.
• Past or present water entry in a basement is a good reason to purchase a mold test.  Finished basements are known areas that water entry can be hidden for years without the current home owners knowing that they have an issue.
• Foul or stale odors from a basement or crawl  can be the by product from mold growth and may be a good reason to purchase a mold test from your home inspector.
• Standing water in a crawl space is a known breeding zone for mold.  The inspection of the insulation and the floor sheeting will be needed to determine if as mold test is needed.

There are many types of mold that are in the fungi kingdom.  There are only a few that will grow in your home do to water issues that ignite the mold.  With further review I advised my client to perform a mold test with her home inspection at the Buffalo Grove home.  The Buffalo Grove Mold inspection came up with very high numbers in the basement and the second floor of the home.  The reason the home had mold growth was do to previous sewer back up that was not correctly cleaned in a timely fashion.  Generally you have up to 48 hours to clean and dry out the areas that are affected with water before mold will begin to grow.  the second floor of the home had high levels of mold growth because the furnace is in the basement and the forced air system was delivering mold fibers throughout the home through the ducts.  this leads me to a

Ducts can be breeding areas for mold when active areas go airborne.

new matter.  Not only do you have mold remediation to deal with but duct cleaning will also be needed to eliminate any mold fibers that may be breeding in the ducts.

The client from the Buffalo Grove mold inspection understood why I wanted to qualify her need for a mold inspection before she spent her hard earned money.  If you are buying or own a home that you think needs a mold test please review the possible issues above prior to spending your hard earned money.  Please contact me if you have further questions about mold or mold services at ~ The Thermal Home Inspector or 312-961-4228.

Thanks for stopping by and stay safe.

Jim Kolke

Do you have bugs is the question?  Ifr you have been living in a home foir a while you know if you have bugs.   What do I mean when I say “bugs”?  I’m talking about~ termites, carpenter ants, milipedes, ants, spiders, flys and other possible pests.  The way to eliminate the bugs you have can be done by a pest service that will accomidate your wish by getting rid of these pests.  This article is from the stand point of what to do to prevent bugs and pests from entering your home.  While I performed a home inspection in Addison, Illinois I was explaining to my client these same remedies to prevent bugs into the home.  Bugs can enter from all areas of a home.  Some of these areas are listed below.

• Firewood along the side of a home is a welcome mat to your home.  Termites, carpenter ants, mice and all their friends will be coming to the party if that firewood is not removed.
• Terminations of hosebibs, electrical services, gas supply from gas meters,

Skokie home inspection explains what to look for before booking your mold inspection

  As you probably can guess we get alot of calls for mold inspections here at Pinnacle Property Inspection Services.  This is obviously a business and needs to make money.  Luckily for all my clients I believe a home should be qualified before doing a full mold inspection.  That is exactly what I explained to my new client from the Skokie home inspection.  Just because you want a mold inspection does not mean you need one.  Mold inspections can be expensive because of all the lab fees and such. I explained to my client that I would have my mold testing  equipment on the truck if we needed it but I suggested letting me do my thermal home inspection before moving forward with the mold inspection.

While I was performing the home inspection in the Skokie, Illinois home I was looking for all type of tells that would lead me to informing my client that he might want to purchase a mold inspection.  The items that would alarm me would be ~

Mold comes in all types

• Mold like substance would be the biggest reason for purchasing a mold test.  Visually seeing any type of mold might be a good reason to purchase a mold test.
• Water infiltration in an attic, crawl space, basement or any other area in a home is a good reason for moving forward with a mold test.
• High relative humidity a.k.a. (RH) can be found in crawl spaces, attics, bathrooms and basements can be a a reason to get a mold inspection service.
• Musty or foul smells coming from areas in walls may be a good reason to purchase a mold inspection.

If you are very sensitive to mold or mildew and your eyes water or you begin to cough that is the best result that might be from mold or mildew in the home that will need to be identified.  The Skokie home inspection has some seapage from the foundation walls that was allowing moisture into the home.  The drywall in the basement had a mildew like substance that was dry and could be cleaned off with soap and water. 

The remedy of the mold removal to the areas that could be seen were  easy enough but the hidden made my client from the Skokie home inspection nervous and he wanted me to perform a mold inspection to give him as much information as we could.  Mold can hide in places that we cant see so I believe his choice was the right one. 

If you are wondering if you need a mold inspection follow this list prior to hiring a mold inspection service  to perform mold testing in your home.  Mold testing can cost anywhere from $100.00 to $750.00 depending on how many locations need testing.

If you need help with this issues any other issues pertaining to your home or building please contact me at ~ The Thermal Home Inspector or 312-961-4228.

Thanks for stopping by and stay safe.

Jim Kolke

Missing vapor barriers, moisture barriers and insulation can cause you to have costly issues in your home

  When a client calls to book a home inspection I ask many questions to determine how long the inspection will take.  One of these questions is does this home have a crawl space?  Almost every time I ask this question my soon to be clients don’t know the answer.  The point I’m getting to is that crawl spaces can bring a whole different dynamic to a homes structure and being.  There are many type of crawl spaces and all need to be inspected diligently to protect and educate the client about what is down there and how will it effect the home.  My client from the Bensenville home inspection knew there was a crawl space present in the home and wanted to know everything he could about the area.

  This particular crawl space did have portion of moisture barrier present but not a solid sheet that would prevent moisture to enter the living area above.  In fact the crawl looked pretty good overall.  A missing vapor barrier or moisture barrier can allow moisture to enter the crawlspace from the dirt or gravel base  which in turn will enter the living area above. Many issues can develop from moisture in your crawl.

• Mold and mildew are one of the biggest issues that can develop from moisture in a crawl space.  Mold and or mildew can develop on foundation walls, floor joist  and floor sheeting very easy.
• Hardwood floors can be ruined by crowning.  Crowning of hardwood floors happens when moisture enters the floor on a consistent basis.  Once this happens it can not be reversed.
• Allergens can develop and get into your living area of the home.  Once this happens it can be passed throughout the home through the duct work.  The only way to eliminate this issue is to have the heating ducts cleaned.

  Luckily for my client from the Bensenville home inspection there were no issues from the list above in his home.   That leads me to another list of items that you want to look for in your crawl space.  This is a list of items you want to find in your crawl space to keep it a healthy crawl space. 

• Ventilation in a crawl is a must.  If your crawl space does get moisture it will be able to be vented out easily.  You always want at least 2 vents in your crawl space.  The crawlspace at the Bensenville home inspection had 5 vents.  I believe that is why the gravel crawl space did not have high humidity.
• Vapor barrier or moisture barrier is a must also.  I prefer to see the floor of a crawl space to be concrete.  In  my opinion that is the best moisture barrier but plastic will get the job done.  The vapor and moisture barrier prevent moisture from entering the home causing havoc on the structure.
• Heating ducts in a crawl space should be insulated to prevent heat loss from the furnace to the vent in the room where the vent is going.  You can lose up to 20 degrees by not having insulated ducts in your crawl space.
• Plumbing pipes will need to be insulated to prevent cracks in piping in the long Midwest winters.
• Insulation should be installed in the floor joists of the ceiling of the crawl space to keep the heat and cool air in the room above the crawl space.

 The Bensenville home inspection was missing insulation and had other issues to deal with in the crawl space.   The property had water entry into the block foundation due to poor grading around the home.  This is a simple and reasonably cheap repair that can be done by any homeowner.  As you can see there are many questions you need to ask when looking at your crawl space.  If you have further questions about crawl spaces then please contact me at ~ The Thermal Home Inspector or 312-961-4228.

Thanks for stopping by and stay safe.

Jim Kolke

Fluke thermal imagers should be used on every home inspection. PERIOD!

  Yesterday I was hired to inspect a foreclosure town home that had windows that were cracked in a transom.  A transom is a window above another window that allows sunlight to fill th room.  I personally really like the fact that this home had these transoms.  I found out at the Chicago home inspection in Greek town that my clients hired me because we use a Fluke thermal imager on every home inspection.  They saw water stains and paint bubbling on the ceiling of a bay window area in the living room.

 On my arrival to the Chicago home inspectionI found water coming through a ceiling in the living rooms bay window.  Obviously there was issues with the roof and the flashing’s that would need attention, roofing contractor. There were also issues with windows that were cracked and possible lack of headers above windows.  My clients from the Chicago home inspection were very concerned that there were structural issues with the lack of headers above windows.  That is when I took up my fluke thermal imager and we began scanning the walls.

The fluke thermal imager has many uses and I will explain many of them in this article.

• Structural issues are sometimes filed with the use of a fluke thermal imager. These issues can be seen only when a temperature differential is available in the the fluke thermal imager is not an x-ray machine it is a temperature tool.  Because the exterior temperature of a home is different than interior temperature of the home we are able to the see the actual wall joists and headers.
• Water intrusion in walls and ceilings of the home is easily seen with the use of a fluke thermal imager. The use of a fluke thermal imager by itself is never done.  Tramex moisture meters are also used as another tool to document the fact that there is water or moisture in a wall.  The use of either tool by their self is never done because checks and balances are a must in any home inspection.
• Electrical breaker boxes are  scanned for overheated breakers.  If a breaker is overloaded or double tapped the fluke thermal imager will see it as an overheated breaker.  Overheated breakers can cause fires and homes.  It is pertinent that a fluke thermal imager is used to scan your electrical breaker box your home inspection is being done.
• Insulation voids are found with the use of a fluke thermal imager. Fluke thermal imager’sare able to tell that insulation is missing or compromised in a wall or an attic with the use of temperature differential.

If you are a home  owner or a home buyer and you have questions about this process them please contact me at ~ The Thermal Home Inspector or 312-961-4228.

Thanks for stopping by and stay safe.

Jim Kolke

  We are now in March and the snow is almost gone and we can see the remains of the long Midwestern winter.  The spring rains will soon be here.  So i decided I would write an article for my readers that came up while I was with a client at their home inspection in Hawthorn Woods, Illinois.  We were walking around the home and I was showing him hose bibs .  The hose bibs were all shut off for the winter.  I found  other systems at the Hawthorn Woods home inspection in need of attention that would be on this list.

• Hose bibs will need to be turned back on. Most home owners turn their hose bibs off from within the home to prevent broken piping and such.
  

  Turn your hose bib on

• Gutters will need to be inspected and cleaned if needed.   Removal of winter leaves and debris is a must before the spring rains come.  If the gutters overflow because they are blocked may cause water to enter the home through the soffits if the apron flashing is missing.
• Drains around the home should be cleaned of all debris that may block water from entering.  Basement stairwell drains must get special attention or the possibility of water entry to basement may be the result.  If your basement is finished this may be a costly mistake.
• Window flashing’s should be inspected for gaps or missing caulking that will allow water to enter the building components.
• Chimney crowns should be investigated by you or a roofing cont actor to make sure there are no cracks in the crown or the actual chimney component.  Water will enter the home if there any cracks in this location.  The crown at the Hawthorn Woods home inspection was cracked and would need repairs.
• Electrical covers should be in good condition.   Make sure your Gfci type outlets are working also.
• Make sure your leaders from your gutter system are in good condition and were not moved from the snow.   This easily happens with the winds and the snow.  secure your leaders and make sure the splash guards are installed pointing away from the home.
• Patios and driveways should be cleaned and seal all cracks in the surface that may be an issues in the future.

As you can see this list can be a little overwhelming but can easily be completed in a Sunday afternoon with the kids.  My client from the Hawthorn Woods home inspection will definitely be using this list to prepare his home for spring and summer.  These items that you see on the list were considered marginal or defective issues like you might see on our home inspection report.  There are items that would be considered maintenance issues that would need to be done on an annual basis.  All of these items can be done if your home inspector shows you were these items are in your home.

If you are like my client from the Hawthorn Woods home inspection and don’t know anything about home and have questions then please contact me at ~ The Thermal Home Inspector or 312-961-4228.

Thanks for stopping by and stay safe.

Jim Kolke