Thank you for the opportunity to conduct a home inspection of the property listed. It's understood the function of this report is to assist you in understanding the condition of the property and to assist in making an informed decision of the purchase. The report contains a review of the components in the categories listed in the report. The report is designed to be easy to read and comprehend however, it is important to read the report in its entirety to obtain a full understanding of the scope, limitations, and exclusions of the inspection. There are several comments made, in the report, which are meant to help you further understand certain conditions observed. If you have any questions, please contact me via phone or email.
REDLine Home Inspection, LLC strives to perform all inspections in compliance with the Standards of Practice as set forth by the State of Illinois (IDPR Home Inspection SOP) and InterNACHI (International Association of Certified Home Inspectors (InterNACHI SOP). As such, readily accessible, visually observable, installed systems and components of the home as designated in these Standards of Practice will be inspected. When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated. This inspection is neither technically exhaustive nor quantitative. This report contains observations of those systems and components that, based on professional judgement, were not functioning properly, significantly deficient, or unsafe. All items in this report that were designated for repair, replacement, maintenance, or further evaluation should be evaluated by qualified tradespeople within the contingency period or prior to closing, which is contract applicable, to determine a total cost of said repairs and to learn of any additional problems, that may be present during these evaluations, that were not visible during a "visual only" home inspection. This inspection will not reveal every concern or issue that may be present, but only those significant defects that were visible at the time of inspection. This inspection can not predict future conditions or determine if latent or concealed defects are present. The statements made in this report reflect the conditions as existing at the time of Inspection only, and expire at the completion of the inspection. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including roof leaks or water infiltration into crawlspaces or basements. This report is only supplemental to the Sellers Disclosure, Radon Test Results (if applicable), and Pest (WDI) Inspection Report. Refer to the State of Illinois Standards of Practice (linked above), and the inspection agreement regarding the scope and limitations of this home inspection. This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, INCLUDING THE ITEMS AND SYSTEMS INSPECTED, AND IT SHOULD NOT BE RELIED ON AS SUCH. This inspection report should be used alongside the sellers disclosure, radon test results (if applicable), pest inspection (WDI) report, and quotes and advice from the tradespeople, recommended in this report, to gain a better understanding of the condition of the home. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is unfortunately, a part of home ownership. One Year Home Warranties are sometimes provided by the sellers, and are highly recommended as they will cover future repairs on major items and components of the home. If a warranty is not being provided by the seller(s), your Realtor can advise you of companies who offer them.
Notice to Third Parties: This report is the property of REDLine Home Inspection, LLC and is Copyrighted as of 2018. The Client(s) and their Direct Real Estate Representative named herein have been named as licensee(s) of this document. This document is non-transferable, in whole or in part, to any and all third-parties, including; subsequent buyers, sellers, and listing agents. Copying and pasting deficiencies to prepare the repair request is permitted. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANY ONE OTHER THAN THE CLIENT NAMED HEREIN. This report is governed by an inspection agreement that contained the scope of the inspection, including limitations, exclusions, and conditions of the copyright. Unauthorized recipients are advised to contact a qualified home inspector of their choosing to provide them with their own inspection and report.
Items Not Inspected and Other Limitations
ITEMS NOT INSPECTED - There are items that are not inspected in a home inspection such as, but not limited to; fences and gates, pools and spas, outbuildings or any other detached structure (with the exception of one detached garage if one is not attached to the home), storm doors and storm windows, screens, window AC units, central vacuum systems, water softeners, alarm and intercom systems, and any item that is not a permanent attached component of the home. Also drop ceiling tiles are not removed, as they are easily damaged, and this is a non-invasive inspection. Subterranean systems are also excluded, such as but not limited to: sewer lines, septic tanks, water delivery systems, and underground fuel storage tanks. Water and gas shut-off valves are not operated under any circumstances. As well, any component or appliance that is unplugged or the "shut-off" is not turned on or connected for the sake of evaluation. The reason why a component may be shut down isn't known, and we can't be liable for damages that may result from activating said components / appliances. Also not reported on, are 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; Calculate the strength, adequacy, design 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. Lastly a home inspection does not address environmental concerns such as, but not limited to: Asbestos, lead, lead based paint, radon, mold, wood destroying organisms (termites, etc), cockroaches, rodents, pesticides, fungus, treated lumber, Chinese drywall, mercury, or carbon monoxide.
CONTRACTORS / FURTHER EVALUATION: It is recommended that licensed professionals be used for repair issues as it relates to the comments in this report, and copies of receipts are kept for warranty purposes. The use of the term "Qualified Person" in this report relates to an individual, company, or contractor whom is either licensed or certified in the field of concern. If evaluation or repairs, by contractors or other licensed professionals, is recommended, it is possible that they will discover additional problems since they may be invasive with their evaluation and repairs. Any listed items in this report concerning areas reserved for such experts should not be construed as a detailed, comprehensive, and / or exhaustive list of problems, or areas of concern.
Thermal Imaging Information
THERMAL IMAGING: An infrared camera may be used for specific areas or visible problems, and should not be viewed as a full thermal scan of the entire home. Additional services are available at additional costs and would be supplemented by an additional agreement / addendum. If a full thermal scan of the home is desired, please contact me to schedule this service.
Other Notes - Important Info
INACCESSIBLE AREAS: In the report, there may be specific references to areas and items that were inaccessible or only partly accessible. No representations can be made regarding conditions that may be present in these areas but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions or hidden damage may be found in these areas.
COMPONENT LIFE EXPECTANCY - Components that lack "deficient" comments, at the time of inspection, may fail at any time due to their age or lack of maintenance, of which couldn't be determined by the inspector.
Comment / Observation Key - Definitions
This report divides deficiencies into three categories; Major Defects (in red), Marginal Defects (in orange), and Minor Defects / Maintenance Items / FYI (colored in blue). Safety Hazards or concerns will be listed in the Red or Orange categories depending on their perceived danger, but should always be addressed ASAP.
- Major Defects - Items or components that may require a major expense to correct and/or be a safety concern. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor prior to the end of your contingency period.
- Marginal Defects - Items or components that were found to include a deficiency. These items may have been functional at the time of inspection, but this functionality may be impaired, not ideal, or the defect may lead to further problems. Repairs or replacement is recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect, prior to the end of your contingency period. Items categorized in this manner typically require repairs performed by a Qualified Contractor and are not considered routine maintenance or DIY repairs.
- Minor Defects / Maintenance Items / FYI - Items or components that were found to be in need of recurring or basic general maintenance and/or may need minor repairs which may improve their functionality. Also included in this section are items that were at the end of their typical service life or beginning to show signs of wear, but were in the opinion of the inspector, still functional at the time of inspection. Repairs or replacement should be anticipated on any items that are designated as being near or beyond the end of their typical life. These repairs or replacement costs can sometimes represent a major expense; i.e. HVAC systems, Water Heaters, etc.
These categorizations are based on observations at the time of inspection. This categorization should not be construed as to mean that items designated as "Minor defects" or "Marginal Defects" do not need repairs or replacement. The recommendations in each comment is more important than its categorization. Due to your perception, opinions, or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again it's the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not its categorical placement.
According to epa.gov, asbestos use was banned in August of 1989. Homes built in and prior to 1989 may contain building components or items (textured ceiling material, adhesives, tile, tapes, insulation, etc) that contain asbestos. In accordance with the State of Illinois Standards of Practice these items are not required to be reported on during a home inspection. Any remodeling or repairs that may take place in the future may reveal asbestos or other environmental hazards that were not visible at the time of inspection. If asbestos is a concern, you are advised to have a full environmental inspection by an environmental contractor prior to closing. The Consumer Product Safety Commission provides some information about asbestos.
Lead Based Paint:
The possibility exists that homes built prior to 1978 may contain paint that was lead based. In accordance with the State of Illinois Standards of Practice lead based paint is not required to be reported on or tested for during a home inspection. If lead based paint is a concern, you are advised to consult an environmental company prior to closing and have additional inspections specializing in environmental hazards.
Here are resources regarding lead paint provided by the Consumer Product Safety Commission (Lead paint pdf) and Housing and Urban Development.