1 —WATER INTRUSION INTO BASEMENTS OR CRAWL SPACES Faulty drainage due to excessive ground water conditions can be pervasive, difficult to resolve, and sometimes very damaging to the structural components of a building. Correction can be as simple as re-grading the exterior grounds or improving roof gutter stems. Unfortunately, major drainage improvements are often warranted, including:

• Replacing drain tiles
• Installing sump pumps
• Sealing cracks in foundations and walls.

2 —ELECTRICAL SAFETY HAZARDS (OFTEN IN OLDER HOMES) Electrical safety hazards often occur (but not always) in older homes. Examples are:

• Ungrounded outlets
• Lack of ground fault interrupters (GFI’s)
• Extension cords used as permanent wiring
• Exposed hot wires in junction boxes
• Modified fuse systems
• Faulty wiring conditions in electrical panels or elsewhere in a building

Such potentially dangerous problems are often created by wiring that was added or altered by persons other than qualified electricians.

3 —BUILDING ADDITIONS AND ALTERATIONS DONE WITHOUT PERMITS Homeowners sometimes make changes to a building without obtaining a building permit. Examples might be remodeling a basement, adding a bathroom or installing a deck. Shortcuts and substandard installation techniques, used in a desire to save money, can lead to hazardous electrical or structural conditions, and hard-to-fix water or gas leaks.

4 —FAULTY INSTALLATION OF WATER HEATERS In most localities, fewer than 5% of all water heaters are installed in full compliance with plumbing code requirements. Common violations include:

• Improperly installed safety relief extensions • Unsafe flue conditions
• Faulty gas piping
• Insufficient air for combustion

Modern water heaters aredesigned to have shorter life spans—especially with extensive use of whirlpool tubs. Rust can develop in units that are less than five years old, causing leaks and unsafe conditions.

5 —HAZARDOUS CONDITIONS INVOLVING GAS FURNACES Most gas-fueled heating systems are in need of some general maintenance, if only the changing of an air filter. In some cases, however, gas furnace systems have life-threatening defects that can remain undiscovered until too late. These can range from fire safety violations to the venting of carbon monoxide into the building. It’s important to know: Inspectors can only view a limited portion of the heat exchanger. Many high efficiency units have sealed systems. A cracked heat exchanger or firebox, for example, can remain undiscovered unless found by a HVAC specialist doing full maintenance service.

6 —FIREWALL ISSUES IN ATTACHED GARAGES Special fire-resistant construction is required for walls, ceilings and doors that separate a garage from the home. Compromised firewalls are often the by-product of damage or alterations to the garage interior since the home was built.

7 —ROTTED WOOD AT BUILDING EXTERIORS OR PLUMBING FIXTURES In areas where wood remains wet for long periods (e.g., roof eaves, exterior trim, decks, around tubs and showers, or below loose toilets), fungus infection is likely to attack, resulting in a condition commonly known as dry rot. If left unchecked, damage can be quite extensive.

8 —UNSAFE FIREPLACE AND CHIMNEY CONDITIONS Problems with wood burning or gas fireplaces can range from lack of maintenance to faulty installation. Most common are: missing or damaged spark arrestors; broken glass doors; gaps in the firebrick; stuck flues; creosote buildup; insufficient hearths; and improper venting. It’s important to note that even ventless gas fireplaces need adequate room ventilation. Older chimneys are often in need of tuckpointing, flue liners, cap repair or flashing/ resealing, as well as the installation of rain guards and animal screens.

9 —ROOFING, FLASHING AND ATTIC DEFECTS Problems with roofing material and flashing around exhaust vents, skylights and chimneys are likely to be found in the majority of homes. This does not mean that most roofs require replacement, but that most could use some type of maintenance or repair. Conditions which have a direct impact on the function and life span of roofing systems include:

• Aging and/or wear
• Improper installation
• Inadequate attic insulation
• Lack of proper attic ventilation

10 —CRACKS While they’re unattractive, 95% of the cracks found in Chicago area condos and loft conversions are NOT indications of faulty construction. Cracks are mostly the natural result of such conditions as:

• Building settlement
• Different rates of expansion and contraction between dissimilar materials in close proximity
• Lack of general maintenance
• Poor workmanship and attention to detail

A forensic approach in relating the extent, direction, and interaction of cracks to other building conditions is necessary in order to determine whether cracks are cosmetic—or symptomatic of more serious issues.