KeeFindings Home Inspection, LLC

J.O., October 2012

David Kee — Sun, 31 Mar 2013 17:55:48 +0000

Dave was very professional and competent. He really put the wife and I at ease. I recommend Dave highly.

M.T., Chicago IL, March 2013

David Kee — Sun, 31 Mar 2013 17:52:57 +0000

David was very professional, and thorough. He has great prices and my husband and I will definitely recommend to our friends who are also currently about to purchase a home.Also we will recommend to anyone else..2 thumbs up!! –

Definition of a Home Inspection

David Kee — Mon, 09 Jan 2012 09:26:54 +0000

What Is A Home Inspection?

A home inspection is essentially a “visual snapshot” of a home’s condition as it exists at the time of the inspection, and that condition is described in a comprehensive written report.

An inspection consists of a non-invasive physical examination of a home’s systems, structures and components intended to identify material defects that exist at the time of the inspection. The heating and cooling equipment is activated along with operating plumbing fixtures, testing accessible electrical outlets and fixtures, and operating a representative sampling of doors and windows. A visual inspection of the roof, crawl spaces, walls and drainage adjacent to the home are included.

An inspection is NOT any of the following:

not a code inspection,
not an FHA/VA inspection
not an appraisal,
not a pest control certification,
not a warranty
and not an insurance policy

So Why Should I Get A Home Inspection?

As a seller, if you have owned your property for a period of time, an inspection can help identify potential problems and recommend preventive measures, which might avoid future expensive repairs. There is no such thing as a home that is too new or too well built to benefit from a professional inspection. Many of the problems frequently encountered after a new owner moves in, are a routine discovery for a qualified home inspector.

As a buyer, the purchase of a home or commercial building is one of the largest single investments you will ever make. You should know as much as possible— both indoors and out — in terms of current and future repairs and maintenance. After the property inspection, you should have a much clearer understanding of the property you are about to purchase, and be able to make your decision confidently.

Can I Inspect The Building Myself?

Sure, but even the most experienced builder or homeowner lacks the knowledge and expertise of professional inspectors who have inspected hundreds, and perhaps thousands of homes and buildings in their career. A home inspector is more familiar with the critical elements of construction and with the proper installation, maintenance and inter-relationships of these elements.

Most buyers find it difficult to remain completely objective and unemotional about the building they really want, and this may lead to a poor assessment. The seller might find it difficult to remain completely objective and unemotional about the building they have owned or lived in for a period of time. An inspection by a qualified home inspector may provide both seller and buyer a comprehensive, non-biased, third party review of the property.

Should I Attend The Inspection?

It is not necessary for you to be present for the inspection, but it is a good idea. By following the inspector through the inspection, observing and asking questions, you could learn more about the building and get some tips on general maintenance.

Can a Building “FAIL” The Inspection?

No. A home inspection is simply a visual examination into the current condition of a property. It is not an appraisal, an insurance policy, or a Municipal Code inspection. An inspector, therefore, will not pass or fail a building, but will simply describe its condition and indicate which items may be in need of minor or major repairs or replacement.

Does Everything Wrong With The House Have to be Repaired?

A home inspection report is not intended to be a “to do” or repair list for the home Seller. Sellers are not obligated to repair conditions noted in the report except where the law might apply, nor are they required to produce a flawless house. With a home inspection, potential repair items identified to both parties may become subject to negotiation.

In Conclusion:

An inspection is a visual examination of the structure and systems of a building. If you are thinking of buying a home, condominium, mobile home, or commercial building, you should have it thoroughly inspected by an experienced and impartial professional home inspector.

Should I Test For Radon?

David Kee — Sun, 08 Jan 2012 09:57:14 +0000

Radon is the leading cause of lung cancer in non-smokers in the USA.

Virtually all homes have radon in them but it is important to know whether you have elevated levels in your own home. The only way to know is to test and if elevated, have it properly mitigated.

National and international health experts as well as the Surgeon General of the U.S. recommends testing your home.

Elevated Radon levels in your home present a health risk to your family. Radon levels are considered to be elevated if above 4.0 pCi/L.

What if I have had my home mitigated or levels were acceptable in the last test:

As part of mitigation, all junctions of concrete slabs and foundations walls as well as other penetrations are sealed to force the gases to be collected by the mitigation system. These joints can and will open up again over time and will allow soil gases to bypass the mitigation system. Soil configurations change over time as well which can cause radon levels to change.

How do I know if I live in a high Radon area?

Cook County Radon Levels

Du Page County Radon Levels

Kane County Radon Levels

Lake County Radon Levels

McHenry County Radon Levels

The only way to be sure your family is safe is to TEST! Always use a third party environmentlist to determine if you have elevated levels and if a mitigation has been properly performed.

Pest (Termite) Inspection Questions & Answers

David Kee — Sat, 07 Jan 2012 11:00:39 +0000

What does a termite inspection entail?
- A termite inspection is a visual inspection of the readily accessible areas of a home for evidence of wood-destroying insects (WDI) and wood-destroying organisms (WDO). The inspector will visually inspect the entire interior of a home (including accessing and entering any sub-space such as basements and crawlspaces) and exterior of the property. In areas where Drywood termites are prevalent, and in houses where there are no sub-areas, the attic may also be accessed and inspected. After the inspection has been performed, the findings are reported on the applicable/appropriate form.
How long does an inspection take?
- The average termite or pest inspection takes approximately 30 to 45 minutes for a thorough inspection, depending on the size and conditions (e.g. clutter; storage of personal items, etc.) of the home and property.
Can termites live in colder climates?
- Yes, termites have been found throughout the United States, even in Alaska! Cold weather does not kill them off; rather it slows them down or causes them to go into a hibernation state. As a matter of fact, it has been reported that 1 out of every 15 houses in the Chicago area have termite infestations.
Why inspect the attic if termites stay close to the ground?
- The termite inspection is actually an inspection for wood-destroying insects and organisms. The inspector is also looking for ants, bugs and fungus. Sometimes, in areas where Drywood termites are prevalent, and in houses where there are no sub-areas, the attic may also be accessed and inspected. Inspectors routinely look in the attic area for Drywood termite pellets (fecal matter), which are oblong, vary in color from light gray to very dark brown, and are only 2 to 3 millimeters long. They generally accumulate on surfaces or in spider webs near the eaves area of the attic.
What do termites look like?
- Subterranean termite colonies consist of three different castes–reproductives, workers and soldiers. All of the Subterranean termites are generally creamy white in appearance and are translucent, looking very much in size, shape and color as a grain of rice. The reproductives, or “swarmers,” have a pair of even-sized wings and are often mistaken for flying ants. The workers look similar to the “swarmers,” only they are a little smaller and do not have wings. The soldiers are also similar except for their oversized heads and large, crushing mandibles.
What is the difference between carpenter ants and termites?
- There are a number of differences between carpenter ants and termites. The body shape of a carpenter ant is like an hourglass–it narrows between the abdomen in the rear and the thorax in the front. The body of a termite is more cigar-shaped without the narrowing between the front and back halves of the body. When wings are present, carpenter ants have larger wings in the front and smaller wings in the back, whereas termite “swarmers” have relatively equal-sized wings. Carpenter ant wings are less “veiny” than termite wings. Also, ant wings have a stigma (dark spot) on the leading edge of the front wing, and termite wings do not.
- Carpenter ant antennae are bent or curved, while termite antennae are relatively straight. Also, termites eat the wood they tunnel through and ants do not.
How do you treat termites?
- There are several methods available to treat Subterranean termites. A chemical treatment is the most common treatment type available for Subterranean termites. The goal of a Subterranean termite chemical treatment is to establish a continuous termiticide barrier between the termite colony (usually in the soil) and wood in a building. This is done by placing termiticide in the soil on both sides of all foundation elements to provide a barrier preventing termites from entering the structure. Technicians trench the soil and inject termiticide beneath it at 16-inch intervals. They also drill into hollow masonry block foundations and inject termiticide into the block voids. This creates a protective barrier around the property.
- In-ground baiting systems are also becoming a popular method for treatment of Subterranean termites. A subterranean termite baiting system involves placement of cellulose (wood material) bait stations at strategic locations around the perimeter of the home. Worker termites, which constantly forage for wood to feed their colony, locate the cellulose bait stations and leave special scent trails to summon their mates to the food source. The cellulose material in the bait station is then replaced with a chemical inhibitor, retarding the molting process in termites and preventing them from growing. The carrier termites then bring the chemical back to the colony and–if everything goes well–spread the inhibitor throughout the remainder of the colony. Because of the growth inhibitor, the carrier and the rest of the colony will die.
Could there be hidden termite damage?
- Absolutely! One of the main characteristics of termites and termite colonies is their tendency to avoid open air and bright lights, meaning they will stay underground or within wood products. It is almost impossible for an inspector to visually identify or locate an active termite infestation just by looking at the finished surface of a wall or the accompanying trim.
What can I do to prevent termite infestation?
- The current standard method of preventing termite infestation on newly constructed homes is to have a pest control contactor visit the home and spray a liquid termiticide over the entire foundation area prior to the concrete being poured. The building sciences are continually coming up with new methods of infestation prevention. A homeowner could also make post-construction adjustments to the home that are less conducive to an infestation of wood-destroying insects. Common conditions that are conducive to an infestation are: earth to wood contact at support posts; cellulose debris and form boards left in the crawlspace; improper drainage away from the structure; and inadequate ventilation in the crawlspace. Correction of these conditions will greatly reduce the likelihood of an infestation.
Why do I have to treat if there are no live termites?
- If there is evidence of a termite infestation and no evidence of a termite treatment having been done, the inspector must report that the infestation is active, which means in need of treatment, even though no live insects were discovered.
Does the termite inspection cover all types of wood-destroying organisms?
- This depends mostly on state and local code. Most states use the NPCA-1 Wood Destroying Inspect Infestation Inspection Report, which limits its scope to the inspection of termites, carpenter ants, carpenter bees, and re-infesting wood-boring beetles.
Is a termite inspection included with the cost of a general home inspection?
- No, it is not. The initial cost of a general home inspection does not include any other inspections.

Article published with permission from: U.S. Inspect

Synthetic Stucco (EIFS) Inspections

David Kee — Sat, 17 Dec 2011 11:16:57 +0000

What is EIFS?

EIFS (exterior insulation finishing system) is one of the most popular types of siding used on homes and commercial buildings today. The product is very attractive and has the appearance of real cement stucco siding, albeit it is a synthetic version that is much more energy efficient.

How is EIFS vulnerable?

EIFS, while being one of the best siding systems ever invented, also has a reputation for serious water damage problems inside of walls due to lack of maintenance and installation errors.

Most EIFS installed on buildings today has a vulnerable surface coating as thin as a soda cracker, applied over the top of foam insulation board that has the structural density of a Styrofoam cup. Because building materials expand and contract with temperature changes, the sealants and surface coatings can crack when EIFS is not installed correctly or maintained annually. I should mention that I have yet to inspect a building with EIFS where the product was installed correctly or maintained annually.

Cracks and installation errors can allow water to enter at roof lines, around windows and doors, at wall vents, utility penetrations, railing attachments, faucets, electric outlets and wall mounted light fixtures.

What are the Consequences?

Once water has entered behind EIFS, it can become trapped and cause significant damage. Issues with EIFS became well known when homeowners began finding wall insulation that was wet and rendered ineffective, rotted structural framing that is supposed to hold their homes up, mold odors, and mold growth on their interior walls and inside of wall cavities. Of course any type of siding can leak when not installed correctly, but EIFS tends to hold moisture behind it for longer periods of time, or indefinitely. It is enduring trapped moisture that causes the damage. While design improvements have been made to EIFS by the manufacturers, it still remains extremely vulnerable when not maintained, or if not installed correctly.

Why is EIFS not maintained?

People who have EIFS installed, or purchase a building that already has this siding, are rarely told about the importance of EIFS siding maintenance. They do not understand that EIFS is supposed to be inspected annually for cracks and then maintained as needed. Because of lack of maintenance, many EIFS clad buildings have water incursion.

Why is EIFS not installed correctly?

Installation contractors can become confused because there are different types of EIFS, each having their own installation standards, and their own exceptions to those standards. The problem is compounded when contractors who offer EIFS, allow it to be installed by employees or subcontractors that are not properly trained, are unmonitored, and most certainly working on tight construction schedules. These problems are a surefire recipe for installation errors and water incursion.

Why is the damage hidden?

Even after water has repeatedly entered behind EIFS siding, the evidence of damage is typically not visible to untrained individuals because it is hidden behind the EIFS. The visible tell-tale signs, installation defects, and even fine cracks, are also not readily apparent to untrained persons.

The cracks in sealants can be as small as 1/5000 of an inch wide and still allow water to pass through. All it takes is one point of water leakage on a building to cause significant damage and the need for major repairs. Without proper inspection, leaks are typically not discovered until after damage has occurred. This is why EIFS manufacturers recommend that the siding be regularly inspected and maintained.

Who performs EIFS inspections?

Building owners are supposed to inspect annually for fine cracks in sealant and surfaces that may open as a result of age. Identifying installation defects and hidden water damage requires professional inspection.

A professional inspection of EIFS siding is always recommended when annual maintenance records are not available, or if there are visible evidences of staining, lack of maintenance, installation errors, or musty odors anywhere indoors.

During real estate transactions, a professional inspection is also recommended. This type of inspection requires specialized equipment and is not part of a general home inspection performed during real estate transactions.

How are EIFS inspections performed?

A professional EIFS inspection includes the use of infrared thermal imaging, a noninvasive technology used to quickly scan EIFS and their adjacent interior walls for suspicious areas.

Suspicious areas are then deep scanned with subsurface radio moisture meters to validate possible moisture behind the siding. Where moisture is confirmed, small holes are drilled through the siding and conductive pin moisture meters are inserted to determine the amounts of moisture trapped behind siding, and the possibility of water damaged insulation, mold contamination, or rotted wall sheathing or framing.

Can EIFS be a good siding choice?

EIFS has the potential to be one of the best siding choices available today, but like all types of siding, it must be installed correctly, inspected annually, and maintained as needed.

An initial inspection performed by a professional can help determine if your EIFS siding is currently in good condition, if hidden problems exist that need to be addressed, and if so, how to proceed.

The time involved for an EIFS inspection can vary depending on the amount of, and condition of, the siding.

During your EIFS inspection you will be given maintenance information to help protect your building from damage.

To schedule an EIFS inspection, click here