Springfield, IL
This 1998 home is in fair to good condition for its age. The structure performed as expected and major systems were working. The most important items are three safety issues that are inexpensive to fix, a roof repair to prevent leaks, and an ageing water heater to budget for.
Top concerns
Safety
Estimated repairs total roughly $2,800–$5,600, most of it the water heater and insulation.
Estimated repair range for 7 findings: $2,810 – $5,630 (rough guidance; get contractor quotes)
Three shingles are missing on the rear slope above the kitchen, exposing the underlayment to weather.
Location: Rear slope
Recommendation: Have a licensed roofer replace the missing shingles and check the deck for water damage. (Roofer)
Estimated cost: $250–$600
The front-left downspout empties right next to the foundation.
Location: Front left corner
Recommendation: Add an extension so water discharges at least 4 ft from the house. (Handyman)
Estimated cost: $20–$80
Hairline vertical cracks in the foundation wall, typical of concrete shrinkage. No displacement.
Location: Basement east wall
Recommendation: Seal and monitor; consult a structural engineer if they widen. (Foundation contractor)
The 40-gallon gas water heater is 14 years old; typical life is 8 to 12 years. No leaks were seen.
Location: Garage
Recommendation: Budget for replacement and have it serviced. (Plumber)
Estimated cost: $1,200–$2,200
Two wires are connected to a single 20 A breaker designed for one, which can loosen and overheat.
Location: Main panel, garage
Recommendation: Have a licensed electrician correct the double tap. (Electrician)
Estimated cost: $150–$300
Kitchen counter receptacles near the sink did not trip when tested and are not GFCI-protected.
Location: Kitchen
Recommendation: Install GFCI protection on kitchen counter circuits. (Electrician)
Estimated cost: $100–$250
Attic insulation is about 6 in deep (around R-19), below the R-38 to R-49 recommended here.
Location: Attic
Recommendation: Add blown insulation to improve comfort and energy use. (Insulation contractor)
Estimated cost: $1,000–$2,000
The garage door did not reverse when it met resistance during testing.
Location: Garage
Recommendation: Have the opener adjusted or repaired so it reverses properly. (Garage door technician)
Estimated cost: $90–$200