1) Comment -  The Basic Commercial Inspection was conducted according to International Standards of Practice for Inspecting Commercial Properties. The inspection, the Report, and its uses are strictly limited to the scope as described herein and as expressed in the agreement. The inspection is in no way intended to be a warranty or guarantee, express or implied, regarding the future use or operability of the building or its components.

2) Comment -  The scope of service for this Basic Commercial Inspection includes the following:
Walk-through survey to visually observe the subject property so as to obtain information on material systems and components for the purposes of providing a brief description and identifying physical deficiencies to the extent that they are easily visible and readily accessible. The focus is upon larger expense items, typically well above the $500-$1000 range

3) Comment -  Photos are only a representative sample of conditions observed. There may be more than one area of concern not shown by photo

4) Comment -  This is a reminder that inspections are not code inspections, zoning checks nor a check for permits. Most buildings more than only a few years old are not up to current codes due to codes changing over time. It is normal and expected for homes and buildings not to be "up to code". Codes themselves are subject to locations and interpretation.

Inspections are also not a pest/rodent inspection. It is not uncommon for critters to move into buildings when weather gets colder and/or there are food sources available. Keep food sources away and monitor always.

It is recommended that you get estimates for repairs prior to closing to fully understand the costs involved. Cost estimates are not part of the inspection. Our inspectors do not provide repairs so any estimate provided is very rough if given and should not be relied on due to large variations from contractors and materials.

Life expectancy of materials, appliances and systems is outside the scope of the inspection. Any information regarding this should not be relied upon due to variations of opinions from contractors and materials.

5) Comment -  Issues that are considered cosmetic are not the goal of this report. For example, holes, stains, scratches, unevenness, not perfectly level or square, missing trim, paint and finish flaws or odors.

Inspections and inspection reports are not a guaranty of future performance or future functionality. The inspection company is not responsible for failure to properly maintain the property or damage that occurs or uncovered after taking possession.

6) Comment -  Older building—We expect buildings to be built according to the standard practices and building codes, if any, that were in use at the date of construction. Older buildings often have areas or systems that do not comply with current building codes. While this inspection makes every effort to point out safety concerns, it does not inspect for building code compliance. It is common for buildings of any age to have had repairs done, and some repairs may appear less than standard. This inspection looks for items that are not functioning as intended. It does not grade the quality of the repairs. In older buildings, the inspector reviewed the structure from the standpoint of how it has fared through the years with the materials that were used. You can expect problems to become apparent as time passes. The inspector will not be able to find all deficiencies in and around a property, especially concerning construction techniques of the past.

7) Comment -  The basement had fixed coverings such as walls and or ceilings. If excess moisture is present for long enough lengths of time mold is a possibility. Fixed coverings limit the amount of observable areas. It is beyond the scope of an inspection to tear open areas to expose concealed spaces.

Be aware that mold is naturally occurring and that "mold free" areas are not naturally occurring. If you have a concern about mold consider having a mold air samples and swab samples taken to help determine if elevated levels of mold exist.

Coverings also prevent direct observation of foundation.

8) Comment -  Many windows, doors, walls, floors and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Many areas couldn't be evaluated.

9) Comment -  Additional Inspector(s):

Jim Troth

10)   -  The purpose of the Basic Commercial Inspection is to determine the current condition of the improvements located on a parcel of commercial real estate, by performing a walk-through survey and conducting research. The goal is to identify and communicate physical deficiencies to the user. The term physical deficiencies means the presence of conspicuous defects or material deferred maintenance of a subject property's material systems, components, or equipment as observed during the field observer's walk-through survey.

11) Safety, Repair/Replace, Evaluate -  The parking area had significant cracks and/or deterioration/trip hazards in areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.

12) Safety, Repair/Replace, Evaluate -  Stairs/walkways have settled. Recommend evaluation and repair. Consider slab jacking if possible as a repair method to ensure proper slope away from the building and to help remove any trip hazards.

Article explaining slab jacking https://homeinspectionsinohio.com/understanding-slab-jacking-a-cost-effective-solution-for-sunken-concrete/

13) Safety, Repair/Maintain, Evaluate -  Trip hazards was/were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.

14) Safety, Repair/Maintain -  Trip hazard(s) existed at stairs due to non-uniform riser heights. Standard building practices call for riser heights not to vary more than 3/8 inch on a flight of stairs. At a minimum, the client(s) should be aware of this hazard, especially when guests who are not familiar with the stairs are present. Ideally a qualified contractor should evaluate and repair or replace stairs so all riser heights are within 3/8 inch of each other.

15) Safety, Repair/Maintain -  Stairs with more than two risers had no handrail installed. This is a safety hazard. Handrails should be installed and be graspable handrails that your hand can completely encircle at stairs where missing.

16) Major Defect, Repair/Replace, Evaluate -  Major cracks or areas of deterioration were found in multiple section(s) of brick/parapet wall. These are likely caused by significant movement of the foundation and/or walls. The client(s) are strongly advised to hire qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:

• Foundation repair contractors who may prescribe repairs, and will give cost estimates for prescribed repairs
• Masonry contractors who repair and/or replace brick sections
• Geotechnical engineers who attempt to determine if settlement is ongoing, and what the cause of the settlement is
• Structural engineers who determine if repairs are necessary, and prescribe those repairs

17) Repair/Replace, Evaluate -  Sidewalks and/or patios have significant cracks and/or deterioration in areas. Recommend evaluation and repair or replace sidewalk and/or patio sections as necessary.

18) Repair/Replace, Evaluate -  It appears that the buried drain lines are clogged/collapsed due to the lack of use of them. Consider evaluation and repair to better direct water away from the foundation.

19) Repair/Replace, Evaluate -  Soffit boards were damaged or deteriorated in at least one area(s). Recommend evaluation and repairs as necessary.

Note that in these areas rafter "tails" are not visible.

20) Repair/Replace -  The perimeter grading sloped towards the structure in areas and was too flat in other areas. This is a common find. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure. The grade should drop at least 6 inches within the first 10 feet. Correct any negative slope of brick/concrete areas as well to direct water away from structure. https://homeinspectionsinohio.com/negative-grading/

Where the site does not allow for the necessary fall away from the structure, drains or swales could be used.

21) Repair/Replace -  Perimeter pavement/bricked area sloped towards structure in two area(s). This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Recommend having repairs made as necessary so all perimeter areas slope down and away from the structure.

Article explaining slab jacking https://homeinspectionsinohio.com/understanding-slab-jacking-a-cost-effective-solution-for-sunken-concrete/

22) Repair/Maintain, Minor Defect -  At least two downspouts had no extensions, or had extensions that were ineffective. This is a common find that can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

23) Repair/Maintain, Evaluate -  Siding/flashing was damaged and/or deteriorated in small areas. Recommend evaluation and correction as necessary to help prevent water intrusion. Inspector is unable to determine condition of underlying material.

24) Repair/Maintain, Evaluate -  Brick mortar was deteriorated and should be repaired to prevent further deterioration. Recommend having a qualified mason evaluate all bricks and repair as necessary. This will likely require repointing the mortar.

What is tuckpointing? https://homeinspectionsinohio.com/what-is-tuckpointing

25) Repair/Maintain, Evaluate -  Minor cracks were found in one section(s) of brick/stone. This is a commonly found item. Recommend repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.

26) Repair/Maintain, Evaluate -  Fascia boards are damaged or deteriorated in at least one area. Recommend evaluation of all fascia areas and repairs made as necessary to help prevent precipitation and animal entry .

Be aware that most often fascia is largely not visible due to flashing materials or gutters blocking observation.

27) Repair/Maintain, Evaluate -  Stone/brick mortar was deteriorated and should be repaired to prevent further deterioration. Recommend having a qualified mason evaluate all stone/brick and repair as necessary. This will likely require repointing the mortar.

What is tuckpointing? https://homeinspectionsinohio.com/what-is-tuckpointing

28) Repair/Maintain -  Bollard(s) were missing in areas that would benefit from the protection of them. Consider installing where needed.

29) Repair/Maintain -  Drain pipe for the downspout was damaged. Recommend repairing to help ensure water is directed away from the foundation.

30) Repair/Maintain -  Spray foam was observed as a sealant around wall penetration(s). Spray foam will deteriorate from the UV rays from the sun. Recommend replacing with an appropriate sealant.

Recommend evaluation for proper flashing

31) Maintain -  Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

32) Maintain -  The exterior finish in some areas was failing. Recommend prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed.

33) Monitor -  Stains were found in at least three area(s) on soffit boards, but no elevated moisture levels were found and the wood appears to be in good condition. Based on the appearance of the roof, these stains may be from past leaks. Recommend monitoring these areas in the future. If moisture is observed, a qualified contractor should evaluate and repair as necessary.

34) Comment -  The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Exterior buildings such as sheds, barns and garages are not included unless specifically requested. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight. Inspector is unable to determine condition of underlying materials (see through solid objects) such as materials behind siding and facia positioned behind gutters or flashing for examples.

35)   -  The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, take measurements of plumbness, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

36) Safety, Major Defect, Repair/Replace, Evaluate -  This building had solid-strand branch circuit aluminum wiring. This type of aluminum wiring can be a potential fire hazard. Problems due to expansion and contraction can cause overheating at connections between the wire and devices such as switches and receptacles, or at splices. The Consumer Products Safety Commission recommends either discontinuing use of circuits with aluminum wiring, or pigtailing copper wiring onto the ends of the aluminum wire. A qualified electrician should evaluate and repair or replace this wiring.

Kitchen panel

37) Safety, Repair/Replace, Evaluate -  One overcurrent protection device was "double tapped", where 2 or more wires are clamped in a terminal that is designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. An electrician should evaluate and repair as necessary.

Kitchen panel

38) Safety, Repair/Replace, Evaluate -  Neutral wires were doubled or bundled with other conductors on the neutral bus bar in the sub panel. Neutral wires should each have their own terminal and not placed together. This is unsafe due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires. A qualified electrician should evaluate and repair as necessary.

If a neutral wire is bundled with a ground, it is considered a lesser concern and very common for buildings prior to 2002 typically.


In storage stairwell.

39) Safety, Repair/Replace, Evaluate -  At least two open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. Recommend consulting with a qualified electrical contractor to determine alternatives to grounding the branch circuits in specific areas, and for bringing the receptacles into compliance with current safety standards. Some possibilities:

(1) Establishing a grounding connection for the circuits (rewiring is at times not practical)
(2) Installation of ground-fault circuit interrupter (GFCI) protection at the branch circuits and affixing warning labels to the receptacles.
(3) Replacing the improperly installed grounding-type receptacles with a 2-prong type receptacle.

Three prong receptacles without an equipment ground that are protected by a GFCI should be labeled as such and any receptacle downstream of the GFCI as well. A qualified electrician should always provide additional information to you and complete the repairs that involve wiring.

Grounding type receptacles began being required in structures during the 1960s. Based on the age of this structure an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However, the following appliances require grounding type receptacles:
Computer hardware
Refrigerators
Freezers
Air conditioners
Clothes washers
Clothes dryers
Dishwashers
Kitchen food waste disposers
Information technology equipment
Sump pumps
Electrical aquarium equipment
Hand-held motor-operated tools
Stationary and fixed motor-operated tools
Light industrial motor-operated tools
Hedge clippers
Lawn mowers

This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.

40) Safety, Repair/Replace, Evaluate -  One section of wiring that was not terminated was found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.

41) Safety, Repair/Replace, Evaluate -  Wire splices were exposed due to not being contained in a covered junction box or in a box that had no cover. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes and/or cover plates where needed to contain wiring splices.

42) Safety, Repair/Maintain, Evaluate -  Electric panel was located in the bathroom/kitchen, this is not recommended due to the risk of shock. Recommend repositioning the panel or at least protecting it well against moisture.

Up until approximately 1993 this was allowed for new construction and because of this it can be found on older properties.

43) Safety, Repair/Maintain, Evaluate -  Relatively few electric receptacles are installed in interior rooms. This can result in "octopus" wiring with extension cords, which is a fire hazard if done. Consider installing additional receptacles as necessary and as per standard building practices.

44) Safety, Repair/Maintain -  This property had at least one fuel burning appliance, and no permanently installed carbon monoxide alarms were visible. This is a safety hazard. Recommend installing carbon monoxide alarms as necessary and as per the manufacturer's instructions.

An insufficient number of smoke alarms were installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom.

45) Safety, Minor Defect -  Screw(s) were missing from the main panel service panel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.

46) Safety, Minor Defect -  Cover plates were missing for one or more electric box(s), such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. Cover plates should be installed where missing.

47) Repair/Maintain, Evaluate -  Electric panels were mounted higher than typically done. Often the max height for the highest breaker is 6'7". Consider having a licensed electrician evaluate and reposition the panel if needed/desired.

48) Serviceable, Comment -  No observable concerns with the electric panel wiring.

49) Comment -  The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring condition or materials; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch or outlet. Inspectors do not remove outlet covers and are unable to determine the type of wiring inside walls or in concealed spaces. Inspection are not code inspections.

Note: National safety standards require electrical panels to be weatherproof, readily accessible, and have a minimum of thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and each circuit within the panel should be clearly labeled. Industry standards only require us to test a representative number of accessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if a building is furnished we will obviously not be able to test each one.

50) Safety, Repair/Replace, Evaluate -  What appears to be asbestos was visible on some ductwork. It was significantly deteriorated in some areas, and if it is asbestos, it may pose a health hazard and require abatement. Recommend having this material tested at a qualified lab. If the material is found to contain asbestos, recommend consulting with a qualified asbestos abatement contractor or industrial hygenist. For information on asbestos hazards, visit https://www.cpsc.gov/safety-education/safety-guides/home/asbestos-home

Blog post regarding asbestos https://homeinspectionsinohio.com/about-asbestos/

51) Safety, Repair/Replace, Evaluate -  The furnace or boiler flame(s) are yellow or orange rather than blue. This may be caused by inadequate combustion air and/or dirty or clogged burners. A qualified heating and cooling contractor should evaluate and repair as necessary.

52) Safety, Repair/Maintain -  Amounts of debris, dirt and/or dust are visible in sections of supply and/or return air ducts. This can be an issue, especially for those with allergies or respiratory problems. At a minimum, the visible debris should be cleaned or hire a duct cleaning company clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.epa.gov/iaq/pubs/airduct.html

53) Repair/Maintain, Minor Defect -  Recommend replacing duct tape with metal tape designed for use on HVAC duct work. Regular duct tape becomes brittle and loses adhesiveness when exposed to heat. This can lead to unconditioned air entering the system and increase energy costs.

54) Repair/Maintain, Evaluate -  Furnace was turned on, no flame and/or response from the furnace.
Polite light was lit.

55) Maintain, Evaluate -  The last service date of the heating and cooling systems appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary prior to closing. This servicing should be performed every few years in the future, or as per the contractor's recommendations.

56) Maintain, Comment -  The estimated useful life for air conditioning compressors is 8 to 15 years. This unit was at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Periodic maintenance will help ensure continued operation.

57) Maintain, Comment -  The estimated useful life for forced air furnaces is 15 to 20 years. This furnace was at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Periodic maintenance will help ensure continued operation.

58) Maintain -  The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.

Also be aware that heating and cooling systems should have regular maintenance on them yearly to help ensure long life spans.

59) Monitor -  Rust/stains observed in/on the furnace cabinet. Active leaking did not occur during time of inspection. Recommend monitoring for leaks from condensation.

If leaks do develop then get it evaluated and repaired to help prevent rusting/deterioration of the furnace.

60) Serviceable, Comment -  The flames on the furnace looked good and the blower motor operated.

61) Comment -  We check heating and cooling for basic function. Our inspection is not technically exhaustive.
Our inspection of ducts is naturally limited to observable areas. Therefore large areas of ducts cannot be seen. Since dirt, dust, mold, even toys are commonly found in ducts we recommend that you have the ducts cleaned.

62) Comment -  Be aware that window air conditioners and portable heating and cooling systems are not included in the scope of inspections.

63) Comment -  Image(s) of furnace

64)   -  Image(s) of condenser.

65) Safety, Repair/Maintain -  Temperature-pressure relief valve drain line for the water heater was too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. Recommend extending the drain line to 6 inches from the floor, or route it so as to drain outside.

66) Repair/Replace, Evaluate -  Pin holes and/or corrosion were visible on one area(s) of copper water supply pipes. Leaks may result because of this. Recommend evaluate and replace water supply components as necessary.

Was not actively leaking at time of inspection.

67) Repair/Replace, Evaluate -  One sink drain in kitchen had substandard repairs, such as tape, sealant and/or non-standard components. A qualified plumber should evaluate and repair as necessary.

68) Repair/Replace -  A water heater is installed over or next to finished living spaces and has no catch pan and drain installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces below if/when the water heater develops a leak or is drained.

69) Repair/Maintain, Evaluate -  Corrosion was visible at meter and/or on water service supply pipes. Leaks may result because of this. A qualified plumber should evaluate and replace water supply components as necessary.

Leak observed at/near the water meter/shut off valve. Recommend evaluation and repair.

70) Repair/Maintain -  The plumbing vent still had a cap sealing it. Recommend removing it to help ensure venting of sewer gases.

caps are installed when plumbing is tested for leaks and sometimes it is forgotten to remove them.

Due to the age of this building ask sellers if this is cap due to past leaks.

71) Repair/Maintain -  No sediment trap was installed on the water heater gas supply line. Sediment traps are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the water heater components. A qualified contractor should install one as per standard building practices.

72) Minor Defect, Comment -  An expansion tank was not installed. These are recommended to help relieve pressure in water line from getting too high due to the heating of water. Too high of water pressure can result in plumbing issues such as a leaking TPR valve. Recommend checking with local plumber to determine if needed or required by the municipality.

For more information http://university.hotwater.com/thermal-expansion-tank/

73) Monitor, Comment -  The estimated useful life for most water heaters is 8 to 12 years. This water heater was at this age range or older and may need replacing at any time. Recommend budgeting for a replacement in the near future. Monitor

Article regarding water heater maintenance https://homeinspectionsinohio.com/water-heater-maintenance/

74) Monitor -  Corrosion was found on fittings and/or water supply lines for the water heater. No active leaking. Monitor

75) Monitor -  Stains observed on pipes and/or fittings, apparently from past leaking. Active leaking not observed. Recommend monitoring. Also consider further evaluation to help ensure against leaks.
Location(s) -women's and men's restroom

76) Comment -  The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing materials / components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only.

Note that the inspector is not required to operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.

77) Comment -  "In accordance with industry standards, we do not normally test washing machines and their water connections and drainpipes if present. However, there are a few things of which you should be aware. The water supply to washing machines is usually left on, and their hoses can leak or burst under pressure and continue to flow. Therefore, we recommend replacing the rubber hose type with newer, braided, stainless steel ones that are much more dependable and that they be operated only during times you will be present. You should also be aware that the newer washing machines discharge a greater volume of water than many of the older drainpipes can handle, which causes the water to back up and overflow, and the only remedy would be to replace the standpipe and trap with one that is larger. Although not required, whenever structural damage may result from an overflow, we recommend a pan with a plumbed drain. An alternative is a flood or leak detection device that will terminate the water supply in a water pipe failure."

78) Comment -  It is beyond the scope of the inspection to confirm if the structure uses a septic or a public sewer system. This includes determination or inspection of aerators designed for septic systems. Recommend confirming with seller if there is any questions regarding this. It is always a great idea to have the county health department inspect any septic system.

79) Comment -  Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.

80) Comment -  Your water meter and main water shut off location.

81) Comment -  Image of water heater and data plate

82) Comment -  The water heater was turned off at the time of the inspection. For example, circuit breaker turned off, gas supply turned off or pilot light turned off. The inspector was unable to fully evaluate the water heater.

83) Safety, Repair/Replace -  4 of the chimney flue(s) did not have a screened cover installed. Screened covers prevent the following:

• Fire hazard from wood fire sparks and embers exiting flues
• Wildlife (birds, rodents, raccoons, etc.) entering flues
• Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
• Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles

Recommend installing screened cover(s) where missing. Screens should have holes 1/4 inch or larger.

84) Repair/Replace, Evaluate -  The masonry chimney's mortar was deteriorated/had gaps and should be repaired to prevent further, significant deterioration. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as necessary. This will likely require repointing the mortar.

What is tuckpointing? https://homeinspectionsinohio.com/what-is-tuckpointing

85) Comment -  It is impossible for an inspection to determine with any degree of certainty whether the flue is free of defects. Also unable to determine the type of mortar used. In the 1990's it became standard for non-water soluble mortar be used.


In accordance with recommendations made by the National Fire Prevention Association (NFPA) it is recommended to have all chimneys inspected before buying a building, you should have a Level II inspection of the chimney flue prior to close of escrow. The typical fireplace inspection by an inspector is not a Level II inspection.

86) Comment -  All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.

87) Comment -  Fireplace was blocked by personal items, stored items, and/or furniture.
Fireplace was not evaluated.

88) Repair/Replace, Evaluate -  One section(s) of roof flashing were deteriorated and/or rusted. Leaks may occur as a result. A qualified roofing contractor should evaluate and replace flashing where necessary.

89) Repair/Replace, Evaluate -  Shingles were damaged, deteriorated and/or missing in area(s). Recommend evaluation by a roofer and replacement of any shingles in need to help prevent leaks.

90) Repair/Replace, Evaluate -  Gaps were found in 4 roof surface seams. These may result in leaks. Recommend evaluation and repair/sealing as necessary.

91) Repair/Replace, Evaluate -  Ceiling insulation was uneven in some areas. The ceiling insulation's R rating was also less than what's recommended for this area (R30). Recommend installing additional insulation as per standard building practices for better energy efficiency.

Older buildings often have R below 13 while recently built buildings have higher R factors of typically 36 to 49 as result of standards changing over time.
We consider R factor of 30 to be the minimum. Adding additional insulation would be considered an upgrade and you should calculate the return on the investment as it will likely take several years to get a return.

92) Repair/Replace, Evaluate -  Shingles had missing granules. Scraped /missing granules will shorten the life of those shingles. Recommend repair/replacing.

93) Repair/Replace, Evaluate -  Sag/soft area was located. Recommend evaluation and repair/support as needed.

94) Repair/Replace, Evaluate -  The membrane roof was bridging in areas. Bridging is where the rubber begins lifting (due to shrinking) and creating space between the membrane and vertical areas such as walls or platforms. This is an indication of an older membrane or inadequate installation. Recommend evaluation and repairs to relax the tension on the membrane to help prevent gaps from being created.

95) Repair/Replace, Evaluate -  Ventilation was substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. Recommend correction/improvement.

96) Repair/Replace -  The ceiling insulation's R rating was less than what's recommended for this area (at least R30). Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency.

Older buildings often have R below 13 while recently built buildings have higher R factors of typically 36 to 49 as result of standards changing over time.
We consider R factor of 30 to be the minimum. Adding additional insulation would be considered an upgrade and you should calculate the return on the investment as it will likely take several years to get a return.

97) Repair/Replace -  The roof access door was secured.Recommend repair.

98) Repair/Maintain, Minor Defect -  Roofing nails in areas have loosened or backed out. Leaks may occur as a result. Recommend repair such as reseating nails and applying sealant.

99) Repair/Maintain, Evaluate -  Heavy sealant usage indicates possible past leaks or substandard flashing. Consider evaluation and improvement. At minimum maintain sealants periodically. Inspector is unable to determine condition of underlying material.

100) Repair/Maintain -  The caps for the parapet walls were rusted and would benefit from sealant and paint.

101) Maintain, Comment -  Rubber membrane roofs require periodic maintenance typically every 4-5 years. Consider hiring a roofer to periodically inspect and do maintenance as needed.

102) Maintain -  Debris such as leaves, needles, seeds, etc. had accumulated on the roof/gutters. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.

103) Evaluate, Monitor -  Stains were visible on the roof structure in area(s). These areas were dry at the time of the inspection (we compare moisture levels of the stains to other areas for comparison). The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks and repairs. The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.

Dry stains are a common finding, especially in building older than 20 years

104) Comment -  Be aware that lifting and or moving around insulation is beyond the scope of the inspection, therefore the areas directly buried and under insulation are not visible. Due to attic structures access to some areas are limited due to physical spaces and safety.

105) Comment -  Some attic areas were inaccessible due to stored items, lack of permanently installed walkways, the possibility of damage to loose fill insulation, and/or low height. These areas are excluded from this inspection.

106) Comment -  The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life nor any guarantee of roofs age, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice. We also recommend asking sellers for verification of roof covering age for all roof surfaces and/or checking building permits.

Insurance companies may or may not provide coverage due to a roofs age or other reasons of theirs. Recommend checking with your insurance provider regarding coverage. This is outside the scope for an inspector to know.

107) Comment -  The plumbing vent type rubber boot(s) were in good condition.

108) Comment -  Generally the roof covering was in useful condition. Be certain to have the concerns identified evaluated prior to closing

109) Comment -  Past repairs observed. Recommend asking sellers for information. Common for when roofs age.

110) Comment -  Images of the roof, above the (bell) tower.

111) Safety, Repair/Maintain, Evaluate -  Inspected for exit signs at all exits and inspected for independent power sources such as batteries.

The presence of directional signs that were self powered where exit location was not obvious. Recommend evaluation and improvements as needed.

Emergency lighting not observed

112) Comment -  Recommend asking building owner and or the person in charge of maintenance for the records of health and safety inspections from the local jurisdiction.

113)   -  Up to date

114) Safety, Repair/Maintain -  Interior surface of the exhaust needs cleaning. Dust and grease buildup is a fire/safety hazzard. Recommend correction/cleaning.

115) Safety, Repair/Maintain, Comment -  The headroom above the stair trend was lower than recommended in modern buildings. The headroom in all parts of a stairway typically are not less than 6 feet 8 inches. Spiral stairways should have headroom of at least 6 feet 6 inches.

Changing the structure to meet this standard may be difficult. Consider having it evaluated and improved if possible. At minimum be aware of the hazard.

116) Safety, Repair/Maintain -  Treads and/or stringers were leaning and/or sagging in one or more areas.
Recommend evaluation and repair all stair wells for safety reasons.

117) Safety, Repair/Maintain -  Stairs with more than two risers had no handrail installed. This is a safety hazard. Handrails should be installed and be graspable handrails that your hand can completely encircle at stairs where missing.

118) Repair/Replace, Evaluate, Monitor -  Evidence of prior water intrusion was found in at least one section of the basement. For example, water stains and/or efflorescence on the foundation or floor, water stains at bases of support posts, etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the basement. The inspector is unable to determine how much water may enter in the future. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:

• Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
• Improving perimeter grading
• Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.

119) Repair/Replace, Evaluate, Comment -  Organic growth /mold like substance observed. Unable to determine type of growth without lab testing. Recommend evaluation/ testing.

120) Repair/Replace, Evaluate -  Areas of elevated moisture levels or wet areas were found in section(s) of the basement. Accumulated water is a conducive condition for wood destroying insects and organisms and though common, should not be present in the basement. Finished walls, fixtures, etc restrict observations. Recommend evaluation and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:

• Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
• Improving perimeter grading
• Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.

121) Repair/Replace -  Water supply pipes were uninsulated. Recommend insulating pipes as necessary for better energy efficiency and to help protect water pipes from freezing.

Area behind women's bathroom sinks

122) Repair/Maintain, Evaluate -  Wood in foundation of the basement was rotten/damaged. Recommend repair to help reduce moisture intrusion.

123) Monitor -  Moisture stains observed on stone foundation wall. This is common for this type of foundation. Excessive moisture not present.

Monitor and maintain proper grading, gutters and downspouts.

124) Comment -  Many wall, floor, foundation walls, and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Many areas couldn't be evaluated. Recommend asking sellers to clear areas for evaluation.

125) Safety, Repair/Replace, Evaluate -  Guardrails were too low. This is a safety hazard due to the risk of falling. Standard building practices require that guardrails above drop-offs be a minimum of 36 inches high. Recommend evaluation and correction where necessary, and especially above drop-offs higher than 30 inches.

126) Safety, Repair/Replace, Evaluate -  This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. Numerous areas of the paint found in and around this structure are in poor condition (peeling, flaking, etc.). Recommend consulting with a qualified industrial hygenist to determine the safest and most cost-effective action to take regarding the paint. Testing and/or abatement may be necessary.

127) Safety, Repair/Replace, Comment -  Asphalt-based asbestos floor tiles and plastic or vinyl-based asbestos flooring were popular in the U.S. in the 1940's - 1970's and were produced by some manufacturers (Armstrong) as late as 1980. Because of the age of the building tiles observed may be of this type. Tiles were significantly deteriorated in some areas, and if it is asbestos, it may pose a health hazard and require abatement. Recommend having this material tested at a qualified lab. If the material is found to contain asbestos, recommend consulting with a qualified asbestos abatement contractor or industrial hygienist. For information on asbestos, visit https://www.cpsc.gov/safety-education/safety-guides/home/asbestos-home

Basement closet across from kitchen

128) Safety, Repair/Maintain, Evaluate -  Guardrails/handrails were missing from sections of elevated surfaces with "high" drop-offs. This is a safety hazard due to the risk of falling. Guardrails should be installed at drop-offs higher than 30 inches, but in some cases it is advised to install them at shorter drop-offs. Recommend installing as necessary.

129) Safety, Repair/Maintain -  Stairs with more than two risers had no handrail installed. This is a safety hazard. Handrails should be installed and be graspable handrails that your hand can completely encircle at stairs where missing.

130) Safety, Comment -  Asphalt-based asbestos floor tiles and plastic or vinyl-based asbestos flooring were popular in the U.S. in the 1940's - 1970's and were produced by some manufacturers (Armstrong) as late as 1980. Because of the age of the building, tiles observed may be of this type. However, they appeared to be intact and not significantly deteriorated. The client may wish to have this material tested at a qualified lab. For information on asbestos, visit https://www.cpsc.gov/safety-education/safety-guides/home/asbestos-home

131) Repair/Replace, Evaluate -  Stains and elevated levels of moisture were found in at least two ceiling/wall area(s). The stain(s) appear to be due to roof leaks. A qualified contractor should evaluate and repair as necessary.

Areas were: room above stairwell, storage areas

132) Repair/Replace, Evaluate -  Seals between double-pane glass in one window(s) had failed based on condensation or stains between at least one of the panes of glass. A qualified contractor should evaluate entire window and replace glass where necessary.

The client(s) should be aware that evidence of aging seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.

https://homeinspectionsinohio.com/broken-seals

133) Repair/Replace, Evaluate -  Rot / deterioration observed on at least one or more windows. Recommend evaluation and repair/replacement as needed.

134) Repair/Maintain -  Damage/cracks were found in walls and/or in other various areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

Basement closet, women's bathroom,
Kitchen windows (not pictured)

135) Repair/Maintain -  Vinyl flooring is damaged and/or deteriorated in one or more areas. Recommend replace or repair the damaged flooring to help protect the flooring and for aesthetic reasons.

136) Repair/Maintain -  Gaps existed in flooring where sections met. Consider improving for aesthetic reasons and to help protect the sub flooring.

137) Evaluate -  Past ceiling repairs observed. Recommend asking sellers regarding details.

138) Monitor -  Stains were found in at least two or more ceiling area(s). However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain.

139) Comment -  Minor cracks were found in ceiling in area(s). They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

Cracks can form due to seasons and changes in temperature and humidity.

140) Comment -  Minor cracks were found in walls in one area(s). They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.