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 -  Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.

5) Comment -  Here is an article regarding moisture, Ohio and lower sections of buildings/structures.
https://homeinspectionsinohio.com/is-moisture-in-the-basementcrawl-space-normal

Here is a link to a home maintenance checklist to get you started.
https://homeinspectionsinohio.com/home-maintenance-checklist/

6) 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.

7) 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.

8) Comment -  Additional Inspector(s):

Jim Troth

9)   -  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.

10) 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.

11) Safety, Repair/Maintain, Evaluate -  Stairs/walkways have settled. Recommend evaluation and repair. Consider slab jacking 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/

12) Repair/Replace, Evaluate -  Lintels were rusted and should be protected against rusting and further deterioration. A lintel is a horizontal architectural member supporting the weight above an opening, as a window or a door, typically it is made of iron. Consider having a contractor evaluate to determine if it should be replaced.

13) Repair/Replace -  The perimeter grading sloped towards the structure in 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.

14) Repair/Replace -  Perimeter pavement/bricked area sloped towards structure in one 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/

15) Repair/Maintain, Evaluate -  Minor cracks were found in one or more 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.

16) Repair/Maintain -  Recommend resealing asphalt driveway.

17) Maintain -  Caulk was missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.

All the windows

18) Evaluate, Comment -  Weep holes did not appear to be installed in the brick/stone veneer. Weep holes are designed to allow moisture to evaporate in the event moisture gets behind the brick veneer. Recommend evaluation.

19) 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.

20)   -  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.

21) Safety, Repair/Replace, Evaluate -  Exterior electric receptacles did not have ground fault circuit interrupter (GFCI) protection. An electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all exterior recepticles have GFCI protection for increased safety. For example, install GFCI receptacles or circuit breaker(s) as needed.

Common for buildings built prior to 1973

22) Safety, Repair/Replace, Evaluate -  Wires (in addition to the service conductor wires) were tapped into the service conductor lugs in the main service panel. This "tapping before the main" is a safety hazard because no overcurrent protection exists for these circuit(s). A qualified electrician should evaluate and repair as necessary.

23) 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 homes prior to 2002 typically.

24) Safety, Repair/Replace -  Waterproof cover(s) over one electric receptacle was damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.

25) Safety, Repair/Maintain, Evaluate, Monitor -  Rusting and or corrosion observed in the main panel, this indicates past moisture intrusion or high humidity levels. Recommend evaluation by an electrician and correction of any water entry points and moisture issues.

26) Safety, Minor Defect -  Cover plates were missing for one 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.

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

28) 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.

29) Comment -  All accessible electrical outlets were tested, and they all had power and the outlet tester indicated no concerns.

30) Safety, Repair/Maintain -  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

31) Repair/Replace, Evaluate -  The cooling fins on air handler's evaporator coils are bent, damaged and/or deteriorated. This may result in reduced efficiency and higher energy costs. A qualified heating and cooling contractor should evaluate and repair as necessary.

32) 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.

33) Maintain, Comment -  The estimated useful life for air conditioning compressors is 8 to 15 years. The York 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.

34) 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.

35) Monitor, Comment -  Stains observed on the exhaust vent. It appears that there may have been repairs such as sealing any gaps on the exterior. It is also possible that the stains can be caused by the exhaust fumes cooling and condensing. Monitor.

36) 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.

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

38) 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.

39) Comment -  Image(s) of furnace

40)   -  Image(s) of condenser.

41) Safety, Repair/Maintain -  The drain line was missing for the temperature-pressure relief valve on the water heater. 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 installing a drain line extending to 6 inches from the floor, or routed so as to drain outside.

42) Repair/Replace -  The bathroom with a shower did not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.

43) 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/

44) Maintain -  Caulk was missing or deteriorated along the base of the shower, where flooring meets the shower. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.

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

46) Serviceable, Comment -  The flames on the water heater looked good.

47) 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.

48) 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."

49) 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.

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

51) Comment -  Both hot and cold water flow was checked and each flowed in all sinks, tubs, toilets, and showers.

52) Comment -  Image of water heater and data plate

53) Repair/Replace, Evaluate -  One area(s) of the roof structure was wet or had elevated levels of moisture at the time of the inspection. This indicated an active leak in the roof or structure exterior. A qualified contractor should evaluate and repair as necessary.

54) Repair/Replace, Evaluate -  Indications of standing water was found on the flat roof. It should evaporate within 48 hours after it rains. If standing water remains after 48 hours, then the roof installation is likely substandard. A qualified roofing contractor should evaluate and repair if necessary to prevent prolonged standing water.

55) Repair/Replace, Evaluate -  Gaps were found in 2 roof surface seams. These may result in leaks. Recommend evaluation and repair/sealing as necessary.

56) 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.

57) Repair/Replace -  Ceiling insulation was missing in some areas. Recommend installing insulation where missing for better energy efficiency.

58) Repair/Replace -  Rubber roof had a damaged area. Recommend repair/patching to help prevent water infiltration.

59) Maintain -  Moss was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm

Here is an item that is easy to use, https://amzn.to/3dFidik

60) Maintain -  Gutter guards were out of place, fallen in the gutter or missing. Recommend correction to help ensure proper water management.

61) 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.

62) 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.

63) Comment -  Attic structure looked good.

64) 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.

65) 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.

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

67) Repair/Replace, Evaluate -  Seals between double-pane glass in multiple 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

68) Repair/Replace, Evaluate -  Rot / deterioration observed at several windows. Recommend evaluation and repair/replacement as needed.

69) Repair/Maintain, Evaluate -  Tile, stone and/or grout flooring is damaged and/or deteriorated in one or more areas. Recommend repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.

70) Repair/Maintain, Evaluate -  Ceiling panels/tiles were deteriorated/damaged. Recommend evaluation and repairs/replacements as needed.

71) Repair/Maintain -  Two or more windows had gaps. This is likely to result in air leakage and increased heating and cooling costs. Recommend improving / applying sealant for better energy efficiency.

72) Monitor -  Stains were found in one 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.

73) Monitor -  Stains were found at one area at a window however, no elevated levels of moisture were found. The stain(s) may be due to past water infiltration. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

74) Comment -  All doors operated and latched.

75) Safety, Repair/Maintain, Minor Defect, Evaluate -  The corrugated stainless steel tubing (CSST) used for gas supply, was not bonded. In rare cases lightening strikes have resulted in damaged CSST and fires. Recommend evaluation of the CSST bonding to the electrical system and then recommend having it done for increased safety.

Bonding of CSST is something that came about approx 2008.
Improvement is typically done simply by connecting a bare copper wire to the electrical panel bar and to the csst connector by an electrician. http://www.csstsafety.com/CSST-solution.html

76) Repair/Maintain, Evaluate -  Rust or corrosion was found on sections of gas pipe and/or fittings. This may cause leaks if present for a long period of time. If deeply rusted, then qualified plumbing contractor should evaluate and repair as necessary.

At a minimum reduce the moisture surrounding the pipe consider applying a protective paint to protect the pipe from deterioration.