1) Comment -  The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible or concealed /unknown areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.

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

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

4) Comment -  This is a new home build inspection, things are subject to change by the builder and some things may not be finished to the standard requested. Consult with the builder if there are concerns about plan changes, cosmetics or quality of materials, etc.

Remember, issues that are considered cosmetic or minor are not the goal of this report.

5) Comment -  Here is an article regarding moisture, Ohio and lower sections of homes.
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. Nor do we identify all the tiny openings that they can enter. 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. It is not the intent of this report to make the house new again. Any mention of cosmetic is done as a courtesy or because of request.

Home 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) Safety, Repair/Replace, Evaluate -  Flashing is missing from above deck ledger boards. This can cause moisture to accumulate between the ledger board(s) and the structure. Rot may result in this area and cause the ledger board fasteners to fail. The deck may separate from the structure in this event and poses a significant safety hazard. A qualified contractor should install flashing above ledger board(s) where necessary. For more information on installing deck ledger boards visit: https://www.decks.com/how-to/articles/attaching-a-ledger-board-for-your-deck

Ledger board is installed directly over siding. This is not recommended so as to help ensure proper attachment. Recommend evaluation and repair.

https://www.decks.com/how-to/articles/removing-the-siding-for-the-ledger-board#:~:text=In%20order%20to%20install%20the,surrounding%20the%20ledger%20board%20location.

Inspector is unable to determine condition of underlying material.

9) 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, paved and /or bricked area, so it slopes down and away from the structure on all areas. 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.

10) Repair/Maintain, Minor Defect -  Minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to help prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:

• Hydraulic cement. Requires chiseling a channel in the crack to apply.
• Resilient caulks (easy to apply).
• Epoxy sealants (both a waterproof and structural repair).

Note: small cracks are often the result of normal drying and shrinking of cement and mortar along with settling.
We note these so clients can reference to them in the future

11) Repair/Maintain, Evaluate -  Gaps were observed between deck stair stringers and supporting joist. Recommend evaluation and improving to ensure proper connection and support.

12) Repair/Maintain, Comment -  There is a gap between patio/slab and foundation. Recommend having it filled to help direct water away from foundation.

13) Repair/Maintain -  Wooden deck support posts were in contact with soil. This is a common yet conducive condition for wood destroying insects and organisms. However, no damage or deterioration was found. Standard building practices require that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, soil should be removed or graded so a 6" clearance is maintained. Otherwise recommend installing borate-based products to prevent rot.
http://www.ewoodcare.com/

14) Minor Defect, Maintain -  Small openings observed at tops of front porch post columns. Although covered by porch roof, consider sealing for better protection against moisture from wind driven rain.

15) Maintain -  Small gaps exist at openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and conditioned air loss. Inspector is unable to determine condition of underlying material.

16) Comment -  Downspouts terminate above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend considering installing extensions as necessary so downspouts don't terminate above roof surfaces.

17) 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. Tiny holes and gaps in soffits and siding are common and identifying every small item is not the scope of the inspection. The focus is on larger issues.

18) Comment -  Section(s) of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation, debris, fixed wall surfaces/coverings and/or stored items.

19)   -  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.

20) Safety, Repair/Maintain -  The range can tip forward, and no anti-tip bracket appeared to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. An anti-tip bracket should be installed to eliminate this safety hazard.

21) Comment -  The following items are not within the scope of this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, or check the calibration of ovens and refrigerators, etc.

22) Comment -  Kitchen appliances typically have an intended service life of 10 to 15 years. Determining the age of the kitchen appliances is outside the scope of the inspection. Consider asking the sellers for information.

23) Comment -  The range hood fan vented into the kitchen rather than outdoors (this is common). Moisture may accumulate indoors. Consider modifications so the range hood fan vents outdoors. At minimum keep pots covered when cooking to reduce moisture.

24) Comment -  These appliances operated: Stove /oven, disposal, refrigerator (freezer and main sections), dishwasher and microwave

Be aware that checking ice makers, filters, dispensers, and refrigerators especially checking the temperatures are out of the scope of home inspections. Any comment is done for the convenience and information of the buyer.

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

26) 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. Home 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 residence is furnished, we will obviously not be able to test each one nor the outlets that are out of normal reach (ceilings, eaves, etc.)

FYI - GFCI outlets should be tested monthly. As they get older the chance of failure increases. Monitor/test

27) Comment -  Some outlets were not accessible due to being behind things such as stored items and furniture.

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

29) Comment -  As smoke detectors age they have a higher possibility of failure. Consider installing new detectors so you can know for certain the age of the detectors. Smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, each level of the home, and in each bedroom. We recommend installing new batteries in all detectors upon moving in. It is outside the scope of the inspection to determine if detectors are hard wired in.

30) 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.

31) Repair/Replace -  Drywall dust, and construction debris such as sawdust usually accumulates in heating/cooling ducts during new construction and flips of properties. The drywall dust in particular can reduce the life of the furnace or air handler if left to circulate. Recommend having a qualified contractor clean the ducts.

32) 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.

33) Monitor -  Rust/moisture stains observed under/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.

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

35) Serviceable, Comment -  The desired temperature difference between return air and that produced should be in the range of 15 to 22 degrees Fahrenheit so that the supplied air is cooler than at the return duct(s), or current room temperature.

The air conditioning was operating within that range. The temperature difference was 19 degrees F.

36) 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.

37) Comment -  Image(s) of furnace

38)   -  Image(s) of condenser.

39) Repair/Replace, Evaluate -  One exhaust fan did not respond to controls or provided inadequate air flow. Moisture may accumulate as a result. Recommend asking present owner if other switches need to be turned of for operation. If not then recommend repair or replacement.

Master

40) Repair/Replace, Evaluate -  Odor of sewer gas in the master bathroom was noted. Recommend cleaning drain pipes. If odor persists then recommend evaluation and corrections made as needed by a plumber.

41) 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.

42) Repair/Maintain, Evaluate -  One outside faucet was noisy and vibrated excessively when operated, likely due to a faulty washer. A handyman or plumber should evaluate and repair.

43) Repair/Maintain -  "Weep/drain holes" for the shower pan/ surround were blocked. Recommend clearing them to allow any moisture to drain properly and not get trapped behind.

Unable to determine condition of underlying material.

44) Minor Defect, Maintain -  The bathroom sink stopper mechanism was missing, or needed adjustment/repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.

45) Minor Defect, Maintain -  Shower head leaked and/or sprayed back against the wall, recommend correction to help prevent water leaks/damage.

46) Serviceable -  The electric water heater operated.

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) Comment -  Sump pump operated as designed when tested.

We are unable to determine the age of sump pumps and due to the randomness of sump pump failures it is recommended to have a back up system. Always monitor and check sump pumps especially during wet seasons. Most sump pump can last up to 10 years, this varies greatly.

54) 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 a home 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.

55) Safety, Repair/Replace -  Handrails at the stairs were loose. Recommend making repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.

56) Repair/Maintain, Evaluate -  Squeaking or creaking noises occur when walking on sections of flooring. This is usually caused where the subfloor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the subfloor. Recommend having a qualified contractor evaluate and repair as necessary.

Area(s) mainly were: half bath


Squeeeeek No More Kit https://amzn.to/2NhCjm2

https://www.youtube.com/watch?v=6midQu419Ck

https://www.youtube.com/watch?v=IO_fWoNentk

57) Repair/Maintain -  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.

58) Comment -  The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure electrical outlets, wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.

59) Comment -  Minor cracks were found in wall 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.
https://homeinspectionsinohio.com/ceiling-cracks-and-winter/

video on "nail pop" repairs https://youtu.be/B3p3Unw_gmg

60) Comment -  All accessible windows operated and latched.

61) Comment -  All doors operated and latched.

62) Safety, Repair/Replace, Evaluate -  Wall and/or ceiling surfaces between the attached garage and interior living spaces had gaps, holes, or missing or inadequate surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces and spaces above those areas. Recommend evaluation and repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.

63) Safety, Repair/Maintain, Evaluate -  The auto reverse /pressure sensor was not tested due to risk of damaging the door due to auto reverses often not functioning properly. Recommend having the garage vehicle door serviced now and annually and adjusted as need by a garage door company to help ensure safety. https://homeinspectionsinohio.com/autoreverse-feature-in-garage-doors/

64) Repair/Maintain -  Weatherstrip at the sides and/or bottom of the vehicle door was damaged and/or deteriorated. It should be replaced where necessary to prevent water and small animal intrusion.

65) Repair/Maintain -  The floor in the garage was lower than the driveway. This increases the odds that water will infiltrate the garage and pool on the floor instead of settling away from the garage. Recommend improving the driveway to help prevent water infiltration.

66) Comment -  The automatic garage doors operated.

67) Comment -  The photo eyes safety feature was tested and it operated.

68) Safety, Repair/Maintain, Evaluate -  Attic excessively hot. Temperature of attic was 128°F; exterior temperature was 80°F. Extremely hot temperatures in the attic can cause heat stroke or other health problems if a person is in the attic too long. Under such conditions, individuals should never enter the attic alone or when other people are not present in the house. This limits the amount of time inspector could be in the attic if it was entered.

Condition typically is caused by inadequate ventilation or vents that are not working properly/blocked. Recommend correction or having additional ventilation installed.

Acceptable difference between exterior and attic temperature is anywhere from 10 to 30 degrees F.

See article for more info: https://www.roofingcontractor.com/articles/96090-how-hot-is-too-hot-in-the-attic

69) Repair/Maintain -  Flashing was lifted in one area(s). Recommend securing down flat to help prevent water infiltration.

70) 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.

71) 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.

72) Comment -  The insulation was of a good amount providing at least the recommended R30 for the ceilings.

73) Comment -  Attic structure overall looked good. Recommend repairing any identified locations in need.

74) 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 the number of layers of roof materials, 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.

75) Comment -  Due to certain access restrictions and safety the roof access was limited and the roof was inspected by use of a pole mounted camera. Evaluation of the roof covering is limited with the use of such cameras. Some defects may not be visible such as hairline cracks in the shingles, granule loss, blistering, weakness in the roof decking, framing or structure. We assume no liability for any areas not directly viewed by the specialized camera. The Client should request any known history or documentation of the age or condition of the roof.

76) Comment -  Home was 10 years old or less, original roof covering may remain under a transferable warranty. Recommend consulting with sellers/builder regarding warranty information if any.

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