1) Comment -  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.

2) Comment -  The Basic Commercial Inspection was conducted according to International Standards of Practice for Inspecting Commercial Properties. https://ccpia.org/ 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.

3) 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

A representative number of units were inspected on the interior. This limited of course access to areas such as attics and to only those units that were inspected.

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

5) 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.

6) 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.

7) Comment -  Additional Inspector(s): Karl Smith, Drew Elfner(sewer scope), Laura Troth

8) Comment -  Here is the sewer scope report link: https://www.reporthost.com/habitationinvestigation/PEREZ20250922DE/

9) Safety, Major Defect, Repair/Replace, Evaluate -  All decks were installed in a non/substandard manner, indicated by lack of joist hangers, toe nailed connections, excessive bounce, sitting on blocks, etc.

Recommend evaluation and correction or improvement as needed to ensure safety.

Metal wrapped around the deck post is trapping water inside against the wood causing deterioration. Inspector unable to determine condition of underlying wood.
Inspector obsevred erosion at deck support posts at buildings 103, 4, 6

10) Safety, Repair/Replace, Evaluate -  Rot and/or damage was found in at least one stair tread(s). Recommend repair as necessary, replacing all rotten wood.

Stairs going up bld 100 has movement and low spot from sagging.

11) Safety, Repair/Replace, Evaluate -  Flashing is missing from above most of the 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.

12) Safety, Repair/Replace -  Most handrail(s) at some stairs are ungraspable and are a safety hazard. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.

13) 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.

Bldg 4a access

14) Safety, Repair/Replace -  No bollards or parking blocks protection from cars to stop them before hitting the deck. In several areas throughout the complex. Recommend installing as needed to limit risk of damage to the decks and possibly people.

15) Safety, Repair/Replace -  Stairs were unsafe due to a non-standard configuration, such as too-high riser heights and/or too-narrow tread depths, uneven treads/landings or sagging areas. Standard building practices call for riser heights not to exceed eight inches and tread depths to be at least nine inches but preferably 11 inches. Riser heights should not vary more than 3/8 inch on a flight of stairs. A qualified contractor should repair or replace stairs so they conform to standard building practices.

(building 100 sagging in stairs)

16) Safety, Repair/Maintain, Evaluate -  Trip hazards were found in several sidewalk and/or patio sections throughout the complex 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.

Bldg 2 mainly

17) Major Defect, Repair/Replace, Evaluate -  Significant bowing/leaning and substandard repairs were found in the foundations. This is a structural concern, and an indication that movement is ongoing. Recommend hiring qualified contractors and/or engineers as necessary for further evaluation of all areas of the foundation. 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 veneer
• 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

103, 5, 4

Due to lack of full access, water infiltration, foam board, and standing water, recommend that when you have these foundations evaluated have the other building foundations looked at as well

18) Repair/Replace, Evaluate -  Wooden timbers in retaining walls are rotten or damaged by wood destroying insects. A qualified contractor should evaluate and repair or replace wall(s) as necessary.

Bld 100 has retaining wall timbers rotting and dirt eroding.

Between bldg 4 and 3 also

19) Repair/Replace, Evaluate -  Moderate cracking was found in the foundation. This may be a structural concern, or an indication that settlement is ongoing. The client(s) should consider hiring qualified contractors and/or engineers as necessary for further evaluation of all areas of the foundation. 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 veneer
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

Bldg 100, 102 and 103
Bldg 3, 4, 5 and 6

20) Repair/Replace, Evaluate -  Cracks, deterioration, leaning and/or bowing were found in retaining walls. A contractor should evaluate and repair or replace wall(s) as necessary. Recommend adding guardrails where there are high drop offs (30+ inches).

Bldg 100

Bldg 6

21) Repair/Replace, Evaluate -  The driveway is sloped towards the structure or had low spots where drain(s) should be installed. Recommend evaluation and installing drains and drain lines where necessary.

22) Repair/Replace, Evaluate -  There was deterioration observed around a catch basin. Recommend evaluation and repairs. Drain goes into an area between bldg 102 and the brick buildings. Tenant says area floods and sections of dark green grass may be from broken lines. See depression in grass and around the basin. Evaluate drainage and slope of area, preferably after rain storm.

23) 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.

Bldg 102 patio apartment c. Tenant said cracking started about 1.5 yrs ago. Said it has gone from small on one side all way across.

Patio b also had cracked patio in bldg 102

24) Repair/Replace, Evaluate -  Exterior trim / entrance doors was deteriorated/damaged in areas. Recommend repair as needed and caulking of areas where moisture can get behind trim sections.

Inspector is not able to determine condition of underlying material.


Bldg 1, 3, 5, 6

25) 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.

26) Repair/Replace, Evaluate -  Moderate bowing, cracks and/or deterioration found in section(s) of brick/stone. This can indicate foundation movement. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar, replacing bricks/stones and/or sections as needed.

Bldg 3 Bldg 4

27) Repair/Replace -  gutter(s) was/were damaged/missing. 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, and may also cause the foundation to settle and possibly fail over time. Recommend replacing or repairing gutters where necessary.

Area: several throughout the complex

28) Repair/Replace -  Large tree stump was close to the structure's exterior. Wood destroying insects such as carpenter ants nest in such stumps and are more likely to infest the structure as a result. Recommend having large tree stumps within a few feet from the structure removed, by a qualified tree service contractor if necessary.

All bricks bldgs

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

30) Repair/Replace -  Several downspouts were dented, damaged and/or crushed. This can restrict the water flow and result in clogging and overflowing gutters. Water may accumulate 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. Damaged downspouts should be repaired or replaced as needed.

All bldgs had some issues

31) 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.

All bldgs

Bldg 4 and 5 had erosion under some bricks

32) Repair/Replace -  Perimeter pavement/bricked area sloped towards structure in several areas. 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/

Bldg 2, 4

33) Repair/Replace -  Deck boards were damaged/deteriorated in area(s). Recommend repair or replacing as needed.

Screw sticking up on corner of deck on bldg 103

34) Repair/Maintain, Minor Defect -  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.

All bldgs

35) Repair/Maintain, Maintain -  At least one gutter had a low spot(s) in the slope which allowed some water to accumulate in them rather than draining through the downspouts. Recommend correction as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary.

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

Area:

Bldg 100 and 102 and 103

102 had damaged j channel and siding did not go all the way to end and 102 damage in front of bldg

37) Repair/Maintain, Evaluate -  Fences and/or gates were damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.

Bldg 4

38) 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

Bldg 2 and 3 primarily, but all brick buildings had some deterioration

39) Repair/Maintain, Evaluate -  Minor cracks were found in 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.

Bldg 2, 4, 3, 5

Unit 3a off deck

40) Repair/Maintain, Evaluate -  Various sections of the brick were deteriorated / spalling. Recommend evaluation and repair/maintenance.

Also consider a coating to prevent water penetration/absorption yet one that will permit water vapor to escape.

Bldg 2, 1, 4, 3, 5, and 6

41) Repair/Maintain, Comment -  The substructure of the deck was excluded from the inspection due to limited access because of the low height/no access.

Also, deck beams, joists, support posts or misc. wood were too close to the soil in some areas. This is a conducive condition for wood destroying insects and organisms. Standard building practices require the following clearances to soil below:

• 12 inches between beams and the soil below
• 18 inches between joists and the soil below
• 6 inches between support post bases and the soil below

Efforts should be made, such as grading and/or removing soil, to maintain these clearances. If this is not practical, then installing borate based https://amzn.to/2ukt4rp may help to prevent infestation and damage.

Bldg 100 and 103

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

43) Repair/Maintain -  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 can be the result of normal drying and shrinking of cement and mortar along with settling.

Bldgs 100, 102 and 103

44) Repair/Maintain -  Several downspouts were not connected to another section correctly in several buildings. The higher up section should be inserted into the lower section and not the other way around. This is so that water does not leak out from the connection. Recommend correction to help ensure proper routing of water away from the building.

45) Repair/Maintain -  Soil was in contact with or was less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between soil and all types of siding/trim (including stucco, vinyl, stone veneer, etc)

46) Repair/Maintain -  Retaining wall had loose blocks. Recommend securing in place for increased safety.

47) Repair/Maintain -  Various areas under slab were undermined/eroded. Recommend filling and sealing to help prevent settling and cracking of the slab.

Building 100 bottom stairs

Bldg 102 apt c slab

Bldg 2 - 2 end back patio

Bldg 4 - front of 4c and back

Bldg 6 in front of 6a and rear of 6a

48) Repair/Maintain -  Vegetation and landscaping was in need of upkeep. Recommend landscapers tend to the exteriors and parking areas as needed.

All brick bldgs. Bldg 6 had vines growing up brick

49) Repair/Maintain -  Exterior siding was loose in 2 areas. Recommend evaluation and securing to prevent wind damage and water infiltration.

Bldg 102 and 103

50) Repair/Maintain -  Masonry window sills lack the slope required to properly shed water. It is therefore paramount to maintain sealant (caulk) where the window units rests on the sills to help prevent moisture intrusion and possible structural damage and fungal growth.

Inspector is unable to determine the condition of underlaying materials.

51) 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/

Several buildings with decks had posts in contact with soil

52) Repair/Maintain -  Inspector observed the guard rail post cap is missing. Damage may occur. Recommend install caps as needed to prevent damage.

Bld 100

53) Repair/Maintain -  Bldg 102 back stairs had shingles covering that had been nailed on. This will allow water to be retained between the shingle and the wooden stairs and can increase water damage. Inspector unable to determine the condition of the underlying material. Recommend repairs of stairs treads as needed.

54) Repair/Maintain -  Window shutters damaged and/or in need of paint or replacement. Most of the shutters on the buildings were either damaged or in need of paint.

55) 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.

Bldg 2, 1, 4, 5 and 6

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

Several buildings had deteriorated caulking around windows and doors.

57) Maintain -  Recommend cleaning deck(s) and treating with a preservative claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:

• Cabot Decking Stain and PTW Stain
• Olympic Water Repellent Deck Stain
• Thompson's House and Deck Stain
• Wolman PTW Deck Stain
• Akzo Sikkens Cetol DEK
• Benjamin Moore Moorwood Clear Wood Finish
• DAP Woodlife Premium
• Olympic Natural Look Protector Plus

Buildings with decks and handicapped access need to be cleaned and protected.

58) Maintain -  Window wells for the basement/crawl space were filled with debris. Recommend removal and also installation of window well covers to prevent water infiltration.

Several buildings had window wells that had toys or other items in them in addition to debris, etc.

59) 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.

None of the brick buildings had weep holes.

60) Comment -  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.

61) 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.

62) Comment -  Minor cracks were found in the driveway. This is a common find. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

Bldg 2 parking

63) Comment -  Minor cracks were found in sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

Areas were: between bldg 100 and 102, 3

64) Comment -  Built up flower bed located against the structure. This may increase the chance of moisture intrusion and create a condition conducive to wood destroying insects. Consider regrading or removing

Bldg 6

65) 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.

All units inspected

66) Repair/Maintain, Evaluate -  Two cabinet(s) and/or drawers was/were damaged and/or deteriorated. Recommend repair or replace cabinets and/or components as necessary.

1A, 102c

67) 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.

68) 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.

69) 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.

all units inspected

70) Comment -  These appliances operated: Stove /oven, refrigerator (freezer and main sections).

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.

71) Safety, Repair/Replace, Evaluate -  The service drop wire insulation was frayed and/or deteriorated in areas. The utility company should evaluate and make repairs or replace wires as necessary.

Bldg 100 and 102

72) Safety, Repair/Replace, Evaluate -  In the sub panel some overcurrent protection devices were "double tapped", where 2 or more wires are clamped in a terminal that was 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. Possible correction may include installation of a larger panel especially if all available spaces for breakers are already taken.



103I 2 pictures. 1A

73) Safety, Repair/Replace, Evaluate -  Neutral and equipment ground conductors were combined at the sub-panel. This should only occur in the main service panel, and is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel. A qualified electrician should evaluate and repair as necessary.

2c

74) 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.

101G under kitchen sink

75) Safety, Repair/Replace, Evaluate -  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.

Locations were identified with blue dot(s) with "OG"

Grounding type receptacles began being required in residential 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.

101g, 101I

76) Safety, Repair/Replace -  One bushing was/were missing from where wires enter holes in the main service panel. This is a safety hazard since the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install bushings where missing.

101/103 large crawlspace house panel

77) Safety, Repair/Replace -  Exposed wiring and/or bus bars exist in the main disconnect panel due to closure covers missing (slots where circuit breakers fit through the panel cover). This is a safety hazard due to the risk of shock. Closure covers should be installed where missing to eliminate exposed wiring, and by a qualified electrician if necessary..

101 and 103

78) 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.

79) Safety, Repair/Maintain -  Conduit for protecting wires from water and damage had gaps or was damaged. Recommend repair.

in back of 101/103

80) Safety, Minor Defect -  Pointed and/or too-long screws were used to fasten the cover to the . These types of screws are more likely to come into contact with wiring inside the panel than stock screws from the manufacturer, and can damage wiring insulation. This is a safety hazard due to the risk of shock and/or fire. Long and/or pointed crews should be replaced as necessary with the correct screws.

101I, 1A

81) Safety, Minor Defect -  Cover plates were missing for multiple 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.

101I was under remodel at the time of inspection

82) Safety, Minor Defect -  Knockout(s) had been removed inside the main service panel where no wires and bushings are installed, and no cover(s) have been installed to seal the hole(s). This is a safety hazard. Recommend installing knockout covers where missing.

101/103 house panel in large crawlspace

83) Repair/Replace, Evaluate -  One electric receptacle(s) did not have power. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.


101I

84) Repair/Replace, Comment -  The main service panel cover couldn't be removed due to lack of access from shelving, cabinets, walls and/or ceilings and panel wasn't fully evaluated. Corrections should be made so the panel cover can be easily removed. If you wish this to be inspected by us, once accessibility is confirmed contact our office to schedule at time.

1012G

85) Repair/Maintain -  Door bell transformer was located within the main electric panel. This is not recommended. Recommend relocating the transformer on the exterior of the panel.

2c, 1A

86) Evaluate -  At least 2 light fixtures were inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) may be necessary.

(big crawl space)

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

88) 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.

89) Comment -  Newer constructions approx 2002 and after began requiring newer circuit breakers called an arc-fault circuit interrupter or AFCI (these trip off the power in response to sparks)-- first required on circuits for bedrooms, and then on to living rooms, dining rooms, sun rooms and other areas where families gather or sleep. These standards change over time and vary from one jurisdiction to another. The type of AFCI also changed around 2008 to a combination type AFCI.

There are no requirements to upgrade if AFCI protection is not present. Consider installing or changing for increased safety and as an upgrade.

Here is a video showing how to install http://youtu.be/00VkZDhWnro

About AFCI https://homeinspectionsinohio.com/all-about-afci-protection

90) 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.

91) Evaluate -  Electric baseboard heaters did not operate. Recommend asking present owner details as to operation and if additional switches need to be operated so as to turn on the heaters.

101I under remodel at the time of inspection

92) Serviceable, Comment -  Electric baseboards heaters all operated.

93) 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.

94) 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.

95) Comment -  All packaged units operated.

all units inspected

96) Safety, Repair/Replace, Evaluate -  Substandard wiring was found for the water heater's power supply. Exposed non-metallic sheathed (Romex) wiring is used and is subject to damage. Both the insulation and conductors can be damaged by repeated movement or contact with objects such as stored items. This is a safety hazard for both fire and shock. A qualified electrician should evaluate and repair as necessary. Typically, flexible conduit with bushings is used in this application.

all inspected units

97) Safety, Minor Defect -  The clothes dryer was equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct.

Here is an item to help monitor "lint level" in dryer duct https://amzn.to/318eO3r

98) Repair/Replace, Evaluate -  One active leak was found in drain and/or waste pipes or fittings. A qualified plumber should evaluate and repair as necessary.
100

99) Repair/Replace, Evaluate -  Tile and/or grout in the shower was damaged and/or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. Recommend evaluation and correction of tile and/or grout as necessary.

Unable to determine condition of underlying material.

2c, 1A

100) Repair/Replace -  The temperature-pressure relief valve drain line is routed so as to empty into the crawl space or where it can not be easily seen. Water may accumulate in the crawl space if the valve develops a leak. Recommend re-routing the drain line so as to drain outside, to the floor or an indirect waste receptor.

One was leaking
1

101) Repair/Maintain, Minor Defect -  2 outside faucet was missing its handle. Recommend installing handles where missing.

Bld 1. Unsure if it works.

Bldg 4 unsure if it works

102) Repair/Maintain, Evaluate -  The clothes dryer exhaust duct was damaged or disconnected. Clothes dryers produce large amounts of moisture which should be routed to the exterior. Recommend correction to help prevent moisture related issues.

103) Repair/Maintain, Evaluate -  One hangers/supports for drain and/or waste pipes were substandard and/or non-standard. This can result in poorly sloped and/or fallen pipes. Recommend making repairs as necessary so that there is a constant slope.
100

104) Repair/Maintain, Evaluate -  Dryer vent is routed so as to terminate into the crawl space/damaged. This is not recommended. Dryers produce large amounts of moisture and can create conducive conditions for wood destroying insects. Recommend having the ducts routed to direct the vents to the exterior of the building.

105) Repair/Maintain, Evaluate -  Outside faucets did not have water flow when turned on. This may be due to a shut-off valve being turned off (winterization). Recommend asking the seller about outside faucets with no water, or have repairs made if needed.

Bldg 1and 6

Bld 6 could not turn handle at 6a and 6c

Bldg 100 loose and cannot get to work

106) Repair/Maintain, Evaluate -  The bath /shower faucet leaked at its handle(s) or at its base when turned on. Recommend evaluate and repair as necessary.

2c

107) Repair/Maintain, Evaluate -  Elevated level of moisture at flooring around the base of the hall bathroom toilet(s) was found. Recommend removing toilet where necessary for further evaluation and repairs (wax ring replacement). Adequate time should be allowed for enclosed, wet floor structures to dry out after repairs are made and before floor cavities are closed off to help prevent mold growth.

For a video of replacing a toilet and wax ring go here: http://www.youtube.com/watch?v=JbQMsdOB8FA&feature=fvw

103A 101G

108) Repair/Maintain, Comment -  The washing machine was installed over or next to a finished living space and had no catch pan or drain installed. These are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.

2c

109) Repair/Maintain -  An exterior hose bib was loose/ not secured in place. Repair as needed. It still operated.

Bldg 2. Appears that a repair was attempted.

Bldg 102

110) Repair/Maintain -  The half bathroom sink drained slowly. Drain(s) should be cleared as necessary, and by a plumber if necessary.



101G

111) Repair/Maintain -  Absorbent material, such as drywall was less than 6 feet high above the floor in the shower area. This is not recommended due to potential of water damage to such materials. Recommend correction/protection from moisture.

112) 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.

103A 101G

113) 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.

114) 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

103A

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

115) Serviceable -  The electric water heater operated.

116) 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.

117) 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."

118) 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.

119) 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.

120) 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."

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

122) Comment -  Your water meter and main water shut-off locations.

101/103, 3, 4, 5, 6

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

124) Comment -  Image of water heater and data plate.

125) Safety, Repair/Replace, Evaluate -  Fiberglass batt insulation was installed upside down so its vapor barrier is installed away from the interior, heated space. This creates a cavity between the interior surface and the vapor barrier where moisture can accumulate and result in conducive conditions for wood destroying insects and organisms. The inspector was unable to determine if damage to the structure has resulted because the insulation obscures these cavities.

Also, the facing on this insulation is flammable, as indicated by the warning statements printed on the facing. Flammable facing should be located towards an interior surface to prevent the spread of fire.

Recommend reinstalling this insulation or install new insulation as per the manufacturer's recommendations to eliminate the fire hazard and conducive conditions for wood destroying insects. When the old insulation is removed, the exposed structure should be evaluated for damage by wood destroying insects and/or organisms, and repairs should be made if necessary.

3, 6

126) Safety, Repair/Replace, Evaluate -  Piers or foundation footings were undermined, where soil has either eroded out from underneath, or has been excavated too close to the footing. Structural engineers typically require undisturbed soil to extend at least a foot horizontally out from the edge of footings, and then slope down no more steeply than 45 degrees. Otherwise soil may collapse from beneath the footing(s). A qualified structural engineer should evaluate and determine what repairs if any should be made. If repairs are prescribed, then a qualified contractor should perform them in accordance with the engineer's recommendations.
100

This is the building that had several additional supports installed.

127) Repair/Replace, Evaluate, Monitor -  Evidence of prior water intrusion was found in various sections of each of the crawl spaces. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the crawl space. The inspector is unable to determine how much water may enter in the future. The crawl space 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 crawl spaces 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 crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.

128) Repair/Replace, Evaluate, Comment -  Additional support(s) observed being used as foundation repairs/support in a non standards way, Recommend evaluation and corrections as needed. Damaged areas not observed immediately above these areas. Recommend asking seller for details. Additional supports are often installed to reduce normal flexing of floors or in preparation for tiles floors.
Posts should be mechanically connected to the beam above to provide additional resistance against lateral displacement and to the floor (often this can not be determined).

101/103 large crawlspace

129) Repair/Replace, Evaluate -  The crawl space ventilation was substandard, or none exists. This may result in high levels of moisture in the crawl space 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 crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.
All buildings

130) Repair/Replace, Evaluate -  Standing water / wet areas were found in sections of each of the crawl spaces. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. Typical repairs for preventing water from accumulating in crawl spaces 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 crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, drains and/or sump pump(s) in the crawl space.

131) Repair/Replace -  The vapor barrier needs repair. Exposed soil was found in some areas of each building. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should make repairs as necessary so no exposed soil exists. Standard building practices require the following:

• The soil below the vapor barrier should be smooth and free from sharp objects.
• Seams should overlap a minimum of 12 inches.
• The vapor barrier should lap up onto the foundation side walls.

Better building practices require that:

• Seams and protrusions should be sealed with a pressure sensitive tape.
• The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.

132) Repair/Replace -  No vapor barrier was installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. Recommend installing a vapor barrier. Standard building practices are:

• The soil below the vapor barrier should be smooth and free from sharp objects.
• Seams should overlap a minimum of 12 inches.
• The vapor barrier should lap up onto the foundation side walls.

Better building practices are that:

• Seams and protrusions should be sealed with a pressure sensitive tape.
• The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.

102

133) Repair/Replace -  Insulation was missing in areas along the sill plate and the underside of the floor. Recommend installing/replacing for energy efficiency.
1, 2, 4

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

135) Repair/Replace -  Insulation was not installed under the floor in the crawl space in some areas. Recommend installing R19 or better (6" thick fiberglass batt) insulation below floor where missing for energy efficiency.

136) Repair/Replace -  The sub-floor of some of the buildings were sealed with plastic sheeting. Plastic sheeting does not allow for moisture vapor to escape. The position of the plastic sheeting creates a condition to where condensation could form. Recommend removal of the plastic sheeting and placing a vapor barrier onto the soil.

137) Repair/Maintain, Evaluate, Comment -  Support locations were not centered or as vertical as desired. Consider improving to help prevent movement and to help ensure proper support of structure.
3, 5, 6

138) Repair/Maintain -  No vapor barrier was installed in some areas. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. Recommend installing vapor barrier where missing. Standard building practices desire the following:

• The soil below the vapor barrier should be smooth and free from sharp objects.
• Seams should overlap a minimum of 12 inches.
• The vapor barrier should lap up onto the foundation side walls.

Better building practices desire that:

• Seams and protrusions should be sealed with a pressure sensitive tape.
• The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.

139) Repair/Maintain -  Wood or cardboard forms have been left on the concrete pier footings. These should be removed to avoid attracting wood destroying insects.

140) Repair/Maintain -  Insulation in the crawlspace was damaged, deteriorated, or has fallen down. Repairs should be made as necessary to restore the insulation to its original rating.
100, 102 1, 2, 3, 4, 5

141) Repair/Maintain -  The entrance hatches were damaged/deteriorated. Recommend repairs as needed so as to help prevent animal entry.

Bldg 100, 102, 103, 2

142) Comment -  The crawl space was being used as a storage area. All stored items, especially cellulose-based items such as wood, cardboard or paper, should be removed to allow maximum ventilation and to avoid attracting wood destroying insects.
103

143) Comment -  The sub-floor of some of the buildings was sealed with vapor retarding material (board or plastic sheeting) The presence limited our view of the structure, HVAC equipment, and plumbing. We were unable to see the ducts, insulation, pipes or sub-floors."

144) Comment -  Some crawl space areas were inaccessible due to reasons such as low height (less than 18 inches), ductwork or pipes blocking, standing water, and/or stored items. These areas are excluded from this inspection.

145) Comment -  Additional support(s) observed. Damaged areas not observed. Recommend asking seller for details. Additional supports are often installed to reduce normal flexing of floors or in preparation for tiles floors.
Posts should be mechanically connected to the beam above to provide additional resistance against lateral displacement and to the floor (often this can not be determined).

146) Comment -  Organic growth /mold like substance observed. Unable to determine/verify type of growth without lab testing. Consider evaluation if concerned.

Recommend maintaining low moisture levels. Each crawl space had excessive moisture increasing the odds of organic growth.
100, 102, 1, 2, 3, 4, 5, 6

147) Safety, Repair/Replace -  Fire wall between units has openings/gaps. Recommend closing off to prevent the spread of fire if that were to ever occur
building 101

148) Safety, Repair/Maintain -  Snow guards are not installed on the metal roofs. This can be a safety concern in the Winter. Snow guards help protect against large sections of ice and snow sliding off the roof during colder weather. Recommend installation.

149) 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.
4, 5

150) Repair/Replace, Evaluate -  Section(s) of metal roofing were dented and/or damaged. A qualified roofing contractor should evaluate and replace sections and/or make repairs as necessary.
100, 102, 103

151) Repair/Replace, Evaluate -  Sag/soft area was located. Recommend evaluation and repair/support as needed.
3, 6

152) Repair/Replace -  Metal roofing screws have loosened, backed out or are improperly installed. Leaks may occur as a result. Recommend repair such as reseating nails with new washers and applying sealant.
100, 102, 103 (had the most in need)

153) 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 homes often have R below 13 while recently built homes 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.

154) Repair/Maintain, Evaluate -  Composition shingles were raised, most likely due to nails that have loosened. Leaks may occur as a result if they raise up a lot. Recommend evaluation and repairs as necessary, such as reseating nails.
1, 3, 4, 5

155) 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, 101, 103, 3

156) Repair/Maintain, Evaluate -  Metal roof sections were raised in areas. Recommend evaluation and correction such as resecuring the sections down as needed to help prevent roof leaks.
102 lower roof

157) Repair/Maintain -  Gasket for helping to seal the roof was loose in various areas. Recommend repositioning and securing a needed.

100, 102

158) Minor Defect, Maintain -  Roofing nails in areas had exposed nail heads. This is a common find. Recommend tapping down nails if needed and applying sealant to help prevent leaks.

159) Maintain -  Debris had accumulated in the gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
100, 4, 6

160) Maintain -  Debris such as leaves, needles, seeds, etc. had accumulated on the roof. 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.
100, 102

161) Maintain -  Trees and/or shrubs are in contact with or are close to the roof edge(s) in areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
6

162) Evaluate, Monitor, Comment -  The structure had a metal roof that was secured down with screws. This is a common method. Be aware that it is out of the scope of an inspection to determine if the amount of torque applied to screws was appropriate, size of hole openings, if each screw was appropriate length or type. Recommend monitoring due to expansion and contraction of metal roofs. Consider consulting with roofer familiar with metal roofs if concerned.

163) Evaluate, Monitor -  Some areas of the roof were slightly wavy yet supportive of the inspector's weight. Be sure to keep attic spaces vented and shower vents routed to the exterior. Monitor.
1, 2, 3, 4 6

Raised sheathing likely on building 2 and 5,

164) 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 with homes older than 20 years

165) 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.

166) 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.

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

168) Comment -  Generally the roof coverings were in useful condition. Be certain to have the concerns identified evaluated prior to closing

169) Comment -  Past repairs observed. Recommend asking sellers for information. Common for when roofs age.
1, 3, 6

170) Comment -  The attic access hatch was inaccessible due to stored items, debris, /sheared screw heads/type, or the hatch being permanently closed. The inspector was unable to evaluate the attic, insulation levels, stains, etc., and it's excluded from this inspection. Recommend moving items or modifying hatch(es) as necessary to allow periodic evaluation of attic spaces. If you wish this to be inspected by us, once accessibility is confirmed, contact our office to schedule a time.
attic
The pull-down hatch was screwed shut and was damaged

102C

171) Comment -  Most attic areas were inaccessible due to lack of access to the interior portions of those buildings, lack of permanently installed walkways, the possibility of damage to loose fill insulation, and/or low height. These areas are excluded from this inspection.

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

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


101I

174) Repair/Replace -  One sliding glass door was damaged and/or deteriorated. A qualified contractor should replace door(s) as necessary.

Sliding glass door bldg 103 deteriorated

175) Repair/Maintain, Evaluate -  The sash spring mechanism in at least 2 window(s) was/were broken or loose. A qualified contractor or service technician should evaluate and make repairs as necessary so the window(s) operate as intended (open easily, stay open without support, close easily, etc.).

176) Repair/Maintain, Evaluate -  2 doors would bind its jamb and could not be closed and latched, or was difficult to open and close. Recommend repair as necessary. For example, adjusting jambs or trimming doors.

101I, 2c

177) Repair/Maintain, Evaluate -  Door hinge on one door was not tightly secured in place. Recommend evaluation and repairs as needed.

101G basement bedroom closet

If the screw holes are stripped here is how to repair them.
https://www.youtube.com/watch?v=i_IOtGwI6wk

178) Minor Defect, Comment -  Windows were older with wear and tear evident by scratches, minor damage.

101G 101I 2c

179) Maintain -  One closet door(s) was off track. Recommend repositioning on the track and making adjustments if needed

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

101g, basement bedroom, 1a bathroom

181) 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.
https://homeinspectionsinohio.com/ceiling-cracks-and-winter/

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

Areas were: 1a

182) Comment -  Unit 101I was being remodel at the time of inspection. Several areas were unfinished and/or incomplete.

183) Comment -  Here is the sewer scope report link: https://www.reporthost.com/habitationinvestigation/PEREZ20250922DE/