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Habitation Investigation

https://www.homeinspectionsinohio.com
(614) 413-0075 · (937) 205-4758
Inspector: Laura Troth
Title picture

Duplex Inspection Report Sample 2025
Unofficial version!

Client(s): Duplex Client
Property address: Duplex Inspection
Columbus OH 43223-1157
Inspection date: Friday, June 13, 2025

This report published on Friday, October 17, 2025 11:46:09 AM EDT

"No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure or nit-picky items."

The above is an excerpt from Sell Your Home For More by Nick Gromicko.

Acceptance of this report and/or relying on the information within constitutes acceptance of the real estate inspection agreement limits for the client listed above even if the agreement is not signed. Reliance on a home inspection report that was originally performed for a different home buyer removes warranties. Home Inspections are not a pass/fail. The purpose is to identify the condition of the home as much as can be done at the time of the inspection. It is out of the scope of the home inspection to give estimates for repairs. We recommend that contractors be utilized prior to closing to provide repair estimates.

If you are not the person identified as the client above then you need to attain permission from the client above and you need to have your own home inspection completed.

It is not typical to request to remedy those items which are small maintenance items. Your real estate agent will be your best source to help determine which items (if any) are appropriate to request for correction or improvement

Table of Contents

General information
Exterior and Foundation
Kitchen / Appliances
Electric service and Branch Wiring
Heating and cooling
Plumbing, Toilets, Water Heater
Fireplaces, woodstoves and chimneys
Basement
Interior rooms
Attic/Roof
Gas pipe
Sewer Line Scope
View summary

General informationTable of contents
Type of building: Duplex
Year built: 1925
Occupied: No
Weather conditions: Cloudy
Temperature: 80's
Ground condition: Dry
Foundation type: Unfinished basement
1) Repair/Replace, Comment -  The water service wasn't turned on during the inspection. As a result, plumbing supply, drain and waste lines, fixtures, and some appliances such as water heaters weren't fully evaluated.
2) 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.
3) Comment -  Photos are only a representative sample of conditions observed. There may be more than one area of concern not shown by photo
4) Comment -  The home was vacant and inspectors are unable to determine when plumbing and other systems were last used consistently. It is recommended that new homeowners especially owners of recently vacant homes monitor waste, drains and other systems, especially in the first month or so.
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.
Exterior and FoundationTable of contents
Footing material: Not visible
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Wood panels
Sidewalk material: Poured in place concrete
8) Safety, Repair/Replace -  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.
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9) Safety, Repair/Maintain -  The front sidewalk was not level, deteriorated and/or had trip hazards. This is a safety concern. Recommend finding who is responsible for the sidewalk and make repairs as needed.
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10) Safety, Repair/Maintain -  Gaps larger than four inches were found in handrail/guardrails and /or a triangular spaces where a 6 inch sphere could pass through. This is a safety hazard, especially for small children. Recommend modifications as necessary so gaps do not exceed these limits. For example, installing additional balusters or railing components.

https://homeinspectionsinohio.com/baluster-guardrail-spacing-and-safety
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11) Major Defect, Repair/Replace, Evaluate -  Settled/deteriorated elevated porch slab. An elevated slab showed indications of deterioration and /or improper support evident by the cracks and bowing downward. Recommend evaluation and repairs as needed.
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12) Repair/Replace, Evaluate -  Moderate cracking and / or bowing in was found in the foundation. This may be a structural concern, and 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
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13) 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.
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14) Repair/Replace, Evaluate -  Exterior trim was deteriorated/damaged in area(s). 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.
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15) 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.
16) Repair/Replace -  Perimeter pavement/bricked area sloped towards structure in area(s). This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Recommend having repairs made as necessary so all perimeter areas slope down and away from the structure.

Article explaining slab jacking https://homeinspectionsinohio.com/understanding-slab-jacking-a-cost-effective-solution-for-sunken-concrete/
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17) Repair/Replace -  At least one downspout was 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 necessary.
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18) Repair/Replace -  OSB (orientated strand board) or plywood was used as an exterior covering or was exposed to the elements. This is not a suitable material for exterior use due to delamination issues resulting form exterior weather. Recommend replacing or covering with suitable materials.
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19) Repair/Maintain, Minor Defect -  At least two downspouts had no extensions, or had extensions that were ineffective. This is a common find that can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
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20) Repair/Maintain, Evaluate -  Fascia/soffit boards were damaged or deteriorated in at least one area. Recommend evaluation of all fascia areas and repairs made as necessary to help prevent precipitation and animal entry.

Be aware that most often fascia is largely not visible due to flashing materials or gutters blocking observation.
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21) Repair/Maintain, Comment -  The substructure of the porch/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.
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22) Repair/Maintain, Comment -  Horizontal cracks were observed on the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future.

Horizontal cracks are usually found due to pressure on the exterior of the home. Recommend correcting and ensuring that exterior grading of soil and/or paved areas slope so as to direct water away from the home.
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23) Repair/Maintain -  Damp proofing was peeling off/deteriorated. Recommend having it re applied to help provide additional protection against moisture intrusion.
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24) 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.
25)   -  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.
Kitchen / AppliancesTable of contents
26) Repair/Replace, Evaluate -  Countertops are loose or damaged/deteriorated in one or more areas. A qualified contractor should evaluate and repair or replace countertops as necessary.
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27) Repair/Replace -  Shelving or other components are missing from one or more cabinets. Missing shelving and/or components should be replaced, and by a handyman if needed.
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28) Repair/Maintain -  Microwave door/handle was cracked. Recommend repair or replacing.
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29) Repair/Maintain -  Vinyl flooring was damaged and/or deteriorated in one or more areas. Recommend replace or repair the damaged flooring to help protect the flooring and for aesthetic reasons.
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30) 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.
31) 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.
Electric service and Branch WiringTable of contents
Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Service voltage (estimated): 120/240
Location of Main Service Switch: Basement
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 100
Branch circuit wiring type: Non-metallic sheathed
32) Safety, Repair/Replace, Evaluate -  In the main 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.
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33) Safety, Repair/Replace, Evaluate -  This property has "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation may become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

Some energized knob and tube wiring was found during the inspection. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob and tube type, or to determine what percentage of the knob and tube wiring is energized vs. abandoned. A qualified electrician should evaluate this wiring and make repairs or replace wiring as necessary.

Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Recommend that the client(s) consult with their insurance carrier regarding this.

https://homeinspectionsinohio.com/knob-and-tube-wiring-explained
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34) Safety, Repair/Replace, Evaluate -  Multiple 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.
35) Safety, Repair/Replace, Evaluate -  Sections of wiring that were 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.
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36) Safety, Repair/Replace, Evaluate -  Wire splices were exposed due to not being contained in a covered junction box or in a box that had no cover. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes and/or cover plates where needed to contain wiring splices.
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37) Safety, Repair/Replace, Evaluate -  One light fixture(s) was/were loose or installed in a substandard way. Recommend repairs as necessary so light fixtures are securely mounted.
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38) 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.
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39) Safety, Repair/Maintain, Monitor -  Knob and tube wiring was supporting HVAC ductwork.

The weight and movement of HVAC ducts can put stress on the wiring, potentially causing insulation wear, exposed wiring, or short circuits, increasing the risk of electrical hazards.

Recommend that the HVAC ductwork be properly supported by appropriate hangers or brackets designed for this purpose.
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40) Safety, Repair/Maintain -  This property had at least one fuel burning appliance, and no permanently installed carbon monoxide alarms are visible. This is a safety hazard. Recommend installing carbon monoxide alarms as necessary and as per the manufacturer's instructions.

An insufficient number of smoke alarms were installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom.
41) Safety, Minor Defect -  Cover plates were missing for one electric box(s), such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. Cover plates should be installed where missing.
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42) Safety, Minor Defect -  Cover plate(s) were broken at one electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be replaced where necessary.
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43) 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
44) 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
45) 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.
Heating and coolingTable of contents
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: N/A Not Present
Distribution system: Sheet metal ducts
Manufacturer(s): Armstrong
Filter location: In return air duct next to furnace
46) Safety, Repair/Maintain -  Significant amounts of debris, dirt and/or dust are visible in sections of supply and/or return air ducts. This can be an issue, especially for those with allergies or respiratory problems. At a minimum, the visible debris should be cleaned or hire a duct cleaning company clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.epa.gov/iaq/pubs/airduct.html
47) Major Defect, Repair/Replace -  The furnace and air conditioner condenser was missing. Recommend replacing.

116 a/c and furnace
118 a/c
48) Repair/Replace, Evaluate -  The furnace did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.

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49) Repair/Replace -  One air supply duct(s) was broken or disconnected. Increased moisture levels in unconditioned spaces and higher energy costs may result. Recommend repairs as necessary.
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50) Minor Defect, Maintain -  Gaps in the air supply ducts was found. Recommend sealing as needed for better efficiency.
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51) Maintain, Evaluate -  The last service date of the heating and cooling systems appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary prior to closing. This servicing should be performed every few years in the future, or as per the contractor's recommendations.
52) 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.
53) Monitor, Comment -  Dents were observed in hvac duct work.
Recommend monitoring and repairs as needed.
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54) 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.
55) Comment -  Image(s) of furnace
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Plumbing, Toilets, Water HeaterTable of contents
Location of main water shut off: Basement
Location of main water meter: Basement
Location of main fuel shut off: Exterior
Water service: Public
Service pipe material: Polyethelene
Apparent supply pipe material(s): Copper, CPVC, PEX
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic, Cast iron
Estimated Year of water Heater: 2011,2011
Type: Tank
Energy source: Electricity
Capacity (in gallons): 40
Manufacturer: General Electric
56) Repair/Maintain, Evaluate -  Vinyl flooring in one "wet" area was damaged and/or deteriorated. The wooden subfloor below may be damaged by water intrusion. Recommend replace or repair the damaged flooring.
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57) Repair/Maintain, Comment -  Organic growth /mold like substance observed. Unable to determine type of growth without lab testing. Mold growth in a shower/tub is a common occurrence. Typically these areas can easily cleaned. If you are concerned then consider evaluation/ testing.

To help reduce moisture levels be certain to use shower fan during use and for several minutes after use of the shower.
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58) Repair/Maintain -  Leak observed at a water supply line. Recommend repair.

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59) 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.
60) 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."
61) 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.
62) Comment -  Your main water meter and main water shut off location.
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63) Comment -  Image of water heater and data plate
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Fireplaces, woodstoves and chimneysTable of contents
64) Safety, Repair/Replace, Evaluate -  The masonry chimney's terracotta flue tiles were cracked, damaged or had gaps between sections. This is a fire hazard since these cracks can become much wider when the flue tiles are hot. Recommend having a qualified chimney service contractor evaluate and make repairs as necessary. Because of this damage, also recommend that the chimney service contractor perform a Level 2 inspection as per the National Fire Protection Association (NFPA) guidelines.
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65) Safety, Repair/Replace -  Chimney flue(s) did not have a screened cover installed. Screened covers prevent the following:
  • Fire hazard from wood fire sparks and embers exiting flues
  • Wildlife (birds, rodents, raccoons, etc.) entering flues
  • Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
  • Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles

Recommend installing screened cover(s) where missing. Screens should have holes 1/4 inch or larger.
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66) Repair/Replace, Evaluate -  The masonry chimney crown was cracked/had gaps and should be evaluated and repaired. The crown is meant to keep water off of the chimney structure. The chimney can be damaged by wet masonry going through freeze-thaw cycles. A properly constructed chimney crown should:
  • Be constructed using either pre-cast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
  • Be sloped down from the flue
  • Overhang the edges by 2 inches
  • Not directly contact the flue liner (if installed), and this gap should be filled with flexible caulk
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67) Repair/Maintain, Evaluate -  Spalling/cracked brick was observed. Recommend evaluation and repair to prevent further deterioration.
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68) Evaluate, Comment -  Fireplace was closed off. Recommend asking seller regarding the condition of the fireplace. Always have the chimney professionally inspected prior to any use.
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69) Comment -  It is impossible for a home inspection to determine with any degree of certainty whether the flue is free of defects. Also unable to determine the type of mortar used. In the 1990's it became standard for non-water soluble mortar be used.

In accordance with recommendations made by the National Fire Prevention Association (NFPA) it is recommended to have all chimneys inspected before buying a home, you should have a Level II inspection of the chimney flue prior to close of escrow. The typical fireplace inspection by a home inspector is not a Level II inspection.
70) Comment -  All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
71)   -  The fireplace was blocked by insulation. Unable to fully evaluate. Recommend asking the sellers regarding operation of fireplace or ask of them to demonstrate that it operates
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Insulation material: Fiberglass roll or batt
Pier or support post material: Bearing wall
Beam material: Built up wood
Floor structure above: Solid wood joists
72) Safety, Repair/Maintain, Evaluate -  The exposed facing on insulation was flammable, as indicated by the warning statements printed on the facing. Flammable facing should be located towards an interior surface and covered with a nonflammable material such as sheetrock to prevent the spread of fire.

Recommend improvement. Sometimes simple removal of the facing is all that is needed
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73) Safety, Repair/Maintain -  Stair tread was damaged/loose. Recommend evaluation and repair for safety reasons.
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74) Repair/Replace, Evaluate, Monitor -  Evidence of prior water intrusion was found in at least one section of the basement. For example, water stains and/or efflorescence on the foundation or floor, water stains at bases of support posts, etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the basement. The inspector is unable to determine how much water may enter in the future. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.
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75) Repair/Replace, Evaluate, Comment -  Organic growth /mold like substance observed. Unable to determine type of growth without lab testing. Recommend evaluation/ testing.
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76) Repair/Replace, Evaluate -  Areas of elevated moisture levels or wet areas were found in section(s) of the basement. Accumulated water is a conducive condition for wood destroying insects and organisms and though common, should not be present in the basement. Finished walls, fixtures, etc restrict observations. Recommend evaluation and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.
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77) Repair/Replace, Evaluate -  Area of damaged subflooring observed. Recommend evaluation of moisture intrusion and repair of damaged sections.
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78) Repair/Maintain, Evaluate -  Observed one cracked joist. Recommend evaluation and repair to help ensure proper support. A typical repair is sistering.
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79) Repair/Maintain, Evaluate -  Stains were observed in some areas of the subflooring. No elevated levels of moisture were detected. Recommend evaluation by a qualified contractor and repairs as necessary. At minimum monitor.
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80) Minor Defect, Maintain -  Some deterioration located on joists and beams. Checking pattern indicated it is caused by excessive moisture. Damage was not structurally significant. Recommend keeping area dry and monitoring.
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81) Monitor -  Moisture stains observed on block foundation wall. This is common for this type of foundation. Excessive moisture not present.

Monitor and maintain proper grading, gutters and downspouts.
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Interior roomsTable of contents
82) Safety, Repair/Replace, Evaluate -  This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. Numerous areas of the paint found in and around this structure are in poor condition (peeling, flaking, etc.). Recommend consulting with a qualified industrial hygenist to determine the safest and most cost-effective action to take regarding the paint. Testing and/or abatement may be necessary.
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83) Repair/Replace, Evaluate, Comment -  Organic growth /mold like substance observed. Unable to determine type of growth without lab testing. Recommend evaluation/ testing.
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84) Repair/Replace, Evaluate -  Stains/bubbling and/or elevated levels of moisture were found in one ceiling area(s). The stain(s) appear to be due to plumbing leaks. A qualified contractor should evaluate and repair as necessary.

Areas were: 118 dinning room
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85) Repair/Replace, Evaluate -  Wood flooring in one area(s) was worn, damaged and/or cupping. Recommend having a qualified contractor evaluate and refinish wood flooring as necessary.
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86) Repair/Replace -  The exterior entrance door was damaged and/or deteriorated and should be repaired or replaced.

Side door
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87) Repair/Maintain -  Damage/cracks were found in walls in areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
Areas:
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88) Repair/Maintain -  Glass in window(s) was /were cracked/broken. Recommend replacing glass where necessary.
Location(s): Stairwell
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89) Repair/Maintain -  At least two interior door(s) were damaged and/or deteriorated and should be repaired or replaced.
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90) Repair/Maintain -  Multiple doors would not latch when closed. Recommend correction such as, aligning strike plates with latch bolts and/or replacing lockset.
91) Minor Defect, Maintain -  One door did not have a lockset installed. Locksets should be installed where missing.
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92) Minor Defect, Comment -  Windows were older with wear and tear evident by scratches, minor damage and/or by single pane glass.
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93) Minor Defect -  Smudges/dirt or excess paint/imperfections were observed in areas. Recommend repairs for aesthetic reasons.
94) Evaluate -  Past ceiling repairs observed. Recommend asking sellers regarding details.
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95) Monitor -  Stains were found in one ceiling area(s). However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain.
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96) 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.
97) 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
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Attic Inspection method: Viewed from hatch
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Cellulose loose fill
Estimated R value of Insulation: 30
Roof inspection method: Pole Camera
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof material: 15-20
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
98) 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.
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99) Maintain -  Debris had accumulated in the gutters or on top of the gutter guards. 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.
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100) Maintain -  Moss /lichen was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. Efforts should be taken to kill the moss / lichen during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various treatment products and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm

Here is an item that is easy to use, https://amzn.to/3dFidik
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101) 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
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102) 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.
103) Comment -  The insulation was of a good amount providing at least the recommended R30 for the ceilings.
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104) Comment -  Attic structure overall looked good. Recommend repairing any identified locations in need.
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105) 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.
106) 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.
107) Comment -  Generally the roof covering was in useful condition. Be certain to have the concerns identified evaluated prior to closing.
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108) Repair/Maintain, Evaluate -  Rust or corrosion was found on sections of gas pipe and/or fittings. This may cause leaks if present for a long period of time. If deeply rusted, then qualified plumbing contractor should evaluate and repair as necessary.

At a minimum reduce the moisture surrounding the pipe consider applying a protective paint to protect the pipe from deterioration.
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Sewer Line ScopeTable of contents
109) Comment -  A sewer scope was requested of the main drain line from house to city or private sewer connection. Sewer line scope is done from the clean out towards the city connection or if the system is on a septic system, then to the septic tank.
From the inside view of a line, offsets, root growth, blockage, breaks can be found. It is not possible to determine if leaks absolutely exist due to viewing from the interior and not on the exterior of the pipe nor is it possible to determine the thickness/strength and longevity of pipes, especially cast iron.
Distance measurements of findings are estimates. Distance can also be limited by the length of scope and location of cleanouts.
Pipe material identification is not within the scope of the inspection. We are looking at function.
It is recommended that concerns identified be repaired and further evaluated as needed before closing as some conditions (such as root growth or scale) can conceal other issues.

Not all issues require digging and replacing pipes. Often an issue such as an offset or crack can be repaired by relining a pipe by use of CIPP. What is CIPP https://homeinspectionsinohio.com/what-is-cured-in-place-pipe/
http://www.environmentalconsultantsofohio.com/sewer_line_problem
110) Comment -  Due to no running water, the sewer scope was not completed.


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