License number is OHI.2023005480. Expiration is 09/26/2026.
Inspection Report Unofficial version!
Client(s):
Daniel Perez
Property address:
1415 Lancaster St Hidden Meadows Marietta, OH 45750
Inspection date:
Monday, September 22, 2025
This report published on Tuesday, September 23, 2025 9:59:19 PM 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.
If this report or other forms of communications are translated into Spanish or other languages we can not guaranty the accuracy of the translation.
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
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. 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.
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. 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.
7) Evaluate - Due to water belly and debris unable to visually inspect the pipe in these areas recommend after clearing/repair evaluation of this section prior to closing as needed.
8) 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.
9) Comment - It should be understood that sometimes due to extent of debris or roots found, we are unable to fully access line. We recommend further review of lines by a qualified plumbing contractor in these cases when cleared and the lines can be better accessed at that time.
10) Repair/Replace, Evaluate, Comment - The camera was unable to proceed beyond approximately 62 feet. This may be due to tightness of turns, friction, offsets, or debris. We were unable to safely proceed. Recommend having the line cleared/cleaned and further evaluated and repairs as needed prior to closing.
11) Repair/Replace, Evaluate - There was root growth present which is commonly a result of a damaged drain line or offset connections. We recommend cleaning, further review and repairs as needed.
Observed approximately 4-6, 42 feet out.
12) Repair/Replace, Evaluate - There was a debris buildup in the line. We recommend clearing/repair as needed and then reevaluation and repairs made as needed to help prevent further clogging
Approximately 10, 53 feet out.
13) Comment - Here is the link to the video that was taken for the sewer scope inspection.
14) Repair/Replace, Evaluate - There was a debris buildup in the line. We recommend clearing/repair as needed and then reevaluation and repairs made as needed to help prevent further clogging
Approximately 18 feet out.
15) Repair/Maintain, Evaluate - There was a low point in the drain line which can promote clogging. We recommend review and repairs as needed.
Approximately 17-18 feet out.
16) Comment - Here is the link to the video that was taken for the sewer scope inspection.
17) Repair/Replace, Evaluate - The sewer scope inspection could not be performed since the cleanout cap could not be removed/accessed. A qualified plumber should evaluate and repair.
Once the cap has been repaired/loosened or access is properly improved contact us so we can return to scope out the sewer line.
18) Repair/Replace, Evaluate - There was a debris buildup in the line. We recommend clearing/repair as needed and then reevaluation and repairs made as needed to help prevent further clogging
Approximately 8- 20 feet out.
19) Repair/Maintain, Evaluate - There was a low point in the drain line which can promote clogging. We recommend review and repairs as needed.
Approximately 8-20, 45-50 feet out.
20) Comment - It should be understood that sometimes due to extent of debris or roots found, we are unable to fully access line. We recommend further review of lines by a qualified plumbing contractor in these cases when cleared and the lines can be better accessed at that time.
21) Comment - Here is the link to the video that was taken for the sewer scope inspection.
22) Repair/Replace, Evaluate, Comment - The camera was unable to proceed beyond approximately 58 feet. This may be due to tightness of turns, friction, offsets, or debris. We were unable to safely proceed. Recommend having the line cleared/cleaned and further evaluated and repairs as needed prior to closing.
23) Repair/Maintain, Evaluate - There was an offset in the drain line where two pipe sections are not properly connected and there is a "lip" which can cause clogging, leaks and access to roots. We recommend further review and repairs as needed.
Observed approximately 26 feet out.
24) Comment - Here is the link to the video that was taken for the sewer scope inspection.
25) Repair/Replace, Evaluate - The sewer scope inspection could not be performed since the cleanout cap could not be removed/accessed. A qualified plumber should evaluate and repair.
Once the cap has been repaired/loosened contact us so we can return to scope out the sewer line.
26) Repair/Replace, Evaluate - There was a debris buildup in the line. We recommend clearing/repair as needed and then reevaluation and repairs made as needed to help prevent further clogging
Approximately 29, 43, 44, 53 feet out.
27) Repair/Maintain, Evaluate - There was an offset in the drain line where two pipe sections are not properly connected and there is a "lip" which can cause clogging, leaks and access to roots. We recommend further review and repairs as needed.
Observed approximately 76 feet out.
28) Repair/Maintain, Evaluate - There was a low point in the drain line which can promote clogging. We recommend review and repairs as needed.
Approximately 21-25, 43-54, 79-90 feet out.
29) Evaluate, Monitor - Inspector observed an abnormal inward bulge to the pipe at approximately 18ft there is minimal build-up in this area. Recommend a qualified plumber evaluate and determine if repairs are needed, at minimum monitor this area for separation, crack, build-up
30) Comment - Here is the link to the video that was taken for the sewer scope inspection.
31) Repair/Replace, Evaluate, Comment - The camera was unable to proceed beyond approximately 50 feet. This may be due to tightness of turns, friction, offsets, or debris. We were unable to safely proceed. Recommend having the line cleared/cleaned and further evaluated and repairs as needed prior to closing.
32) Repair/Replace, Evaluate - There was a debris buildup in the line. We recommend clearing/repair as needed and then reevaluation and repairs made as needed to help prevent further clogging
Approximately 5-11, 15 19-32, 35 feet out.
33) Repair/Maintain, Evaluate - There was a low point in the drain line which can promote clogging. We recommend review and repairs as needed.
Approximately 6 feet out.
34) Comment - Here is the link to the video that was taken for the sewer scope inspection.
35) Repair/Replace, Evaluate, Comment - The camera was unable to proceed beyond approximately 93 feet. This may be due to tightness of turns, friction, offsets, or debris. We were unable to safely proceed. Recommend having the line cleared/cleaned and further evaluated and repairs as needed prior to closing.
36) Repair/Replace, Evaluate - There was a debris buildup in the line. We recommend clearing/repair as needed and then reevaluation and repairs made as needed to help prevent further clogging
Approximately 26-31, 76 feet out.
37) Repair/Maintain, Evaluate - There was a low point in the drain line which can promote clogging. We recommend review and repairs as needed.
Approximately 24-34, 74 feet out.
38) Repair/Maintain, Comment - An area of the line appeared to be more level than desired evident by debris/build up. No significant amount of buildup nor blockage was found in this area. Recommend cleaning in the near future to help prevent clogs.
52, 65 ft
39) Comment - Here is the link to the video that was taken for the sewer scope inspection.
40) Repair/Replace, Evaluate - The sewer scope inspection could not be performed since the cleanout cap could not be removed due to risk of damage. A qualified plumber should evaluate and repair.
Once the cap has been repaired/loosened contact us so we can return to scope out the sewer line.
(The supports are loose. The drain moves too much, there is risk of damage) Recommend a qualified plumber properly support the drain pipe
Photo 40-1
IMPORTANT INFORMATION CONTINUES You should not regard this inspection and report as a guarantee or warranty of the property and its components. It is not. It is simply a report on the general condition of the property at a given point in time. Furthermore, as a homeowner, you should expect problems to occur; roofs will leak, drain pipes will become blocked, and components and systems will fail without warning. For these reasons, you should take into consideration the age of the house and its components and keep a comprehensive insurance policy current. If you have been provided with a home protection policy, read it carefully. Such policies usually only cover insignificant costs, such as that of rooter service, and the representatives of some insurance companies are very likely to charge you for a service call and then deny coverage on the grounds that a given condition was preexisting or not covered because of an alleged code violation or a manufacturers defect. Therefore, you should read such policies very carefully, and depend upon our company for any assistance and consultation that you may need. It is highly recommended that the suggested repairs, corrections, evaluations, etc be done prior to the end of your due diligence time period if possible or before closing. Evaluations and repairs can reveal issues not visible during a home inspection or beyond the scope of a home inspection.
It is beyond the scope of the inspection to confirm if the structure uses a septic or a public sewer system. Recommend confirming with seller.
Heating and Cooling systems Furnaces typically will last 15-20 years. With proper maintenance they can last longer. Air conditioners also have a typical life expectancy of 8-15 years. Heat pumps typically last 15-20 years. The estimated useful life for boiler system is 25-40 years. It is normal to have issues with systems as they age. Be sure to have regular maintenance done.
As of January 2006, air conditioning manufacturers are no longer allowed to manufacture products, or certain individual components (condensers, evaporator, compressors) for systems with less than a 13 SEER rating. As existing inventories of older efficiency style components are depleted, replacement of the A/C unit may be required in place of repairs.
Note: R22 has been the standard refrigerant used in air conditioners for many years. The problem with this refrigerant is that it is both less efficient and less environmentally friendly than R410a refrigerant. The government-mandated shift away from R22 refrigerant is an attempt to make homes more efficient and reduce the emissions of greenhouse gasses into the environment. As of 2010 R22 is no longer allowed to be used in newly-manufactured air conditioners. R-22 can not be added to current systems after Jan 2019. MO99 is a refrigerant that can be used to replace R-22. Identifying the type of refrigerant used in a system is not within the scope of the home inspection.
Crawl Spaces Crawl spaces should all be viewed periodically. Although not desirable it is common for moisture levels to be higher here than in other areas of the home. Recommend quarterly viewing so as to catch water intrusion and moisture related issues quickly.
Roof materials It is beyond the scope of the inspection to give the life expectation of roofing materials. There are many factors that effect the aging process such as color, angle, orientation, ventilation and type of material. Any mention of age is a rough estimate based upon experience and is in no way an guarantee of the actual age. We recommend asking seller if you want specific age information. It is also beyond the scope to determine if a roof has more than one layer of materials. lower layer can be concealed by drip edges and flashings.
Roofs are designed to shed water like an umbrella and are not “waterproof”. In events of wind driven rains, and periods of intense rain, water can sometimes blow into areas such as ridge vents, roof vents and valleys and present leaking conditions. This occurrence is rare, but can possibly happen in severe storm events. Unless it is raining at the time of inspection, some roof leaks may not be identified during the inspection process. As prescribed in the inspection authorization and agreement, this is a visual inspection only. Roofing life expectancies can vary depending on several factors. Any estimates of remaining life are approximations only.
Ceiling fans cannot be checked for proper mounting inside attic spaces where concealed by insulation.
The accuracy of breaker labeling is beyond the scope of the inspection.
Rodents Please be aware that inspecting for rodents is outside the scope of home inspections. If we see obvious indications of activity we will note it. If we note it that should not be taken that we conducted a pest inspection. It is also very common for mice and similar sized critters to enter all homes at sometime. Please do not be alarmed if you have such house guests at sometime.
What are Molds? Molds are simple, microscopic organisms, present virtually everywhere, indoors and outdoors. Molds, along with mushrooms and yeasts, are fungi and are needed to break down dead material and recycle nutrients in the environment. For molds to grow and reproduce, they need only a food source and any organic material, such as leaves, wood, paper, or dirt and moisture. Because molds grow by digesting the organic material, they gradually destroy whatever they grow on. Sometimes, new molds grow on old mold colonies. Mold growth on surfaces can often be seen in the form of discoloration, frequently green, gray, brown, or black but also white and other colors. Molds release countless tiny, lightweight spores, which travel through the air. Everyone is exposed to some mold on a daily basis without evident harm. It is common to find mold spores in the air inside homes, and most of the airborne spores found indoors come from outdoor sources. Mold spores primarily cause health problems when they are present in large numbers and people inhale many of them. This occurs primarily when there is active mold growth within home, office or school where people live or work. People can also be exposed to mold by touching contaminated materials and by eating contaminated foods. Molds produce health effects through inflammation, allergy, or infection. Allergic reactions (often referred to as hay fever) are most common following mold exposure. Typical symptoms that mold-exposed persons report (alone or in combination) include: Respiratory problems, such as wheezing, difficulty breathing, and shortness of breath Nasal and sinus congestion, Eye irritation (burning, watery, or reddened eyes) Dry, hacking cough, Nose or throat irritation, Skin rashes or irritation Headaches, memory problems, mood swings, nosebleeds, body aches and pains, and fevers are occasionally reported in mold cases, but their cause is not understood. Molds will grow and multiply whenever conditions are right and sufficient moisture is available and organic material is present. Be on the lookout in your home for common sources of indoor moisture that may lead to mold problems: If you suspect that you may have mold, contact a specialist.
When Things Go Wrong There may come a time that you discover something wrong with the house, and you may be upset or disappointed with your home inspection.
Intermittent Or Concealed Problems. Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets were lifted, furniture is moved or finishes are removed.
No Clues. These problems may have existed at the time of the inspection but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.
We Always Miss Some Minor Things Some might say we are inconsistent because our reports identify some minor problems but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions to purchase.
Contractors' Advice The main source of dissatisfaction with home inspectors comes from comments made by contractors. Contractors' opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement when we said that, with some minor repairs, the roof will last a few more years.
Last Man In Theory While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the "Last Man In Theory". The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether the roof leak is his fault or not. Consequently, he won't want to do a minor repair with high liability when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable.
Most Recent Advice Is Best There is more to the "Last Man In Theory". It suggests that it is human nature for homeowners to believe the last bit of "expert" advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of "First Man In" and consequently it is our advice that is often disbelieved.
Why Didn't We See It Contractors may say "I can't believe you had this house inspected, and they didn't find this problem". There are several reasons for these apparent oversights:
1. Conditions During Inspection It is difficult for homeowners to remember the circumstances in the house, at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere in the basement or that the furnace could not be turned on because the air conditioning was operating, et cetera. It's impossible for contractors to know what the circumstances were when the inspection was performed. Contractors also rarely understand the standards home inspectors are to follow.
2. The Wisdom Of Hindsight When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 inches of water on the floor. Predicting the problem is a different story.
3. A Long Look If we spent 1/2 an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems too. Unfortunately, the inspection would take several days and would cost considerably more.
4. We're Generalists We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do.
5. An Invasive Look Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform any invasive or destructive tests.
6. Taking advantage of a situation Contractors may be desperate or eager for extra work. Is is too tempting for some to attempt to get work approval asap by telling the home owner that someone else will be paying for it.
Not Insurance In conclusion, a home inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.
