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

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

3) Comment -  The basement had fixed coverings such as walls and or ceilings. If excess moisture is present for long enough lengths of time mold is a possibility. Fixed coverings limit the amount of observable areas. It is beyond the scope of a home inspection to tear open areas to expose concealed spaces.

Be aware that mold is naturally occurring and that "mold free" areas are not naturally occurring. If you have a concern about mold consider having a mold air samples and swab samples taken to help determine if elevated levels of mold exist.

Coverings also prevent direct observation of foundation.

4) Comment -  Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Many areas couldn't be evaluated. Recommend asking sellers to clear areas for evaluation.

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

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

6) Comment -  This is a reminder that inspections are not code inspections, zoning checks nor a check for permits. Most buildings more than only a few years old are not up to current codes due to codes changing over time. It is normal and expected for homes and buildings not to be "up to code". Codes themselves are subject to locations and interpretation.

Inspections are also not a pest/rodent inspection. Nor do we identify all the tiny openings that they can enter. It is not uncommon for critters to move into buildings when weather gets colder and/or there are food sources available. Keep food sources away and monitor always.

It is recommended that you get estimates for repairs prior to closing to fully understand the costs involved. Cost estimates are not part of the inspection. Our inspectors do not provide repairs so any estimate provided is very rough if given and should not be relied on due to large variations from contractors and materials.

Life expectancy of materials, appliances and systems is outside the scope of the inspection. Any information regarding this should not be relied upon due to variations of opinions from contractors and materials.

7) Comment -  Issues that are considered cosmetic are not the goal of this report. For example, holes, stains, scratches, unevenness, not perfectly level or square, missing trim, paint and finish flaws or odors. It is not the intent of this report to make the house new again. Any mention of cosmetic is done as a courtesy or because of request.

Home inspections and inspection reports are not a guaranty of future performance or future functionality. The inspection company is not responsible for failure to properly maintain the property or damage that occurs or uncovered after taking possession.

8) Safety, Repair/Maintain, Evaluate -  Trip hazards was/were found in sidewalk and/or patio sections 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 and to seal up cracks to help prevent further cracking.

9) Safety, Repair/Maintain, Evaluate -  Walkways/driveway have settled. Recommend evaluation and repair. Consider slab jacking as a repair method to ensure proper slope away from the home and to help remove any trip hazards.

Article explaining slab jacking https://homeinspectionsinohio.com/understanding-slab-jacking-a-cost-effective-solution-for-sunken-concrete/

10) Repair/Replace, Evaluate -  The driveway had significant cracks and/or deterioration in areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.

11) 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.

12) 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.

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

14) Repair/Replace, Evaluate -  Rot/damage was found in one area(s) on soffit boards. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten/damaged wood.

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

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

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

17) Repair/Maintain, Maintain, Monitor, Comment -  Substance found adhered to exterior brick veneer.
Recommend removal

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

19) 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.

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

21) Repair/Maintain -  Downspouts were not connected to another section correctly. 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 home.

22) Repair/Maintain -  Indications of gutters leaking. 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 repairing gutters where necessary.

23) 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.

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

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

26) 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.

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

28)   -  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.

29)   -  Splash guard missing

30) Repair/Replace, Evaluate -  The dishwasher was inoperable. The client(s) should ask the property owner(s) about this, and if necessary, the dishwasher should be replaced, or a qualified appliance technician should evaluate and repair.

Basement dishwasher

31) Repair/Maintain, Evaluate -  No water nor ice was dispensed from the refrigerator door. The client(s) should ask the property owner(s) about this. Repairs may be necessary for these features to work.

32) 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.

33) 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.

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

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

35) Safety, Repair/Replace -  One smoke alarm was/were damaged, deteriorated and/or missing from their mounting brackets. Damaged and/or missing smoke alarms should be replaced as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom.

36) Safety, Repair/Maintain -  The main disconnect was locked / had no access to. This is a safety hazard if there is an electrical emergency. Recommend ensuring that is accessible to shut off power.

37) Safety, Repair/Maintain -  The contact points inside the receptacle were worn out, or the outlet face was loose. This was evident when the inspector's outlet tester would not stay plugged in. Over time, the internal contact points in a receptacle(s) can become worn out. the worn-out contact points can cause an arc or become a fire hazard. Recommend replacing as needed to help ensure snug connections.

38) 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.

39) 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.

40) Safety, Comment -  The plug for an electric dryer was a 3 wire system. Newer types of dryers have 4 wire plugs for increased safety. There is no requirement to upgrade the outlet. Here is information to convert dryer cord from 4 prong into 3 prong.

https://www.thespruce.com/convert-4-prong-dryer-cord-to-3-prong-outlet-1821521

https://www.finehomebuilding.com/2021/01/15/do-dryers-need-three-or-four-pronged-cords?fbclid=IwAR04oxUZ2FuLjY5K9R2BR4XDR2DrQ_gVvR-XsK1HTOG8edA6lh80qKg4smg

41) Repair/Maintain -  Light switch did not operate correctly or was damaged. Recommend replacing.

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

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

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

46) 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.

47) Repair/Maintain, Evaluate -  At least one air supply register(s) had weak air flow, or no apparent flow, and may result in an inadequate air supply for heating/cooling. Recommend asking the property owner(s) about this. Adjustable damper(s) in ducts may exist and be reducing the flow. If dampers exist, then they should be opened to attempt to improve the air flow. If the property owner(s) are unaware of such dampers, or if adjusting dampers does not improve the air flow, then a qualified heating/cooling contractor should evaluate and repair or make modifications as necessary.

48) Repair/Maintain -  Vegetation such as trees, shrubs and/or vines are too close to the outdoor condensing unit. Standard building practices require that there be at least 12 inches of clearance (24 inches is preferred) on all sides and at least four to six feet above. Inadequate clearances around the condensing unit can result in reduced efficiency, increased energy costs and/or damage to equipment. Vegetation should be pruned and/or removed as necessary to maintain these clearances.

49) 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.

50) Maintain, Comment -  The estimated useful life for air conditioning compressors is 8 to 15 years. This unit was at this age range. Recommend regular maintenance to help ensure long life.

51) 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.

52) Monitor -  Rust/moisture stains observed under/in/on the furnace cabinet. Active leaking did not occur during time of inspection. Recommend monitoring for leaks from condensation.

If leaks do develop then get it evaluated and repaired to help prevent rusting/deterioration of the furnace.

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

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

The air conditioning was operating within that range. The temperature difference was 20 degrees F.

55) 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.

56) Comment -  Image(s) of furnace

57)   -  Image(s) of condenser.

58) Safety, Repair/Maintain -  The faucet was reverse-plumbed, where hot water flows when what should be the cold water faucet is operated, or when the single faucet is set to the cold setting, and visa versa. Recommend correcting to help prevent accidental scalding.

59) 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.

60) Repair/Replace, Evaluate -  Corrosion was visible at meter and/or on water service supply pipes. Leaks may result because of this. A qualified plumber should evaluate and replace water supply components as necessary.

61) Repair/Replace, Evaluate -  Pin holes and/or corrosion were visible in at least two area(s) of copper water supply pipes. Leaks may result because of this. Recommend evaluate and replace water supply components as necessary.

Was not actively leaking at time of inspection.

62) Repair/Maintain, Evaluate -  The master bathroom, basement and/or upstairs hall bathroom toilet was loose. Recommend removing the toilet for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

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

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

64) 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.

65) 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.

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

67) Repair/Maintain -  Tub stopper mechanism needed adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so that stoppers open and close easily.

68) 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.

69) Monitor -  Stains observed on pipes and/or fittings, apparently from past leaking. Active leaking not observed. Recommend monitoring. Also consider further evaluation to help ensure against leaks.
Location(s)- upstairs hall bath

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

71) 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.

72) 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."

73) 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.

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

75) Comment -  Your main water shut off location.

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

77) Comment -  Image of water heater and data plate

78) Maintain -  Rust observed on the chase cover/crown. Recommend applying a rust inhibiting paint to prevent further deterioration.

79) Serviceable, Comment -  One gas fireplace/ valve operated as designed to.

Video on how to light a ventless fireplace http://homeinspectionsinohio.com/videos/ (Near bottom of page)

80) 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.

81) 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.

82) Comment -  The gas fireplace and/or stove did not respond when the controls were operated. This may be due to the pilot light being turned off, the gas supply being turned off, or any number of other reasons. As a result, these appliances were not fully evaluated. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections. Recommend consulting with the property owner(s) as to how the fireplace(s) and/or stove(s) operate, and/or having a gas appliance contractor evaluate and repair if necessary.

83) Safety, Repair/Maintain -  Stairs with more than two risers had no handrail installed. This is a safety hazard. Handrails should be installed and be graspable handrails that your hand can completely encircle at stairs where missing.

84) Repair/Replace, Evaluate -  Stains were located at band board area. No damaged located. Recommend evaluation and correction to stop moisture intrusion and to help prevent deterioration of band board, sill plate and/or sub flooring.

85) Minor Defect, Maintain, Comment -  Minor cracks were found in the concrete slab. However they don't appear to be a structural concern and no trip hazards were found. This is common for large sections of cement. Recommend sealing to help prevent water infiltration and for aesthetic reasons.
https://homeinspectionsinohio.com/concrete-floor-cracks-normal

86) 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.

87) Comment -  The basement had fixed coverings such as walls and or ceilings. If excess moisture is present for long enough lengths of time mold is a possibility. Fixed coverings limit the amount of observable areas. It is beyond the scope of a home inspection to tear open areas to expose concealed spaces.

Be aware that mold is naturally occurring and that "mold free" areas are not naturally occurring. If you have a concern about mold consider having a mold air samples and swab samples taken to help determine if elevated levels of mold exist.

Coverings also prevent direct observation of foundation.

88) Comment -  Sump pump operated as designed when tested.

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

89) Comment -  Be aware that back up systems are not tested. Often due to alarm systems. Recommend asking sellers to verify operation and/testing once you occupy the home.

90) Repair/Replace, Evaluate -  Elevated moisture or wet areas was found in one section(s) of the crawl space. 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.

91) Repair/Replace, Evaluate -  Evidence of mouse/critter presence was found in areas. Be aware the critters do roam about and may not be visible in all areas and that rodent inspections are out of the scope for home inspectors. Mention is done out of courtesy and does not mean a rodent inspection was in any way performed. The presence of critters can also be an indication of gaps/openings allowing entry. These gaps/openings are often not visible due to insulation and locations. Recommend evaluation, corrections, estimates and removal by licensed animal/pest control company.

Areas observed:

Article on the commonness of mice/critters in homes, https://homeinspectionsinohio.com/i-think-theres-a-squirrel-in-my-attic-what-do-i-do/

92) Repair/Maintain, Evaluate, Monitor -  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.

93) Minor Defect, Maintain, Comment -  Minor cracks were found in the concrete slab. However they don't appear to be a structural concern and no trip hazards were found. This is common for large sections of cement. Recommend sealing to help prevent water infiltration and for aesthetic reasons.
https://homeinspectionsinohio.com/concrete-floor-cracks-normal

94) 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.

95) Comment -  No ventilation, no pipe insulation and no floor insulation is all ok as long as the crawl remains open to the basement. If the crawl space becomes sealed off from the conditioned basement consult a contractor.

96) 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.

97) Comment -  General views of the crawlspace.

98) Repair/Replace, Evaluate -  Stains and elevated levels of moisture were found in one ceiling area(s). The stain(s) appear to be due to roof leaks. A qualified contractor should evaluate and repair as necessary.

Areas were: Garage

99) 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:

100) Repair/Maintain -  Two doors would not latch when closed. Recommend correction such as, aligning strike plates with latch bolts and/or replacing lockset.

Marked with a blue dot on the latch plate

101) Repair/Maintain -  Buyer and inspector noticed an odor. Consider evaluation and tratment to remove odors

102) Minor Defect -  Door stops were missing in areas. These should be added as needed to prevent damage of interior doors and walls.

103) Maintain -  Carpeting in one or more rooms is soiled and/or stained. Recommend having carpeting professionally cleaned as necessary.

104) Monitor -  Stains were found in four ceiling area(s). 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.

basement

105) 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.

106) 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:kitchen and in garage

107) Comment -  Stored window screens were observed. Ask sellers if all window screens are accounted for.

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

109) Safety, Repair/Maintain -  The "photo eye" devices that trigger the vehicle door opener's auto-reverse feature were located higher than 6 inches from the floor. This is a safety hazard, especially for small children. Recommend relocating these devices so they are 4-6 inches or less from the floor.

110) Comment -  The automatic garage door operated.

111) Maintain, Comment -  Rubber membrane roofs require periodic maintenance typically every 4-5 years. Consider hiring a roofer to periodically inspect and do maintenance as needed.

112) 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.

113) 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.

114) Maintain -  Trees were overhanging the roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

115) Evaluate, Monitor -  Stains were visible on the roof structure in area(s). 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

116) 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.

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

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

119) 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.

120) 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.

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

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