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

2) Comment - Older building—We expect buildings to be built according to the standard practices and building codes, if any, that were in use at the date of construction. Older buildings often have areas or systems that do not comply with current building codes. While this inspection makes every effort to point out safety concerns, it does not inspect for building code compliance. It is common for structures of any age to have had repairs done, and some repairs may appear less than standard. This inspection looks for items that are not functioning as intended. It does not grade the quality of the repairs. In older places, the inspector reviewed the structure from the standpoint of how it has fared through the years with the materials that were used. You can expect problems to become apparent as time passes. The inspector will not be able to find all deficiencies in and around a property, especially concerning construction techniques of the past.

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

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

4) 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 buildings not to be "up to code" Codes themselves are subject to locations and interpretation.

Inspections are also not a pest/rodent inspection. It is not uncommon for critters to move in to 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.

5) 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 property new again. Any mention of cosmetic is done as a courtesy or because of request.
The inspection company is not responsible for failure to properly maintain the property or damage that occurs or uncovered after taking possession of the property.

6) Safety, Repair/Maintain, Evaluate - Stairs/walkways and/or patio sections have settled. Recommend evaluation and repair. Consider slab jacking as a repair method to ensure proper slope away from the building and to help remove any trip hazards.

7) 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.

8) Repair/Replace, Evaluate - Sidewalks and/or patios have significant cracks and/or deterioration in area(s). Recommend evaluation and repair or replace sidewalk and/or patio sections as necessary.

9) Repair/Replace, Evaluate - Trim/frame at the exterior of an entrance door was deteriorated. Recommend repairs as needed.

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

11) Repair/Replace, Evaluate - Benches had areas of deterioration. Recommend evaluation and repair or replacement of components as necessary.

12) Repair/Replace - The perimeter grading sloped towards the structure in areas and was too flat in other areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. 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. http://www.homeinspectionsinohio.com/blog/post/negative-grading

Where the site does not allow for the necessary fall away from the structure, drains or swales could be used.

13) Repair/Replace - OSB (orientated strand board) or plywood was used as an exterior covering. This is not a suitable material for exterior use due to delamination issues resulting form exterior weather. Recommend replacing or covering with suitable materials.

Also observed around window unit air and mobile air conditioners

14) Repair/Maintain, Minor Defect, Conducive conditions - At least one downspout had no extensions, or had extensions that were ineffective. 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. 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.

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

16) Repair/Maintain, Evaluate - Brick mortar was deteriorated and should be repaired to prevent further deterioration. Recommend having a qualified mason evaluate and repair as necessary. This will likely require repointing the mortar.

What is tuckpointing? https://homeinspectionsinohio.com/what-is-tuckpointing

17) 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.

18) Repair/Maintain, Evaluate - Fascia boards are 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.

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

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

Note: small cracks can be the result of normal drying and shrinking of cement and mortar along with settling.

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

21) Repair/Maintain - One or more downspout(s) were barely connected/not connected to the buried drain line. Recommend extending them to help ensure connection and proper routing of water away from the building.

22) Repair/Maintain - Drain pipe for the downspout was damaged. Recommend repairing to help ensure water is directed away from the foundation.

23) Maintain, Conducive conditions - 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, Conducive conditions - 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) Maintain, Conducive conditions - The exterior finish in some areas was failing. Recommend prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed.

26) Maintain - Recommend resealing asphalt driveway.

27) Evaluate, Comment - Weep holes did not appear to be installed in the brick/stone veneer. Weep holes are designed to allow moisture to evaporate in the event moisture gets behind the brick veneer. Recommend evaluation.

28) 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.

29) Comment - Indications of past termite treatment observed. Recommend asking sellers regarding past treatments and any warranties with the treatment.

30) - 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.

31) Major Defect, Evaluate, Conducive conditions - The flat roof surface material appears to be near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".

Flat roof had several areas of past repairs, evidence of ponding, bubbling sections and failing sealant.

32) Repair/Replace, Evaluate, Conducive conditions - Sections of flashing at the base of the chimney were deteriorated or substandard. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.

Gaps observed in sealant

33) Repair/Replace, Evaluate, Conducive conditions - Gaps were found in 2 or more roof surface seams on sections of rubber roof. These may result in leaks. Recommend evaluation and repair/sealing as necessary.

34) Repair/Maintain, Evaluate - Drip edge flashing not installed. Drip edge is used to help prevent water infiltration on to the sheathing and soffit areas. Consider installation/evaluation.

Manufacture installation instructions dictate proper edge flashing methods and types. Confirming each shingle manufacture installation requirements lies outside of the scope of a general building inspection. You should consult with a qualified roofing contractor concerning the need, cost and options of installing drip edge flashing.

35) Minor Defect, Maintain - The apron flashing (flashing at the uphill and/or downhill side of chimney) consisted of one piece of material. The flashing should be composed of two sections such as step flashing and counter flashing to enable seasonal movement.

Recommend repair/improvement to help prevent leaks, or at minimum maintain sealants.

36) 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.

37) Comment - The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life nor any guarantee of roofs age, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.

38) Comment - No accessible attic spaces were found or inspected at this property.

39) Comment - Generally the shingled roof covering was in good condition

40) Safety, Repair/Replace, Maintain - One receptacle(s) with the hot and ground reversed was found. This is a safety hazard due to the risk of shock. An electrician should evaluate and make repairs as necessary.

Room 120

41) Safety, Repair/Replace, Evaluate - One electric sub panel was mounted directly against the foundation wall without there being a wooden section between the panel and the wall. This increases the chance of moisture and rusting. Recommend evaluation and correction as needed to help ensure long life span of the panel.

42) Safety, Repair/Replace, Evaluate - Loose conductors were found in the main service panel had bare ends and were not connected to circuit breakers or fuses. This is a safety hazard due to the risk of fire if the bare conductors come into contact with other components in the panel. An electrician should evaluate and repair as necessary. For example, removing wires that aren't terminated or installing wire nuts.

East wing

43) Safety, Repair/Replace, Evaluate - Main disconnects and sub panels used older style, Edison base fuses. This type of fuse allows anyone to install incorrectly rated fuses, possibly resulting in damage to wiring. Recommend that an electrician evaluate this panel and the wiring to determine if damage has occurred, and repair or replace components and/or wiring as necessary.

44) Safety, Repair/Replace, Evaluate - One electric receptacle had reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. An electrician should evaluate and make repairs as necessary.

identified with blue dot(s) with "H&N"

Room 135

45) Safety, Repair/Replace, Evaluate - Ground fault circuit interrupter (GFCI) protection was missing in areas. An electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that areas lacking the protections are improved for increased safety.

Area(s) where missing were: exterior

If the building is older, then not having GFCI can be common and typically there are no requirements to upgrade unless there is a lot of renovation such as completely redoing a kitchen.

For information regarding GFCI's and approximate dates visit: https://homeinspectionsinohio.com/all-about-gfci-protection

46) 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.

47) Safety, Repair/Replace - Two electric receptacle(s) were broken or damaged. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace them as necessary.

Exterior

48) Safety, Repair/Replace - Waterproof cover(s) over one electric receptacle was damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.

49) Safety, Repair/Maintain, Evaluate, Monitor - Rusting/corrosion observed in electric panels, this usually indicates past moisture intrusion or high humidity levels. Recommend evaluation by an electrician of any corroded wires and breakers, correction of any water entry points and monitoring especially after rains.

First shut off, furnace room
Transfer case
Panel A, boiler room

50) Safety, Minor Defect - Cover plates were missing for one or more 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.

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

52) Repair/Maintain, Evaluate - Damaged outdoor lighting. Recommend evaluation and repair/replacement as necessary.

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

54) Comment - The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; 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.

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.

55) Comment - As smoke detectors age they have a higher possibility of failure. Consider installing new detectors in the building 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, each level of the building, and in each area. 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.

56) Safety, Repair/Replace, Evaluate - What appears to be asbestos was visible on some boiler lines. It was significantly deteriorated in some areas, and if it is asbestos, it may pose a health hazard and require abatement. Recommend having this material tested at a qualified lab. If the material is found to contain asbestos, recommend consulting with a qualified asbestos abatement contractor or industrial hygenist. For information on asbestos hazards in the building, visit https://www.cpsc.gov/safety-education/safety-guides/home/asbestos-home

Blog post regarding asbestos https://homeinspectionsinohio.com/about-asbestos/

57) Safety, Repair/Maintain, Evaluate - The last service date of the heating system 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 one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future.

58) Safety, Repair/Maintain, Evaluate - Rusted gas exhaust pipe. Recommend repair/maintenance to help prevent further deterioration infiltration and to help ensure all exhaust gases are directed to the exterior of the building.

59) 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.

3B

60) Repair/Replace, Evaluate - The boiler 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 contractor evaluate and make repairs if necessary.

61) Repair/Replace, Evaluate - The circulation motor/pump for the boiler was inoperable, damaged and or leaking. A qualified HVAC contractor should evaluate and make repairs as necessary.

62) Repair/Replace, Evaluate - One or more air ducts were rusted,damaged or deteriorated. A contractor should evaluate and make permanent repairs as necessary to help ensure proper air movement.

63) Repair/Replace, Comment - Unable to test HVAC for the Sanctuary due to locked thermostats.

64) Repair/Replace - Two boiler supply valves were leaking. The valves should be replaced.

65) Maintain, Evaluate - The inspector was unable to determine the last service date of the boiler or it was more than one year ago. 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 one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary.

This servicing should be performed every year in the future, or as per the contractor's recommendations.

66) Maintain, Monitor - The estimated useful life for boiler system is 25-40 years. This system appears to be at this age or older and may need replacing at any time. Recommend budgeting for repairs/ replacement.

Typically the item that needs replaced is the circulation pumps.

67) Maintain, Monitor - Fittings and/or valves for the boiler system had rust/corrosion. Recommend repairs/replacement as necessary at minimum monitoring for leaks.

68) Maintain, Comment - The estimated useful life for forced air furnaces is 15 to 20 years. This furnace was at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Periodic maintenance will help ensure continued operation.

3A(2003), 3B(2003)
2A(2002), 2B(2003)
1A(2002), 1B(2002)

69) 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.

70) Monitor - Rust/stains observed 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.

3B
2A

71) 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.

72) Comment - Be aware that window air conditioners and portable heating and cooling systems are not included in the scope of home inspections.

73) Safety, Repair/Maintain - Two faucets were 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.

Kitchen, both sinks

74) Safety, Repair/Maintain - The view port for the water heater combustion chamber was missing, loose, or improperly fitted. This is a potential fire hazard. Repairs should be made as necessary, and by a qualified contractor if necessary, to replace, reinstall or repair the flame shield view port as necessary.

75) Safety, Minor Defect - Outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed.

76) Safety, Comment - Water supply pipes in building built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

• Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
• Install appropriate filters at points of use.
• Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
• Use bottled or distilled water.
• Treat well water to make it less corrosive.
• Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

For more information visit: https://www.epa.gov/dwstandardsregulations/use-lead-free-pipes-fittings-fixtures-solder-and-flux-drinking-water

77) Repair/Replace, Evaluate, Conducive conditions - Corrosion was found on the water heater. The water heater may be failing. A qualified plumbing contractor should evaluate and replace or repair water heater if necessary.

78) Repair/Replace, Evaluate - Pin holes and/or corrosion were visible on 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.

79) Repair/Replace, Evaluate - Damage/cracks were found on sections of drain and/or waste pipes. A qualified plumber should evaluate and repair as necessary.

80) Repair/Replace, Evaluate - Galvanized drain lines were corroded and had indications of past leaking and being near the end of useful life for this material. Internal corrosion and rust will reduce the inside diameter of these pipes over time (sometimes quickly), resulting in reduced flow and eventually, leaks. Recommend evaluation and replacement where needed.

What are galvanized pipes: http://homeinspectionsinohio.com/2019/01/03/what-are-galvanized-pipes/

81) Repair/Replace, Evaluate - One drain line had substandard repairs, such as tape, sealant and/or non-standard components. A qualified plumber should evaluate and repair as necessary.

Flexible sleeve was kinked

82) Repair/Replace - The drain or waste line had a poor slope and or had low spots (bellies) in the line. Recommend corrections and repairs so that all drain lines have at least a gentle slope to help ensure proper draining and to reduce the chance of debris build up and clogs.

83) Repair/Maintain, Minor Defect - One or more outside faucets missing their handle. Recommend installing handles where missing.

84) Repair/Maintain, Evaluate, Conducive conditions - The 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

Hallway men's room

85) Repair/Maintain, Evaluate - One outside faucet leaked. For example, from the valve stem when turned on or from the spigot when turned off. Recommend repair as necessary.

Rear of building

86) Minor Defect, Comment - An expansion tank was not installed. These are recommended to help relieve pressure in water line from getting too high due to the heating of water. Too high of water pressure can result in plumbing issues such as a leaking TPR valve. Recommend checking with local plumber to determine if needed or required by the municipality.

more more informantion http://university.hotwater.com/thermal-expansion-tank/

87) Evaluate, Monitor, Comment - Cast iron and copper pipes have a life expectancy of 50-70 years, cast iron can last even as long as 100 years. Much of a building piping is normally in concealed areas and therefore not able to be inspected visually. Consider having the line scoped due to age. At minimum monitor.

88) Evaluate - Pipes were observed, however the purpose was not known. Recommend asking sellers as to the purpose of the pipes and if the system operates correctly.

Leaks observed at this location

West basement

89) Monitor, Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future and monitoring

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

90) Monitor, Conducive conditions - Stains were found on sections of drain and/or waste pipes. Recommend monitoring these areas in the future, and if leaks are found, have a qualified plumber evaluate and repair as necessary. Alternatively, the client(s) may wish to have a qualified plumber evaluate now and repair if necessary.

91) 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)-
Womens room, west wing
Hallway men's room
Kitchen

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

93) Comment - "In accordance with industry standards, we do not normally test washing machines and their water connections and drainpipes if present in the building. 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 people are 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 a size 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."

94) 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.

95) Comment - Your water meter and main water shut off location.

96) Comment - The sink drain used flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Consider replacing this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.

West wing kitchenette

97) 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.

98) Repair/Maintain, Evaluate - No metal liner was installed in the masonry chimney, and at least one gas appliance used the chimney for a flue. Standard building practices require that a metal liner be installed in masonry chimneys used to vent gas appliances. The purpose of the metal liner is to ensure a correct draft, and to prevent damage to the masonry flue from corrosive exhaust deposits and moisture in the exhaust gases. Recommend installing a metal liner.

99) Comment - It is impossible for an inspection to determine with any degree of certainty whether the flue is free of defects. In accordance with recommendations made by the National Fire Prevention Association (NFPA) to have all chimneys inspected before buying a building, you should have a Level II inspection of the chimney flue prior to close of escrow. The typical fireplace inspection by an inspector is not a Level II inspection.

100) Repair/Replace, Evaluate, Conducive conditions - 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.

101) Repair/Replace, Evaluate - The sump pump was inoperable. This is a conducive condition for wood destroying insects and organisms due to the risk of water accumulation. A qualified contractor should evaluate and repair as necessary.

Pump appeared to turn on but did not discharge water

102) Repair/Replace - Window/frame for basement window was rusted/deteriorated significantly. Recommend evaluation and correction.

103) Repair/Replace - No check valve was visible on the sump pump's discharge pipe. While not every municipality requires that one be installed, they are normally a good idea to have installed to prevent water in the discharge pipe from flowing back down into the sump tank after the pump shuts off. Recommend having a qualified contractor install a check valve. For more information on sump pump installations, visit http://www.hometips.com/cs-protected/guides/sumps.html

104) Repair/Maintain, Evaluate - Sump pump discharges in to the drain/waste system instead of being routed to the exterior. This is typically not permitted by municipalities. Recommend rerouting if necessary.

East basement

105) 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.

106) Comment - Sump pump operated however it is an older sump pump. Consider replacing or at least monitoring to help ensure continued existence of an operating sump pump.

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

108) Repair/Replace, Evaluate - One stove top burner was inoperable or did not work well. A qualified appliance technician should evaluate and repair as necessary.

Left stove, front right

109) Repair/Replace, Evaluate - The under-sink food disposal was inoperable/jammed. Repair or replace the food disposal as necessary.

110) Repair/Replace - Water damage was found in the shelving or cabinet components below the sink. Recommend evaluation and repairs as necessary.

111) Repair/Maintain, Evaluate - The dishwasher drain line was not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" was installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.

112) 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.

113) Comment - Kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Consider budgeting for replacements as necessary.

114) Safety, Comment - Asphalt-based asbestos floor tiles and plastic or vinyl-based asbestos flooring were popular in the U.S. in the 1940's - 1970's and were produced by some manufacturers (Armstrong) as late as 1980. Because of the age of the building, tiles observed may be of this type. However, they appeared to be intact and not significantly deteriorated. The client may wish to have this material tested at a qualified lab. For information on asbestos hazards in the building, visit https://www.cpsc.gov/safety-education/safety-guides/home/asbestos-home

http://www.thisoldhouse.com/toh/asktoh/question/0,,486835,00.html

115) Repair/Replace, Evaluate, Comment - Organic growth /mold like substance observed. Unable to determine type of growth without lab testing. Recommend evaluation/ testing.

Front closet/stairwell
Room 134

116) Repair/Replace, Evaluate, Conducive conditions - 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:
Hallway men's room

117) Repair/Replace, Evaluate - Damaged floor area observed in room 147. Recommend evaluation and repair as necessary.

118) Repair/Replace - Damaged ceiling/wall areas observed. Though not a structural concern recommend repairs for aesthetic reasons and for energy efficiency.

Areas:
Hallway men's room

119) Repair/Maintain, Minor Defect - One air supply register was damaged and should be replaced where necessary.

Room 134

120) Repair/Maintain, Evaluate - One ceiling fan wobbled excessively when operating. Recommend improving/ repair as necessary. For example, balancing the fan blades

Room 120

121) Repair/Maintain, Evaluate - Entry door to the sanctuary had a piece of broken glass.

122) Repair/Maintain, Comment - Glass in 7 windows were cracked/broken. Recommend replacing glass where necessary.

1 in food pantry area
3 skylights
1 in room 135
2 in room 147

123) Repair/Maintain, Conducive conditions - Window glazing putty on windows was missing and/or deteriorated. Putty should be replaced and/or installed where necessary. For more information on replacing window putty, visit: http://www.oldhouseweb.com/stories/Detailed/12216.shtml

124) Repair/Maintain - One interior door(s) was/were damaged and/or deteriorated and should be repaired or replaced.

125) Minor Defect, Maintain, Comment - Transition piece for doorway was loose. Recommend correction.

Room 136

126) Minor Defect, Comment - Windows were older with wear and tear.

127) Evaluate - One or more ceiling fans were inoperable. Recommend asking the property owner(s) about this, as it is possible that switches not found could be needed to operate it, and if necessary, having a qualified electrician evaluate and repair as necessary.

Room 131- switch for ceiling fan (presumably) was not fully installed.

Room 145

128) Monitor - Stains were found in 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.

Stage
Women's room, west wing
Room 118
West wing hall
Room 134
West wing mens restroom
Room 120
Wet wing entry to behind sanctuary

129) Monitor - Stains were found at windows however, no elevated levels of moisture were found. The stain(s) may be due to past water infiltration. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

Room 117
Office
Main hall
Room 134

130) Comment - Evidence of termite activity. Recommend asking sellers regarding treatments.

131) Safety, Repair/Maintain, Evaluate - At least on fire extinguisher had an expired safety inspection date. Fire extinguishers should be examined and safety check annually. Recommend have extinguisher checked or replaced as necessary.

132) Safety, Repair/Maintain - Interior surface of the exhaust needs cleaning. Dust and grease buildup is a fire/safety hazzard. Recommend correction/cleaning.