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Habitation Investigation

http://www.homeinspectionsinohio.com
(614) 413-0075 · (937) 205-4758
Inspector: Jim Troth
License # OHI.2019004409
Expiration 08/07/2025

Summary

Client(s):  Church Sample Report
Property address:  Columbus OH 43228-2123
Inspection date:  Wednesday, July 13, 2022

This report published on Thursday, September 1, 2022 1:38:57 PM EDT

This is a summary of a home inspection performed on the property. It is recommended that the entire report be read.



Exterior and Foundation
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.
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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.
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9) Repair/Replace, Evaluate - Trim/frame at the exterior of an entrance door was deteriorated. Recommend repairs as needed.
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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.
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11) Repair/Replace, Evaluate - Benches had areas of deterioration. Recommend evaluation and repair or replacement of components as necessary.
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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.
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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
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Attic/Roof
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.
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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
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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.
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Electric service and Branch Wiring
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.
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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
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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.
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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.
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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
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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.
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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.
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Heating and cooling
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/
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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.
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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.
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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.
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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.
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Plumbing, Toilets, Water Heater
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.
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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.
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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.
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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/
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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
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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.
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Fireplaces, woodstoves and chimneys
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.
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Basement
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.
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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
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102) Repair/Replace - Window/frame for basement window was rusted/deteriorated significantly. Recommend evaluation and correction.
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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
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Kitchen / Appliances
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
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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.
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Interior rooms
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
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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
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117) Repair/Replace, Evaluate - Damaged floor area observed in room 147. Recommend evaluation and repair as necessary.
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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
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