9) Safety, Major Defect, Repair/Replace, Evaluate -  All decks were installed in a non/substandard manner, indicated by lack of joist hangers, toe nailed connections, excessive bounce, sitting on blocks, etc.

Recommend evaluation and correction or improvement as needed to ensure safety.

Metal wrapped around the deck post is trapping water inside against the wood causing deterioration. Inspector unable to determine condition of underlying wood.
Inspector obsevred erosion at deck support posts at buildings 103, 4, 6

10) Safety, Repair/Replace, Evaluate -  Rot and/or damage was found in at least one stair tread(s). Recommend repair as necessary, replacing all rotten wood.

Stairs going up bld 100 has movement and low spot from sagging.

11) Safety, Repair/Replace, Evaluate -  Flashing is missing from above most of the deck ledger boards. This can cause moisture to accumulate between the ledger board(s) and the structure. Rot may result in this area and cause the ledger board fasteners to fail. The deck may separate from the structure in this event and poses a significant safety hazard. A qualified contractor should install flashing above ledger board(s) where necessary. For more information on installing deck ledger boards visit: https://www.decks.com/how-to/articles/attaching-a-ledger-board-for-your-deck

Ledger board is installed directly over siding. This is not recommended so as to help ensure proper attachment. Recommend evaluation and repair.

https://www.decks.com/how-to/articles/removing-the-siding-for-the-ledger-board#:~:text=In%20order%20to%20install%20the,surrounding%20the%20ledger%20board%20location.

Inspector is unable to determine condition of underlying material.

12) Safety, Repair/Replace -  Most handrail(s) at some stairs are ungraspable and are a safety hazard. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.

13) Safety, Repair/Replace -  Handrails at the stairs were loose. Recommend making repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.

Bldg 4a access

14) Safety, Repair/Replace -  No bollards or parking blocks protection from cars to stop them before hitting the deck. In several areas throughout the complex. Recommend installing as needed to limit risk of damage to the decks and possibly people.

15) Safety, Repair/Replace -  Stairs were unsafe due to a non-standard configuration, such as too-high riser heights and/or too-narrow tread depths, uneven treads/landings or sagging areas. Standard building practices call for riser heights not to exceed eight inches and tread depths to be at least nine inches but preferably 11 inches. Riser heights should not vary more than 3/8 inch on a flight of stairs. A qualified contractor should repair or replace stairs so they conform to standard building practices.

(building 100 sagging in stairs)

17) Major Defect, Repair/Replace, Evaluate -  Significant bowing/leaning and substandard repairs were found in the foundations. This is a structural concern, and an indication that movement is ongoing. Recommend hiring qualified contractors and/or engineers as necessary for further evaluation of all areas of the foundation. Such contractors may include:

• Foundation repair contractors who may prescribe repairs, and will give cost estimates for prescribed repairs
• Masonry contractors who repair and/or replace brick veneer
• Geotechnical engineers who attempt to determine if settlement is ongoing, and what the cause of the settlement is
• Structural engineers who determine if repairs are necessary, and prescribe those repairs

103, 5, 4

Due to lack of full access, water infiltration, foam board, and standing water, recommend that when you have these foundations evaluated have the other building foundations looked at as well

18) Repair/Replace, Evaluate -  Wooden timbers in retaining walls are rotten or damaged by wood destroying insects. A qualified contractor should evaluate and repair or replace wall(s) as necessary.

Bld 100 has retaining wall timbers rotting and dirt eroding.

Between bldg 4 and 3 also

19) Repair/Replace, Evaluate -  Moderate cracking was found in the foundation. This may be a structural concern, or an indication that settlement is ongoing. The client(s) should consider hiring qualified contractors and/or engineers as necessary for further evaluation of all areas of the foundation. Such contractors may include:
Foundation repair contractors who may prescribe repairs, and will give cost estimates for prescribed repairs
Masonry contractors who repair and/or replace brick veneer
Geotechnical engineers who attempt to determine if settlement is ongoing, and what the cause of the settlement is
Structural engineers who determine if repairs are necessary, and prescribe those repairs

Bldg 100, 102 and 103
Bldg 3, 4, 5 and 6

20) Repair/Replace, Evaluate -  Cracks, deterioration, leaning and/or bowing were found in retaining walls. A contractor should evaluate and repair or replace wall(s) as necessary. Recommend adding guardrails where there are high drop offs (30+ inches).

Bldg 100

Bldg 6

21) Repair/Replace, Evaluate -  The driveway is sloped towards the structure or had low spots where drain(s) should be installed. Recommend evaluation and installing drains and drain lines where necessary.

22) Repair/Replace, Evaluate -  There was deterioration observed around a catch basin. Recommend evaluation and repairs. Drain goes into an area between bldg 102 and the brick buildings. Tenant says area floods and sections of dark green grass may be from broken lines. See depression in grass and around the basin. Evaluate drainage and slope of area, preferably after rain storm.

23) 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.

Bldg 102 patio apartment c. Tenant said cracking started about 1.5 yrs ago. Said it has gone from small on one side all way across.

Patio b also had cracked patio in bldg 102

24) Repair/Replace, Evaluate -  Exterior trim / entrance doors was deteriorated/damaged in areas. 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.


Bldg 1, 3, 5, 6

25) Repair/Replace, Evaluate -  It appears that the buried drain lines are clogged/collapsed due to the lack of use of them. Consider evaluation and repair to better direct water away from the foundation.

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

Bldg 3 Bldg 4

27) Repair/Replace, Conducive conditions -  gutter(s) was/were damaged/missing. 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 replacing or repairing gutters where necessary.

Area: several throughout the complex

28) Repair/Replace, Conducive conditions -  Large tree stump was close to the structure's exterior. Wood destroying insects such as carpenter ants nest in such stumps and are more likely to infest the structure as a result. Recommend having large tree stumps within a few feet from the structure removed, by a qualified tree service contractor if necessary.

All bricks bldgs

29) Repair/Replace, Conducive conditions -  The perimeter grading sloped towards the structure in most 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.

30) Repair/Replace, Conducive conditions -  Several downspouts were dented, damaged and/or crushed. This can restrict the water flow and result in clogging and overflowing gutters. Water may accumulate around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Damaged downspouts should be repaired or replaced as needed.

All bldgs had some issues

31) 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.

All bldgs

Bldg 4 and 5 had erosion under some bricks

32) Repair/Replace -  Perimeter pavement/bricked area sloped towards structure in several 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. Recommend having repairs made as necessary so all perimeter areas slope down and away from the structure.

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

Bldg 2, 4

33) Repair/Replace -  Deck boards were damaged/deteriorated in area(s). Recommend repair or replacing as needed.

Screw sticking up on corner of deck on bldg 103

71) Safety, Repair/Replace, Evaluate -  The service drop wire insulation was frayed and/or deteriorated in areas. The utility company should evaluate and make repairs or replace wires as necessary.

Bldg 100 and 102

72) Safety, Repair/Replace, Evaluate -  In the sub panel some overcurrent protection devices were "double tapped", where 2 or more wires are clamped in a terminal that was designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. An electrician should evaluate and repair as necessary. Possible correction may include installation of a larger panel especially if all available spaces for breakers are already taken.



103I 2 pictures. 1A

73) Safety, Repair/Replace, Evaluate -  Neutral and equipment ground conductors were combined at the sub-panel. This should only occur in the main service panel, and is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel. A qualified electrician should evaluate and repair as necessary.

2c

74) Safety, Repair/Replace, Evaluate -  One section of wiring that was not terminated was found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.

101G under kitchen sink

75) Safety, Repair/Replace, Evaluate -  open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. Recommend consulting with a qualified electrical contractor to determine alternatives to grounding the branch circuits in specific areas, and for bringing the receptacles into compliance with current safety standards. Some possibilities:

(1) Establishing a grounding connection for the circuits (rewiring is at times not practical)
(2) Installation of ground-fault circuit interrupter (GFCI) protection at the branch circuits and affixing warning labels to the receptacles.
(3) Replacing the improperly installed grounding-type receptacles with a 2-prong type receptacle.

Three prong receptacles without an equipment ground that are protected by a GFCI should be labeled as such and any receptacle downstream of the GFCI as well. A qualified electrician should always provide additional information to you and complete the repairs that involve wiring.

Locations were identified with blue dot(s) with "OG"

Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:
Computer hardware
Refrigerators
Freezers
Air conditioners
Clothes washers
Clothes dryers
Dishwashers
Kitchen food waste disposers
Information technology equipment
Sump pumps
Electrical aquarium equipment
Hand-held motor-operated tools
Stationary and fixed motor-operated tools
Light industrial motor-operated tools
Hedge clippers
Lawn mowers

This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.

101g, 101I

76) Safety, Repair/Replace -  One bushing was/were missing from where wires enter holes in the main service panel. This is a safety hazard since the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install bushings where missing.

101/103 large crawlspace house panel

77) Safety, Repair/Replace -  Exposed wiring and/or bus bars exist in the main disconnect panel due to closure covers missing (slots where circuit breakers fit through the panel cover). This is a safety hazard due to the risk of shock. Closure covers should be installed where missing to eliminate exposed wiring, and by a qualified electrician if necessary..

101 and 103

83) Repair/Replace, Evaluate -  One electric receptacle(s) did not have power. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.


101I

84) Repair/Replace, Comment -  The main service 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.

1012G

96) Safety, Repair/Replace, Evaluate -  Substandard wiring was found for the water heater's power supply. Exposed non-metallic sheathed (Romex) wiring is used and is subject to damage. Both the insulation and conductors can be damaged by repeated movement or contact with objects such as stored items. This is a safety hazard for both fire and shock. A qualified electrician should evaluate and repair as necessary. Typically, flexible conduit with bushings is used in this application.

all inspected units

98) Repair/Replace, Evaluate, Conducive conditions -  One active leak was found in drain and/or waste pipes or fittings. A qualified plumber should evaluate and repair as necessary.
100

99) Repair/Replace, Evaluate, Conducive conditions -  Tile and/or grout in the shower was damaged and/or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. Recommend evaluation and correction of tile and/or grout as necessary.

Unable to determine condition of underlying material.

2c, 1A

100) Repair/Replace, Conducive conditions -  The temperature-pressure relief valve drain line is routed so as to empty into the crawl space or where it can not be easily seen. Water may accumulate in the crawl space if the valve develops a leak. Recommend re-routing the drain line so as to drain outside, to the floor or an indirect waste receptor.

One was leaking
1

125) Safety, Repair/Replace, Evaluate, Conducive conditions -  Fiberglass batt insulation was installed upside down so its vapor barrier is installed away from the interior, heated space. This creates a cavity between the interior surface and the vapor barrier where moisture can accumulate and result in conducive conditions for wood destroying insects and organisms. The inspector was unable to determine if damage to the structure has resulted because the insulation obscures these cavities.

Also, the facing on this insulation is flammable, as indicated by the warning statements printed on the facing. Flammable facing should be located towards an interior surface to prevent the spread of fire.

Recommend reinstalling this insulation or install new insulation as per the manufacturer's recommendations to eliminate the fire hazard and conducive conditions for wood destroying insects. When the old insulation is removed, the exposed structure should be evaluated for damage by wood destroying insects and/or organisms, and repairs should be made if necessary.

3, 6

126) Safety, Repair/Replace, Evaluate -  Piers or foundation footings were undermined, where soil has either eroded out from underneath, or has been excavated too close to the footing. Structural engineers typically require undisturbed soil to extend at least a foot horizontally out from the edge of footings, and then slope down no more steeply than 45 degrees. Otherwise soil may collapse from beneath the footing(s). A qualified structural engineer should evaluate and determine what repairs if any should be made. If repairs are prescribed, then a qualified contractor should perform them in accordance with the engineer's recommendations.
100

This is the building that had several additional supports installed.

127) Repair/Replace, Evaluate, Monitor, Conducive conditions -  Evidence of prior water intrusion was found in various sections of each of the crawl spaces. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the crawl space. The inspector is unable to determine how much water may enter in the future. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in 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, gravity drains and/or sump pump(s) in the crawl space.

128) Repair/Replace, Evaluate, Comment -  Additional support(s) observed being used as foundation repairs/support in a non standards way, Recommend evaluation and corrections as needed. Damaged areas not observed immediately above these areas. Recommend asking seller for details. Additional supports are often installed to reduce normal flexing of floors or in preparation for tiles floors.
Posts should be mechanically connected to the beam above to provide additional resistance against lateral displacement and to the floor (often this can not be determined).

101/103 large crawlspace

129) Repair/Replace, Evaluate, Conducive conditions -  The crawl space ventilation was substandard, or none exists. This may result in high levels of moisture in the crawl space and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.
All buildings

130) Repair/Replace, Evaluate -  Standing water / wet areas were found in sections of each of the crawl spaces. 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.

131) Repair/Replace, Conducive conditions -  The vapor barrier needs repair. Exposed soil was found in some areas of each building. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should make repairs as necessary so no exposed soil exists. Standard building practices require the following:

• The soil below the vapor barrier should be smooth and free from sharp objects.
• Seams should overlap a minimum of 12 inches.
• The vapor barrier should lap up onto the foundation side walls.

Better building practices require that:

• Seams and protrusions should be sealed with a pressure sensitive tape.
• The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.

132) Repair/Replace, Conducive conditions -  No vapor barrier was installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. Recommend installing a vapor barrier. Standard building practices are:

• The soil below the vapor barrier should be smooth and free from sharp objects.
• Seams should overlap a minimum of 12 inches.
• The vapor barrier should lap up onto the foundation side walls.

Better building practices are that:

• Seams and protrusions should be sealed with a pressure sensitive tape.
• The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.

102

133) Repair/Replace -  Insulation was missing in areas along the sill plate and the underside of the floor. Recommend installing/replacing for energy efficiency.
1, 2, 4

134) Repair/Replace -  Water supply pipes were uninsulated. Recommend insulating pipes as necessary for better energy efficiency and to help protect water pipes from freezing.

135) Repair/Replace -  Insulation was not installed under the floor in the crawl space in some areas. Recommend installing R19 or better (6" thick fiberglass batt) insulation below floor where missing for energy efficiency.

136) Repair/Replace -  The sub-floor of some of the buildings were sealed with plastic sheeting. Plastic sheeting does not allow for moisture vapor to escape. The position of the plastic sheeting creates a condition to where condensation could form. Recommend removal of the plastic sheeting and placing a vapor barrier onto the soil.

147) Safety, Repair/Replace -  Fire wall between units has openings/gaps. Recommend closing off to prevent the spread of fire if that were to ever occur
building 101

149) Repair/Replace, Evaluate, Conducive conditions -  Shingles were damaged, deteriorated and/or missing in area(s). Recommend evaluation by a roofer and replacement of any shingles in need to help prevent leaks.
4, 5

150) Repair/Replace, Evaluate, Conducive conditions -  Section(s) of metal roofing were dented and/or damaged. A qualified roofing contractor should evaluate and replace sections and/or make repairs as necessary.
100, 102, 103

151) Repair/Replace, Evaluate -  Sag/soft area was located. Recommend evaluation and repair/support as needed.
3, 6

152) Repair/Replace -  Metal roofing screws have loosened, backed out or are improperly installed. Leaks may occur as a result. Recommend repair such as reseating nails with new washers and applying sealant.
100, 102, 103 (had the most in need)

153) Repair/Replace -  The ceiling insulation's R rating was less than what's recommended for this area (at least R30). Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency.

Older homes often have R below 13 while recently built homes have higher R factors of typically 36 to 49 as result of standards changing over time.
We consider R factor of 30 to be the minimum. Adding additional insulation would be considered an upgrade and you should calculate the return on the investment as it will likely take several years to get a return.

173) Repair/Replace, Evaluate -  Seals between double-pane glass in window(s) had failed based on condensation or stains between at least one of the panes of glass. A qualified contractor should evaluate entire window and replace glass where necessary.

The client(s) should be aware that evidence of aging seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.

https://homeinspectionsinohio.com/broken-seals


101I

174) Repair/Replace -  One sliding glass door was damaged and/or deteriorated. A qualified contractor should replace door(s) as necessary.

Sliding glass door bldg 103 deteriorated