The Scope and Purpose of a Home Inspection
Purchasing property involves risk
The purpose of a home inspection is to help reduce the risk associated with the purchase of a structure by providing a professional opinion about the overall condition of the structure. A home inspection is not all encompassing, but rather a limited visual, non invasive inspection and it cannot evaluate all risk. Some homes present more risks than others. We cannot control this, but we try to help you make an informed decision on the purchase of your home.
A home inspection is not an insurance policy
This report does not substitute for or serve as a warranty or guarantee of any kind. Home warranties can be purchased separately from insuring firms that provide this service.
A home inspection is visual and not destructive
The descriptions and observations in this report are based on a visual inspection of the structure. We inspect the aspects of the structure that can be viewed without dismantling, damaging or disfiguring the structure and without moving furniture and interior furnishings. Areas that are concealed, hidden or inaccessible to view are not covered by this inspection. Some systems cannot be tested during this inspection as testing risks damaging the building. Our procedures involve non-invasive investigation and non-destructive testing which will limit the scope of the inspection. For a complete listing of what will, or will not be in the report, view the Ohio standards of practice at the following link. https://codes.ohio.gov/ohio-administrative-code/rule-1301:17-1-17
The scope of this inspection
The INSPECTOR agrees to provide professional home inspection services to the CLIENT in conformance with the standards, limitations, exceptions, and exclusions as contained in division (C) of section 4764.01 of the Revised Code, ORC Ann. 4764.01, et seq., OAC Ann. 1301:17-1-01, et seq. (“OH Standards”), and this Agreement. Although the INSPECTOR agrees to follow the OH Standards, CLIENT understands that these Standards contain limitations, exceptions, and exclusions. The inspection is non-invasive. Inspectors who perform home inspections are not required to identify or disclose a property’s concealed conditions, latent defects or cosmetic deficiencies that do not significantly affect a property’s system or part of a system’s performance for the system’s intended purpose. The inspection is limited to a visual and not a technically exhaustive examination of readily accessible components and systems as of the specific date and time that the inspection occurred.
This is not an inspection for code compliance
This inspection and report are not intended for city / local code compliance. During the construction process structures are inspected for code compliance by municipal inspectors. Framing is open at this time and conditions can be fully viewed. Framing is typically not open during inspections of finished homes, and this limits the inspection. Some houses fall out of code compliance shortly after they are built, as the codes continually change. National codes are augmented typically every three years for all of the varying disciplines. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. There are generally no requirements to bring older homes into compliance unless substantial renovation is being done or safety hazards exist.
This is just our opinion
Construction techniques and standards vary. There is no one way to build a house or install a system in a house. The observations in this report are the opinions of the home inspector at the date and time of the inspection. Other inspectors and contractors may have some differing opinions. You are welcome to seek opinions from other professionals.
Your expectations
The overall goal of a home inspection is to help ensure that your expectations are appropriate with the house you are proposing to buy. To this end we assist with discovery by showing and documenting observations during the home inspection. This should not be mistaken for a technically exhaustive inspection designed to uncover every defect with a building. Such inspections are available but they are generally cost-prohibitive to most homebuyers.
Your participation is requested
Your presence is requested during this inspection. A written report will not substitute for all the possible information that can be conveyed verbally by a shared visual observation of the conditions of the property.
How to Read This Report
Getting the Information to You
This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, you can take a quick look at our "Summary Page” and quickly get critical information for important decision making. However, we strongly recommend that you take the time to read the full Report, which may include digital photographs, captions, diagrams, descriptions, videos and hot links to additional information.
The best way to get the layers of information that are presented in this report is to read your report online (the HTML version), which will allow you to expand your learning about your house. You may notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information. The HTML version of this report may also contains streaming videos. Short video clips often contain important information and critical context and sounds that can be difficult to capture in words and still pictures.
This report can also be printed on paper or to a PDF document.
Chapters and Sections
This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin.
Most sections will contain some descriptive information done in black font. Observation narrative, done in colored boxes, will be included if a system or component is found to be significantly deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section and it may simply say “tested,” or “inspected.”
Observation Labels
All narrative observations are colored, and labeled to help you find, refer to, and understand the type of observation.
Summary Page
The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions.
Moisture & IR Testing
Where moisture meter testing is indicated in this report a Klein ET140 was used. If and when thermal imaging is required to aid in the inspection report an HTi HT-19 thermal imaging camera was used.
Summary
Attic Observations
- A-1 Attic:
Attic and roof cavity ventilation is a frequently misunderstood element of residential construction. All roof cavities are required to have ventilation. The general default standard is 1 to 150 of the attic area and ideally, this comes from at least 60% lower roof cavity ventilation and 40% upper, but this is a wild over-simplifications of the subject. As a good guiding principle the most important elements for healthy attic spaces, which are traditionally insulated and ventilated are:
- Make sure the ceiling between the living space and the attic is airtight
- Ventilate consistently across the whole lower part of the roof cavity with low, intake soffit venting
- Upper roof cavity venting is less important and if over-installed can exacerbate air migration into the attic from the living space.
- Avoid power ventilators which can depressurize the attic and exacerbate air migration from the house into the attic.
For more information, please see: Link
Kitchen Appliances Observations
- K-2 Kitchen:
No air gap noted for the dishwasher waste line but they did run a high loop. This is generally satisfactory and many jurisdictions in the state allow for simply a "high loop" installation. Contact a qualified plumber or contact your local jurisdiction code enforcement for further compliance requirements and repair as necessary.
- K-3 Kitchen:
A Range hood/microwave ductless exhaust fan was noted for the cook-top. Installation of a fan that ducts to the exterior is recommended to remove moist air and odors to the exterior. Please note that if you switch to a gas range or cooktop in the future, a fan that vents to the exterior is still not required, as long as there is some ventilation in the kitchen, but is more strongly recommended. Gas ovens produce carbon monoxide while running and should really have an exhaust vent to the exterior.
✒
- In modern construction, all kitchens require some form of mechanical ventilation but modern buildings are generally much tighter and have more precise requirements for mechanical ventilation. It was common for older kitchens to have fans that do not vent to the exterior.
Wdi Wood Destroying Insects
- RPWDO-1 Rodents, Pests and Wood Destroying Organisms:
A WDI Diagnostic inspection was conducted in conjunction with the home inspection. Signs of wood destroying insects were not present the day of the home inspection. A copy of the NPMA-33 form may be obtained when required upon request.
Applicator Kirt Fourman Lic# 163866
DM Inspection Services Lic# 113650
PO Box 275 Dayton, OH 45401
dminspserv@gmail.com
Insulation Ventilation Observations
- I-1 Interior:
During this inspection, a thermal imaging camera was used to check walls, ceilings and appliances for thermal anomalies. Thermal imaging cameras use the infrared light spectrum to build a picture based on temperature differentials. Experienced thermogrophers look for clues in these thermal images that could lead us to otherwise-concealed moisture control problems or missing air or thermal barriers. We can also use them for appliance verification. We do not use infrared for electrical inspections. In older homes, incomplete air and thermal barriers are so common, we will only report on items that look significantly deficient and which seem worthy of correction.
This service is included with our home inspection; it is limited and is not a complete thermal mapping of the house. The use of an infrared camera is well beyond the minimum standards for a home inspection. We offer this service because we know it is valuable and can help us help our clients by improving our inspection services.
Please note that this tool has limitations when done in conjunction with a home inspection. Environmental conditions at the time of inspection present limitations to the information that can be gathered during the course of a home inspection. For example, occupant behavior, the time of day, time of year and weather conditions can all impact the usefulness of the data that can be gathered.
Relevant thermal images will be included in this report. A few examples photos are provided here.
- I-2 Interior:
The eaves are lacking insulation in localized areas of the home. This will create heat transfer and reduced HVAC control of your home. Contact a qualified insulation contractor to further evaluate and insulate attic space as required.
- I-3 Interior:
Can lights are a common area for loss of conditioned air. This decreases comfort levels in the home, increases utility bills and could lead to attic moisture issues. Contact a qualified contractor to evaluate and improve as required.
Interior Systems Observations
- G-1 Garage:
The self-closing hinges on the garage occupant-door are missing. This safety device is recommend to ensure the door to the garage is closed to keep pollutants and even fire from spreading into the house. This is a requirement that has been enforced and then removed from building standards over the years. It is currently recommended considered best-practices for improved safety. Contact a qualified handyman/contractor to evaluate and repair as required.
- G-2 Garage:
The door between the garage and the house does not appear to be a rated door. Rated doors are important fire safety protection to slow a fire from spreading from the garage into the house. Garage occupant doors should have a UL listing plate for a minimum 20-minute rating. Solid wood doors at least 1 and 3/8th-inches thick are also considered to be rated for 20-minutes. Have this door further evaluated and updated as recommended by a qualified general contractor.
- EDFW-2 Electric Distribution and Finish Wiring:
Carbon monoxide alarms were found during the inspection. Be sure to check these regularly. The general standard is 1/ floor and 1 outside all sleeping areas.
- EDFW-3 Electric Distribution and Finish Wiring:
Modern standards recommend smoke alarms in all bedrooms, in all hallways outside bedrooms and at least one on each floor of the building. At the time of inspection smoke alarms were missing in all bedrooms.
- I-4 Interior:
The ends of the handrail should return to the wall to prevent clothing or accessories from catching on the end of the railing and creating a fall hazard. Contact a qualified contractor to evaluate and repair as required.
- LF-2 Laundry Facilities:
Present and functional
- MB-1 Main Bathroom:
Recently remodeled
- BB-1 Basement Bathroom:
Vanity light was not functional. This may be a result of blown bulbs or electrical issues. Contact a qualified electrician to evaluate and repair as required.
Hvac Cooling Observations
- HCFV-4 Heating, Cooling, Fireplaces and Ventilation:
The air conditioning system was tested during inspection today. I tested the system in cooling mode and it appeared to be performing as intended. Due to the age of the condenser unit I recommend having the system serviced by a professional heating and cooling contractor and have the refrigerant charge checked to ensure proper performance. Proper refrigerant change is important for the system to perform as intended and this is not visible or within the scope of a home inspection. The design life of an air conditioning system is 15-20 years. I recommend budgeting for future replacement due to the age of the unit.
- HCFV-5 Heating, Cooling, Fireplaces and Ventilation:
Plant growth near the condenser unit should be cut back. This limits air flow resulting in poor performance and possibly reduced equipment life. Contact a qualified landscape professional to evaluate and improve as required.
Hvac Heating Observations
- HCFV-2 Heating, Cooling, Fireplaces and Ventilation:
This gas forced air furnace is close to the end of its useful design life. The average service life of natural gas and propane forced air furnaces is 15-20 years. I recommend budgeting for future replacement. The risk of running a gas forced air furnace past its useful design life is that the furnace could continue to operate with a cracked heat exchanger. This is a safety hazard that can allow products of combustion to enter the supply air to the home. Furnace heat exchangers are not visible to inspection without expensive diagnostics, so it is difficult to know when the furnace could be posing a safety hazard to the occupants. I recommend having this furnace serviced and the heat exchanger inspected by a qualified heating contractor. Keep the furnace on a regular service schedule and be sure your carbon monoxide alarms are installed as required in the home.
- HCFV-3 Heating, Cooling, Fireplaces and Ventilation:
The heating and cooling system has disposable air filters installed. These should be changed quarterly or more to ensure proper airflow at the furnace. Be sure to install the filters with the arrows pointing in the same direction as the airflow in the furnace.
Structural Observations
- SB-1 Structure and Basement:
The basement is a finished space and eliminates the possibility to inspect framing, insulation, moisture barriers and other systems. During construction/renovation code inspections are conducted to insure proper building practices. Inquire with the seller or contact your local code enforcement to verify permits where pulled if done after the original home construction.
Exterior Systems Observations
- G1-4 Grounds:
Trimming vegetation away from a house is important for several reasons:
- Prevention of Damage: Overgrown vegetation can damage your house. Branches rubbing against siding or roof shingles can cause abrasion and eventually lead to damage or leaks. Roots can also damage foundations, walls, and underground pipes.
- Pest Control: Dense vegetation near your house can provide a pathway for pests like ants, termites, and rodents to enter your home. By trimming vegetation away from the house, you eliminate this bridge and make it harder for pests to access your home.
- Fire Safety: In wildfire-prone areas, keeping vegetation trimmed away from your house can help reduce the risk of fire spreading to your property. This is known as creating a defensible space around your home.
- Improving Airflow and Light: Trimming vegetation away from windows and vents can improve airflow and natural light inside your house. This can help with ventilation, reduce moisture buildup, and create a healthier indoor environment.
Trim trees 10' from the building envelope. Landscaping should maintain 12" from the exterior cladding. Contact a qualified landscaper to evaluate and trim as needed.
- G1-5 Grounds:
The fence rails are made of untreated lumber and unprotected from the elements. This will cause accelerated deterioration to the fence system. Paint or stain is recommended to extend the life. Contact a qualified painter to evaluate and repair as desired.
- ESDW-1 Exterior Siding, Doors and Windows:
Window caulk requires improvement in localized areas. Failure to properly seal windows may cause water and pest intrusion. Contact a qualified handyman/contractor to further evaluate and repair as required.
- DPB-2 Decks, Porches and Balconies:
The stair system does not have a graspable hand rail according to modern building practices. This creates a safety fall hazard, and must be corrected. Contact a qualified contractor to further evaluate and repair as required.
- DPB-3 Decks, Porches and Balconies:
The deck was built and a permit pulled thru the county in 2018. The home owner provided drawings and inspection approvals by the county verifying compliance with code at the time of construction. Other than the previously mentioned hand rail note, no other issues where found.
- DPB-4 Decks, Porches and Balconies:
The main egress stoop has settled. This creates a riser height inconsistent with modern building practices and is a trip hazard. Contact a qualified concrete professional to evaluate and repair as required.
- RCG-2 Roof, Chimney and Gutters:
The downspout on the north east corner has damage and is slightly crushed. This will restrict rain water potentially overflowing the gutter system in heavy rain storms. Overflowing gutters may lead to soil erosion around the foundation of the building. Over time this may lead to destabilizing the footings and premature foundation settlement. Contact a qualified roofing contractor to further evaluate and repair as required.
Roof System Observations
- RCG-1 Roof, Chimney and Gutters:
Excessive granular loss was noted in the roof system. Localized areas had fiberglass fibers exposed. A older patch was done around the B-vent and electrical service mast. Nails on the ridge cap are exposed and require sealant to prevent moisture intrusion in the roofing system. The roof is at the end of its serviceable life. I recommend budgeting for a replacement roof in the near future.
Electrical Observations
- ES-1 Electric Service:
The circled breaker in the picture is the main disconnect for the homes 110V branch circuit wiring.
- ES-2 Electric Service:
Overall, numerous problems were noted in the wiring system indicating older, incomplete and unreliable wiring practices. I recommend a complete evaluation of the entire electrical system by a qualified electrical contractor. Implement repairs and updates as recommended. Examples of repairs and improvements may include:
- Elimination of double lugged circuits in the electric panel
- Correction of open and running splices not contained inside electrical junction boxes.
- Correct all open grounds
- Supporting all loose wiring
- Protecting all wiring subject to physical damage
- Correcting all receptacles with reverse polarity
- Non compliant strain reliefs.
- Sub panel neutral and grounds not isolated.
These and other findings could cause electrical hazards and require a complete evaluation of the electrical system by a qualified electrician.
- ES-3 Electric Service:
Inadequate labeling of the electric panel circuit breakers was noted during inspection. This should be corrected for improved safety.
- ES-4 Electric Service:
This shows the location of the air conditioner disconnect.
- ES-5 Electric Service:
During a home or property inspection, every effort is made to inspect the visible components of the electrical system grounding. The grounding system is critical for safely discharging electrical surges, especially in the case of lightning strikes. There is no way in the context of a home inspection to verify the "effectiveness" of the grounding system as much of the system is not visible, and there are no practical tests one can perform in the way we can test a furnace or a plumbing fixture. The grounding rod and wire do not meet modern building practices. Contact a qualified electrician to further evaluate and repair as required.
- ES-6 Electric Service:
Bonding connections were noted on the water pipes.
- EDFW-1 Electric Distribution and Finish Wiring:
A representative number of receptacles and switches were tested during inspection. Any defects found during inspection are noted in this report. Only visible and accessible receptacles and switches were tested during inspection and personal items and furnishings are not moved to access any receptacles or fixtures. Inspection/testing of the electrical system can be challenging. It should be anticipated that not all defects will be discovered and that some issues found may actually not be defects at all. Tools used to verify proper wiring and function can vary wildly in reliability/consistency. The kinds of tools that could be used to confidently analyze the system and its function cannot typically be done in the context of a Standard Home Inspection. I look for indications of issues, based on the age of the home, types of wiring systems used etc, as well as personal experience and by testing with a variety of common tools. Issues identified, will be further discussed with recommendations in the electrical section below.
Plumbing Observations
- FSD-1 Fuel Storage and Distribution:
This shows the location of the gas meter on the south east corner of the home. The main shut off for maintenance purposes is circled in red.
- P-1 Plumbing:
This shows the location of the water meter at the front of the house.
- P-2 Plumbing:
This shows the location of the main water shut off located in the laundry room.
- P-3 Plumbing:
This shows the location of the sewer cleanout found during inspection - garage. 📸
- P-4 Plumbing:
No drain pan has been installed below the water heater here. A drain pan is recommended under water heaters that are located in finished spaces or where a leak could damage finishes. Where a pan does not already exist, the tricky part is providing a drain to the outside. A pan without a drain is often of limited benefit / protection. For improved protection from accidental water heater leaks, and where a drain is difficult to install, consider a pan with a moisture alarm and a flood-safe device such as this: Watts Water Heater Leak Prevention. Watts Water Heater Leak Prevention.
- P-5 Plumbing:
A temperature and pressure relief valve (TPRV) is required on all water heaters to discharge any excessive pressure within the tank. A discharge pipe should be attached to the valve and directed to a safe location away from body contact. Newer installations must be directed to the building exterior or to an approved indoor drain receptor. Most manufacturers suggest that homeowners test these valves at least once a year by lifting the lever to ensure the valve discharges properly and also recommend inspection of these safety devices every three years. The picture here shows a typical TPRV. They may also be found on the side of the heater on some models. I do not test these valves due to the possibility that they may leak after testing. A leaking or inoperative TPRV should be replaced immediately by a licensed plumber.
- P-7 Plumbing:
Testing of the plumbing system today, the water tested as too hot - 134 degrees F. This is a scald hazard. To prevent scalding, standards recommend indoor hot water temperatures do not exceed 120 degrees. There is some evidence that hot water temperatures should be greater than 130 degrees to prevent Legionnaires' disease from developing in the water heater. If this is a concern, you can heat the water in the tank to 140 degrees F and have a tempering valve installed at the hot water tank. Have this further evaluated and repaired by a licensed plumber or simply turn down the temperature as desired to eliminate a scald hazard. Please note that during inspection it is difficult to accurately test the water temperature as it can vary between fixtures. Testing is done in multiple locations during inspection and a median temperature is taken.
- AP-1 Additional Plumbing:
This building has a sump pump installed. Sump pumps are generally installed as a means of collecting and discharging groundwater that is entering a building's crawl space or basement. These are difficult systems to inspect during a one-time inspection as much depends on how critical the sump system is for keeping the space dry. Some systems are installed as prophylactic measures to provide a backup in case of other drainage failures. Other systems can be critical to keeping a space dry. It is important when buying or selling a home to learn more about or provide more information about sump systems so owners can plan accordingly. During the inspection, we make an effort to see if the pump is working and evaluate the overall quality of the installation - some comments may be noted below. If it is determined that a sump pump is critical for keeping a space dry, I would consider installing additional backup measures such as:
- This system already has a battery back-up
- Have a backup pump in case of pump failure
- Install a high water alarm to warn occupants of a failing sump system
Site Condition Observations
- G1-2 Grounds:
Discharge for the downspouts is located in the front yard. Care should be given to monitor and verify flow over time. Drain pipes are prone to clogging with tree debris transferred from the gutters.
- G1-3 Grounds:
Typical cracking in flatwork was noted. Vertical displacement was noted in the driveway. No tripping hazards currently present however maintenance is required to avoid further deterioration from moisture penetration and freeze thaw cycles. Contact a qualified contractor to further evaluate and repair as required.
General Inspector Observations
- GC-1 General Comments:
In 1978, federal laws were passed to prohibit use of lead and asbestos in building materials. Manufacturers of building materials were allowed to sell existing stocks of materials that were manufactured with lead and asbestos, so even buildings constructed as late as the mid-1980's could possibly contain lead or asbestos. Identification and testing for lead and asbestos and other environmental testing is beyond the scope of this home inspection. If you wish to seek additional information, I recommend contacting an environmental lab or industrial hygienist.
- GC-2 General Comments:
Solid conductor aluminum wiring was used in residential construction for 15 and 20-amp circuits in the 1960's through the 1970's. This wiring has proven to be problematic and a fire hazard, primarily due to problems with loose connections and metal fatigue. I looked hard to find any signs of solid conductor aluminum. There is always a chance that solid conductor aluminum wiring exists and is concealed from view. If this wiring is ever uncovered during subsequent renovation work, I recommend removal and replacement.
- GC-3 General Comments:
This home was occupied at the time of the inspection. Inspection of occupied homes presents some challenges as occupant belongings can obstruct visual inspection of and access to parts of the building. We do our best during inspection to work around belongings to discover as much as possible about the house without moving or damaging personal property, however, the presence of personal items does limit the inspection.
- G1-6 Grounds:
Please note that the storage shed was locked during inspection and inaccessible.
Unuseds
- DPB-1 Decks, Porches and Balconies:
To see a prescriptive guide for residential wood deck construction click this link:
- HCFV-1 Heating, Cooling, Fireplaces and Ventilation:
This shows the data plate from the air handler.
- P-6 Plumbing:
This shows the data plate for this water heater.
📃 The Complete Inspection Report
Grounds
Drainage and Site
Driveways/Walkways/Flatwork
Window and Stairwells
Grounds, Trees and Vegetation
Exterior Stairs
Retaining Walls
Fences
Outbuildings, Trellises, Storage Sheds, Barns
Exterior Siding, Doors and Windows
Siding and Trim
Exterior Vent and Exhaust Terminations
Eaves
Exterior Doors
Exterior Window Frames
Decks, Porches and Balconies
Wood Decks Porches and Balconies
Concrete Decks, Stoops, Landings and Porches
Water-Resistant Decks and Balconies
Electric Service
Electrical System Safety Overview
Electric Service
Electric Service Equipment
Sub Panel
Generator Equipment
Appliance Disconnects
Electrical Grounding System
Electrical Bonding System
Electric Distribution and Finish Wiring
Branch Wiring
Receptacles and Fixtures
Ceiling Fans
Smoke and Carbon Monoxide Alarm Systems
Heating, Cooling, Fireplaces and Ventilation
Heating Systems
Vents and Flues
Air Filters
Cooling Systems and Heat Pumps
Heating and Cooling Distribution Systems
Mechanical Ventilation Systems
Additional Heat Sources
Gas Fireplaces
Solid Fuel Fireplaces
Plumbing
Water Meter
Water Service Supply
Distribution Pipe
Waste Pipe and Discharge
Water Heater
Water Temperature
Exterior Hose Bibs
Additional Sinks
Interior
Floors and Floor Materials
Walls, Ceilings, Trim, Hallways and Closets
Wall Insulation and Air Bypass
Stairs and Railings
Interior Doors
Windows
Kitchen
Sinks and Faucets
Cabinets and Countertops
Disposers
Dishwasher
Ventilation Method
Ranges, Ovens and Cooktops
Refrigerators
General Kitchen Condition
Main Bathroom
General Bathroom Photos
Sinks and Cabinets
Toilet
Bathtub / Shower
Bathroom Ventilation
General Bath Condition
General Comments
Building Characteristics, Conditions and Limitations
Style of Home: Bi-Level
Type of Building : Single Family (1 story with Basement)
Approximate Square Footage: 1750
Approximate Year of Original Construction: 1970
Attending the Inspection: Listing Agent
Occupancy: Occupied
Animals Present: Yes
Weather during the inspection: Dry, Partly sunny
Approximate temperature during the inspection: 79
Ground/Soil surface conditions: Dry
For the Purposes of This Report, the Front Door Faces: West
In 1978, federal laws were passed to prohibit use of lead and asbestos in building materials. Manufacturers of building materials were allowed to sell existing stocks of materials that were manufactured with lead and asbestos, so even buildings constructed as late as the mid-1980's could possibly contain lead or asbestos. Identification and testing for lead and asbestos and other environmental testing is beyond the scope of this home inspection. If you wish to seek additional information, I recommend contacting an environmental lab or industrial hygienist.
Solid conductor aluminum wiring was used in residential construction for 15 and 20-amp circuits in the 1960's through the 1970's. This wiring has proven to be problematic and a fire hazard, primarily due to problems with loose connections and metal fatigue. I looked hard to find any signs of solid conductor aluminum. There is always a chance that solid conductor aluminum wiring exists and is concealed from view. If this wiring is ever uncovered during subsequent renovation work, I recommend removal and replacement.
This home was occupied at the time of the inspection. Inspection of occupied homes presents some challenges as occupant belongings can obstruct visual inspection of and access to parts of the building. We do our best during inspection to work around belongings to discover as much as possible about the house without moving or damaging personal property, however, the presence of personal items does limit the inspection.
Grounds
Drainage and Site
Clearance to Grade: Standard
Downspout Discharge: Below grade
Site Description: Moderate slope
Discharge for the downspouts is located in the front yard. Care should be given to monitor and verify flow over time. Drain pipes are prone to clogging with tree debris transferred from the gutters.
Driveways/Walkways/Flatwork
Driveway: Concrete
Walkways: Concrete
Patios: None noted
Typical cracking in flatwork was noted. Vertical displacement was noted in the driveway. No tripping hazards currently present however maintenance is required to avoid further deterioration from moisture penetration and freeze thaw cycles. Contact a qualified contractor to further evaluate and repair as required.
Window and Stairwells
None Noted
Grounds, Trees and Vegetation
Trees/Vegetation too near building: Yes - Prune Vegetation off House
Trimming vegetation away from a house is important for several reasons:
- Prevention of Damage: Overgrown vegetation can damage your house. Branches rubbing against siding or roof shingles can cause abrasion and eventually lead to damage or leaks. Roots can also damage foundations, walls, and underground pipes.
- Pest Control: Dense vegetation near your house can provide a pathway for pests like ants, termites, and rodents to enter your home. By trimming vegetation away from the house, you eliminate this bridge and make it harder for pests to access your home.
- Fire Safety: In wildfire-prone areas, keeping vegetation trimmed away from your house can help reduce the risk of fire spreading to your property. This is known as creating a defensible space around your home.
- Improving Airflow and Light: Trimming vegetation away from windows and vents can improve airflow and natural light inside your house. This can help with ventilation, reduce moisture buildup, and create a healthier indoor environment.
Trim trees 10' from the building envelope. Landscaping should maintain 12" from the exterior cladding. Contact a qualified landscaper to evaluate and trim as needed.
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Exterior Stairs
Exterior Stairs: See decks section of this report
Retaining Walls
Retaining Wall Material: None Noted
Fences
Exterior Fencing: Stain Or Paint The Fence - Recommended
The fence rails are made of untreated lumber and unprotected from the elements. This will cause accelerated deterioration to the fence system. Paint or stain is recommended to extend the life. Contact a qualified painter to evaluate and repair as desired.
Outbuildings, Trellises, Storage Sheds, Barns
Storage shed
Please note that the storage shed was locked during inspection and inaccessible.
Exterior Siding, Doors and Windows
Siding and Trim
Trim Material: Metal
Siding Material: Vinyl
Exterior Vent and Exhaust Terminations
Present
Eaves
Vinyl
Exterior Doors
Exterior Door Styles: Hollow core, Sliding glass
Exterior Window Frames
Window Frames: Vinyl
Window caulk requires improvement in localized areas. Failure to properly seal windows may cause water and pest intrusion. Contact a qualified handyman/contractor to further evaluate and repair as required.
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Decks, Porches and Balconies
Wood Decks Porches and Balconies
Present
Structure: Ground contact treated lumber
Ledger Board: Standard
Guardrail: Standard
Decking Material: Treated wood
Posts, Beams and Footings: Not Fully Visible
The stair system does not have a graspable hand rail according to modern building practices. This creates a safety fall hazard, and must be corrected. Contact a qualified contractor to further evaluate and repair as required.
The deck was built and a permit pulled thru the county in 2018. The home owner provided drawings and inspection approvals by the county verifying compliance with code at the time of construction. Other than the previously mentioned hand rail note, no other issues where found.
Concrete Decks, Stoops, Landings and Porches
Concrete Structure: Concrete entry
The main egress stoop has settled. This creates a riser height inconsistent with modern building practices and is a trip hazard. Contact a qualified concrete professional to evaluate and repair as required.
Water-Resistant Decks and Balconies
Water Proof Surfaces: None Noted
Garage
Garage General
Garage Type: Attached
Garage Doors and Automatic Openers
Overhead Garage Door Type: Metal
Automatic Garage Opener: Present
Garage Occupant Door: Hinges Missing, Not Fire Rated
The self-closing hinges on the garage occupant-door are missing. This safety device is recommend to ensure the door to the garage is closed to keep pollutants and even fire from spreading into the house. This is a requirement that has been enforced and then removed from building standards over the years. It is currently recommended considered best-practices for improved safety. Contact a qualified handyman/contractor to evaluate and repair as required.
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The door between the garage and the house does not appear to be a rated door. Rated doors are important fire safety protection to slow a fire from spreading from the garage into the house. Garage occupant doors should have a UL listing plate for a minimum 20-minute rating. Solid wood doors at least 1 and 3/8th-inches thick are also considered to be rated for 20-minutes. Have this door further evaluated and updated as recommended by a qualified general contractor.
Garage Floor
Garage Slab: Concrete
Garage Stairs
Garage Stairs: None noted
Roof, Chimney and Gutters
Roof Materials
Method of Roof Inspection: Walked on roof & Drone
Roof Style: Gable
Flashings, Valleys and Penetrations: Present and Visually Standard
Roof Covering Materials: Architectural grade composition shingle
Overlay Roof: No
Excessive granular loss was noted in the roof system. Localized areas had fiberglass fibers exposed. A older patch was done around the B-vent and electrical service mast. Nails on the ridge cap are exposed and require sealant to prevent moisture intrusion in the roofing system. The roof is at the end of its serviceable life. I recommend budgeting for a replacement roof in the near future.
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Chimneys
None noted
Skylights
None noted
Gutters and Downspouts
Gutter and Downspout Materials: Seamless Aluminum
The downspout on the north east corner has damage and is slightly crushed. This will restrict rain water potentially overflowing the gutter system in heavy rain storms. Overflowing gutters may lead to soil erosion around the foundation of the building. Over time this may lead to destabilizing the footings and premature foundation settlement. Contact a qualified roofing contractor to further evaluate and repair as required.
Fuel Storage and Distribution
Oil Storage
None noted
Propane Storage
None noted
Gas Meter
Present
This shows the location of the gas meter on the south east corner of the home. The main shut off for maintenance purposes is circled in red.
Gas, Propane and Oil Piping
Gas Piping Materials Noted: Steel
Electric Service
Electrical System Safety Overview
The circled breaker in the picture is the main disconnect for the homes 110V branch circuit wiring.
Overall, numerous problems were noted in the wiring system indicating older, incomplete and unreliable wiring practices. I recommend a complete evaluation of the entire electrical system by a qualified electrical contractor. Implement repairs and updates as recommended. Examples of repairs and improvements may include:
- Elimination of double lugged circuits in the electric panel
- Correction of open and running splices not contained inside electrical junction boxes.
- Correct all open grounds
- Supporting all loose wiring
- Protecting all wiring subject to physical damage
- Correcting all receptacles with reverse polarity
- Non compliant strain reliefs.
- Sub panel neutral and grounds not isolated.
These and other findings could cause electrical hazards and require a complete evaluation of the electrical system by a qualified electrician.
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Electric Service
Service Entrance: Above Ground
Meter Base Amperage: 200
Electric Service Equipment
Service Entrance (SE) conductor Size: Aluminum, #2, 100 amps
Main Panel Amperage: 60 amps
Electric Service Amperage: 60 amps
Main Electric Panel Location: Utility room
Panel Manufacturer: Murray
Inadequate labeling of the electric panel circuit breakers was noted during inspection. This should be corrected for improved safety.
Sub Panel
Sub Panel: Present
Service Conductor Size: Copper, #4, 60 amps
Sub Panel Amperage: 40 amps
Sub Panel Location: Utility room
Sub Panel Manufacturer: Murray
Generator Equipment
None noted
Appliance Disconnects
Disconnects Noted: Air Conditioner
This shows the location of the air conditioner disconnect.
Electrical Grounding System
Present - Could Not Confirm
During a home or property inspection, every effort is made to inspect the visible components of the electrical system grounding. The grounding system is critical for safely discharging electrical surges, especially in the case of lightning strikes. There is no way in the context of a home inspection to verify the "effectiveness" of the grounding system as much of the system is not visible, and there are no practical tests one can perform in the way we can test a furnace or a plumbing fixture. The grounding rod and wire do not meet modern building practices. Contact a qualified electrician to further evaluate and repair as required.
Electrical Bonding System
Bonding Noted on Water Pipes
Bonding connections were noted on the water pipes.
Electric Distribution and Finish Wiring
Branch Wiring
Wire Material: Copper
Wiring Method: Non-metallic sheathed cable
Receptacles and Fixtures
Inspection Method: Representative Testing
Electric Receptacles: Three wire receptacles
A representative number of receptacles and switches were tested during inspection. Any defects found during inspection are noted in this report. Only visible and accessible receptacles and switches were tested during inspection and personal items and furnishings are not moved to access any receptacles or fixtures. Inspection/testing of the electrical system can be challenging. It should be anticipated that not all defects will be discovered and that some issues found may actually not be defects at all. Tools used to verify proper wiring and function can vary wildly in reliability/consistency. The kinds of tools that could be used to confidently analyze the system and its function cannot typically be done in the context of a Standard Home Inspection. I look for indications of issues, based on the age of the home, types of wiring systems used etc, as well as personal experience and by testing with a variety of common tools. Issues identified, will be further discussed with recommendations in the electrical section below.
Ceiling Fans
Ceiling Fans: None Noted
Smoke and Carbon Monoxide Alarm Systems
CO Alarms: Present
Smoke Alarms: None In Bedrooms
Carbon monoxide alarms were found during the inspection. Be sure to check these regularly. The general standard is 1/ floor and 1 outside all sleeping areas.
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Modern standards recommend smoke alarms in all bedrooms, in all hallways outside bedrooms and at least one on each floor of the building. At the time of inspection smoke alarms were missing in all bedrooms.
Heating, Cooling, Fireplaces and Ventilation
Heating Systems
Energy Source: Natural gas
Heating Method: Gas forced air furnace
Manufacturer: Amana
Data Plate: 📸
Age: 1999
This gas forced air furnace is close to the end of its useful design life. The average service life of natural gas and propane forced air furnaces is 15-20 years. I recommend budgeting for future replacement. The risk of running a gas forced air furnace past its useful design life is that the furnace could continue to operate with a cracked heat exchanger. This is a safety hazard that can allow products of combustion to enter the supply air to the home. Furnace heat exchangers are not visible to inspection without expensive diagnostics, so it is difficult to know when the furnace could be posing a safety hazard to the occupants. I recommend having this furnace serviced and the heat exchanger inspected by a qualified heating contractor. Keep the furnace on a regular service schedule and be sure your carbon monoxide alarms are installed as required in the home.
Vents and Flues
Present
Air Filters
Filtration Systems: Disposable
The heating and cooling system has disposable air filters installed. These should be changed quarterly or more to ensure proper airflow at the furnace. Be sure to install the filters with the arrows pointing in the same direction as the airflow in the furnace.
Cooling Systems and Heat Pumps
Air Conditioning Present
Manufacturer: Haier
Data Plate: Shown here
System Type: Air Source
Energy Source: Electric
Age: 2006
The air conditioning system was tested during inspection today. I tested the system in cooling mode and it appeared to be performing as intended. Due to the age of the condenser unit I recommend having the system serviced by a professional heating and cooling contractor and have the refrigerant charge checked to ensure proper performance. Proper refrigerant change is important for the system to perform as intended and this is not visible or within the scope of a home inspection. The design life of an air conditioning system is 15-20 years. I recommend budgeting for future replacement due to the age of the unit.
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Plant growth near the condenser unit should be cut back. This limits air flow resulting in poor performance and possibly reduced equipment life. Contact a qualified landscape professional to evaluate and improve as required.
Heating and Cooling Distribution Systems
Heat Source in Each Room: Present
Distribution Method: Forced Air / Ducts
Mechanical Ventilation Systems
Whole House Fans, Ventilation and HRVs: No Mechanical Ventilation Found
Bath Fan Ducting: Ducted to exterior
Kitchen Fan Ducting: Range Hood/Microwave Non-vented Recirculating Air Filtration
Additional Heat Sources
Description: None Noted
Gas Fireplaces
Fireplace Types: No gas fireplaces or woodstoves noted
Solid Fuel Fireplaces
Fireplace Types: No wood burning fireplaces or appliances noted
Plumbing
Water Meter
Location of Water Meter Note
This shows the location of the water meter at the front of the house.
Water Service Supply
Pipe Material: Plastic, Copper
Pressure Reducing Valve: None noted
Main Water Shut-off Location: Utility room
This shows the location of the main water shut off located in the laundry room.
Distribution Pipe
Pipe Insulation: Not visible
Supply Pipe Materials: Copper
Functional Flow: Average
Circulation Pump: None Noted
Waste Pipe and Discharge
Waste and Vent Pipe Materials: Cast Iron, PVC
Location of Sewer Cleanout: Garage
This shows the location of the sewer cleanout found during inspection - garage. 📸
Water Heater
System Type: Tank
Manufacturer: GE
Data Plate: Shown Here
Size: 40 gal
Age: 2011
Energy Source: Gas
Straps : None Found
Pad: None Needed
Drain Pan: None Noted - Recommended
Expansion Tank: None Noted
Relief Valve: Present - Not Tested
No drain pan has been installed below the water heater here. A drain pan is recommended under water heaters that are located in finished spaces or where a leak could damage finishes. Where a pan does not already exist, the tricky part is providing a drain to the outside. A pan without a drain is often of limited benefit / protection. For improved protection from accidental water heater leaks, and where a drain is difficult to install, consider a pan with a moisture alarm and a flood-safe device such as this: Watts Water Heater Leak Prevention. Watts Water Heater Leak Prevention.
A temperature and pressure relief valve (TPRV) is required on all water heaters to discharge any excessive pressure within the tank. A discharge pipe should be attached to the valve and directed to a safe location away from body contact. Newer installations must be directed to the building exterior or to an approved indoor drain receptor. Most manufacturers suggest that homeowners test these valves at least once a year by lifting the lever to ensure the valve discharges properly and also recommend inspection of these safety devices every three years. The picture here shows a typical TPRV. They may also be found on the side of the heater on some models. I do not test these valves due to the possibility that they may leak after testing. A leaking or inoperative TPRV should be replaced immediately by a licensed plumber.
Water Temperature
Water Temperature Measured During Inspection: 125 Degrees F
Testing of the plumbing system today, the water tested as too hot - 134 degrees F. This is a scald hazard. To prevent scalding, standards recommend indoor hot water temperatures do not exceed 120 degrees. There is some evidence that hot water temperatures should be greater than 130 degrees to prevent Legionnaires' disease from developing in the water heater. If this is a concern, you can heat the water in the tank to 140 degrees F and have a tempering valve installed at the hot water tank. Have this further evaluated and repaired by a licensed plumber or simply turn down the temperature as desired to eliminate a scald hazard. Please note that during inspection it is difficult to accurately test the water temperature as it can vary between fixtures. Testing is done in multiple locations during inspection and a median temperature is taken.
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Exterior Hose Bibs
Operating
Additional Sinks
None noted
Additional Plumbing
Sump Pumps and Drains
Floor Drain: None noted
Sump Pumps: Present
This building has a sump pump installed. Sump pumps are generally installed as a means of collecting and discharging groundwater that is entering a building's crawl space or basement. These are difficult systems to inspect during a one-time inspection as much depends on how critical the sump system is for keeping the space dry. Some systems are installed as prophylactic measures to provide a backup in case of other drainage failures. Other systems can be critical to keeping a space dry. It is important when buying or selling a home to learn more about or provide more information about sump systems so owners can plan accordingly. During the inspection, we make an effort to see if the pump is working and evaluate the overall quality of the installation - some comments may be noted below. If it is determined that a sump pump is critical for keeping a space dry, I would consider installing additional backup measures such as:
- This system already has a battery back-up
- Have a backup pump in case of pump failure
- Install a high water alarm to warn occupants of a failing sump system
Interior
Floors and Floor Materials
Floor Materials: Hardwood, Tile, (LVP) Luxury Vinal Planks
Floor Settlement: None noted
Walls, Ceilings, Trim, Hallways and Closets
Wall and Ceiling Materials: Drywall
During this inspection, a thermal imaging camera was used to check walls, ceilings and appliances for thermal anomalies. Thermal imaging cameras use the infrared light spectrum to build a picture based on temperature differentials. Experienced thermogrophers look for clues in these thermal images that could lead us to otherwise-concealed moisture control problems or missing air or thermal barriers. We can also use them for appliance verification. We do not use infrared for electrical inspections. In older homes, incomplete air and thermal barriers are so common, we will only report on items that look significantly deficient and which seem worthy of correction.
This service is included with our home inspection; it is limited and is not a complete thermal mapping of the house. The use of an infrared camera is well beyond the minimum standards for a home inspection. We offer this service because we know it is valuable and can help us help our clients by improving our inspection services.
Please note that this tool has limitations when done in conjunction with a home inspection. Environmental conditions at the time of inspection present limitations to the information that can be gathered during the course of a home inspection. For example, occupant behavior, the time of day, time of year and weather conditions can all impact the usefulness of the data that can be gathered.
Relevant thermal images will be included in this report. A few examples photos are provided here.
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The eaves are lacking insulation in localized areas of the home. This will create heat transfer and reduced HVAC control of your home. Contact a qualified insulation contractor to further evaluate and insulate attic space as required.
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Can lights are a common area for loss of conditioned air. This decreases comfort levels in the home, increases utility bills and could lead to attic moisture issues. Contact a qualified contractor to evaluate and improve as required.
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Wall Insulation and Air Bypass
Wall Insulation: Not Visible
Stairs and Railings
Standard, Guardrail, Handrail (No Wall Returns)
The ends of the handrail should return to the wall to prevent clothing or accessories from catching on the end of the railing and creating a fall hazard. Contact a qualified contractor to evaluate and repair as required.
Interior Doors
Interior Doors: Solid Core, Hollow Core Closet
Windows
Window Glazing: Triple pane
Interior Window Frame: Vinyl
Window Styles: Double hung
Kitchen
Sinks and Faucets
Tested
Cabinets and Countertops
Countertop Material: Quartz
Cabinet Material: Wood
Disposers
Disposer: Operated
Dishwasher
Dishwasher: Operated
Dishwasher Air Gap: Just a high loop
No air gap noted for the dishwasher waste line but they did run a high loop. This is generally satisfactory and many jurisdictions in the state allow for simply a "high loop" installation. Contact a qualified plumber or contact your local jurisdiction code enforcement for further compliance requirements and repair as necessary.
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Ventilation Method
Ductless Fan - Electric
A Range hood/microwave ductless exhaust fan was noted for the cook-top. Installation of a fan that ducts to the exterior is recommended to remove moist air and odors to the exterior. Please note that if you switch to a gas range or cooktop in the future, a fan that vents to the exterior is still not required, as long as there is some ventilation in the kitchen, but is more strongly recommended. Gas ovens produce carbon monoxide while running and should really have an exhaust vent to the exterior.
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- In modern construction, all kitchens require some form of mechanical ventilation but modern buildings are generally much tighter and have more precise requirements for mechanical ventilation. It was common for older kitchens to have fans that do not vent to the exterior.
Ranges, Ovens and Cooktops
Range/ Oven /Cook-tops: Gas
Refrigerators
Refrigerator: Operating
General Kitchen Condition
Recently renovated
Laundry Facilities
Washer
Not tested (Exceeds SOP)
Dryer
Not tested, (Exceeds SOP)
Power Source: Electric
Exhaust Duct: Ducted to Exterior
Laundry Sinks
None noted
Laundry Ventilation
Type: None noted
Laundry Cabinets
Present and functional
Main Bathroom
General Bathroom Photos
Recently remodeled
Sinks and Cabinets
Tested
Toilet
Tested
Bathtub / Shower
Tested
Bathroom Ventilation
Type: Fan and window
General Bath Condition
Recently renovated
Basement Bathroom
General Bathroom Photos
Vanity light was not functional. This may be a result of blown bulbs or electrical issues. Contact a qualified electrician to evaluate and repair as required.
Sinks and Cabinets
Tested
Toilet
Tested
Bathtub / Shower
Tested
Bathroom Ventilation
Type: Bath fan
General Bath Condition
Standard
Attic
Attic Access
Walked
Roof Framing and Sheathing
Rafters: 2x4, Truss
Sheathing: Plywood
Attic Insulation
Insulation Type: Fiberglass
Attic and Roof Cavity Ventilation
Attic Ventilation Method: Soffit vents, Ridge vents
Attic and roof cavity ventilation is a frequently misunderstood element of residential construction. All roof cavities are required to have ventilation. The general default standard is 1 to 150 of the attic area and ideally, this comes from at least 60% lower roof cavity ventilation and 40% upper, but this is a wild over-simplifications of the subject. As a good guiding principle the most important elements for healthy attic spaces, which are traditionally insulated and ventilated are:
- Make sure the ceiling between the living space and the attic is airtight
- Ventilate consistently across the whole lower part of the roof cavity with low, intake soffit venting
- Upper roof cavity venting is less important and if over-installed can exacerbate air migration into the attic from the living space.
- Avoid power ventilators which can depressurize the attic and exacerbate air migration from the house into the attic.
For more information, please see: Link
Crawl Space
General Crawl Space
Crawl Space: N/A
Structure and Basement
Foundation
% of Foundation Not Visible: 95
Building Configuration: Basement
Foundation Description: Poured concrete
Floor, Wall and Ceiling Framing
Wall Framing: Not visible
Wall Sheathing: Not visible
Floor Framing: Not visible
Sub-Floor Material: Not visible
Ceiling Framing: Not visible
The basement is a finished space and eliminates the possibility to inspect framing, insulation, moisture barriers and other systems. During construction/renovation code inspections are conducted to insure proper building practices. Inquire with the seller or contact your local code enforcement to verify permits where pulled if done after the original home construction.
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Basement
Finished
Basement Moisture
None noted
Rodents, Pests and Wood Destroying Organisms
Rodents
None noted
Other Pests
None noted
NPMA-33
A WDI Diagnostic inspection was conducted in conjunction with the home inspection. Signs of wood destroying insects were not present the day of the home inspection. A copy of the NPMA-33 form may be obtained when required upon request.
Applicator Kirt Fourman Lic# 163866
DM Inspection Services Lic# 113650
PO Box 275 Dayton, OH 45401
dminspserv@gmail.com
Checking Out Procedure
Check Out List
Oven:
Off
Lights:Off
Heating and Cooling:Restored to Pre-inspection temperatures
Appliances:Off / finishing cycle
Invoice -- 📃 The Complete Inspection Report
Dayton, Ohio
| Inspection Fee | $0.00 |
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| DUE |
DM Inspection Services, LLC
PO Box 275
Dayton, Ohio 45401
937-609-9911
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Signed Contracts
DM Inspection Services, LLC
937-609-9911
dminspserv.com
dminspserv@gmail.com
OH State Inspector License No. OHI.2023003019