Wood Destroying Organisms

This report includes a structural pest inspection embedded within the report. All observations in this report that begin with WDO are a part of a Ohio State Pest Inspection. DM Inspection Services, LLC employs Kirt Fourman, Licensed Structural Pest Inspector ##. Please note that most WDO observations are related to high moisture conditions that could be conducive to mold-like substances. DM Inspection Services, LLC is not a mold specialist and recommends consulting with an industrial hygienist or other mold remediation expert if concerned about mold or indoor air quality.

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:
1. Make sure the ceiling between the living space and the attic is airtight
2. Ventilate consistently across the whole lower part of the roof cavity with low, intake soffit venting
3. Upper roof cavity venting is less important and if over-installed can exacerbate air migration into the attic from the living space.
4. 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.
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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.

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:
1. 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.
2. 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.
3. 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.
4. 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:
1. This system already has a battery back-up
2. Have a backup pump in case of pump failure
3. 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.

Company Information

DM Inspection Services, LLC