5) Repair/Replace, Evaluate - The driveway pillar support bases had significant cracks and/or deterioration in areas. A qualified contractor should evaluate and repair or replace sections as necessary.

6) Repair/Replace, Evaluate - Cracks, deterioration and/or damage were found in several area(s) of the expanded foam insulation system (EIFS) siding. A qualified contractor who specializes in this material should evaluate and make repairs and/or replace siding as necessary. Inspector is unable to determine condition of underlying material.

7) Repair/Replace, Evaluate - Moisture stains and damage were observed on the underside of window lintel areas. This is likely an indication of moisture intrusion behind the siding materials. Recommend evaluation and repairs to prevent moisture intrusion.

South face

8) Repair/Replace - The perimeter grading sloped towards the structure in areas and was too flat in other areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure. The grade should drop at least 6 inches within the first 10 feet. Correct any negative slope of brick/concrete areas as well to direct water away from structure. http://www.homeinspectionsinohio.com/blog/post/negative-grading

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

9) Repair/Replace - Two 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:
On roof
At north face

10) Repair/Replace - Gutters were 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 install gutters and downspouts where missing. Also, extensions such as splashblocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house.

Upper roof sections

17) Repair/Replace, Evaluate, Comment - Thermal images of roof. There were some anomalies/indications of moisture intrusion. Small areas of damage to roof material was observed in the areas. Recommend having a roofer evaluation and repair/patch as needed at damaged areas and at seams.

Several anomalies corresponded to damaged areas, these areas were marked with blue dots.

Here is a link to a video tour of the roof:
https://youtu.be/Y1Is5BJhjDI

18) Repair/Replace, Evaluate - Standing water was found on the flat roof. It should evaporate within 48 hours after it rains. If standing water remains after 48 hours, then the roof installation is likely substandard. A qualified roofing contractor should evaluate and repair if necessary to prevent prolonged standing water.

19) Repair/Replace, Evaluate - Gaps were found in 2 roof surface seams. These may result in leaks. Recommend evaluation and repair/sealing as necessary.

20) Repair/Replace, Evaluate - Several area(s) of the roof structure was wet or had elevated levels of moisture at the time of the inspection. This indicated an active leak in the roof or structure exterior. A qualified contractor should evaluate and repair as necessary.

Roof "pop ups"

21) Repair/Replace - Rubber roof had damaged areas. Recommend repair/patching to help prevent water infiltration.

Five damaged areas found

Marked with blue dots

25) Safety, Repair/Replace, Evaluate - One ground fault circuit interrupter (GFCI) electric receptacle(s) did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

Location:
Room 214, bathroom

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

Panel FP. in kitchen left side of door

27) Safety, Repair/Replace, Evaluate - One ground fault circuit interrupter (GFCI) electric receptacle was tripped and would not reset. This is a safety hazard due to the risk of fire and/or shock. A qualified electrician should evaluate and make repairs as necessary.

Kitchen

28) Safety, Repair/Replace, Evaluate - Service wires at the main disconnect were in contact with components that were not within the same phase. This is a fire hazard due to a possible difference in electrical current and/or shorting or arcing may occur if wiring insulation becomes damaged or deteriorated. Recommend evaluation and correction by qualified electrical contractor.

29) Safety, Repair/Replace - Exposed wiring and/or bus bars exist in the main service 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..

Panel 3A, number 12

37) Repair/Replace, Evaluate - Leaks were observed on the supply and/or return lines for the building chiller system. Recommend evaluation and repairs by a qualified hvac technician to ensure proper circulation.

38) Repair/Replace, Evaluate - Stains, pin holes or corrosion were observed on sections of supply and return lines for the building chiller system. Leaks may occur as a result. Recommend evaluation and repair or replacement of water supply components as necessary.

These areas were not actively leaking at time of inspection.

49) Repair/Replace, Evaluate - 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

Room 102

50) Repair/Replace, Evaluate - Tile, stone and/or grout flooring is damaged and/or deteriorated in "wet" areas with a wood subfloor below. The deterioration may allow water intrusion, and may result in damage to the subfloor. Inspector is unable to determine condition of underlying material. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.

101 bath tub

51) Repair/Replace, Evaluate - Pin holes and/or corrosion were visible on several area(s) of copper water supply pipes. Leaks may result because of this. Recommend evaluate and replace water supply components as necessary.

Was not actively leaking at time of inspection.

52) Repair/Replace, Evaluate - At least six exhaust fan did not respond to controls or provided inadequate air flow. Moisture may accumulate as a result. Recommend asking present owner if other switches need to be turned of for operation. If not then recommend repair or replacement.

Room 102
Room 105
Room 208
Room 214
Room 321
Room 404

53) Repair/Replace - One or more handles were missing from water supply thermostatic mixing valves. Handles should be replaced where missing.

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

Meeting room B

75) Repair/Replace, Evaluate - Seals between double-pane glass in one window(s)/door(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

Meeting room, door
Room 106
Room 211
Room 214
Room 425

76) Repair/Replace, Evaluate - Tile, stone and/or grout flooring is damaged and/or deteriorated in "wet" areas with a wood subfloor below. The deterioration may allow water intrusion, and may result in damage to the subfloor. Inspector is unable to determine condition of underlying material. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.

Room 304

77) Repair/Replace, Evaluate - Areas of elevated moisture levels or wet areas were found in section(s) of the basement. Accumulated water is a conducive condition for wood destroying insects and organisms and though common, should not be present in the basement. Finished walls, fixtures, etc restrict observations. Recommend evaluation and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:

• Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
• Improving perimeter grading
• Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.

Mechanical room
First floor hall at mechanical room
Electrical room

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


Areas: electrical room 3rd floor

82) Repair/Replace, Evaluate - Leaks were observed at one section of the fire suppression system. Recommend evaluation and repairs by a qualified suppression system contractor.

86) Repair/Replace, Comment - To avoid indoor pool humidity problems, a relative humidity of 50% to 60% is recommended. The general rule for pool dehumidification systems is to maintain the air temperature at 2 degrees higher than the water temperature.

The humidity in the pool room was higher than recommended. Recommend having a specialist in the area of pool room dehumidifiers evaluate and make any needed repairs to the system.

Indications of too high humidity can be:
condensation on exterior walls, ceiling, windows, skylights
Overflowing condensation drain pan, indicating drain blockage
corrosion of door hardware or room surfaces