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Not a brochure excerpt — a genuine Datum report from a 1994 Westerville ranch, with the address changed and nothing else. Judge us on this page: it's what lands in your inbox by 9 p.m. on inspection day.

Brick ranch home with an attached garage and a long concrete driveway, the subject property of the sample inspection report

Inspection record

2418 Fernhollow Lane, Westerville, OH 43081

Type: Single-family ranch
Built: 1994
Size: 1,860 sq ft
Inspector: Evan Marsh
Inspected: March 14, 2026 · 9:00 a.m. – 12:20 p.m.
Conditions: 41°F, overcast, dry for 48+ hours prior

2 safety 5 repair 5 monitor 3 info 297 functional

Findings · 15

Every finding: observed, explained, priced where honest.

Showing all 15 findings.

E-03 Safety Electrical

Double-tapped breaker in the main panel

Main panel, garage wall · breaker #14

Observed: Two branch-circuit conductors terminate under a single 20-amp breaker lug that is rated for one conductor.
Why it matters: Loose terminations at double-taps are a documented fire origin. This is a common defect and an inexpensive fix — but it is a genuine hazard until corrected.
Recommendation: Have a licensed electrician separate the circuits onto individual breakers or an approved tandem. Typical cost: $150–$300.

P-07 Safety Plumbing

Water heater TPR valve has no discharge pipe

Basement utility room · 50-gal gas water heater (2019)

Observed: The temperature-and-pressure relief valve discharges directly at chest height with no extension pipe to within 6 inches of the floor.
Why it matters: If the valve ever opens, it releases scalding water and steam at whoever is standing beside the tank.
Recommendation: Add a properly sized discharge pipe to near floor level. A plumber or a competent handyperson can do this for under $50 in parts.

R-02 Repair Roof

Hail-bruised shingles and exposed nail heads, south slope

South-facing slope, walked · shingles approx. 2009

Observed: Scattered impact bruising with granule loss across the south slope, plus a row of exposed, unsealed nail heads at a past repair near the plumbing vent.
Why it matters: Bruised mats and exposed fasteners are where this roof will leak first. The covering is in the final third of its service life.
Recommendation: Have a roofing contractor seal exposed fasteners and evaluate the slope now, and budget for roof replacement within roughly 3–5 years. An insurance hail claim may be worth exploring with your agent.

EX-05 Repair Exterior & grading

Downspout discharges against the foundation; soil slopes toward house

Northwest corner

Observed: The northwest downspout ends at the foundation with no extension, and grade within 6 feet of the wall slopes back toward the house. Interior wall directly inside shows minor efflorescence (see ST-02).
Why it matters: This corner is being watered every time it rains. Most 'foundation problems' we see started life as a $20 drainage problem.
Recommendation: Add 6-ft downspout extensions and regrade the corner to fall away from the house. Re-check the interior wall next spring after correction.

P-03 Repair Plumbing

Active drip at kitchen sink shutoff valve

Kitchen sink base cabinet, hot-side angle stop

Observed: Slow active drip at the hot-side shutoff packing nut — approximately one drop per 40 seconds during the inspection. Cabinet floor shows prior water staining.
Why it matters: Small, slow and directly above particleboard. Left alone, this ruins the cabinet base before it ever makes a puddle you'd notice.
Recommendation: Replace the angle stop (typical cost $75–$150 by a plumber). The stained cabinet base is dry and structurally intact today.

H-04 Repair Heating & cooling

AC condenser at end of design life; marginal temperature split

Exterior east wall · condenser data plate 2004

Observed: The 22-year-old condenser ran with a 13°F evaporator split (normal is 14–22°F), audible bearing noise at the fan and crushed fins on two sides. It uses phased-out R-22 refrigerant.
Why it matters: It cools, today. But every service option for an R-22 unit of this age is bad economics — a failure likely means replacement, not repair.
Recommendation: Budget $6,000–$9,000 for replacement of the condenser and coil in the near term. Ask your agent whether a seller credit is realistic; do not expect this unit to survive many more summers.

A-04 Repair Attic, insulation & ventilation

Both bathroom exhaust fans terminate in the attic

Attic, above hall and primary baths

Observed: Both bath fan ducts end under the insulation rather than at an exterior termination. Sheathing above shows early moisture staining, no active growth detected.
Why it matters: Two showers a day pumped into a cold attic is how Ohio houses grow mold. Caught early here — the staining is superficial so far.
Recommendation: Extend both ducts to roof or gable terminations with insulated duct. Typical cost $300–$600 for both. Re-check sheathing in a year.

ST-02 Monitor Structure & foundation

Hairline settlement cracking, basement north wall

Basement, north foundation wall

Observed: Two vertical hairline cracks (under 1/16 in., no displacement, no offset) with minor efflorescence below the EX-05 corner. Crack edges are weathered, indicating age rather than recent movement.
Why it matters: This is ordinary curing/settlement cracking, aggravated by the drainage issue outside — not a structural failure pattern.
Recommendation: Correct the exterior drainage (EX-05), then photograph and date the cracks and re-check yearly. Escalate to an engineer only if they widen or begin to offset.

P-09 Monitor Plumbing

Water heater is mid-life; anode never serviced

Basement utility room · manufactured 2019

Observed: The 2019 water heater functions normally with proper venting and no corrosion at fittings. No service tags; anode rod likely original.
Why it matters: Typical service life is 10–14 years. It owes you nothing for a while yet, but it isn't new.
Recommendation: Flush the tank and have the anode checked at the next plumbing visit — cheap insurance that meaningfully extends tank life.

I-06 Monitor Interior, doors & windows

Failed glass seal, guest bedroom window

Northeast guest bedroom, left sash

Observed: Fogging between panes that does not wipe off either side — a failed insulated-glass seal.
Why it matters: Cosmetic plus a small efficiency loss. The window still operates, locks and holds weather out.
Recommendation: Replace the sash glass unit (~$150–$300) whenever the fog bothers you; there is no urgency.

EX-08 Monitor Exterior & grading

Driveway slab settlement at garage apron

Driveway, at garage door

Observed: The apron slab has settled about 3/4 in., creating a trip lip and a joint that ponds in rain.
Why it matters: A trip point and a freeze-thaw wedge that will slowly widen the gap.
Recommendation: Seal the joint now; consider slab jacking (~$400–$800) before it settles further. Not urgent this year.

E-07 Monitor Electrical

GFCI receptacles are original and slow to trip

Kitchen and both baths

Observed: All GFCIs tripped when tested, but the kitchen pair took visibly longer than modern units and are 1994-original.
Why it matters: They work today. Thirty-year-old GFCIs fail at a measurable rate, and they fail silently.
Recommendation: Replace the originals with modern self-testing GFCIs (~$25 each) during any electrical visit.

I-09 Info Interior, doors & windows

No carbon-monoxide alarm on the bedroom level

Hallway outside bedrooms

Observed: Smoke alarms are present and tested; no CO alarm was found on the bedroom level of this gas-fueled home.
Why it matters: Current safety guidance calls for CO alarms outside each sleeping area in any home with fuel-burning appliances.
Recommendation: Add a CO or combination alarm in the bedroom hallway before move-in ($25–$50). Listed as an upgrade, not a defect — the house predates the requirement.

A-07 Info Attic, insulation & ventilation

Attic insulation below current standard

Attic, throughout

Observed: Blown fiberglass averages ~R-24; the current recommendation for this climate zone is R-49–R-60.
Why it matters: The house is under-insulated by modern standards — normal for 1994, and a cost-effective upgrade.
Recommendation: Topping up to R-49 typically costs $1,200–$1,800 here and often qualifies for utility rebates.

G-02 Info Garage

Opener predates auto-reverse photo-eyes

Attached two-car garage

Observed: The opener reverses on contact pressure but has no photo-eye sensors — it predates the 1993 requirement... barely.
Why it matters: It met code when installed; it doesn't meet the standard anything sold since 1993 must meet.
Recommendation: When the opener next needs service, replace it (~$350–$600 installed) rather than repairing it.

Functional The other 297 items — inspected and working

A report that only lists problems tells you half the story. Every Datum report also records what was inspected and found functional — furnace ignition sequence, every window sampled, every GFCI tripped and reset, water pressure and temperature splits with the numbers we measured. Excerpt from this report's functional record:

Furnace (2016) — normal ignition, 52°F→118°F supply rise
Main panel — 150A service, copper branch wiring throughout
All 14 windows sampled — operate, lock and hold
Water pressure 62 psi at hose bib; functional flow holds with three fixtures running
Sump pump — float triggered, discharge verified to daylight
Attic (walked) — no active leaks; ventilation path clear

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