Our Home Inspection Reports

The home inspection report.  IMO (along with judges and lawyers), the most important aspec_logopart of the whole inspection process. Documented info. We spend more time on the reports, than we do inspecting. After all, this is what the client has to remember us by (not my charming personality☺.)

Our reports are definitely much longer and more detailed/comprehensive than most. This I can unequivocally assure you. Usually 75 – 100+ pages.  Usually upwards of 75+ pictures/graphics.  Videos.  Internet links.  Color-coded reference tags. Cost estimate resource.  Yearly maintenance tips. And more.

Very easy to read and understand, though. Crafted and tailored just for you. And just because the report may be “longer”, doesn’t necessarily mean it’s a “bad” house. They just contain all the pertinent information needed for a home purchase and ownership thereafter in a clear and concise manner.  A home inspection report encompasses everything, so it should be fairly large, wouldn’t you agree? (I’ve seen garage door opener manuals that are longer!) Some reports also just have more findings/info within, especially if it’s an older home or one that has suffered through years of neglect. The “main” stuff for the real estate transaction is, for the most part, contained within the summary section (homebuyers may want other stuff within the report attended to and/or is “summary-worthy” in their opinion, though. After all, it’s their money, and their family that will be living there.)

Along with real estate transactional and disclosure/informational purposes, our reports are created to be “a custom homeowners manual” of sorts.  Most folks don’t realize just how much stuff there is going on around the exterior and contained within the four walls of their home.  There are a multitude of systems, components,  pieces, & parts. We strive to provide you an accurate and detailed documented assessment of those things (minus most of the cosmetic stuff that you probably noticed anyway.) In essence, our reports double as a “repair/home improvement guide” to use during the course of homeownership. Something to reference for years to come. It’s also not a generic book (that some inspectors like to hand out to “beef up” their skimpy reports with) about houses that pertains to any house in the country. It’s for your specific house.

I also know from experience, that completing/finalizing the report away from the job, is a must.  There are many times I have to sit and ponder things, research, study, put things in perspective, etc. etc. – away from all “influences, circumstances, and pressures” at the site.  I also have access to an ultimate resource – I’m able consult with Home Inspection Professionals all around the world if I have a question on something or need some input/insight/advice on something I’m not clear on (yes, I’m human! yes, I don’t know everything!  yes, I’m not afraid to ask for help! yes, I’ll do whatever it takes to provide you with a detailed and accurate inspection report!) Anyone that gives you a report on site is probably giving you a “bare minimum” inspection – just what you don’t want, need, or deserve.

Along with an emailed report within 24 hrs. to the homebuyer and their representing agent, we also print, bind, and mail a copy to the homebuyer.  This is unheard of by most inspectors.  Truth is, it is a lot more time & work.  People love it though and that’s why we do it.

So before you initially “freak out” about the length of the report, read a few reviews about our reports from folks who used ASPEC in the past:

-“I liked the pictures of each issue.  The report itself rocked.  Great attention to detail.”
– “Detailed with good pictures and comprehensive report.  Nice hard copy to keep on file.”
-“The report was easy to understand.”
-“Very technology advanced report…I absolutely loved the report.  I can hold onto that for many years.”
-“The final report was amazing! Very well put together and easy to understand. Exceptional work.”
-“The report was very detailed.  I like that you mailed a copy also. Very satisfied.”
-“Very well documented.”
-“Report has lots of useful info.”
-“Liked the very thorough report.”
-“Liked the layout of the information.  Easy to follow.”
-“We really liked the detailed paperwork we get as well.”
-“The inspection and report were much more detailed and complete than I had anticipated.  As a result, many repairs were made by the seller, saving me a great deal of time and money. Thank  you!”
-“My husband and I loved the pictured report.  You do excellent work.”
-“Liked the very thorough reports, use of pictures & personalized messages.”
-“Very in depth- everything back in a timely manner. Nicely laid out.”
-“The report is very easy to understand and contains a lot of detail and helpful information.”
-“I liked the pictures which gave an accurate idea of what is going on under the house & other places I couldn’t actually see.”
-“Good report with great explanations.”
-“Liked that the report included links and pictures of how to correct items in need of attention.”
-“Helpful links for DIY projects on areas that need work.  It is refreshing to know that we had all the possible information to help aid in our decision.”
-“The final report was awesome. Very thorough and gave suggestions on how to fix problems.”
-“Great final report.”
-“Like that the book on the house came in the mail within days of the inspection. Very detailed.”
-“Complete information in an easy to read binder.”
-“We especially loved the binder we received – it’s so handy for future repairs!”
-“His report has & continues to help me prepare.”
-“Like the very detailed outline of your findings. Easy to read & well organized.  Very complete.”
-“My husband & I were very pleased with the detailed report.  I can see all the work you put into it on our behalf.”
-“Report was very complete.”
-“My friends in my office were impressed with your report as well.”
-“…very in depth and professional.”
-“Very professional report.”
-“I’m sure I will use the well written report and the include remarks and recommendations frequently as I learn more about home maintenance.”
-“We liked all the pictures in the report with explanations.”
-“Detailed & easy to read report.”
-“Pictures helped immensely, and graphics helped display new concepts…Incredibly thorough and educational.”
-“Very organized!”
-“Very nice report – very professional – prompt feedback.”
-“Very useful report w/videos on DIY & pricing for replacement of household items.”
-“I am very pleased & impressed with the report.”
-“Neat and well put together report.”
-“Very easy to understand.  The report gave us a list of improvements we can make and also gave us information to watch for in the future.”
-“Inspection report was very detailed, easy to read, and a negotiating tool that gave me an advantage for asking a lower price.  Which was successful.”
-“Report was easy to read & very descriptive.”
-“Professional report.”
-“We LOVED your detailed report that included links and pictures.”
-“Liked that attention to detail and the thoroughness of report, and color-coded key on the report helped in determining what needed attention  prior to us purchasing the house and provided a quick reference on what to fix as we moved in.”
-“The book was very professional.”
-“I liked the book with all the explanations in it.”
-“Excellent & detailed report.”
-“The inspection report was very detailed, a lot of info to go over, very professional and well done.”
-“Highly detailed home inspection report.”
-“Loved all the detail. The report had plenty of pictures and included a “what to expect” for homeowners section.”
“We were impressed and overwhelmed (in a good way) with the detail of the house inspection report. Well laid out, and great info. for the future when we want to make any changes or improvements to the house.  We certainly got our value!”

I could keep going and going, but I think you have a general idea ☺. If our reports don’t meet your expectations or completely educate you about the property you’re buying, we didn’t do our job. If that’s the case, we certainly want to know, so we can make it right!

In a nutshell, our reports can be compared with the old slogan for Glad® trash bags… Ours: Hefty, hefty, hefty. And theirs?  Wimpy, wimpy, wimpy. 😉


If you would like a sample report or schedule an inspection, please contact us.

cropped-24-104638-jpeg-t104638.jpgASPEC Residential Services, LLC  – providing Home Inspections, the way they should be, throughout Defiance and all of Northwest Ohio.

We are a full-time, family-owned and operated home inspection company saving families from buying potential Familymoney pits throughout Defiance and Northwest Ohio since 2007. We are always on your side, the homebuyer, and treat you like family.  The vast majority of our clients are past clients, their family members, friends, or co-workers of theirs. 

Buying a home in Defiance Ohio or anywhere else in Northwest Ohio? “See” the difference by getting an ASPEC Home Inspection!  We set ourselves apart from the others by always putting you first and delivering an exceptionally thorough, comprehensive, and educational experience each and every time – and when we say that, we really mean it!


Galvanized Steel Piping

New Home Base Logo edited for web

Galvanized water and/or drain lines have a typical life expectancy of 40 – 60 years.  Galvanized piping was typically installed in Northwest Ohio homes up until 1960 or so. The interior surfaces of this pipe corrodes over time and the buildup reduces the water flow/drainage or the pipe will simply rust/corrode through and leak, especially at joints. Sometimes it is difficult to run multiple fixtures or the drainage will become noticeably slower. If there is any galvanized piping found during your home inspection, it would be prudent to budget for replacement. If there are signs of leaks, corrosion, or reduced pressure or drainage, it should be replaced with plastic or copper. Please note that if the main water line from the street is galvanized, this is the homeowner’s responsibility and will involve a significantly higher replacement cost.  Please also note that softening the water typically extends the life of galvanized piping and hard water deteriorates it much quicker.                                                                                                 galvinized steel pipe leak2


Example of a galvanized water line from the street to home

Youtube video of galvanized steel piping


















Anti-Tip Brackets for Freestanding Ranges

New Home Base Logo edited for web

Anti-tip brackets are metal devices designed to prevent freestanding ranges from tipping. They are normally attached to a rear leg of the range or screwed into the wall behind the range, and are included in all installation kits. A unit that is not equipped with these devices may tip over if enough weight is applied to its open door, such as that from a large Thanksgiving turkey, or even a small child. A falling range can crush, scald, or burn anyone caught beneath.

Bracket Inspection

You can confirm the presence of anti-tip brackets through the following methods:

  • It may be possible to see a wall-mounted bracket by looking over the rear of the range. Floor-mounted brackets are often hidden, although in some models with removable drawers, such as 30-inch electric ranges made by General Electric, the drawers can be removed and a flashlight can be used to search for the bracket. You should beware that a visual confirmation does not guarantee that the bracket has been properly installed.
  • You can firmly grip the upper-rear section of the range and tip the unit. If equipped
    Anti tip 2

    Anti-tip bracket example

    with an anti-tip bracket, the unit will not tip more than several inches before coming to a halt. The range should be turned off, and all items should be removed from the stovetop before this action can be performed. It is usually easier to detect a bracket by tipping the range than through a visual search. This test can be performed on all models and it can confirm the functionality of a bracket.

If you wish to install a bracket yourself, the part can be purchased at most hardware stores or ordered from a manufacturer. General Electric will send their customers an anti-tip bracket for free.

According to the U.S. Consumer Product Safety Commission (CPSC), there were 143 incidents caused by range tip-overs from 1980 to 2006. Of the 33 incidents that resulted in death, most of those victims were children. A small child may stand on an open range door in order to see what is cooking on the stovetop and accidentally cause the entire unit to fall on top of him, along with whatever hot items may have been cooking on the stovetop. The elderly, too, may be injured while using the range for support while cleaning.

Anti tip

Warning label on oven doors

In response to this danger, the American National Standards Institute (ANSI) and Underwriters Laboratories (UL) created standards in 1991 that require all ranges manufactured after that year to be capable of remaining stable while supporting 250 pounds of weight on their open doors. Manufacturers’ instructions, too, require that anti-tip brackets provided be installed. Despite these warnings, retailer Sears estimated in 1999 that a mere 5% of the gas and electric units they sold were ever equipped with anti-tip brackets. As a result of Sears’ failure to comply with safety regulations, they were sued and subsequently required to secure ranges in nearly 4 million homes, a measure that has been speculated to have cost Sears as much as $500 million.

In summary, ranges are susceptible to tipping if they are not equipped with anti-tip brackets and should be installed for enhanced safety, especially if young children occupy or visit the property.

Article by Nick Gromicko, Joshua Frederick, and Kenton Shepard

Cast Iron Drain Piping

New Home Base Logo edited for webCast iron drain pipes typically indicate an older system that needs to be monitored regularly to help detect problems (typical life expectancy can be anywhere from 50-100+ years). If your property has older/aging cast iron pipes, budgeting for replacement would be prudent. Simply looking at the exterior of the pipes might not indicate that there are problems with the drainage system since cast iron typically deteriorates from the inside out although some types of soil apparently are corrosive to cast iron. Pipes installed underground horizontally are especially vulnerable. Both interior and exterior deterioration of the cast iron pipes can lead to pitting and pinhole leaks, followed by catastrophic leaks and failure. Tree roots are notorious for finding pinhole leaks in cast iron drain pipes and either crushing the drain pipes as they wrap around it, or entering the drain pipes through the pinholes, eventually clogging the drain and bursting the pipe.

If the cast iron drain pipes are under the foundation slab, failure can result in settling and cracking of the foundation. If the cracking and settling occurs towards the center of the slab foundation, the process of leveling and stabilizing the slab becomes more difficult and expensive. Some cast iron drain pipes are able to have the interior cleaned and sealed, thus prolonging the life of the system, and the process many times is less expensive than replacing the cast iron drain pipes. Consult a qualified plumber if drainage ever appears slow at sinks, toilets, bathtubs, showers, or laundry.


Picture of leaking cast iron piping

I am aware that some homeowners are advised to run some Liquid Plummer or Draino down all the sinks, bathtubs, showers, and toilets prior to a property inspection. Such a tactic usually works quite well in preventing me from finding drainage defects during the course of my inspection. In many cases, using commercial drain cleaners is a band-aid rather than a cure, so if there were problems which might have been detected during the course of a property inspection, those problems typically will reoccur shortly after the inspection. Again, consult with your Realtor about how you can protect your financial investment if functional drainage is not satisfactory after you close escrow, especially if there are cast iron drain pipes present.

You’re rubbing me the wrong way!

Electrical – respect it, and it respects you. Rub it the wrong way, though, don’t expect respect back or good things to happen (just like with anything else in life.)  DIY’s, Harry Homeowners, and other wannabe “electricians” who think they know about electrical or don’t want to fork over money for professional personnel to do their electrical work, rub me the wrong way.

Take for instance these different wiring practices I’ve found on a few past home inspections.  Although there are other defects depicted, this is about the wires improperly penetrating or installed against building materials. Materials that expand and contract – in other words, they move.  The first two exterior wiring pictures show them installed against metal trim and roofing components.  Those wires are obviously going to move on windy days.  Those building components (roof drip edge, fascia coverings, etc.) are going to expand and contract with temperature changes.  The one close up picture shows clearly what happens to the wiring over time.  The last picture shows interior wiring penetrating through metal ductwork.  That metal ductwork expands and contracts every time the furnace turns on (not to mention the moving air against the wire.)









I don’t think I have to elaborate on the wonderful things that can happen when the continued rubbing eventually gets to the live wires.

In a nutshell, everyone and everything gets rubbed the wrong way when less-than- professional practices are found during the course of a home inspection, especially ones that involve safety.  Spend the money and hire professional electricians.


ASPEC Residential Services, LLC  – Northwest Ohio Home Inspections  

Since 2007 – A family-owned company saving families from buying money pits throughout Northwest Ohio. We’re on your side, the home buyer, and treat you like family.  Because we adhere to this policy at all times, the majority of our clients are past clients, their family members, close friends, or associates of theirs. We put ourselves into your shoes and look out for your best interests always.

Buying a home in Defiance, Napoleon, Bryan, or anywhere else in Northwest Ohio? Get an ASPEC Home Inspection! Our mission is to help and serve people by delivering an exceptionally thorough and educational home inspection experience each and every time! 


Sellers – Top Ten Ways to Speed Up your Home Inspection


Hurry up, would ya! I do have my life to get back to!

If your selling your home here are 10 suggestions to help speed up the home inspection. The inspection will go smoother for everyone involved, with fewer concerns or issues that may delay closing.

10. Confirm that water and gas service are on, with gas pilot lights all lit. Home Inspectors will test everything just as a homeowner would – turn the thermostat up to get heat, flip the switch to the gas fireplace and it fires up, operate the hot side of a faucet and hot water comes out, etc. Under certain/limited circumstances, we can perform this service with written permission and knowledge of why utility was off from the seller/owner/listing agent.  We also can perform dewinterizations for a fee.

9. Ensure all breakers are on, even if it’s something you don’t use anymore. (or put a note on the panel ledger stating why breakers are off/not in use.) Again, under certain/limited circumstances, we can perform this service with written permission and knowledge of why the breaker(s) are off from the seller/owner/listing agent.

8. Trim exterior vegetation, remove leaves, snow, etc. accordingly, to allow for visibility/accessibility.

7.Attend to easy/simple fixes like, leaky drains under the sinks, downspouts extensions missing/not long enough, gutter leaks/standing water, door knobs that aren’t latching/locking properly, windows and doors opening/closing properly, changing/replacing dirty/missing furnace filters, installing junction box covers, etc.

6. Remove/rearrange items blocking access to attics and crawl spaces, heating and cooling equipment, electrical panels, water heaters, etc. Also, make sure any locks are removed and/or made accessible. In addition, ensure that caulked/painted/finished attic accesses, electrical panel covers, etc. are easily accessible.

5. Leave rare, expensive baseball cards in the attic for me to find 😉 I’ll cancel the inspection right away and retire 🙂

4. Ensure pets won’t hinder the inspection, or better yet, me, the inspector! Ideally, they should be removed from premises or secured outside.

3. Test smoke and carbon monoxide detectors, and replace dead batteries. Ensure they exist at all the required areas.

2. Replace light bulbs! Otherwise, it will be documented in the report that the light was inoperable/not working when tested with the switch.

1. Ensure there are fresh, warm brownies (or equivalent) on the kitchen counter with a note in plain view stating “For the inspector only.” I get groggy when my belly’s full and I might not be able to find any issues at your house while I’m in a food coma 😉

And for the other #1 😉 – disclose, disclose, disclose! Homebuyers (and inspectors especially) appreciate honesty, frankness, and forthrightness! In other words, if there’s something you know about, please don’t try and hide it or pretend you don’t know. I’m pretty good at finding things, in fact, it’s how I feed my family ;).

Attending to these items will help ensure a smoother process with less hiccups. The inspection will go faster. Your real estate agent will thank you!  The buyer(s) will thank you! I will definitely thank you! After all, we all want to keep the ball rolling and get everyone moving on with their real estate goals and dreams as soon as possible!


Visit us online @ http://aspecresidentiaspec_logoal.com/,  email us @ aspecresidential@aol.com, call us at 419-782-8924, or text us at 419-615-5076 with any questions or concerns.  We’re always here to help!

Your friends at ASPEC,

Josh & Celena Frederick

What Really Matters in a Home Inspection

Buying a home in Defiance or Northwest Ohio?

The process can be stressful. A Home Inspection is supposed to give you peace of mind but, depending on the findings, it may have the opposite effect. You will be asked to absorb a lot of information over a short period of time.  Your ASPEC inspection will entail a comprehensive and detailed written report, including checklists, narratives, numerous photos, internet links, videos, in addition to what I tell you during the inspection and/or afterwards during the inspection review. All of this combined with the seller’s disclosure and what you notice yourself can make the experience overwhelming. What should you do?


I am a professional, and being a member of InterNACHI®, then you can relaxtrust that I am among the most highly trained in the industry. Most of your inspection and report will be related to common issues/maintenance/repair recommendation. These are good to know about.

However, the issues that really matter will fall into four categories:

  1. Major defects, such as a structural failure or wet basements/crawlspaces;
  2. Conditions that can lead to major defects, such as a roof leak or shoddy workmanship;
  3. Issues that may hinder your ability to finance, legally occupy, or insure the home if not rectified immediately; and
  4. Safety hazards, such as a backdrafting water heater or improperly wired electrical.

Anything in these categories should be addressed as soon as possible.

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. It’s also important to realize that a seller is under no obligation to repair everything mentioned in Your Home Inspection Report.

Remember, no house is going to be defect/issue free (at least I haven’t found one yet) and always try & keep things in perspective.

And remember that homeownership is both a joyful experience (unless you didn’t use ASPEC for your home inspection) and an important responsibility, so be sure to contact us if you have any questions regarding your home.  I want to be sure that your home will keep your family safe and stay in top condition for years to come.

Brought to you by your local Defiance and Northwest Ohio Certified Professional Inspector®,

Joshua Frederick, CPI


Source: International Association of Certified Home Inspectors, Used with permission, [https://www.nachi.org/matters.html]