Summary of Probable Repair Costs
Ranges reflect typical licensed-contractor pricing in the Dayton–Cincinnati market as of the report date. "incl." indicates work normally captured within another line item.
Itemized Findings & Probable Costs
Granule loss and curling on south slope (Insp. §4.1). Full roof replacement with architectural shingles, incl. tear-off, felt, and flashing (~24 sq).
Active staining at attic sheathing (Insp. §4.3). Reflash and seal chimney; evaluate sheathing during reroof.
No GFCI at kitchen, baths, or exterior (Insp. §7.2). Install 6 GFCI receptacles/breakers by a licensed electrician.
Corrosion at fittings (Insp. §9.4). Replace with 40-gal gas unit, incl. permit and expansion tank.
NW corner, ~2 squares (Insp. §3.2). Replace damaged panels; color match may be limited due to age.
Fogging at 3 units, rear elevation (Insp. §6.1). Replace 3 insulated glass units, or full window replacement.
Rear elevation; downspout discharging at foundation (Insp. §3.5). Rehang and refasten gutters, add 2 downspout extensions.
Minor efflorescence in basement (Insp. §2.3). Regrade rear perimeter (~40 lf); monitor after gutter fix.
Guardrail loose at stairs; two split boards (Insp. §3.7). Refasten rail to code, replace 2 boards.
Door rubbing, seasonal movement (Insp. §10.2). Cosmetic patch/paint; typical settlement, no structural indicator noted.
Priority Key
- Safety / Immediate — hazards or active-damage conditions a buyer should address before or promptly after closing.
- Recommended — deferred-maintenance items likely to worsen or affect insurability/financing.
- Cosmetic — appearance items with no functional urgency; useful for negotiation context only.
Assumptions & Notes
- Costs assume licensed, insured contractors, standard-grade materials, and normal site access; permit fees included where customary.
- Concealed conditions (e.g., sheathing rot discovered at tear-off) can move final pricing outside stated ranges.
- Window line (Item 6) shows IGU-only replacement at the low end and full-frame replacement at the high end.
Preparer
This document is an opinion of probable repair cost prepared remotely from the referenced inspection report for negotiation-planning purposes only. It is not a bid, a contract offer, an appraisal, a re-inspection, or a substitute for on-site evaluation, and no warranty of accuracy is expressed or implied. Actual contractor pricing will vary. The preparer has no interest in the referenced transaction.