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 2 – Roof
2.6.1 – Flue Gas Vent Pipes
INADEQUATE CLEARANCE – ROOF

One or more combustion appliance exhaust flue(s) did not extend far enough above the roof. To ensure proper draw, furnace flues should extend at least 3 feet above the roof, and 2 feet above any portion of the roof within 10 feet (measured horizontally). Correction could include the addition of a flue extension to encourage proper draft.  A qualified contractor should evaluate and repair/replace as necessary.

 4 – Exterior
4.2.1 – Wall-Covering, Flashing & Trim
CRACKING – MINOR

Siding showed cracking in one or more places. Recommend monitoring, and if problem exacerbates, a qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.2.2 – Wall-Covering, Flashing & Trim
DAMAGED – SIDING

The siding and/or trim was damaged in areas of the exterior.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.2.3 – Wall-Covering, Flashing & Trim
PEELING PAINT

Peeling paint was present in areas. 

Recommend a qualified contractor should evaluate and repair or replace as needed.

4.3.1 – Eaves, Soffits & Fascia
DAMAGE – SOFFIT

The soffit was damaged in one or more areas.

Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.4.1 – Exterior Doors
DAMAGE – DOOR

The surface of the exterior door was damaged or in poor condition. 

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.6.1 – Electrical Outlets
MISSING WEATHERPROOF COVERING

The exterior electrical outlet was missing a weatherproof covering. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.6.2 – Electrical Outlets
NO EXTERIOR GFCI

No Ground Fault Circuit Interrupter (GFCI) protection was provided for the exterior electrical outlets. Although GFCI protection of exterior circuits may not have been required at the time in which this property was built, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. The inspector recommends updating the existing exterior electrical circuits to include GFCI protection. A qualified contractor should evaluate and implement according to current standards.

4.8.1 – Window Wells
WINDOW WELLS MISSING COVERS

Window Well(s) lacked covers and may represent a danger to small children and may trap pests. A qualified contractor should evaluate and repair or replace as necessary.

4.8.2 – Window Wells
WINDOW WELL NOT SECURED
MOST

Window Wells were poorly installed and inadequately secured to the side of the home foundation and may fail unless steps are taken to properly secure it. A qualified contractor should evaluate and repair or replace as necessary according to current standards.

4.9.1 – Walkways & Driveways
PERGOLA SAGGING

The pergola in the back yard was visibly sagging. A qualified contractor should evaluate and repair or replace as necessary. 

4.10.1 – Vegetation, Grading & Drainage
NEGATIVE GRADING

The property had areas of neutral or negative drainage, which will route runoff from precipitation to the foundation.  Excessive moisture content in soil supporting the foundation can cause foundation and other structural damage from undermining, heaving or settling, depending on soil composition, moisture content and other conditions.The ground around the property should slope away from all sides, ideally 6 inches for the first 10 feet from the house foundation perimeter. Downspouts, surface gutters and drains should also be directing water away from the foundation. A qualified contractor should evaluate and repair as necessary according to current standards.

4.12.1 – Exterior Faucets (Hose Bibs)
LOOSE IN WALL
FRONT AND BACK

One or more exterior faucet was loose in the wall. The faucet should be securely fastened to the wall using appropriate screws depending on material at location of the faucet. Recommend a qualified contractor evaluate and repair or replace as needed.

4.12.2 – Exterior Faucets (Hose Bibs)
DAMAGED AT ANTI-SIPHON

The exterior hose bib was damaged at the anti-siphon when operated.  A qualified contractor should evaluate and repair or replace as necessary. 

4.17.1 – Decks & Balconies
DETERIORATED – FLOORING

There were deteriorated flooring components visible at the deck. Depending on the severity of the deterioration, use of the deck should be cautiously monitored. 

A qualified contractor should evaluate and repair or replace as necessary. 

4.18.1 – Railings & Handrails
LOOSE – HANDRAIL
FRONT AND BACK

The guard/hand rail was loose and should be secured. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

4.18.2 – Railings & Handrails
NOT GRASPABLE

A handrail was not graspable.  Graspable is considered 2 inches across the upward face of the rail.

Correction and further evaluation is recommended. 

4.20.1 – Garage Door Exterior
DAMAGED – PANEL(S)

The exterior of garage door has one or more damaged panels. A qualified contractor should inspect and repair as necessary and according to current standards.

 5 – Attached Garage
5.2.1 – Occupant Door
NOT SELF CLOSING

The door between the garage and the living space failed to close by itself. Modern safety requirements require that the door between the home interior and the garage be self-closing for safety reasons related to fire hazard and toxic fumes. A qualified contractor should evaluate and repair or replace as necessary.

5.6.1 – Door Opener
EXTENSION CORD USED

An extension cord was being used to power the garage door operator. Extension cords are for temporary use only, and the operator should be plugged in to a dedicated outlet.

5.6.2 – Door Opener
REVERSE SENSORS TOO HIGH

The photo-electric reverse sensors are installed too high from the garage floor surface. 

The vertical distance between the photo-eye beam and the floor should be no more than 6 inches.

5.7.1 – Electrical Outlets & Fixtures
NO GFCI PROTECTION

The garage had one or more outlets without GFCI (or ground fault circuit interrupter) protection. 

GFCI protection is generally required for all 15- and 20-amp receptacles. Excluded outlets for this would be: refrigerators, garage door openers, sprinkler control boxes, and washing machines. 

5.8.1 – Windows
MISSING – SCREEN

I observed a missing window screen.  

 

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 6 – Interior, Doors, Windows
6.2.1 – Ceilings & Walls
NAIL POPS-CEILINGS

There were “nail pops” visible on the interior ceilings.  A qualified contractor should evaluate and repair or replace as necessary.

6.3.1 – Floors
CRACKED/DAMAGED TILE
DINING ROOM, MASTER BATHROOM

The tile floor was cracked/damaged.  A qualified contractor should evaluate and repair or replace as necessary. 

6.4.1 – Doors
MISSING – FLOOR GUIDES
MIDDLE BEDROOM

The door had missing or damaged floor guides.  A qualified contractor should evaluate and repair or replace as necessary. 

6.5.1 – Windows
CRANK HANDLE DAMAGED/NOT WORKING
LOFT, MIDDLE BEDROOM, DINING ROOM

The window had a crank handle that was damaged or not working properly.  A qualified contractor should evaluate and repair or replace as necessary. 

6.5.2 – Windows
CRANK HANDLE MISSING
LEFT UPSTAIRS BEDROOM

The window had a missing crank handle.  A qualified contractor should evaluate and repair or replace as necessary. 

6.5.3 – Windows
DAMAGED FRAME
DINING ROOM

A window had a damaged frame.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.4 – Windows
SCREENS DAMAGED/MISSING

Several windows had missing screens.  A qualified contractor should evaluate and repair or replace as necessary. 

6.7.1 – Electrical Fixtures & Switches
MISSING – BULB

The light fixture was missing one or more bulbs. A qualified contractor should evaluate and repair or replace as necessary. 

6.7.2 – Electrical Fixtures & Switches
NOT WORKING – BULB(S)
UPSTAIRS

One or more light bulbs were not working at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed. 

6.9.1 – Smoke & CO Detectors
CO DETECTOR >15 FEET

Carbon monoxide detectors were installed greater than 15 feet of rooms used for sleeping purposes. The inspector recommends installation of carbon monoxide detectors in appropriate locations. Colorado House bill 1091 became effective on July 1, 2009 that requires Carbon Monoxide detectors to be installed in most properties that has a fuel-burning heater or appliance, a fireplace, or an attached garage within a specified distance of each room lawfully used for sleeping purposes.

 7 – Bathroom
7.4.1 – Electrical Fixtures & Switches
MISSING – BULB

The light fixture was missing one or more bulbs. A qualified contractor should evaluate and repair or replace as necessary. 

7.6.1 – Drain Waste and Vent System
CLOGGED/SLOW – SINK DRAIN
UPSTAIRS RIGHT

The sink drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.

7.6.2 – Drain Waste and Vent System
MISSING – TUB DRAIN STOPPER

The bathtub drain stop was damaged, missing or did not operate properly.  A qualified contractor should evaluate and repair or replace as necessary.

7.9.1 – Toilets
FLUSH-HOLD LEVER DOWN

The toilet won’t flush unless the lever is held down briefly.  A qualified contractor should evaluate and repair or replace as necessary.

7.10.1 – Tub, Shower Area
CAULK – TUB TOP
UPSTAIRS

The tile was missing caulking or grout where the tile rests on the tub and/or at the inside corners. A qualified contractor should evaluate and repair or replace as necessary. 

7.10.2 – Tub, Shower Area
CAULK – SPOUT/LEVER

The tub spout and or control lever cover plate was missing silicone caulking.  A qualified contractor should evaluate and repair or replace as necessary. 

 8 – Bathroom 2
8.6.1 – Drain Waste and Vent System
MISSING – SINK DRAIN STOPPER

The sink drain stop was missing, damaged or did not operate properly.  A qualified contractor should evaluate and repair or replace as necessary.

8.10.1 – Tub, Shower Area
CRACK – SHOWER CORNER

The tile had a crack or gap in the caulking or grout at the inside corners.  A qualified contractor should evaluate and repair or replace as necessary. 

8.14.1 – Whirlpool/Jetted Bathtub
DIRTY

Inspection of the Whirlpool jetted bathtub is beyond the scope of the property inspection. The bathtub was filled and turned on using normal operating controls as a courtesy to the client. When operating the jetted tub, debris was dislodged from the jets. A qualified contractor should evaluate and repair or replace as necessary.

 9 – Bathroom 3
9.8.1 – Plumbing Fixtures
LOOSE SINK BASIN

The sink basin was loose and not secured properly to the base countertop. Recommend a qualified contractor evaluate and repair or replace as needed.

 11 – Plumbing
11.4.1 – Water Pressure
HIGH WATER PRESSURE

The property water supply pressure  measured at the exterior faucet or laundry appliance hose bib. Property water supply pressure exceeded the 80 pounds per square inch (PSI) limit considered the maximum allowable by generally accepted current standards. Excessively high water pressure can stress connections in the plumbing system and appliances is likely to cause leaks. 

A qualified contractor should install a pressure regulator or evaluate and repair or replace one as necessary.

 12 – Water Heating Equipment
12.1.1 – General Information
OLDER THAN 10 YEARS

The water heater was at or beyond its warranty and/or expected life expectancy.   

The water heater age was determined by the photo included in this report. According to the U.S. Department of energy these major appliances are intended to run for between 8 and 12 years. Be advised that every water heater will age differently relative to the following life span factors: water quality, mineral buildup, frequency of flushing, volume of water utilized, size of tank, brand and quality of water heater. Although it was operating at the time of the inspection, the inspector can not determine the remaining life of the water heater.

12.6.1 – Gas Supply Shut-Off Valve
GAS LEAK

Gas leakage was detected at exposed gas piping connection. The gas supply piping included a shutoff valve in the vicinity of the heater for service personnel and emergency use. The valve was not operated as part of the inspection. A qualified contractor should evaluate and repair or replace as necessary.

 14 – Electrical
14.1.1 – Electric Meter & Base
SECURITY TAG MISSING/CUT

The electric meter security tag was was missing or damaged. A qualified contractor should evaluate and repair or replace as necessary.

14.2.1 – Distribution Panels
MISSING – CIRCUIT LABELS

The circuit labels were missing, partial, or illegible at the electrical distribution panel. The circuit labels provide information describing the locations each individual circuit breaker provides power too. 

Recommend a qualified contractor verify the breakers and accuracy of any existing labeling as necessary.

 15 – Cooling
15.2.1 – AC Refrigerant Lines
DAMAGED INSULATION

The air-conditioner refrigerant suction line (large, insulated) has damaged or missing insulation in areas. A qualified contractor should evaluate and repair/replace as necessary.

15.4.1 – AC Service Disconnect
DAMAGED ELECTRICAL CONDUCTORS

The electrical service/thermostat wires were damaged. A qualified contractor should evaluate and repair/replace as necessary.

 16 – Heating
16.9.1 – Air Filter
DIRTY

The HVAC system air filter was dirty. Clogged filters can restrict air flow and increase internal temperatures. A clean air filter will help increase the efficiency and prolong the life expectancy of the heating and cooling system. Due to the damage that can be caused by dirty or clogged coils, recommend replacing filter, as well as cleaning, servicing and evaluating of the HVAC system by a qualified HVAC professional and repair or replace as necessary.

16.12.1 – Heating System Ignition & Operation
DIRTY

The heating system did fire and appeared to be in serviceable condition at the time of the inspection. However, the interior of the cabinet was dirty. Cleaning, servicing and/or certification of the HVAC system by a qualified contractor is recommended and repaired or replaced as necessary.

 20 – Structural Basement
20.4.1 – Basement Interior Wall Structure
NO GAP

While the basement walls were constructed using the “floating” method to allow for soil movement, the inspector observed that there was no longer a gap. A qualified contractor should evaluate, then repair or replace as advised.

20.5.1 – Moisture Intrusion
EFFLORESCENCE

Efflorescence (white powdery substance) on the wall indicates moisture is in contact with the concrete or masonry. This does not necessarily indicate that intrusion will occur. I recommend checking the gutters and the downspout drain lines for proper operation. Also, a water proofing paint could be applied to the interior side of the wall if necessary. Efflorescence is found on many properties without water intrusion occurring inside the property. But, it should alert you to the possibility that future steps may be needed. A qualified contractor should evaluate and repair as necessary.

20.7.1 – Insulation
NO INSULATION

There is no insulation on the basement exterior walls or floor system. Heat loss can occur more on this property than one that is properly insulated. A qualified contractor should evaluate and install as necessary.