2 – Roof EDIT SECTION
2.5.1 – Plumbing Vent Pipes
TOO SHORT

Plumbing vent did not extend far enough above the roof. A plumbing vent should extend a minimum of 6″ above the snow line, which is considered approximately 10″.  A qualified contractor should evaluate and repair or replace as necessary.

2.7.1 – Masonry Chimney
IMPROPER SUPPORT – TOO TALL

The chimney extends beyond 5ft above the roof surface without a proper brace to keep it secure. 

Chimneys made of brick and mortar a susceptible to excessive deterioration from weather elements, poor installation or repairs, and of course time itself. Chimney stacks greater than 5ft are required to have a metal brace or cable tying it to the roof structure to prevent it toppling over unnecessarily.  

2.8.1 – Roof Drainage Systems
DEBRIS IN GUTTERS

Gutters were full of debris or granules in areas and need to be cleaned. The debris in gutters can clog drainage, or be a sign gutters are sloped improperly – Either of which may cause problems by overflowing to introduce excessive amounts of moisture to the soil beneath the foundation. Excessive moisture in soil supporting the foundation can affect its ability to support the weight of the structure above and may cause foundation damage from soil movement. 

Debris in gutters can also conceal rust, deterioration or leaks that are not visible until cleaned.

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

 3 – Attic, Insulation and Ventilation EDIT SECTION
3.3.1 – Attic Moisture Intrusion
WATER INTRUSION

Signs of previous water penetration or intrusion into the attic. Water marks or stains were observed. Recommend asking seller if there’s any recent incidents that have been documented or mitigated.

Further evaluation is recommended.

3.4.1 – Insulation in Attic
MISSING IN AREAS

The insulation is missing in some areas.

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

3.4.2 – Insulation in Attic
NOT UNIFORM

The insulation is not uniform: thicker in areas, thinner in areas, or possibly missing in some areas.

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

 4 – Exterior EDIT SECTION
4.2.1 – Driveways
CRACKING – MODERATE

The concrete driveway was moderately cracked. Cracks that progress to a separation of 1/4″ and more would be an indication of settlement, heaving, or structural problems. Cracks may present a tripping hazard. A qualified contractor should evaluate and repair as necessary.

4.4.1 – Wall-Covering, Flashing & Trim
SEAL GAPS AT INTERSECTIONS
MULTIPLE AREAS

Gaps at intersections of the siding, trim, and door and window openings, as well as any other holes in the siding, should be sealed with an appropriate sealant to prevent water penetration into the wall system. A qualified contractor should evaluate and repair or replace as necessary. 

4.4.2 – Wall-Covering, Flashing & Trim
TUCK POINTING NEEDED

A common maintenance task for brick masonry is the repair of mortar joints. The longevity of mortar joints will vary with the exposure conditions and the mortar materials used, but a life span of more than 25 years is typical. The longevity of brick, however, may well exceed 100 years. Consequently, occasional repair of the mortar joints is expected over the life of the brick masonry. It is our observation that the most common reason for repointing brick masonry is to improve water penetration resistance. Repointing deteriorated mortar joints is one of the most effective and permanent ways of decreasing water entry into brickwork. This is because the most common means of water entry into a brick masonry wall is through de-bonded, cracked or deteriorated mortar joints. A qualified contractor should evaluate and repair all areas as necessary.

4.8.1 – Electrical Outlets
NOT GROUNDED – OUTLET

One or more electrical outlets were not grounded. A qualified contractor should evaluate and repair or replace as necessary.

4.11.1 – Walkways
CRACKING – MINOR

Minor cracking was visible on the walkway(s) in areas. Monitoring is the minimum recommendation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.12.1 – Vegetation, Grading & Drainage
DENSE VEGETATION

Dense vegetation was present around the house in areas.  This condition limited and restricted my visual inspection.  Dense vegetation and landscaping up against or near the house foundation and exterior walls may be prone to water penetration and insect infestation. Trimming, pruning and some landscaping is recommended by a qualified contractor

4.12.2 – Vegetation, Grading & Drainage
TREE BRANCHES OVER PROPERTY

Large trees near the house have branches which overhang the property. Falling branches due to conditions such as wood decay, high winds or heavy snow loads may cause injury, death or damage. Significant weakening of large branches by conditions such as core decay may not be visible by persons without special training. Consider having these trees evaluated by a qualified arborist. Evaluating trees lies beyond the scope of the general property inspection.

Recommend a qualified contractor evaluate and repair or replace as necessary.

4.18.1 – Exterior Vents
DAMAGED SCREEN

One or more vent had a damaged screen. A damaged vent assembly can allow entry of water, air, or rodents into vent ducts or home.  Recommend a qualified contractor to evaluate and repair or replace as necessary.

4.21.1 – Roof Drainage – Downspouts & Extensions

MISSING – EXTENSIONS

Downspout(s) are missing the proper 6 ft. extensions. This condition may cause problems by introducing excessive amounts of moisture to the soil beneath the foundation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 5 – Detached Garage EDIT SECTION
5.7.1 – Exterior Door
WEATHER STRIPPING – DAMAGED OR MISSSING

The garage occupant door to the exterior had missing or damaged weather stripping. A qualified contractor should evaluate and repair or replace as necessary

5.7.2 – Exterior Door
GAP AROUND DOOR

An exterior entry door had an opening that was too wide leaving a gap or daylight around the door.  A qualified contractor should evaluate and repair or replace as necessary.

5.12.1 – Interior Outlets & Fixtures
OUTLET HOT AND NEUTRAL REVERSED

One or more electrical outlet(s) were wired incorrectly with the hot and neutral wires being reversed. While the outlet still provides power to electronic equipment, a shock hazard has been created as there is still electricity running through the hot wire when the switch is off. A qualified contractor should evaluate and repair or replace as necessary according to current standards.

 6 – Interior, Doors, Windows EDIT SECTION
6.2.1 – Ceilings & Walls
SIGNS OF REPAIR-WALLS

The interior walls have signs of repairs. Recommend asking the current homeowner for more information. Recommend further evaluation from a qualified contractor should the repairs be excessive or of visibly poor quality.

6.3.1 – Floors
FLOOR SQUEAKS

The floor squeaks when stepped on.  A qualified contractor should evaluate and repair or replace as necessary. 

6.3.2 – Floors
MISSING TRANSITION PIECE

A transition piece was missing between two sections of flooring.  A qualified contractor should evaluate and repair or replace as necessary. 

6.3.3 – Floors
WEAR AND TEAR

The floors showed signs of minor damage and wear, particularly in high-traffic areas.  A qualified contractor should evaluate and repair or replace as necessary. 

6.4.1 – Doors

MISSING – DOOR

The door was missing.  A qualified contractor should evaluate and repair or replace as necessary. 

6.4.2 – Doors
MISSING – DOORSTOP

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

6.5.1 – Windows
NO EGRESS

At the time of the inspection, the property did not have emergency escape and rescue openings which met generally-accepted current standards. Egress opening requirements:

For safety reasons, all sleeping room and basements greater than 200 square feet and new properties should meet the generally-accepted current standards for emergency escape and rescue openings, which include the following requirements:

1. Sill height shall not exceed 44 inches above the floor.

2. Minimum net clear opening shall be 5.7 square feet; exception – grade level windows

may have a minimum clear opening of 5 square feet.

3. Minimum net clear opening height shall be 24 inches.

4. Minimum net clear opening width shall be 20 inches.

 6.5.2 – Windows

SEALANT DAMAGED AROUND FRAME

Sealant was damage deteriorated around the window. Recommend a qualified contractor repair or replace as necessary. 

6.7.1 – Electrical Fixtures & Switches
FAN WOBBLES
LIVING ROOM

The ceiling fan wobbles when operated and may need to be balanced.  A qualified contractor should evaluate and repair or replace as necessary. 

6.8.1 – Stairways & Railings
STAIRWAY TOO NARROW

At the interior stairs, the width of the steps is too narrow (less than 36″). A qualified contractor should evaluate and repair or replace as necessary. 

6.8.2 – Stairways & Railings
HANDRAIL NOT GRASPABLE

The main stairwell in the main house did not have a graspable handrail. This is a safety hazard. A graspable handrail is considered no more than 2″ in diameter on top. Recommend a qualified contractor evaluate and repair or replace as needed. 

6.9.1 – Smoke & CO Detectors
CO DETECTOR MISSING
BASEMENT

Carbon monoxide detectors were not installed within a specified distance of each room lawfully 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.

There are no carbon monoxide detectors on the lower or upper level. 

 7 – Kitchen EDIT SECTION
7.9.1 – Faucets Fixtures
FAUCET LOOSE

The sink faucet was loose.  A qualified contractor should evaluate and repair or replace as necessary.

7.14.1 – Range/Oven/Cooktop
LOOSE – DOOR HANDLE

The oven door handle was loose.  A qualified contractor should evaluate and repair or replace as necessary.

 8 – Laundry EDIT SECTION
8.2.1 – Doors

DAMAGED – DOOR

The door surface was damaged.  A qualified contractor should evaluate and repair or replace as necessary. 

8.16.1 – Laundry Sink
CAULKING – TOUCH UPS
LAUNDRY AREA

Some caulking in the laundry sink/counter area was loose, missing, old, or poorly done. Recommend a qualified contractor evaluate and re-caulk as needed.

 9 – Bathroom EDIT SECTION
9.2.1 – Doors

MISSING – DOORSTOP

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

9.13.1 – Toilets
LOOSE AT THE FLOOR
MAIN LEVEL BATHROOM

The toilet was loose at the floor. This condition typically is caused by loose bolts or nuts and/or missing floor seals. Loose toilet can result in leaks, water damage, and mold, as well as damage to the toilet, water supply lines, bolts, and drainage pipes. A qualified contractor should evaluate and repair or replace as necessary.

9.17.1 – Installed Heat Source

LOW HEAT FURNACE

The supply register supplied lower detectable heat than adjacent heat sources at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary. 

 10 – Bathroom 2 EDIT SECTION
10.2.1 – Doors
HARDWARE NOT RECESSED
BASEMENT LAUNDRY AREA

The door had improperly installed door hardware that was not recessed flush with the door and/or jamb.  A qualified contractor should evaluate and repair or replace as necessary. 

10.2.2 – Doors

MISSING – DOORSTOP

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

10.2.3 – Doors

MISSING – STRIKE PLATE

The door was missing a strike plate at the door jamb.  A qualified contractor should evaluate and repair or replace as necessary. 

10.3.1 – Exhaust Fan

DIRTY

The bathroom exhaust fan was very dirty and possibly clogged.  A qualified contractor should evaluate and repair or replace as necessary.

10.6.1 – Windows

NOT FUNCTIONAL

The window was not considered a functional window.  A qualified contractor should evaluate and repair or replace as necessary. 

10.9.1 – Cabinets & Counters

CAULKING – BACK SPLASH

The counter top needs caulking with silicone along the back splash.  A qualified contractor should evaluate and repair or replace as necessary.

 14 – Heating EDIT SECTION
14.1.1 – Heating System Information
SERVICING RECOMMENDED

Based on the age of the heating system it is recommended that it be cleaned and serviced and certified (if possible) by an HVAC professional. 

14.12.1 – 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.

 15 – Cooling EDIT SECTION
15.1.1 – Cooling System Information
SERVICING RECOMMENDED

Based on the age of the cooling system it is recommended that it be cleaned and serviced and certified (if possible) by an HVAC professional. 

15.2.1 – AC Refrigerant Lines
GAP AROUND LINE AT WALL

The air-conditioner refrigerant suction line (large, insulated) exterior wall penetration should be sealed to prevent moisture and insect intrusion. A qualified contractor should evaluate and repair/replace as necessary.

15.3.1 – AC Compressor
AIR FLOW RESTRICTED

Air flow to the air-conditioner condenser coils was restricted by vegetation, dirt, or debris. The unit should be cleaned and anything restricting air flow in or around the air conditioner should be removed in order to maintain cooling system efficiency and avoid problems from overheating of the compressor.

15.7.1 – Evaporator Coils
SIGNS OF LEAKING, CORROSION

Signs of leaking, corrosion, or rusting were present at the visible refrigerant lines connected to the evaporative coil. Leaking from this location may possibly have a compounded effect on the components beneath it which typically includes the furnace heat exchanger. Delays or failure to correct this issue may cause extended damage. Recommend a qualified contractor evaluate and repair or replace as needed. 

 16 – Structural Basement EDIT SECTION
16.7.1 – 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.

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