2 – Roof
2.2.1 – Roof Covering
Roof Covering 1
Roof Covering 2
Roof Covering 3
DAMAGED/DETERIORATED

The roof covering material was damaged/deteriorated in some areas.  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.2.2 – Roof Covering
Roof Covering 4
MORE THAN ONE LAYER

More than one layer of roof covering material was observed. Every additional layer of roof covering material can add stress to the roof structure and may be more costly to remove. It may conceal defects to the roof decking, flashing, or drainage system.

A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.4.1 – Flashing
Flashing 1
EDGE FLASHING MISSING

The drip edge flashing along the rake/eave was missing in areas.  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.5.1 – Plumbing Vent Pipes
Plumbing Vent Pipes 1
TOO SHORT

A plumbing vent did not extend far enough above the roof. A plumbing vent should extend a minimum of 10″.  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.6.1 – Flue Gas Vent Pipes
Flue Gas Vent Pipes 1
CORRODED

One or more combustion exhaust flue(s) showed signs of rust/corrosion.  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.7.1 – Roof Drainage Systems
Roof Drainage Systems 1
BENT/DAMAGED

Gutters were bent and/or damaged at the time of the inspection.

This condition may cause problems by introducing excessive amounts of moisture to the soil beneath the foundation. Excessive moisture in the soil supporting the foundation can affect its ability to support the weight of the structure above and may cause foundation damage from soil movement. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

2.7.2 – Roof Drainage Systems
Roof Drainage Systems 2
CORROSION – MODERATE

Gutters had moderate general corrosion visible. Corrosion is generally a sign of poor sloping or drainage, and continued corrosion will eventually result in leaking gutters.

This condition may cause problems by introducing excessive amounts of moisture to the soil beneath the foundation. Excessive moisture in the soil supporting the foundation can affect its ability to support the weight of the structure above and may cause foundation damage from soil movement. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

2.7.3 – Roof Drainage Systems
Roof Drainage Systems 3
Roof Drainage Systems 4
Roof Drainage Systems 5
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 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 the 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
3.1.1 – Attic Access
Attic Access 1
HATCH NOT INSULATED

The attic access hatch was not properly insulated. A qualified contractor should evaluate and repair or replace as necessary.

3.4.1 – Insulation in Attic
Insulation in Attic 1
Insulation in Attic 2
TOO THIN

The insulation is thinner than current thermal resistance (R-value) standards.

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

3.4.2 – Insulation in Attic
Insulation in Attic 3
Insulation in Attic 4
Insulation in Attic 5
DEBRIS OVER THE INSULATION

There appeared to be debris, cardboard, plastic, wood, etc. on the insulation. This configuration could lead to a possible mold environment. The inspector recommends that it be removed.

 5 – Exterior
5.2.1 – Driveways
Driveways 1
CRACKING – MINOR

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

5.2.2 – Driveways
Driveways 2
Driveways 3
IMPROPERLY SLOPED SURFACE

The driveway has a negative slope and drains towards the home or garage. This condition is prone to water penetration into the home structure. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

5.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
CRACKING AND MOVEMENT

Cracking from apparent wall movement was present in the siding at the time of inspection.

Monitoring the walls of the house is needed. Most materials including masonry can deform elastically over long periods of time to accommodate small amounts of movement, large movements normally cause cracking.

Cracking can result from a variety of problems:

  • Differential settlement of the foundation
  • Drying shrinkage
  • Expansion and contraction due to ambient thermal and moisture variations
  • Improper support over openings
  • The effects of freeze-thaw cycles
  • The corrosion of iron and steel wall reinforcement
  • Differential movement between building materials; expansion of salts
  • The bulging or leaning of walls.

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

5.4.2 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 2
MISSING – PAINT

The siding and/or trim in areas were missing paint.

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

5.4.3 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 3
PEELING PAINT

Peeling paint was present in areas.

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

5.5.1 – Eaves, Soffits & Fascia
Eaves, Soffits & Fascia 1
WASP NEST

It Wasp nest is present at the time of inspection. Recommend removing by a qualified contractor.

5.10.1 – Window Wells
Window Wells 1
WINDOW NO WELL

The property had basement windows at grade level without window wells installed. This could allow water intrusion into the property at this point. A qualified contractor should evaluate and repair/replace as necessary.

5.10.2 – Window Wells
Window Wells 2
WINDOW WELLS MISSING COVERS

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

5.12.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
Vegetation, Grading & Drainage 2
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 are recommended by a qualified contractor

5.12.2 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 3
DEFECT – FENCE

The fence is damaged or missing pieces.

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

5.12.3 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 4
INADEQUATE CLEARANCE GRADE

The top of the foundation wall had inadequate clearance from grade. The top of the foundation wall should be a minimum of six inches above the soil. Inadequate clearance may result in moisture intrusion of the structure.

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

5.12.4 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 5
Vegetation, Grading & Drainage 6
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.

5.12.5 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 7
TREE BRANCHES OVER PROPERTY

Large trees near the house have branches that 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 to evaluate and repair or replace as necessary.

5.21.1 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 1
DAMAGED – DOWNSPOUTS

Downspouts were damaged in areas of the property. 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.

5.21.2 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 2
MISSING – EXTENSIONS

The 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.

 6 – Interior, Doors, Windows
6.2.1 – Ceilings & Walls
Ceilings & Walls 1
DAMAGED – WALLS

The walls showed signs of minor damage and wear.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.1 – Doors
Doors 1
Doors 2
Doors 3
RUBS FRAME

An interior door rubs at the door frame when closing. This may mean the door or frame is out of the square or that hinges may not be installed properly.

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

6.6.1 – Electrical Outlets

Electrical Outlets 1

NOT WORKING – OUTLET

An electrical outlet was not working. A qualified contractor should evaluate and repair or replace as necessary.

6.8.1 – Stairways & Railings
Stairways & Railings 1
MISSING – HANDRAIL

At the interior stairs, the handrail was missing.  A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

6.9.1 – Smoke & CO Detectors
CO DETECTOR MISSING

Carbon monoxide detectors were not installed within a specified distance of each room lawfully used for sleeping purposes. The inspector recommends the installation of carbon monoxide detectors in appropriate locations. Colorado House bill 1091 became effective on July 1, 2009, which requires Carbon Monoxide detectors to be installed in most properties that have a fuel-burning heater or appliance, a fireplace, or an attached garage.

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

6.9.2 – Smoke & CO Detectors
SMOKE DETECTOR MISSING

The smoke detector was missing. A qualified person should replace them as needed. The existing smoke detectors were tested if present, but they are only noted as to presence and operation as of the date of inspection. Smoke detectors may work today but not work when you need them to work. This is why it is important for you to test them on a regular basis, monthly at least. Smoke detectors are recommended by the U.S. Product Safety Commission to be installed inside each bedroom and adjoining hallway and on each living level of the property and basement level.

6.10.1 – Installed Heat Source

Installed Heat Source 1

NO HEAT FURNACE

The supply register supplied no detectable heat at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

6.10.2 – Installed Heat Source
Installed Heat Source 2
Installed Heat Source 3
MISSING REGISTER COVER

A supply register was missing the cover. A qualified contractor should evaluate and repair or replace as necessary.

 7 – Kitchen
7.6.1 – Electrical Outlets

Electrical Outlets 1

NO GFCI PROTECTION

No ground fault circuit interrupter (GFCI) protection was provided for kitchen electrical outlets. Although GFCI protection of kitchen 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 kitchen electrical circuits to provide GFCI protection. This can be achieved by:

1. Replacing the current standard outlets with GFCI outlets.

2.  Replacing the first circuit outlet located closest to the main electrical service panel with the GFCI outlet

3.  Replacing the breaker currently protecting the electrical circuit that contains these outlets with the GFCI breaker.

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

7.16.1 – Mounted Microwave
Mounted Microwave 1
LIGHT NOT WORKING

The microwave light was not working.  A qualified contractor should evaluate and repair or replace as necessary.

 8 – Laundry
8.8.1 – Floors
Laundry floors 1
CRACKED/DAMAGED TILE

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

8.8.2 – Floors
Floors 1
WET STAINS

The floor had wet stains indicating moisture intrusion did or does exist.  A qualified contractor should evaluate and repair or replace as necessary.

8.9.1 – Electrical Outlets

Electrical Outlets 1

GFCI PROTECTION IS NOT PRESENT

An outlet did not provide Ground Fault Circuit Interrupter (GFCI) protection. Although GFCI protection of circuits may not have been required at the time in which this home was built, safe building practices have improved with the passage of time and building standards have changed to reflect current understanding. The inspector recommends updating the existing electrical circuits to include GFCI protection. A qualified contractor should evaluate and repair or replace as necessary.

 9 – Bathroom
9.4.1 – Ceilings & Walls
Ceilings & Walls 1
Ceilings & Walls 2
PAINT PEELING

The paint was peeling in areas.  A qualified contractor should evaluate and repair or replace as necessary.

9.7.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION

No ground fault circuit interrupter (GFCI) protection was provided for the bathroom electrical outlets. Although GFCI protection of bathroom circuits may not have been required at the time of 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 bathroom electrical circuits to provide GFCI protection. This can be achieved by:

1. Replacing the current standard outlets with GFCI outlets.

2.  Replacing the first circuit outlet located closest to the main electrical service panel with the GFCI outlet

3.  Replacing the breaker currently protecting the electrical circuit that contains these outlets with the GFCI breaker.

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

9.8.1 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 1
MISSING – BULB

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

9.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
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.

9.12.1 – Plumbing Fixtures
Plumbing Fixtures 1
WATER NOT DIVERTED

The shower diverter did not divert all of the water to the shower and a stream of water passed through the bathtub spout when the shower was on.  A qualified contractor should evaluate and repair or replace as necessary.

9.13.1 – Toilets
LOOSE ON THE FLOOR
UPSTAIRS BATHROOM

The toilet was loose on the floor. This condition typically is caused by loose bolts or nuts and/or missing floor seals. The 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.

9.14.1 – Tub, Shower Area
Tub, Shower Area 1
CAULK – CORNERS AND FLOOR

The tub/shower area had deteriorated or missing sealant (caulking or grout) at the corners and/or floor. Sealant is needed at wall corners inside the shower, corners from tub to wall, and along the floor perimeter.  A qualified contractor should evaluate and repair or replace as necessary.

9.14.2 – Tub, Shower Area
Tub, Shower Area 2
CHIPPED – TUB

The bathtub finish was chipped or damaged.  A qualified contractor should evaluate and repair or replace as necessary.

 10 – Bathroom 2
10.4.1 – Ceilings & Walls
Ceilings & Walls 1
MOISTURE STAINING-CEILINGS

The ceiling showed wet staining indicating moisture intrusion did or does still exist.  A qualified contractor should evaluate and repair or replace as necessary.

10.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
NOT WORKING – SINK STOPPER

The drain stop did not work or did not hold water in the sink.  A qualified contractor should evaluate and repair or replace as necessary.

10.11.1 – Water Supply Shutoff Valves
Water Supply Shutoff Valves 1
CORRODED

The water supply valve was corroded at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

10.12.1 – Plumbing Fixtures
LEAK – SINK CONTROL VALVE

A control valve at the sink was leaking during operation at the time of inspection.

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

10.12.2 – Plumbing Fixtures
WATER NOT DIVERTED

The shower diverter did not divert all of the water to the shower and a stream of water passed through the bathtub spout when the shower was on.  A qualified contractor should evaluate and repair or replace as necessary.

10.14.1 – Tub, Shower Area
Tub, Shower Area 1
CAULK – CORNERS AND FLOOR

The tub/shower area had deteriorated or missing sealant (caulking or grout) at the corners and/or floor. Sealant is needed at wall corners inside the shower, corners from tub to wall, and along the floor perimeter.  A qualified contractor should evaluate and repair or replace as necessary.

10.15.1 – Fixture Valve Installation And Temperature
SINK REVERSED

The water supply valves and supply lines at the sink fixture in the bathroom were installed improperly with a reversed configuration. Current standards for installation produce hot water when the valve is turned to the left and cold water when the valve is turned to the right. A qualified contractor should evaluate and repair or replace as necessary.

 11 – Plumbing
11.4.1 – Water Pressure
HIGH WATER PRESSURE

The property water supply pressure is 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 are likely to cause leaks.

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

 12 – Electrical
12.2.1 – Distribution Panels
Distribution Panels 1
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 to.

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

 13 – Water Heating Equipment
13.1.1 – 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, the volume of water utilized, size of the 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.

13.2.1 – Water Shut-Off
Water Shut-Off 1
CORRODED – VALVE

The water heating equipment had a cold water supply shutoff valve installed. The shut-off valve was corroded. The valve was not operated during the inspection. A qualified contractor should evaluate and repair or replace as necessary.

13.3.1 – Pipe Connections
Pipe Connections 1
MISSING FLEX TUBING

The piping to the water heater is missing flex tubing to prevent the piping from breaking in case the concrete floor heaves or settles.

13.5.1 – Draft Diverter & Exhaust Flue
Draft Diverter & Exhaust Flue 1
TAPED AT CONNECTIONS

The flue pipe was sealed improperly at the time of the inspection. Flue pipe connections should be sealed by 3 or more screws as most tapes (or tape adhesives) are not able to resist prolonged exposure to high heat.

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

13.10.1 – Drain Valve & Drip Pan
Drain Valve & Drip Pan 1
DRAIN VALVE LEAKING

The drain valve was leaking at the water heater. A qualified contractor should evaluate and repair or replace as necessary.