Home Inspection Skeel St Brighton CO

The roof covering material showed minor damage.  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

The ridge shingles, used to protect areas of the roof from moisture intrusion, were damaged in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

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.

One or more combustion appliance exhaust flue(s) did not extend far enough above the roof. To ensure proper and safe operation, exhaust flues should extend at least 3 feet above the roof, and 2 feet above any portion of the roof within 10 feet (measured horizontally).  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

The chimney rain cap was missing. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

A rain cap covers the top opening of the chimney flue liner and is usually combined with a spark arrestor.

A spark arrestor is used to prevent floating embers from a solid fuel fire setting light to a flammable roofing surface or falling onto other combustible materials on the ground. A spark arrestor typically consists of a double layer of metal mesh, which catches the ember and allows the flue gas to escape. Spark arrestors also help prevent animals from entering the chimney.

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

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

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

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

Ventilation may have been insufficient at the time of the inspection.

Inadequate attic ventilation can cause the attic to overheat, causing heat damage to the roof covering, which results in a decreased life expectancy. Adequate ventilation of the attic will actually help prolong the life expectancy of the roof covering and help stabilize interior temperatures when heating and cooling are in use.

Recommend a qualified contractor evaluate to ensure all attic ventilation is unobstructed and fully functional and/or install additional ventilation as needed.

The bathroom vent duct terminated in the attic and did not vent to the exterior of the property.

The driveway was deteriorated or eroded in some areas. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

The driveway has dropped or settled in areas, causing a steep or uneven step. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

Peeling paint was present in areas.

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

A key is needed to exit an entry door. This may be a safety issue in the event of an emergency. A qualified contractor should evaluate, then repair or replace as advised.

The exterior light fixture did not respond to the switch at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary according to current standards.

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, modern building and safety standards now require them. This is a reflection of the current understanding of the potential hazards. The inspector recommends updating the existing exterior electrical circuits to include GFCI protection. A qualified contractor should evaluate and implement according to current standards.

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.

The walkway(s) showed signs of heaving and/or settling in areas as well as uneven flagstones. Heaving is often caused by soil that has expanded in volume due to increased moisture content, or by wet soil which has expanded as it became frozen. Settlement is when the soil below a concrete slab is loose or it can no longer support the weight causing it to sink or crack.

• This causes cracks in the concrete.
• This creates trip hazards that could result in injury.

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

The walkway(s) surface was pitted in areas. A qualified contractor should evaluate and repair or replace as necessary.

A trip hazard was present on the walkway(s) in areas.  This condition is a safety concern. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

A trip hazard was present at the step(s) areas. This condition is a safety hazard and could result in injury if not corrected. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

The wooden steps deteriorated in areas. A qualified contractor should evaluate and repair or replace as necessary.

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.

The tree limbs that are in contact with the roof or hanging near the roof should be trimmed. Evaluating trees lies beyond the scope of the general property inspection.

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

The conduit that house the sprinkler control wires was loose in the wall. A qualified contractor should evaluate and repair or replace as necessary.

The outside water faucet drips at the knob when turned on. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

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

High-efficiency furnace venting usually has a turn that points to vent toward the ground. This did not have a turn that could allow moisture or pests into the pipe. A qualified contractor should evaluate and repair or replace as necessary.

Although outside the scope of a normal home inspection the inspector noted the Pergola did not appear to be properly supported. A qualified contractor should evaluate and repair or replace as necessary.

The exterior garage occupant door was a hollow core door that does not provide security for the garage. A qualified contractor should evaluate and repair or replace as necessary.

An attic access panel in the ceiling of the garage was not properly trimmed or sealed and is considered a break in the firewall between the garage and habitable areas.

Should the interior attic span across the entire structure, the attic access should be installed according to current fire rating standards. Alternatively, there may be a wall to separate the garage and the house or attic space. This wall must be covered with at least 1/2-inch thick (and preferably 5/8-inch thick Type X) gypsum board or equivalent applied to the garage side.

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

The concrete garage floor was deteriorated or eroded. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

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

GFCI protection is required for all 15- and 20-amp receptacles, including outlets for refrigerators, sprinkler systems, garage door openers, and washing machines – some items may not be protected on purpose due to the potential for them to go unnoticed and cause damage. A qualified contractor should evaluate and repair or replace as necessary.

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

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

For safety reasons, all sleeping rooms 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.

At the interior stairs, the handrail had spacing between components that were too far apart. Spacing of more than 4 ” could allow a child or pet to fall through. A fall or injury could occur if not corrected.  A qualified contractor should evaluate and repair or replace as necessary.

There appeared to be some damage to the interior flooring in areas. Recommend a qualified contractor to evaluate and repair or replace as needed.

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.

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

The laundry room bifold doors were installed backward. They should fold away from the room when opening. A qualified contractor should evaluate and repair or replace as necessary.

Carpeting was used as a floor covering material in the tub, shower, and/or toilet areas. The carpet is bound to get wet from steam/vapor from the shower, splashing, and water dripping off a body. Carpet tends to act as a sponge and soak up the moisture, which gives mildew and molds an opportunity to grow and spread. Recommend a qualified contractor to evaluate and replace the floor covering materials as needed.

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 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.

The metal drain pipe and P-trap below the sink were corroded. A qualified contractor should evaluate and repair or replace as necessary.

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

The shower/tub control lever or knob was installed upside down.  A qualified contractor should evaluate and repair or replace as necessary.

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.

The water supply valves and supply lines at the bathtub 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.

The bathroom exhaust fan did not work.  A qualified contractor should evaluate and repair or replace as necessary.

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 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.

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.

The shower was missing the strainer over the drain. A qualified contractor should evaluate and repair or replace as necessary.

The main water shutoff valve was corroded.

The valve is not and was not operated during the scope of a home inspection.

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

The manufacturer’s label was missing, partial, or illegible on the electrical service panel. The manufacturer’s label typically provides information describing the main panel such as the name of the panel manufacturer, the panel model number, the panel amperage rating, limitations related to the environment in which the panel was designed to be installed, and grounding/bonding information for that particular model. The Inspector was unable to confirm the existence of proper conditions when confirmation would require information taken from this missing label.

Sharp screws/fasteners we used at the electrical panel cover. This could be potentially hazardous if the screws puncture a live electrical wire. A qualified contractor should evaluate and repair or replace as necessary.

This home had a solar water heating system installed. It appeared to be a “solar assist “system that preheats the water before it enters the gas-fired water heater. This system is outside the scope of normal home inspection. However, the inspector didn’t know the unit in the crawl space was rusted. A qualified contractor should evaluate and repair or replace as necessary.

Pipe fittings at the water heating equipment were corroded. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

The gas-fired water heater has a B vent exhaust flue with improper clearance from combustible materials. This type of vent is double-walled and requires a 1-inch minimum clearance. This condition is a potential fire hazard. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

The temperature pressure relief valve pipe has a probe that should go into the tank to test pressure and temperature. This valve probe does not enter the tank which could be a safety hazard. A qualified contractor should evaluate and repair or replace as necessary.

The water heating equipment was not properly supported/level. A qualified contractor should evaluate and repair or replace as necessary.

The water temperature was below the suggested range of 120-130 degrees. Recommend adjusting the water heater thermostat first. If water does not reach the acceptable range then a qualified contractor should evaluate and repair or replace it as necessary.

The listing agent was at the inspection at the beginning to discuss the heating system. The main system to heat the house was the gas-fired forced air furnace in the crawlspace. The sellers stated that there was a “heat pump “system installed as well. In Colorado, a heat pump system requires a backup heating source such as a gas furnace. There was a secondary analog thermostat next to the digital thermostat in the kitchen. This analog thermostat controls what appears to be a fan coil system installed in the dining room. It uses the hot water from the solar water heating system to heat the air blown into the room. This system was operating properly at the time of inspection however it was localized to the dining room. In addition, the system appears to be old and possibly beyond its expected life. A qualified contractor should evaluate and repair or replace as necessary.

It is the inspector’s opinion that they misused the term heat pump. With a heat pump system installed the furnace is the backup or emergency heating system. However, in this home, the gas-fired forced air furnace is the primary heating source for the home. It is recommended to consult with the sellers and or an HVAC specialist to confirm.

The HVAC system air filter was very dirty or clogged. This condition reflects a lack of regular maintenance of the HVAC system. Clogged filters can restrict airflow 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 the filter, as well as cleaning, servicing, and evaluating the HVAC system by a qualified HVAC professional and repair or replace as necessary.

The visible areas of the firebox and chimney flue were dirty at the time of the inspection. Most of the chimney flue was inaccessible and was not inspected. Dirty flues are potential fire hazards and should be cleaned by a professional. Recommend having the chimney evaluated by a C.S.I. (Chimney Safety Institute) -qualified chimney sweep.

No soil cover was installed at the time of the inspection. Soil covers help reduce humidity levels in crawlspaces by limiting moisture evaporation into the air from the soil. Reducing humidity levels can help reduce the chances of mold growth and deterioration of structural components. A qualified contractor should evaluate and install a soil cover as necessary.

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, waterproofing 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.

Areas of the crawlspace were visibly wet or soft/squishy under the vapor barrier. The ground showed signs of moisture intrusion. A qualified contractor should evaluate and repair or replace as necessary.

The structural support columns in the crawlspace were not attached to the beam above. A qualified contractor should evaluate and repair or replace as necessary.