Home Inspection S 6th Ave Brighton CO

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.

Some of the shingles appeared to be de-granulated in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

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.

The vent flashing showed signs of rust and corrosion at the time of inspection. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

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.

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.

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 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.

The attic hatch was not the proper size to access the attic itself. The rough framed opening must measure a minimum of 22 by 30 inches to allow a full-grown adult to safely enter and exit. Should there be an appliance in the attic, the dimensions may be required to increase to allow the appliance to be removed.

The 2012 International Residential Code requires an attic access opening for attics with an area greater than 30 square feet and a vertical height in excess of 30 inches.

Visible signs of repairs were noted in the roof structure/decking. Recommend asking current homeowners for more information. Recommend further evaluation by a qualified professional if repairs appear to be poorly done or failing in the future.

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

Further evaluation is recommended.

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

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

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.

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

The driveway showed signs of heaving and/or settling in areas. 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 condition could potentially cause a trip hazard.

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

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.

The exterior wall-covering material was loose in one or more areas.

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.

The siding/trim had a swollen appearance due to moisture intrusion.

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

Components of the eaves, facia, and/or soffit were warped, swollen, or had peeling paint which are signs of water damage. The materials will eventually begin to rot if left untreated or cause has not been corrected.

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

Signs of repairs were evident at the eaves at the time of inspection. Recommend asking the seller for more information. If repairs appear to be significant or failing we recommend a qualified contractor evaluate further for any possible repair or replacement.

An entry door had damaged or deteriorated weather stripping at the time of the inspection. A qualified contractor should evaluate, then repair or replace as advised.

An exterior screen door did not slide properly in track or fell out of track when sliding. Recommend a qualified contractor to evaluate and repair or reply as needed.

An entry door had areas of peeling paint.  A qualified contractor should evaluate and repair or replace as necessary.

An exterior door is weathered or deteriorated. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

A window had cracked glass or cracked windowpane.

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

One or more window screens were damaged or deteriorated.

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

A window frame, still, shutter, and/or trim had missing or damaged paint. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

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.

Cracking or separation was present at the concrete step(s) in areas. A qualified contractor should evaluate and repair or replace as necessary and 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. 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.

A walkway was not properly sealed against a foundation wall and may allow excess moisture to enter. Recommend a qualified contractor and repair or replace as needed.

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

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.

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.

Vegetation growing on siding should be removed and kept away from eaves, woodwork, doors, chimneys, or other building components. They hold moisture against the wall, hide rot and other problems, and are conducive conditions for termites, carpenter ants,  etc. The growth does not allow full inspection of the siding and can hide potential defects underneath.

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

Improper spacing was noted between balusters, spindles, and rails. This is a safety hazard, especially for small children.

Guards may not allow the passage of a sphere 4 inches in diameter.

Correction and further evaluation are recommended.

Railing height at the stairs was measured as less than 34 inches.

Railings on the open side of a stairway must be at least 34 inches in height above any portion of the walking surface.

Correction and further evaluation are recommended.

The downspout (s) are loose. 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. When moisture is introduced to the foundation it could also cause possible mold growth. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

One or more downspout extensions were too short. Recommend installing 6-8ft long (or greater as needed) extensions to divert rainwater runoff away from the property.

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.

The inspector was unable to verify that the door was fire rated. This may be considered a fire safety hazard. The door between the garage and the house should be a solid wood door at least 1-3/8 inches thick, a solid or honeycomb-core steel door at least 1-3/8 inches thick, or a 20-minute fire-rated door. This means that should a fire occur in the garage, the occupant door does not afford protection until firemen arrive. A qualified contractor should evaluate and repair or replace as necessary.

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

The window crank did not operate properly. Recommend a qualified contractor to evaluate and repair or replace as needed.

Baseboard trim was missing in areas of the interior walls at the time of inspection. A qualified contractor should evaluate and repair or replace as needed.

Minor cracking was visible on the interior walls.  A qualified contractor should evaluate and repair or replace as necessary.

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

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

The floor has a dip or is sloped in areas.

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

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.

The door did not lock properly.  A qualified contractor should evaluate and repair or replace as necessary.

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.

An electrical outlet was broken/damaged. A qualified contractor should evaluate and repair or replace as necessary.

Although the 3-prong outlets installed in this property typically indicate a property with grounded branch wiring, this property had no grounding system installed to protect devices such as switches and electrical outlets. Although this condition may have been commonly considered safe or acceptable at the time the property was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. A qualified contractor should evaluate and repair or replace as necessary.

The light fixture was loose. A qualified contractor should evaluate and repair or replace as necessary.

The light fixture was missing cover/glass. A qualified contractor should evaluate and repair or replace as necessary.

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.

At the interior stairs, the handrail had a railing end that did not return to the wall or post.  A fall could occur if something (purse, backpack, etc.) caught the end of the railing when descending. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

70-year-old stairs do not conform to current standards tread height and tread depth varies from standards.

Minor cracking was visible on the interior ceilings.  A qualified contractor should evaluate and repair or replace as necessary.

The ceilings had signs of the previous repair.  A qualified contractor should evaluate and repair or replace as necessary.

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.

The cabinet floor was damaged. This may be from excessive leaking pipes, condensation, or even leaking cleaners stored in cabinets over the years.

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

The laminate in the kitchen countertop was chipped or damaged.  A qualified contractor should evaluate and repair or replace as necessary.

Counters or cabinetry had a finish that was worn or peeling. Recommend a qualified contractor to evaluate and repair or replace as needed.

The food waste disposer was missing the wiring connector (clamp and bushing).  A qualified contractor should evaluate and repair or replace as necessary.

The interior walls showed evidence that moisture was entering from behind possibly including damage and deterioration.  A qualified contractor should evaluate and repair or replace as necessary.

The drywall on the interior walls was missing in areas.  A qualified contractor should evaluate and repair or replace as necessary.

Windows installed in the home appeared to be worn or aged. This apparent condition can mean the windows are deteriorated or difficult to operate, and can also mean they are not consistent with current efficiency standards. They were possibly original and were either at or near their serviceable lifespan. Recommend further evaluation by a qualified contractor and budgeting for potential future replacement.

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

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

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

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.

Wood cabinetry had a finish that was worn or peeling. Recommend a qualified contractor to evaluate and repair or replace as needed.

A shower supply arm was loose in the wall.  This will cause caulking/sealant to deteriorate at an accelerated rate and may allow water to enter the wall. Over time, this could potentially put added stress on the plumbing connections and develop a leak. Recommend a qualified contractor evaluate and repair or replace it as necessary.

Some caulking and/or grout in the tub & shower area was missing, loose, old, or poorly done.  Recommend a qualified contractor evaluate and re-seal as needed.

The interior walls showed evidence that moisture was entering from behind possibly including damage and deterioration.  A qualified contractor should evaluate and repair or replace as necessary.

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

Wood cabinetry had a finish that was worn or peeling. Recommend a qualified contractor to evaluate and repair or replace as needed.

There were no water supply valves installed at the sink at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

The toilet was leaking on the floor.  A qualified contractor should evaluate and repair or replace as necessary.

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

The distribution panel had inadequate clear space that is 3 feet deep, 30 inches wide, and 6′ 6″ in height in front of the equipment. A qualified contractor should evaluate and repair or replace as necessary.

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.

An opening in the panel was missing a filler plate. A qualified contractor should evaluate and repair and replace as necessary.

Screws/fasteners were missing at the electrical panel cover. A qualified contractor should evaluate and repair or replace as necessary.

The main water supply pipe was a three-quarter-inch galvanized pipe. This is an outdated material and as corrosion reduces the diameter of the pipe interior, the water flow will be increasingly restricted. All galvanized pipes in the property may need to be replaced soon. The Inspector recommends that before the expiration of your Inspection objection you consult with a qualified plumbing contractor to discuss options and costs for replacement if necessary.

The property contained galvanized steel water distribution pipes. These pipes are outdated and subject to corrosion which will eventually result in restricted flow and leakage and will need to be replaced. Water flow in the property was satisfactory at the time of the inspection.

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.

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.

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 TPR Valve at the water heating equipment was leaking. A qualified contractor should evaluate and repair or replace as necessary.

There was a 90-degree elbow fitting installed at the top portion of the TPR valve discharge pipe on the water heater. This pipe should terminate straight down within 6” of the floor and not have any threads or fittings prior to that point. Any fittings should be an approved material and configuration. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

The water heating equipment was leaking. A qualified contractor should evaluate and repair or replace as necessary.

The water heating equipment was rusted/corroded showing signs of previously leaking. A qualified contractor should evaluate and repair or replace as necessary.

Flames were not entirely burning a blue color. Orange and yellow flames may be an indicator that the fuel-air mixture is not right and gas may not be burning as efficiently as possible. Recommend a qualified contractor evaluate to adjust, repair, or replace fuel-burning components 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 HVAC electrical service shut-off switch for the heating system was not present. A disconnect is required unless the heating system is within line of sight of the main electrical panel.  A qualified contractor should evaluate and repair/replace as necessary.

The heating system cabinet was corroded, rusted, or damaged in some areas. A qualified contractor should evaluate and repair or replace as necessary.

Air supply ducts were not sealed. Ideally, all ducts are sealed with mastic in order to be more energy-efficient. A qualified contractor should evaluate and repair as necessary.

The heating system did fire and appeared to be in a 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.

The floor has 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.

Basement walls were not constructed using a method that will allow for soil movement. This method is usually termed “floating” the walls and involves leaving a gap at the bottom of the wall so that vertical movement (heaving) of the concrete slab basement floor will not be transmitted to the rest of the property structure. Colorado has areas with expansive soils. Expansive soils are soils that increase to many times their original volume in response to increases in soil moisture content, creating forces that can easily damage property structural components such as foundations, floor slabs, flat work, and interior and exterior wall coverings. Consider consulting with a qualified contractor before the expiration of your Inspection Objection Deadline to discuss options and costs for correction and/ or stabilization.

Water damage was visible in the crawlspace floor structure around plumbing lines. There may be a past or current leak in the nearby drain or supply lines that could further stain or rot wood if not corrected.