Inspection Detail
Roof
Attic, Insulation and Ventilation
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Bathroom 3
Electrical
Plumbing
Water Heating Equipment
Cooling
Heating
Structural Basement
Mold Inspection
Premier Partners
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 inspector observed exposed nails on the roof covering. This condition could allow moisture to penetrate the roof component. 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/spark arrestor was loose / 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 flashing at the chimney was inadequately sealed. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
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.
The insulation is thinner than current thermal resistance (R-value) standards.
Recommend a qualified contractor evaluate and repair or replace as needed.
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.
Minor cracking was visible on the driveway in areas. Monitoring is the minimum recommendation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
There appeared to erosion to the driveway surface 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.
The exterior wall covering is beginning to deteriorate or has deteriorated.
Recommend a qualified contractor should evaluate and repair or replace as needed.
The distance between the bottom of wood components and the ground surface (or grade) was not sufficient. In locations that have little or no snow, the distance should be no less than 8 inches. In locations with significant lasting snow, the bottom of wood elements should be no less than 8 inches above the average snow depth.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The siding/trim had a swollen appearance due to moisture intrusion.
Recommend a qualified contractor should evaluate and repair or replace as needed.
The doorbell button was missing or damaged at the time of the inspection. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The screen door was damaged or deteriorated at the time of inspection.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Window wells had accumulated soil, leaves, and other debris which should be cleared to encourage proper drainage and minimize the retaining of moisture near the foundation and moisture intrusion and damage through the window area. A qualified contractor should evaluate and repair or replace as necessary according to current standards.
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.
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.
The walkway(s) had surface spalling in areas. This condition will continue to degrade if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
The fence is damaged or missing pieces.
Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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 visible concrete foundation wall surface was damaged or deteriorated in areas. Recommend a qualified contractor evaluate and repair or replace as needed.
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 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.
The garage floor was pitted in areas the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.
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.
A garage outlet was damaged at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.
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.
An outlet or switch box in the garage was missing a faceplate cover. This may be a shock hazard. Recommend a qualified contractor install the missing piece.
The interior ceilings 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.
A transition piece was missing between two sections of flooring. A qualified contractor should evaluate and repair or replace as necessary.
The tile floor had missing or damaged grout. 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 window appeared to have a broken seal that has been compromised. Condensation and/or cloudiness between the two panes of glass was observed. This will have a negative impact on energy efficiency. Also, because there is moisture between the panes with no ventilation, mold can eventually develop. A qualified contractor should evaluate and repair or replace as necessary.
One or more light bulbs were not working at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.
The ceiling fan did not respond to any switches or the available remote. 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.
The fireplace had a defect at the chains covering the opening. A qualified contractor should evaluate and repair or replace as necessary.
The fireplace had a defect at the glass doors. A qualified contractor should evaluate and repair or replace as necessary.
The damper appeared to be altered or damaged at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.
The walls had signs of a 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 counter top needs caulking with silicone along the back splash. 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 cabinet over the years.
A qualified contractor should evaluate and repair or replace as necessary.
The cabinet hinge was loose and not securely fastened. 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 evaluate and repair or replace as needed.
The laundry room did not have an exhaust fan or an openable window. A qualified contractor should evaluate, then repair or replace as advised.
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.
The floor covering was not sealed at the edges and may allow moisture intrusion. A qualified contractor should evaluate and repair or replace as necessary.
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.
The tub faucet/spout was loose. A qualified contractor should evaluate and repair or replace as necessary.
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.
The bathroom exhaust fan was noisy when on. A qualified contractor should evaluate and repair or replace as necessary.
The floor covering was not sealed at the edges and may allow moisture intrusion. A qualified contractor should evaluate and repair or replace as necessary.
The sink drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.
Flexible drain lines can clog, leak or fail. Flex lines design includes multiple folds in which moisture may become trapped and mold may grow. A qualified contractor should evaluate and repair or replace as necessary.
The tub/shower area had deteriorated or missing sealant (caulking or grout) where the shower wall rests on the tub and/or at the inside corners. A qualified contractor should evaluate and repair or replace as necessary.
A clamp, connector, or bushing component at the electrical panel was loose. 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 too.
Recommend a qualified contractor verify the breakers and accuracy of any existing labeling as necessary.
Solid conductor aluminum branch-circuit wiring was present. This is an electrical hazard. A qualified contractor should evaluate the electrical system and repair or replace as necessary.
Aluminum wire appears to be installed on branch electrical circuits in the subject premises. These single strand, branch circuit aluminum wires were used widely in houses during the mid 1960s and 1970s. According to the U.S. Consumer Product Safety Commission, problems due to expansion can cause overheating at connections between the wire and devices (switches and outlets) or at splices, which has resulted in fires. For further information on aluminum wiring contact the U.S. Consumer Product Safety Commission via the Internet at http://www.cpsc.gov.
For more details, visit InterNACHI’s Free Inspection Library.
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.
The drainage, waste, sewer system lacked the main clean-out at the time of inspection. This condition may restrict routine maintenance and cleaning which is recommended every 3-5 years. A dirty sewer line can clog easily and may result in sewer line back-ups if not corrected. Recommend a qualified contractor evaluate and add a clean-out where possible.
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.
The temperature pressure relief valve was missing a pipe at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
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.
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.
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 serviceable condition at the time of the inspection. However, the appearance of the flames during operation indicated that gas combustion was not correct. Cleaning, servicing and/or certification of the HVAC system by a qualified contractor is recommended and repaired or replaced as necessary.
Basement walls were not constructed using a method which 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 which increase to many times their original volume in response to increases in soil moisture content, creating forces which 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 an/ or stabilization.
