Roof
Attic, Insulation and Ventilation
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Bathroom 3
Plumbing
Electrical
Water Heating Equipment
Heating
Limited Mold Inspection
Lead Based Paint Inspection
Premier Partners
Fireplace or Stove
Fireplace or Stove
Cooling – Evaporative Cooler
The roof covering material had an “alligatored” look. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
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.
The roof was covered with debris in areas. This condition could trap moisture and conceal damage. Latent defects may exist. 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.
The drip edge flashing along the rake/eave was loose. 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.
The chimney had deteriorated mortar joints at the time of inspection and may require repairs such as “tuck-pointing” or “re-pointing”. This is a common maintenance task for masonry. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The driveway surface was spalling in areas. This condition will continue to degrade if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
The exterior of garage door has one or more damaged panels. A qualified contractor should inspect and repair 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.
There were penetrations in areas of the siding at the time of inspection. Recommend applying appropriate sealant to these areas to prevent potential moisture or pest intrusion. A qualified contractor should further evaluate and repair or replace as necessary.
Peeling paint was present in areas.
Recommend a qualified contractor should evaluate and repair or replace as needed.
TUCK POINTING 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 doorbell was not working at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
The surface of the exterior door was damaged or in poor condition.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
A screen door was missing at the time of inspection.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
DAMAGED – FRAME
Some windows had loose trim at the time of the inspection. A qualified contractor should evaluate and repair or replace.
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.
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
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 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.
The fence was damaged or deteriorated at the time of inspection. Recommend a qualified contractor evaluate further and repair or replace as needed.
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 garage, the occupant door does not afford protection until firemen arrive. A qualified contractor should evaluate and repair or replace as necessary.
A garage outlet was damaged at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.
The window frame was damaged. A qualified contractor should evaluate and repair or replace as necessary.
I observed a missing window screen.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
A cut pipe was present in the basement living room wall. A qualified contractor should evaluate and repair or replace as necessary.
The property had ceiling materials that may contain asbestos. Ceiling tiles or popcorn texture were manufactured or installed using asbestos as late as the early 90s.
In the past, asbestos fibers were added during the production to strengthen and increase durability. Materials that contain asbestos, when intact and in good condition, is generally considered non-friable and is not hazardous. Heat, water, weathering or aging can weaken asbestos materials to the point where it is considered friable. Friable material includes any material containing more than 1 percent asbestos that can be crumbled, pulverized or reduced to powder with hand pressure. This includes previously non-friable material which has been damaged to the extent that it may be crumbled, pulverized or reduced to powder by hand pressure and can also be made friable during its removal. Friable materials can release asbestos fibers into the air. Once in the air, asbestos fibers present a health hazard to people who inhale those fibers.
There was cracking around some windows and doors on the interior. A qualified contractor should evaluate and repair or replace as necessary.
The ceilings showed signs of minor damage and wear. A qualified contractor should evaluate and repair or replace as necessary.
The walls showed signs of minor damage and wear. A qualified contractor should evaluate and repair or replace as necessary.
The ceilings showed evidence that moisture was entering from behind possibly including damage and deterioration. A qualified contractor should evaluate and repair or replace as necessary.
Minor cracking was visible on the interior ceilings. A qualified contractor should evaluate and repair or replace as necessary.
Minor cracking was visible on the interior walls. A qualified contractor should evaluate and repair or replace as necessary.
Moderate cracking was visible on the interior walls. A qualified contractor should evaluate and repair or replace as necessary.
The paint was peeling or missing in areas. A qualified contractor should evaluate and repair or replace as necessary.
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.
The property had tiles that may contain asbestos. A qualified contractor should evaluate and repair or replace as necessary. Flooring, including sheet vinyl, vinyl or asphalt floor tiles and any associated paper-like backing, mastic, adhesive or glue, may contain asbestos. In the past, asbestos fibers were added during the production of flooring materials to strengthen the flooring and to increase its durability. Flooring that contains asbestos, when intact and in good condition, is generally considered non-friable and is not hazardous. Heat, water, weathering or aging can weaken flooring to the point where it is considered friable. Friable material includes any material containing more than 1 percent asbestos that can be crumbled, pulverized or reduced to powder with hand pressure. This includes previously non-friable material which has been damaged to the extent that it may be crumbled, pulverized or reduced to powder by hand pressure and can also be made friable during its removal. Friable materials can release asbestos fibers into the air. Once in the air, asbestos fibers present a health hazard to people who inhale those fibers.
There appeared to be some damage to the interior flooring in areas. Recommend a qualified contractor evaluate and repair or replace as needed.
Floor has a dip or is sloped in areas.
Recommend a qualified contractor evaluate and repair or replace as needed.
The door and or the frame was damaged. The living room sliding glass door is outdated and missing the screen. A qualified contractor should evaluate and repair or replace as necessary.
The door was missing. A qualified contractor should evaluate and repair or replace as necessary.
The door had missing or damaged floor guides. A qualified contractor should evaluate and repair or replace as necessary.
The door was not installed properly. A qualified contractor should evaluate and repair or replace as necessary.
The door revealed daylight in areas when latched which may indicate missing or damaged weatherstripping. 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.
One or more electrical outlets were not grounded. 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 ceiling had exposed splices or electrical conductors. A qualified contractor should evaluate and repair or replace as necessary.
The ceiling fan did not work. A qualified contractor should evaluate and repair or replace as necessary.
At the interior stairs, the steps were damaged. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
An interior handrail was not continuous throughout an interior stairway.
Handrails for stairs must be continuous for the full length of the stairway.
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.
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.
The smoke detector was missing. A qualified person should replace as needed. The existing smoke detectors were tested if present, but they are only noted as to presence and operation as of 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.
The door was missing. A qualified contractor should evaluate and repair or replace as necessary.
The walls showed signs of minor damage and wear. A qualified contractor should evaluate and repair or replace as necessary.
Moderate cracking was visible on the interior walls. A qualified contractor should evaluate and repair or replace as necessary.
The paint was peeling or missing in areas. A qualified contractor should evaluate and repair or replace as necessary.
The property had tiles that may contain asbestos. A qualified contractor should evaluate and repair or replace as necessary. Flooring, including sheet vinyl, vinyl or asphalt floor tiles and any associated paper-like backing, mastic, adhesive or glue, may contain asbestos. In the past, asbestos fibers were added during the production of flooring materials to strengthen the flooring and to increase its durability. Flooring that contains asbestos, when intact and in good condition, is generally considered non-friable and is not hazardous. Heat, water, weathering or aging can weaken flooring to the point where it is considered friable. Friable material includes any material containing more than 1 percent asbestos that can be crumbled, pulverized or reduced to powder with hand pressure. This includes previously non-friable material which has been damaged to the extent that it may be crumbled, pulverized or reduced to powder by hand pressure and can also be made friable during its removal. Friable materials can release asbestos fibers into the air. Once in the air, asbestos fibers present a health hazard to people who inhale those fibers.
The flooring had seams that were wide or inconsistent possibly indication loose flooring or poor installation. 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.
Laminate in the kitchen counter top was chipped or damaged. A qualified contractor should evaluate and repair or replace as necessary.
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 light fixture did not operate when switch was turned on. Try replacing bulb first. A qualified contractor should evaluate and repair or replace as necessary.
The sink finish was chipped or damaged. A qualified contractor should evaluate and repair or replace as necessary.
The sink faucet leaked. A qualified contractor should evaluate and repair or replace as necessary.
The sink drain pipe was leaking at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
The food waste disposer was noisy when on. The noise was likely a sign of damage. A qualified contractor should evaluate and repair or replace as necessary.
The dishwasher was loose and not properly secured to the counter top or cabinets. A qualified contractor should evaluate and repair or replace as necessary.
The door surface was damaged. A qualified contractor should evaluate and repair or replace as necessary.
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 door surface was damaged. A qualified contractor should evaluate and repair or replace as necessary.
The ceilings showed signs of minor damage and wear. A qualified contractor should evaluate and repair or replace as necessary.
The walls showed signs of minor damage and wear. 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 evaluate and repair or replace as needed.
The counter top needs caulking with silicone along the back splash. A qualified contractor should evaluate and repair or replace as necessary.
The drain stop did not work or did not hold water in the tub. 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 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.
The bathroom exhaust fan did not work. A qualified contractor should evaluate and repair or replace as necessary.
The walls showed signs of minor damage and wear. A qualified contractor should evaluate and repair or replace as necessary.
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.
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.
The counter top needs caulking with silicone along the back splash. A qualified contractor should evaluate and repair or replace as necessary.
The door was missing. A qualified contractor should evaluate and repair or replace as necessary.
The ceilings showed signs of minor damage and wear. 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 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.
The sink drain pipe was rusted. A qualified contractor should evaluate and repair or replace as necessary.
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.
Clean out cap was missing from the drain system at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.
The electric meter security tag was was missing or damaged. A qualified contractor should evaluate and repair or replace as necessary.
The electrical panel was damaged. A qualified contractor should evaluate and repair or replace as necessary.
Screws / fasteners were missing at the electrical panel cover. A qualified contractor should evaluate and repair or replace as necessary.
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.
The combustion air supply for this appliance was not present. A qualified contractor should evaluate and make necessary corrections according to current standards.
Fresh air supply is recommended by manufacturers for efficient operation of fuel burning appliances. Years ago, the air could come from inside or outside the building, however, more recent standards prefer for combustion air to come from the outside only.
The water temperature was higher than the acceptable range of 120-130 degrees. We recommend adjusting the water heater thermostat.
Due to the appearance and unable to verify the age the heating system is assumed to be near the end of its expected service life. Regular maintenance and monitoring of its condition is recommended. Budgeting for repairs and future replacement is recommended. A qualified contractor should evaluate to clean, service/repair/replace as necessary, and certify the unit if possible. InterNACHI’s Standard Estimate Life Expectancy Chart for Homes
The B-Vent (double wall) exhaust flue had improper clearance from combustible materials. This type of vent requires a 1-inch minimum clearance from combustibles. This condition is a potential fire hazard. A qualified contractor should evaluate and repair or replace as necessary.
The combustion air supply for this appliance was not present. A qualified contractor should evaluate and make necessary corrections according to current standards.
Fresh air supply is recommended by manufacturers for efficient operation of fuel burning appliances. Years ago, the air could come from inside or outside the building, however, more recent standards prefer for combustion air to come from the outside only.
The heating system cabinet was corroded, rusted or damaged in some areas. A qualified contractor should evaluate and repair or replace as necessary.
A lead based paint test was requested and performed by use of a Niton XLp 300 XRF Analyzer. The XRF has an element that shows the results of the content of lead in paint immediately. Lead based paint is defined as paint with a lead content at 1% or higher. Lead that is digested, inhaled, or otherwise introduced to the body may develop into negative health affects. If lead exposure is suspected it is recommended to see your general physician for an evaluation.
The pictures are in order of the samples taken. Upon entering a new room the first two pictures will show the room being tested. The following pictures will show the result of the sample next to the area sampled. Duplicate samples, i. e. multiple walls in a room, will be represented by one sample unless the result is positive.
Lead based paint can be harmful to the body when disturbed. The main concern with lead based paint in the home is small children and animals teething or chewing on any surface with a lead content. If an exposure has happened it is recommended to be evaluated by a general physician.
The following pictures in the this section of this report notes the areas that tested positive.
RECOMMENDATIONS:
The following surfaces that were tested throughout the interior and exterior of the home, tested positive for lead based paint:
(describe paint surface, color, location, and condition of paint)
Due to the positive results, it is recommended to continue maintenance to prevent flaking or deterioration of the paint that tested positive and/or if demolition, modification, or removal of the painted materials is to take place, a qualified lead abatement contractor should properly abate these aforementioned areas that tested positive, according to current standards.
What activities are subject to the Lead Renovation, Repair, and Painting Program?
Any activity that disturbs more than 6 square feet of lead paint per room for interior activities or more than 20 square feet on any exterior surface.
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.
