Inspection Detail
Roof
Attic, Insulation and Ventilation
Attic, Insulation and Ventilation 2
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Bathroom 3
Plumbing
Electrical
Water Heating Equipment
Heating
Cooling
Mold Inspection
Premier Partners
Structural Basement
Fireplace or Stove
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.
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 mortar crown was damaged, cracked or deteriorated at the time of inspection. This condition could allow moisture to penetrate the chimney. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The chimney rain cap/spark arrestor 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 attic access hatch was not properly insulated. A qualified contractor should evaluate and repair or replace as necessary.
The roof decking had been damaged or altered. This can affect the overall structural integrity of the roof, and cause the roof to sag or fail in that area.
Trusses are specifically engineered and designed to support the roof and loads placed on it, such as snow. The individual components of a truss — webs, connectors, gusset plates, straps, clips, and fasteners — and all trusses in a roof are designed to perform together as a system. Recommend further evaluation by a licensed roofing contractor and/or structural engineer to determine the effect of the damage or alterations, and options for any necessary repairs.
Signs of previous water penetration or intrusion into the attic. Water marks or stains were observed. Recommend asking seller if there’s 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 evaluate and repair or replace as needed.
The insulation is thinner than current thermal resistance (R-value) standards.
Recommend a qualified contractor 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 was eroded in areas. 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.
Peeling paint was present in areas.
Recommend a qualified contractor should evaluate and repair or replace as needed.
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.
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.
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) were deteriorated or was eroded in areas. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
There appeared to be surface erosion to the porch, patio and or the walkway(s) in areas. 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 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.
Cracked or split boards were present at the deck. This condition is a potential safety hazard.
A qualified contractor should evaluate and repair or replace as necessary.
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 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 hazard and toxic fumes. A qualified contractor should evaluate and repair or replace as necessary.
An opening was in the drywall or gypsum board ceiling of the garage.
The ceiling to separate the garage and the living areas, or shared attic space with living areas, should be fire-rated. This ceiling 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 evaluate and repair and seal all openings as necessary.
The concrete floor in the garage 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 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.
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.
A light fixture was missing a bulb at the time of inspection. Recommend a qualified contractor evaluate the fixture for any necessary repairs and replace bulb 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.
The closet rod was not attached. 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 was missing a handle or knob. 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 which met generally-accepted current standards. Egress opening requirements:
For safety reasons, all sleeping room 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.
The window could not be opened at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
A window sash would not stay up/open at the time of inspection. The window may have had damaged spring rails or springs that were damaged or weak. If this is an older counterweighted window, the counterweights may need to be adjusted. Recommend a qualified contractor evaluate and repair or replace it as necessary.
The ceiling fan was noisy when on. 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.
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 cabinet drawers and/or doors were missing handles at the time of inspection. A qualified contractor should evaluate and install knobs/handles 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.
A window sash would not stay open at the time of inspection and is not attached to the frame at the bottom. Recommend a qualified contractor evaluate and repair or replace as necessary.
The door would not close at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
The dryer gas line did not have a cap which is a safety hazard. A qualified contractor should evaluate and repair or replace as necessary.
The tile wall outside the shower was not square and was angled backwards. A qualified contractor should evaluate and repair or replace as necessary.
Some windows had damaged or missing screens. 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 base cabinetry was loose and not securely fastened to the wall. A qualified contractor should evaluate and repair or replace as necessary.
The counter top was loose and not fastened securely. A qualified contractor should evaluate and repair or replace as necessary.
The hot water in the shower did not get over 100 degrees whereas the nearby faucets did. This may indicate the mixing valve (safety feature to limit potential scalding) needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.
Recommend a qualified contractor evaluate and repair or replace as necessary.
The bathroom door “ghosts” or closes on its own. A qualified contractor should evaluate and repair or replace as necessary.
The closet door in the bathroom would not stay closed. 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 sink drain stop did not pop up allowing the water to drain. 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.
The drain pipe at the sink had an “S” trap. Water filling the downstream vertical portion of the “S” trap will cause syphoning and loss of trap seals. Trap seals must be maintained to prevent sewer gases from entering the dwelling. A qualified contractor should evaluate and repair or replace as necessary.
The bathroom exhaust fan was noisy when on. A qualified contractor should evaluate and repair or replace as necessary.
A window had a sash that was difficult to slide or operate to get opened/closed. A qualified contractor should evaluate and repair or replace as necessary.
A window sash would not stay open at the time of inspection. Recommend a qualified contractor 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 base cabinetry was loose and not securely fastened to the wall. A qualified contractor should evaluate and repair or replace as necessary.
The counter top was loose and not fastened securely. 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 hot water in the shower did not get over 100 degrees whereas the nearby faucets did. This may indicate the mixing valve (safety feature to limit potential scalding) needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.
Recommend a qualified contractor evaluate and repair or replace as necessary.
The toilet was loose at the floor. This condition typically is caused by loose bolts or nuts and/or missing floor seals. 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 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 electrical conduit was loose on the second story. A qualified contractor should evaluate and repair or replace as necessary.
Two wires were joined with a wire nut then a single wire entered a breaker. This generally means it has been double tapped or two circuits have been installed into one breaker which is a safety hazard. A qualified contractor should evaluate and repair or replace 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.
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 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 draft diverter of the gas-fired water heater was not properly aligned/secured. A qualified contractor should evaluate and repair as necessary.
The gas-fired water heater exhaust flue had a negative or inadequate slope which could allow the products of combustion to enter the living space. Furnace exhaust flues should slope upward at a minimum of ¼-inch per foot. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The gas-fired water heater exhaust flue was not secured at a connection properly and/or separated. This is a very dangerous condition which will allow toxic products of combustion (such as carbon monoxide) to enter the living space. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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 TPR Valve at the water heating equipment was leaking. A qualified contractor should evaluate and repair or replace as necessary.
The TPRV pipe did not conspicuously terminate within 6 inches of the floor. This may allow high pressure hot water to cause unnecessary damage. A qualified contractor should evaluate and repair or replace as necessary.
The water heater is the type with a sealed burner chamber (flammable vapor ignition resistant or FVIR). However, the cover had been manually removed making it susceptible to flammable vapor ignition. 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 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 HVAC system air filter was dirty. 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 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 furnace was short-cycling (repeated start-up and shut-down within minutes of each other) at the time of the inspection. Most systems should run about 2-3 cycles per hour. 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.
The air-conditioner refrigerant suction line (large, insulated) has damaged or missing insulation in areas. A qualified contractor should evaluate and repair/replace 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.
There is no insulation on the basement exterior walls or floor system. Heat loss can occur more on this property than one that is properly insulated. A qualified contractor should evaluate and install as necessary.
Whenever six or more stairs are present it is recommended that there be a light installed above the stairs with a switch at both top and bottom to control the light. A qualified contractor should evaluate and repair and 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.
The metal wood rack in the fireplace had a broken foot. A qualified contractor should evaluate and repair or replace as necessary.
