Roof
Attic, Insulation and Ventilation
Exterior
Detached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Plumbing
Electrical
Water Heating Equipment
Heating
Cooling Not Present
Structural Basement
Mold Inspection
Premier Partners
Guard Home Warranty
2 – Roof
The inspector observed deflection of the roof decking in some areas was noted. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
One or more bricks on the chimney stack were cracked, broken, or deteriorated at the time of inspection. 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.
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 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 access hatch was not properly insulated. A qualified contractor should evaluate and repair or replace as necessary.
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.
There appeared to be dark sheathing that may have been caused by a previous fire.
Visible signs of water intrusion in the attic are present on rafters, trusses, or roof decking. Water intrusion can lead to more costly repairs and increase damage if not corrected. The extent of intrusion or how often it occurs could not be determined. A qualified contractor should evaluate and repair or replace as necessary.
A loose wire end and/or splice was located. A qualified contractor should evaluate and repair or replace as necessary.
The wall was bowed or bulges in areas. A qualified contractor should evaluate and repair or replace as necessary.
The siding and/or trim was damaged in areas of the exterior.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
An exterior electrical outlet was loose in the wall. 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.
The tree limbs that are in contact with the roof or hanging near the roof should be trimmed. Evaluating trees lies beyond the scope of the general property inspection.
Recommend a qualified contractor evaluate and repair or replace as necessary.
A railing height was measured less than 36 inches. This is a safety hazard for small children.
Guardrails are normally required to be 36 inches above standing surface next to the guardrail.
Correction and further evaluation is recommended.
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.
An exterior entry door had an opening that was too wide leaving a gap or daylight around the door. A qualified contractor should evaluate and repair or replace as necessary.
A defect at the wall was present in the detached garage.
Recommend a qualified contractor evaluate and repair or replace as needed.
The concrete floor in the garage was cracked.
A qualified contractor should evaluate and repair as necessary.
The garage door panelling was dented, corroded, or damaged and should be further evaluated by a qualified contractor to repair or replace as needed.
The garage door was hard to lift or the spring(s) did not support the weight of the door when tested.
Recommend a qualified contractor evaluate and repair or replace as necessary.
An extension cord was being used to power the garage door operator. Extension cords are for temporary use only, and the operator should be plugged in to a dedicated outlet.
An outlet in the detached garage was missing a cover plate at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.
One or more electrical outlets were not grounded. A qualified contractor should evaluate and repair or replace as necessary.
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 in a garage, 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 was tested that did not have power or did not work.
Recommend a qualified contractor evaluate and repair or replace as needed.
Do you light switches in the garage not appear to operate any sort of lights or outlets. A qualified electrician should investigate 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 in some areas revealed the tape and nail bed. 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 floor had a noticeable hump or rise. A qualified contractor should evaluate and repair or replace as necessary.
Floor has a dip or is sloped in areas.
Recommend a qualified contractor evaluate and repair or replace as needed.
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.
Some windows had damaged or missing screens. A qualified contractor should evaluate and repair or replace as necessary.
The window had a sash that was unable to be opened without excessive force, possibly from being painted or nailed shut. 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.
One or more electrical outlets were not grounded. A qualified contractor should evaluate and repair or replace as necessary.
One or more electrical outlet(s) were wired incorrectly with the hot and neutral wires being reversed. While the outlet still provides power to electronic equipment, a shock hazard has been created as there is still electricity running through the hot wire when the switch is off. A qualified contractor should evaluate and repair or replace as necessary according to current standards.
The wall switch was not tied to any of the electrical outlets to be able to operate a lamp using the switch. There was not a ceiling mounted light fixture. A switched light source is required in a habitable room. A qualified contractor should evaluate and repair or replace as necessary.
At the interior stairs the steps did not have sufficient headroom. The minimum stair tread to ceiling measurement is 6’8″ (6’6″ for a spiral staircase) 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 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.
One circuit was installed improperly with multiple GFCI outlets or breakers. This configuration prevents the GFCI outlets from resetting properly. 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.
Some windows had damaged or missing screens. A qualified contractor should evaluate and repair or replace as necessary.
There was no ventilation (exhaust fan or openable window) In the laundry area. Normally an exhaust fan or an openable window is needed for proper ventilation. 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.
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.
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.
The bathtub drain stop was damaged, missing or did not operate properly. A qualified contractor should evaluate and repair or replace as necessary.
The diverter valve that diverts water from the tub spout to the shower head was leaking while in the shower position. This may be an indication of the valve beginning to fail.
A qualified contractor should evaluate and repair or replace as necessary.
The tub spout should be sealed at the wall to prevent moisture intrusion in to the wall component. A qualified contractor should evaluate then repair or replace as advised.
The main water supply pipe was three-quarter inch galvanized pipe. This is an outdated material and as corrosion reduces the diameter of the pipe interior, water flow will be increasingly restricted. All galvanized pipe 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.
Foreign objects and contamination was present inside the electrical panel. 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.
Unused circuit-breaker panel opening was missing filler plate. A qualified contractor should evaluate and repair and replace as necessary.
An opening in the panel was missing a filler plate. A qualified contractor should evaluate and repair and replace as necessary.
I observed inadequate clearances between the electrical service conductors at a place from which someone could reach and fatally touch the electrical lines.
There must be at least 3 feet of clearance between the service conductors and an openable window, porch, balcony, or similar location.
The water heating equipment had a cold water supply shutoff valve installed. The shut-off valve was corroded. The valve was not operated during the inspection. 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 TPRV pipe did not discharge to an air gap within the same room as the water heater (Pipe vented through wall or floor.) 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 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.
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.
Due to the year of manufacture, 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 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 very dirty or clogged. This condition reflects a lack of regular maintenance of the HVAC system. Clogged filters can restrict airflow and increase internal temperatures. A clean air filter will help increase the efficiency and prolong the life expectancy of the heating and cooling system. Due to the damage that can be caused by dirty or clogged coils, recommend replacing the filter, as well as cleaning, servicing, and evaluating the HVAC system by a qualified HVAC professional and repair or replace as necessary.
The visible concrete foundation wall surface was damaged or deteriorated in areas. Recommend a qualified contractor evaluate and repair or replace as needed.
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.
The visible areas of the basement showed signs of possible previous moisture intrusion and/or deterioration. A qualified contractor should evaluate and repair or replace as necessary.
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.
