3 – Attic, Insulation and Ventilation
3.1.1 – Attic Access
Attic Access1
Attic Access 2
HATCH INSULATION LOOSE

The attic access hatch had insulation that was not secured to access hatch. A qualified contractor should evaluate and repair or replace as necessary.

 4 – Exterior
4.2.1 – Driveways
Driveways 1
DETERIORATED

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.

4.2.2 – Driveways
Driveways 2
DROPPED SURFACE/SLAB

The driveway has dropped or settled in areas, causing a steep or uneven step. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.3.1 – Garage Door Exterior
Garage Door Exterior 1
DAMAGED – PANEL(S)

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.

4.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
LIFTED NAILS
LEFT

The siding/trim has lifted nails and needs tightened.

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

4.11.1 – Walkways
Walkways 1
CRACKING – MODERATE

There were signs of moderate cracking on the walkway(s) in areas. 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.

4.11.2 – Walkways
Walkways 2
TRIP HAZARD – WALKWAY(S)

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.

4.12.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
NEGATIVE GRADING

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.

4.14.1 – Exterior Faucets (Hose Bibs)
Exterior Faucets (Hose Bibs) 1
DRIPS AT KNOB
BACK

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.

4.14.2 – Exterior Faucets (Hose Bibs)
Exterior Faucets (Hose Bibs) 2
LOOSE IN WALL
FRONT

One or more exterior faucet was loose in the wall. The faucet should be securely fastened to the wall using appropriate screws depending on the material at the location of the faucet. Recommend a qualified contractor evaluate and repair or replace as needed.

4.19.1 – Decks & Balconies
Decks & Balconies 1
CRACKED, SPLIT WOOD – DECK

Cracked or split boards were present at the deck floor.

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

4.19.2 – Decks & Balconies
Decks & Balconies 2
IMPROPERLY SUPPORTED – STRUCTURE

There was improper deck support below the hot tub. Support was added due to the excess weight of the hot tub. However, these 4 x 4 posts were sitting on the landscape blocks which is not recommended. To properly support the deck 6 x 6″ posts should be anchored to concrete footers at least 25 inches deep.

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

4.19.3 – Decks & Balconies
Decks & Balconies 3
SPLIT POST

One or more support posts were split at the deck. A qualified contractor should evaluate and repair or replace as necessary.

4.19.4 – Decks & Balconies
Decks & Balconies 4
UNPROTECTED DECK BOARDS

Some of the deck boards at the stairs at the right side of the home were not protected from the elements and beginning to show wear. A qualified contractor should evaluate and repair or replace as necessary.

4.20.1 – Railings & Handrails
Railings & Handrails 1
Railings & Handrails 2
LOOSE – HANDRAIL

The guard/hand rail was loose and should be secured. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

4.20.2 – Railings & Handrails
 Railings & Handrails 3
MISSING – HANDRAIL
A stairway of more than 3 steps or drop of over 30″ was missing a handrail.

4.20.3 – Railings & Handrails

Railings & Handrails 4
NOT GRASPABLE

A handrail was not graspable.  Graspable is considered 2 inches across the upward face of the rail.

Correction and further evaluation is recommended.

 6 – Interior, Doors, Windows
6.4.1 – Doors
Doors 1
Doors 2
MISSING – FLOOR GUIDES
MIDDLE BEDROOM, FRONT CORNER BEDROOM, BASEMENT BEDROOM

The door had missing or damaged floor guides.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.1 – Windows
Windows 1
CRANK HANDLE DAMAGED/NOT WORKING
PRIMARY BEDROOM

The window had a crank handle that was damaged or not working properly.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.2 – Windows
Windows 2
NO EGRESS

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.

6.5.3 – Windows
Windows 3
SCREENS DAMAGED/MISSING
BASEMENT

Some windows had damaged or missing screens.  A qualified contractor should evaluate and repair or replace as necessary.

6.9.1 – Smoke & CO Detectors
CO DETECTOR MISSING

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.

 7 – Kitchen
7.7.1 – Windows
Windows 1
CRANK HANDLE DAMAGED/NOT WORKING

The window had a crank handle would not properly close the window.  A qualified contractor should evaluate and repair or replace as necessary.

7.7.2 – Windows
Windows 2
SCREENS DAMAGED/MISSING

Some windows had damaged or missing screens.  A qualified contractor should evaluate and repair or replace as necessary.

7.17.1 – Refrigerator
Refrigerator 1
WATER NOT WORKING

The water feature at the refrigerator was not working at the time of the inspection. A qualified contractor should evaluate, then repair or replace as advised.

 8 – Laundry
8.4.1 – Exhaust Fan
NO VENT NO WINDOW

The laundry room did not have an exhaust fan or an openable window. A qualified contractor should evaluate, then repair or replace as advised.

 9 – Laundry 2
9.4.1 – Exhaust Fan
NO VENT NO WINDOW

The laundry room did not have an exhaust fan or an openable window. A qualified contractor should evaluate, then repair or replace as advised.

 11 – Bathroom 2
11.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
NOT WORKING – SINK STOPPER

The drain stop did not work or did not hold water in the sink.  A qualified contractor should evaluate and repair or replace as necessary.

 14 – Plumbing
14.7.1 – Sump Pit
Sump Pit 1
Sump Pit 2
WATER LEVEL HIGH

The property had a sump pump. There was water in the sump pit above the perimeter drain. When the inspector activated the pump it ran for extended time while the drain pipe emptied. This indicates water was backing up into the perimeter drain near the foundation. The pump should be adjusted or replaced to ensure it turns on before water fills the drain. A qualified contractor should evaluate and repair or replace as necessary.

This system protects the property from water intrusion by discharging rising groundwater or seepage from surface runoff to the exterior of the property or to a waste pipe or storm drain. Sump pumps require periodic maintenance to ensure that they work when they’re needed and should be tested on an annual basis to ensure they are in working order. The pumps can be tested by lifting the float, but to avoid potential shock/electrocution hazard testing should be performed using a tool which will not conduct electricity. Pumps have a filter that should be cleaned during routine maintenance.

14.7.2 – Sump Pit
Sump Pit 3
DISCHARGED TO DRAIN

The sump pump discharge pipe was discharging into the sanitary sewer line. This is not recommended or allowed by most cities and the discharge pipe should be routed to exterior. One reason that cities don’t allow this is that during big storms their sewage treatment facilities can be overloaded. The other reason that sump pumps shouldn’t discharge to the sanitary sewer is that municipal water departments bill homeowners for their sewer usage based on their water usage. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 16 – Water Heating Equipment
16.8.1 – Temperature & Pressure Relief Valve
Temperature & Pressure Relief Valve 1
OVER 6″ FROM FLOOR

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.

16.10.1 – Drain Valve & Drip Pan
Drain Valve & Drip Pan 1
DRIP PAN TOO SMALL

The drip pan below the water heater was too small and water could not flow easily through the drain. A qualified contractor should evaluate and repair or replace as necessary.

16.13.1 – Water Temperature
Water Temperature 1
WATER TEMPERATURE LOW

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.

 17 – Water Heating Equipment 2
17.1.1 – General Information
General Information 1
OLDER THAN 10 YEARS

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.

17.8.1 – Temperature & Pressure Relief Valve
Temperature & Pressure Relief Valve 1
OVER 6″ FROM FLOOR

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.

17.9.1 – Exterior Condition/Leakage
Exterior Condition/Leakage 1
RUSTED

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

17.13.1 – Water Temperature
 Water Temperature 1
WATER TEMPERATURE LOW

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.

 18 – Heating
18.1.1 – Heating System Information
Heating System Information 1
SERVICING RECOMMENDED

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.

18.6.1 – Cabinet
Cabinet 1
CORRODED, RUSTED

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

18.9.1 – Air Filter
Air Filter 1
NOT SECURED

The HVAC system air filter was not properly secured. This condition reflects a lack of regular maintenance of the HVAC system. Clogged filters can restrict air flow 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 filter, as well as cleaning, servicing and evaluating of the HVAC system by a qualified HVAC professional and repair or replace as necessary.

 19 – Cooling
19.1.1 – Cooling System Information
SERVICING RECOMMENDED

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.

19.3.1 – AC Compressor
AC Compressor 1
UNIT IS NOT LEVEL

The exterior compressor unit was not level. Over time, this may result in noisy fan operation, damage to the fan bearings and a shortened fan lifespan, or it may result in movement of the compressor housing which can cause leaks in refrigerant lines resulting in expensive service. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

19.3.2 – AC Compressor
AC Compressor 2
COIL FINS DAMAGED

There was damage to the air-conditioner condenser coil fins. This limits the ability to dissipate heat. Further damage to the coil fins should be avoided in order to maintain cooling system efficiency and avoid problems from overheating of the compressor. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.