Home Inspection S Owens Ct Lakewood CO

2 – Roof

2.2.1 – Roof Covering

CRACKED TILE

One or more tiles appeared to be cracked. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

3 – Attic, Insulation and Ventilation

3.3.1 – Attic Moisture Intrusion

WATER INTRUSION

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.

3.4.1 – Insulation in Attic

TOO THIN

The insulation is thinner than current thermal resistance (R-value) standards. Recommend a qualified contractor evaluate and repair or replace as needed.

4 – Exterior

4.2.1 – Driveways

HEAVING AND/OR SETTLING

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.

4.2.2 – Driveways

SIGNS OF REPAIRS

Signs of repairs were present on the driveway in areas. Recommend asking current homeowner for more information, and if repairs appear to be of poor quality it is recommended to have a qualified contractor evaluate further for any additional repairs necessary.

4.4.1 – Wall-Covering, Flashing & Trim

CRACKING – MINOR

Siding showed cracking and or damage in one or more places. Recommend monitoring, and if the problem exacerbates, a qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.4.2 – Wall-Covering, Flashing & Trim

INADEQUATE GROUND CLEARANCE

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.

4.4.3 – Wall-Covering, Flashing & Trim

SEAL GAPS AT INTERSECTIONS

MULTIPLE AREAS BACK

Gaps at intersections of the siding, trim, and door and window openings, as well as any other holes in the siding, should be sealed with an appropriate sealant to prevent water penetration into the wall system. A qualified contractor should evaluate and repair or replace as necessary.

4.4.4 – Wall-Covering, Flashing & Trim

SWOLLEN – MOISTURE INTRUSION

The siding/trim had a swollen appearance due to moisture intrusion.

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

4.4.5 – Wall-Covering, Flashing & Trim

TUCK POINTING NEEDED

A common maintenance task for brick masonry is the repair of mortar joints. The longevity of mortar joints will vary with the exposure conditions and the mortar materials used, but a life span of more than 25 years is typical. The longevity of brick, however, may well exceed 100 years. Consequently, occasional repair of the mortar joints is expected over the life of the brick masonry. It is our observation that the most common reason for repointing brick masonry is to improve water penetration resistance. Repointing deteriorated mortar joints is one of the most effective and permanent ways of decreasing water entry into brickwork. This is because the most common means of water entry into a brick masonry wall is through de-bonded, cracked or deteriorated mortar joints. A qualified contractor should evaluate and repair all areas as necessary.

4.5.1 – Eaves, Soffits & Fascia

DETERIORATED, ROTTED

Components of the eaves, facia, and/or soffit were deteriorated or rotted. Adjacent portions may also have signs of water damage and be warped, swollen, or have peeling paint and will eventually begin to rot if left untreated or cause has not been corrected.

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

4.11.1 – Walkways

HEAVING AND/OR SETTLING

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.

4.11.2 – Walkways

FENCE FALLING OVER

4.12.1 – Vegetation, Grading & Drainage

TREE LIMBS CONTACT ROOF

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.

4.21.1 – Roof Drainage – Downspouts & Extensions

Roof Drainage - Downspouts & Extensions 1

RECONNECT EXTENSION

RIGHT

Downspout(s) need to have extensions reconnected. This condition may cause problems by introducing 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. When moisture is introduced to the foundation it could also cause possible mold growth. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

5 – Attached Garage

5.2.1 – Occupant Door

NOT FIRE RATED

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.

5.7.1 – Electrical Outlets & Fixtures

NO GFCI PROTECTION

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.

6 – Interior, Doors, Windows

6.2.1 – Ceilings & Walls

DAMAGED – WALLS

The walls showed signs of minor damage and wear. A qualified contractor should evaluate and repair or replace as necessary.

6.3.1 – Floors

CRACKED/DAMAGED TILE

The tile floor was cracked/damaged. A qualified contractor should evaluate and repair or replace as necessary.

6.3.2 – Floors

FLOOR SQUEAKS

The floor squeaks when stepped on. A qualified contractor should evaluate and repair or replace as necessary.

6.3.3 – Floors

TRIP HAZARD

One section of flooring material was slightly higher than the neighboring material creating a trip hazard. A qualified contractor should evaluate and repair or replace as necessary.

6.4.1 – Doors

MISSING – FLOOR GUIDES

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

6.5.1 – Windows

SCREENS DAMAGED/MISSING

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

6.9.1 – Smoke & CO Detectors

SMOKE DETECTOR OLD

Some of the smoke detectors appeared to be old and beyond their expected life. A qualified person should repair or 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.

6.11.1 – Fireplaces Gas/LP

PILOT WOULD NOT LIGHT

The gas-fueled fireplace pilot would not light. The fireplace and components could not be inspected for proper operation. A qualified contractor should evaluate and repair as necessary.

7 – Kitchen

7.4.1 – Floors

MISSING TRANSITION PIECE

A transition piece was missing between two sections of flooring. A qualified contractor should evaluate and repair or replace as necessary.

7.5.1 – Cabinets & Counters

GROUT – BACKSPLASH

The tile backsplash had missing or damaged grout. A qualified contractor should evaluate and repair or replace as necessary.

7.6.1 – Electrical Outlets

NO GFCI PROTECTION

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.

7.6.2 – Electrical Outlets

OUTLET NOT GROUNDED

An electrical outlet was not grounded. A qualified contractor should evaluate and repair or replace as necessary.

8 – Laundry

8.4.1 – Exhaust Fan

FAN NEEDED

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.

8.9.1 – Electrical Outlets

GFCI PROTECTION NOT PRESENT

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.

9 – Bathroom

9.9.1 – Cabinets & Counters

GROUT – BACKSPLASH/WALL

The tile on the wall or backsplash had missing or damaged grout. A qualified contractor should evaluate and repair or replace as necessary.

9.12.1 – Plumbing Fixtures

LEAK – TUB CONTROL VALVE

A control valve at the tub was leaking during operation at the time of inspection.

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

9.14.1 – Tub, Shower Area

CAULK – TUB TOP

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.

10 – Bathroom 2

10.9.1 – Cabinets & Counters

DAMAGED – CABINET FLOOR

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.

11 – Bathroom 3

11.9.1 – Cabinets & Counters

GROUT – BACKSPLASH/WALL

The tile on the wall or backsplash had missing or damaged grout. A qualified contractor should evaluate and repair or replace as necessary.

13 – Electrical

13.2.1 – Distribution Panels

MISSING – CIRCUIT LABELS

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.

13.2.2 – Distribution Panels

MISSING – MANUFACTURERS LABEL

The manufacturer’s label was missing, partial, or illegible at the electrical service panel. The manufacturer’s label typically provides information describing the main panel such as the name of the panel manufacturer, the panel model number, the panel amperage rating, limitations related to the environment in which the panel was designed to be installed and grounding/bonding information for that particular model. The Inspector was unable to confirm the existence of proper conditions when confirmation would require information taken from this missing label.

19 – Structural Basement

19.2.1 – Basement Floor

CRACKED – COMMON

The concrete floor in the basement was cracked in areas. These cracks appear to be common cracks indicating regular settlement or heaving, but not necessarily structural problems. Recommend a qualified contractor to evaluate to make further recommendations and repair as necessary.

Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540 or online at www.axiuminspections.com/structural-engineer.