Home Inspection S Wolff St Denver CO

A plumbing vent was missing, leaving an exposed hole in the rubber boot at the rear of the home. A qualified contractor should evaluate and repair or replace as necessary.

One or more combustion exhaust flue(s) showed signs of rust/corrosion.  A qualified contractor should evaluate and repair or replace as necessary.

One or more combustion exhaust flue(s) were not adequately sealed at the flashing. A qualified contractor should evaluate and repair or replace as necessary.

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.

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.

There appeared to be daylight coming into the attic area, near the expose plumbing rubber boot. A qualified contractor should evaluate and repair or replace as necessary.

The insulation is thinner than current thermal resistance (R-value) standards. A qualified contractor should evaluate and repair or replace as necessary.

Bathroom vent duct terminated in the attic and did not vent to the exterior of property. A qualified contractor should evaluate and repair or replace as necessary.

The concrete driveway was significantly cracked.  Cracks of 1/4″ or greater separation are typically indicating settlement, heaving, or structural problems. These types of 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.

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.

The eaves had gaps at the edges between soffit panels or roof sheathing which allows insects to enter the attic. A qualified contractor should evaluate and repair or replace as necessary.

The deadbolt was difficult to operate or was damaged. A qualified contractor should evaluate and repair or replace as necessary according to current standards.

The GFCI outlets were not grounded and did not trip when tested. A GFCI requires a ground wire to route electricity when tripped. 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.

The property had basement windows at grade level without window wells installed. This could allow water intrusion into property at some point. A qualified contractor should evaluate and repair or replace as necessary.

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

The sprinkler system supply line was damaged and leaking at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.

The outside water faucets were turned off and or did not work at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.

The exterior foundation wall had signs of repair at the front of the home. Recommend inquiring with the current sellers for more information. Recommend further evaluation by a qualified contractor if the quality of work is poor.

A plumbing vent was installed without proper clearance from a fresh air intake vent or window. A qualified contractor should evaluate and repair or replace as necessary.

One or more vent cover(s) was missing. A missing vent assembly can allow entry of water, air, or rodents into vent ducts or home. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

Downspout(s) are dented in areas. 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 into 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.

Downspout(s) are missing the proper 6 ft. extensions in areas. 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.

Downspout(s) need to have extensions reconnected to the drain line that was damaged on the garage. A qualified contractor should evaluate and repair or replace as necessary.

The exterior wall-covering material was cracked/damaged and loose in areas. A qualified contractor should evaluate and repair or replace as necessary.

There was exposed wires in the garage area not enclosed in conduit that could be damaged inadvertently. A qualified contractor should evaluate and repair or replace as necessary.

A light fixture was missing a cover at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.

I observed a fogged windowpane (a lost seal) at a window in the garage area.

If multiple-pane windows appear misty or foggy, it means that the seal protecting the window assembly has failed, and condensation has formed in between the two panes of glass.  Condensation in double-paned windows indicates that the glazing assembly has failed and needs repair or replacement.  Visible condensation can damage glazing and is the main indication of sealant failure.  Condensation is not always visible.  If the failure is recent, a failed window may not be obvious, since condensation doesn’t usually form until the window is heated by direct sunlight. Windows in the shade may show no evidence of failure, so it is nearly impossible to observe and report all failed double-paned windows.  A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

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.

Multiple electrical outlets were not grounded throughout the property. A qualified contractor should evaluate and repair or replace as necessary.

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.

The electric baseboard did not produce measurable heat using normal operating controls during inspection in the rear addition.  A qualified contractor should evaluate and repair or replace as necessary.

Ground fault circuit interrupter (GFCI) Protection was not provided for all kitchen electrical outlets. Although GFCI protection of kitchen outlets may not have been required at the time in which this property was built, as general knowledge of say fielding 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 sink drain pipe was leaking at the time of inspection in the kitchen.  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 drain line came out from a low location and did not discharge into a higher drain pipe. Dishwasher drain lines require a “high loop” in the line in order to drain properly. A “high loop” may have been hidden behind the appliance itself. The high loop in the drain hose is to keep water from settling in the hose to prevent any odors from backing up into the dishwasher. Food or debris may become stuck in the line and smell or mold if not corrected. Recommend a qualified contractor evaluate and repair or replace as needed.

An interior door rubs at the door frame when closing in the hall bathroom. This may mean the door or frame is out of square or that hinges may not be installed properly. A qualified contractor should evaluate and repair or replace as necessary.

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

The sink drain pipe was leaking at the time of inspection in the hall bathroom.  A qualified contractor should evaluate and repair or replace as necessary.

The tub/shower area had deteriorated or missing sealant (caulking or grout) at the corners and/or floor in the hall bathroom. Sealant is needed at wall corners inside the shower, corners from tub to wall, and along the floor perimeter.  A qualified contractor should evaluate and repair or replace as necessary.

The water supply valves and supply lines at the shower fixture in the bathroom were installed improperly with a reversed configuration. Current standards for installation produce hot water when the valve is turned to the left and cold water when the valve is turned to the right. A qualified contractor should evaluate and repair or replace as necessary.

The shower/tub control lever or knob was installed upside down in the basement bathroom.  A qualified contractor should evaluate and repair or replace as necessary.

There was a leak at the shower head connection at the time of inspection in the basement bathroom. A qualified contractor should evaluate and repair or replace as necessary.

The water supply valves and supply lines at the sink fixture in the bathroom were installed improperly with a reversed configuration. Current standards for installation produce hot water when the valve is turned to the left and cold water when the valve is turned to the right. A qualified contractor should evaluate and repair or replace as necessary.

The door did not fit the opening properly (out of square) in the laundry room.  A qualified contractor should evaluate and repair or replace as necessary.

The gas line in the laundry room was missing a cap and could be turned on inadvertently. A qualified contractor should evaluate and repair or replace as necessary.

There was a drum trap installed in the laundry area. These traps are prone to clogging and the inspector recommends replacing with a “P Trap”. 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 gas line in the mechanical room was missing a cap and could be turned on inadvertently. 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.

There was not a means of disconnect installed within line of site at the electric water heater at the time of inspection. 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 heating system cabinet was corroded, rusted or damaged in some areas. A qualified contractor should evaluate and repair or replace as necessary.

The return air was insufficient and or not installed in the appropriate places within the home at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.

The heating system did not respond to demand for heat or did not function properly at the time of the inspection. No shut off switches were activated aside from the safety shut-off switch that is designed to kill power when the blower cabinet cover is removed. A qualified contractor should evaluate and repair or replace as necessary.

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

There were minor to moderate cracks in the basement foundation wall. These cracks should be sealed to prevent moisture intrusion and monitored for further movement. A qualified contractor should evaluate and repair or replace as necessary.