Inspection Detail
Roof
Attic, Insulation and Ventilation
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Laundry
Laundry 2
Bathroom
Bathroom 2
Bathroom 3
Plumbing
Electrical
Water Heating Equipment
Heating
Cooling
Structural Basement
Mold Inspection
Premier Partners
The valley flashing/shingles, used to protect areas of the roof from moisture intrusion, appeared to be corroded. 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 chimney had deteriorated mortar joints at the time of inspection and may require repairs such as “tuck-pointing” or “re-pointing”. This is a common maintenance task for masonry. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
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 not uniform: thicker in areas, thinner in areas, or possibly missing in some areas.
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.
Exposed electrical conductor splices need to be installed inside a junction box with cover plate. A qualified contractor should evaluate and repair or replace as necessary.
Minor cracking was visible on the driveway in areas. Monitoring is the minimum recommendation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The siding was in direct contact with the roof covering materials in some areas at the time of inspection. This condition can cause deterioration of the bottom edge of the siding at these locations. Ideally, there should be a minimum clearance of at least 1 1/2 inches from the bottom of the siding material to the top of the roof covering material. Recommend further evaluation by a qualified contractor to repair or replace.
The siding and/or trim in areas was missing paint.
Recommend a qualified contractor should evaluate and repair or replace as needed.
Peeling paint was present in areas.
Recommend a qualified contractor should evaluate and repair or replace as needed.
The eaves had gaps at the edges between soffit panels or roof sheathing which allows insects to enter the attic.
Recommend 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.
An exteiror light fixture was had missing or burnt-out bulb(s). The bulb(s) should be replaced, and if still inoperable, a qualified contractor should evaluate and make necessary changes.
Ground Fault Circuit Interrupter (GFCI) protection was not provided for all 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.
Window Well(s) lacked covers and may represent a danger to small children and may trap pests. 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.
There were signs of significant cracking on the walkway(s) in areas. Cracks that with a separation of 1/4″ and more would be an indication of settlement, heaving, or structural problems. These cracks may present a tripping hazard. A qualified contractor should evaluate and repair as necessary.
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 walkway(s) have a negative slope and drains towards the home in areas. This condition is prone to water penetration into the home structure. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
The fence is damaged or missing pieces.
Recommend 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 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.
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.
Recommend a qualified contractor evaluate and repair or replace as necessary.
The lawn sprinkler system appeared to be damaged and/or leaking at time of inspection. A qualified contractor should evaluate and repair/replace as necessary according to current standards.
The gas meter is tilted as if the ground at the meter had settled. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Pipes had minor surface rust at the gas meter. Monitoring and contacting a qualified professional to further evaluate for repairs is recommended
It appears that the radon exhaust vent is too close to a window, door, chimney or other vents that may allow radon gases into the interior.
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.
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.
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.
The floor surface of the garage is not sloped properly away from the structure due to settlement.
The area of floor used for parking of automobiles or other vehicles must be sloped. It should slope toward the vehicle door opening. The sloped surface will help the movement of liquids to a drain or toward the main vehicle doorway of the carport.
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 door overcloses/overopens. Recommend a qualified contractor evaluate and repair or replace as needed.
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.
The property had ceiling materials that may contain asbestos. Ceiling tiles or popcorn texture were manufactured or installed using asbestos as late as the early 90s.
In the past, asbestos fibers were added during the production to strengthen and increase durability. Materials that contain asbestos, when intact and in good condition, is generally considered non-friable and is not hazardous. Heat, water, weathering or aging can weaken asbestos materials 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 wet stains indicating moisture intrusion did or does exist. A qualified contractor should evaluate and repair or replace as necessary.
The door had a damaged or missing doorstop. A qualified contractor should evaluate and repair or replace as necessary.
An interior door did not latch properly. This may be that it was not shimmed properly at the jamb (too wide) or the strike plate was not in the correct position.
A qualified contractor should evaluate and repair or replace as necessary.
An interior door rubs at the door frame when closing. 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.
The door would not close at the time of inspection. 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.
One or more light bulbs were not working at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.
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.
At the interior stairs, the handrail had spacing between components that were too far apart. Spacing of more than 4 ” could allow a child or pet to fall through. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
Carbon monoxide detectors were installed greater than 15 feet of rooms 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 within a specified distance of each room lawfully used for sleeping purposes.
The supply register supplied lower detectable heat temperatures than adjacent heat sources at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
An electrical outlet was not grounded. A qualified contractor should evaluate and repair or replace as necessary.
A fixture or bulb was not responding to switches at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
The sink faucet was weak in volume and/or pressure. 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.
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.
The 220-volt dryer electrical outlet was damaged not working. 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.
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.
An electrical outlet was wired to a light fixture and is not separate. A qualified contractor should evaluate and repair or replace as necessary.
The counter top needs caulking with silicone along the back splash. A qualified contractor should evaluate and repair or replace as necessary.
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.
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 hot water in the shower did not get over 100 degrees whereas the nearby faucets did. This may indicate that either the mixing valve (safety feature to limit potential scalding) or control cartridge needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.
Hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range.
Recommend a qualified contractor evaluate and repair or replace as necessary.
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.
The shower diverter did not divert all of the water to the shower and a stream of water passed though bathtub spout when the shower was on. 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 that either the mixing valve (safety feature to limit potential scalding) or control cartridge needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.
Hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range.
Recommend a qualified contractor evaluate and repair or replace as necessary.
The property had ceiling materials that may contain asbestos. Ceiling tiles or popcorn texture were manufactured or installed using asbestos as late as the early 90s.
In the past, asbestos fibers were added during the production to strengthen and increase durability. Materials that contain asbestos, when intact and in good condition, is generally considered non-friable and is not hazardous. Heat, water, weathering or aging can weaken asbestos materials 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 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 hot water in the shower did not get over 100 degrees whereas the nearby faucets did. This may indicate that either the mixing valve (safety feature to limit potential scalding) or control cartridge needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.
Hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range.
Recommend a qualified contractor evaluate and repair or replace as necessary.
The supply register supplied lower detectable heat than adjacent heat sources at the time of inspection. 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.
Exposed electrical wires were present in the panel at the time of inspection. All terminated wires in the panel cabinet should be capped with an approved wire nut. A qualified contractor should evaluate and repair or replace as necessary.
The gas-fired water heater exhaust flue was not secured at a connection properly and/or separated. This is a hazardous 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 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.
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.
The ductwork was not sealed around the condensation lines. A qualified contractor should evaluate and repair or replace as necessary.
There was a gap where the refrigerant lines enter the plenum. Recommend a qualified contractor evaluate and seal as needed.
