Home Inspection Glacier View Rd Longmont CO

The roof covering material was damaged/deteriorated in some areas.  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

The roof was covered with debris in areas. This condition could trap moisture and conceal damage. Latent defects may exist. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

The inspector observed exposed nails on the roof covering. This condition could allow moisture to penetrate the roof component. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

The roof covering material shows signs of moss and/or algae growth.  A qualified contractor should evaluate, then repair or replace as necessary prior to the inspection objection deadline.

The roof covering appeared to be at or near the end of its serviceable life. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

The roof covering material was not sealed at the edges and/or seams in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

The vent flashing, used to protect areas of the roof from moisture intrusion, was bent/damaged in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

One or more plumbing vents had a rubber boot flange that was damaged. This condition could allow moisture to penetrate the roof component.  A qualified contractor should evaluate,  then repair or replace as advised prior to the inspection objection deadline.

A plumbing vent appeared to be capped/blocked. When a plumbing vent stack is blocked, air is not available to the drain system and water may drain slowly inside the house. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

Gutters had moderate general corrosion visible. Corrosion is generally a sign of poor sloping or drainage, and continued corrosion will eventually result in leaking gutters.

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. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

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 gutters were missing in areas.  A qualified contractor should evaluate and repair or replace as necessary.

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 concrete driveway was moderately cracked. 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.

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.

A driveway was not properly sealed against a foundation wall and may allow excess moisture to enter the home structure. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

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.

The exterior of the garage door has damaged weather stripping. A qualified contractor should inspect and repair as necessary and according to current standards.

Cracking from apparent wall movement was present in the siding at the time of inspection.

Monitoring the walls of the house is needed. Most materials including masonry can deform elastically over long periods of time to accommodate small amounts of movement, large movements normally cause cracking.

Cracking can result from a variety of problems:

• Differential settlement of the foundation
• Drying shrinkage
• Expansion and contraction due to ambient thermal and moisture variations
• Improper support over openings
• The effects of freeze-thaw cycles
• The corrosion of iron and steel wall reinforcement
• Differential movement between building materials; expansion of salts
• The bulging or leaning of walls.

Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.

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.

The exterior wall-covering material was loose in one or more areas.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

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.

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.

The front door is missing the threshold support at the exterior above the concrete steps. this threshold support allows the threshold to flex when stepped on. The gap also allows moisture intrusion at the foundation wall. This defect should be repaired replaced by qualified contractor.

No Ground Fault Circuit Interrupter (GFCI) protection was provided for 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.

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.

Window wells had accumulated soil, leaves, and other debris which should be cleared to encourage proper drainage and minimize the retaining of moisture near the foundation and moisture intrusion and damage through the window area. A qualified contractor should evaluate and repair or replace as necessary 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 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.

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.

Signs of repairs were present in the walkway(s) 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.

Dense vegetation was present around the house in areas.  This condition limited and restricted my visual inspection.  Dense vegetation and landscaping up against or near the house foundation and exterior walls may be prone to water penetration and insect infestation. Trimming, pruning and some landscaping is recommended by a qualified contractor

The fence is damaged or missing pieces.

Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.

Consideration should be given to trimming or even removing large tree(s) located close to the structure. We suggest consultation with a tree specialist. Evaluating trees lies beyond the scope of the general property inspection.

Recommend a qualified contractor evaluate and repair or replace as necessary.

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.

Vegetation growing on siding should be removed and kept away from eaves, woodwork, doors, chimneys, or other building components. They hold moisture against the wall, hide rot and other problems and are conducive conditions for termites, carpenter ants,  etc. The growth does not allow full inspection of the siding and can hide potential defects underneath.

Recommend a qualified contractor evaluate and repair or replace as necessary.

The outside water faucet had a significant leak from the knob/handle when the water pressure gauge was attached. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

The exterior foundation wall had cracks at the corner. A qualified contractor should evaluate and repair or replace as necessary.  Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540

The exterior foundation wall had settlement crack(s.) A qualified contractor should evaluate and repair or replace as necessary. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540

There were deteriorated flooring components visible at the deck. Depending on the severity of the deterioration, use of the deck should be cautiously monitored.

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

Railings were loose at the exterior deck at the time of inspection. recommend a qualified contractor evaluate and repair or replace as needed.

The exterior deck floor and/or other components were peeling paint. A qualified contractor should evaluate and repair or replace as necessary.

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 extensions were dented or damaged in some areas at the time of inspection. This condition can cause a blockage and potential build up of moisture intrusion into the soil next to the foundation walls. This in turn can potentially cause hydro-static pressure against the foundation walls and create adverse results. Recommend further evaluation by a qualified contractor to repair or replace.

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.

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.

An opening was in the drywall or gypsum board of the garage.

The wall to separate the garage and living areas, including an attic wall, should be fire-rated. This wall must be covered with at least 1/2-inch thick (and preferably 5/8-inch thick Type X) gypsum board or equivalent applied to the garage side.

Recommend a qualified contractor evaluate and repair and seal all openings as necessary.

Garage ceiling showed signs of current or past moisture intrusion. Moisture intrusion is visibly noted by the presence of water stains or efflorescence but can not tell whether the issue is active without further water testing.

Recommend a qualified contractor evaluate, and if active, make repairs as necessary to prevent further damage and/or mold.

Garage walls showed signs of current or past moisture intrusion. Moisture intrusion is visibly noted by the presence of water stains or efflorescence but can not tell whether the issue is active without further water testing.

Recommend a qualified contractor evaluate, and if active, make repairs as necessary to prevent further damage and/or mold.

Exterior vines on the siding have grown against the concrete foundation and into the garage.

The concrete floor in the garage was cracked. Due to expansive soils, minor cracks are to be expected in the slabs or control joints. Recommend a qualified contractor evaluate and repair or replace as needed.

Indications of movement from heaving/settling of the concrete floor were present in the garage. Significant movement may be a compromise the structural integrity of the foundation or structure of the garage which only a qualified structural engineer could comment after further analysis.

Recommend a qualified structural engineer inspect further and provide a professional opinion related to this observation.

Axium recommends our premier partner – Level Engineering. They can be contacted at 720-400-8148

The garage floor had surface spalling in areas. This condition will continue to degrade if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

Signs of repairs were present in the garage floor. 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.

A light bulb did not respond to controls in the garage.

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

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 wall was bowed or bulges in areas.  A qualified contractor should evaluate and repair or replace as necessary.

The interior ceilings have signs of repairs. Recommend asking the current homeowner for more information. Recommend further evaluation from a qualified contractor should the repairs be excessive or of visibly poor quality.

The interior walls have signs of repairs. Recommend asking the current homeowner for more information. Recommend further evaluation from a qualified contractor should the repairs be excessive or of visibly poor quality.

The drywall showed pulling or wrinkling of the drywall tape at the corner which may reflect structural movement in that area.  A qualified contractor should evaluate and repair or replace as necessary.

An interior door rubs on the flooring when opening or closing. Recommend a qualified contractor evaluate and repair or replace as needed.

The window had damaged or missing lock hardware.  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.

Signs of water penetration was present at the window(s).  A qualified contractor should evaluate and repair or replace as necessary.

An electrical outlet was broken/damaged. A qualified contractor should evaluate and repair or replace as necessary.

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 was missing.  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 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.

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

The visible areas of the firebox and chimney flue were dirty at the time of the inspection. Most of the chimney flue was inaccessible and was not inspected. Dirty flues are potential fire hazards and should be cleaned by a professional. Recommend having the chimney evaluated by a C.S.I. (Chimney Safety Institute) -qualified chimney sweep.

The floors showed signs of minor damage and wear – particularly in high traffic areas.  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 cabinet hinge was loose and not securely fastened.  A qualified contractor should evaluate and repair or replace as necessary.

The dishwasher drain line was dirty and/or possibly clogged at the time of inspection. This may be related to the lack of a “high loop” in the drain line. A 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. A smell or mold may appear if not corrected. Recommend a qualified contractor evaluate and repair or replace as needed.

The vent hood was missing one or more light bulbs at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

The vent was operational but was old and not effective.  A qualified contractor should evaluate and repair or replace as necessary.

The drywall showed pulling or wrinkling of the drywall tape at the corner which may reflect structural movement in that area.  A qualified contractor should evaluate and repair or replace as necessary.

An interior door 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.

The counter top needs caulking with silicone along the back splash.  A qualified contractor should evaluate and repair or replace as necessary.

The floors showed signs of minor damage and wear – particularly in high traffic areas.  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.

Some caulking in the tub shower area was loose, old, or poorly done. Recommend a qualified contractor evaluate and re-caulk as needed.

Wood cabinetry had a finish that was worn or peeling. Recommend a qualified contractor evaluate and repair or replace as needed.

The tub/shower area had deteriorated or missing sealant (caulking or grout) at the corners and/or floor. 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 drain pipe was actively leaking at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

The water heating equipment was not properly supported/level. A qualified contractor should evaluate and repair or replace as necessary.

Air supply ducts were not sealed. Ideally all ducts are sealed with mastic in order to be more energy-efficient. A qualified contractor should evaluate and repair as necessary.

The air-conditioner refrigerant suction line (large, insulated) has damaged or missing insulation in areas. A qualified contractor should evaluate and repair/replace as necessary.

The air-conditioner refrigerant suction line (large, insulated) exterior wall penetration should be sealed to prevent moisture and insect intrusion. A qualified contractor should evaluate and repair/replace as necessary.

Due to the current conditions at the time of inspection, the air conditioner is recommended to be cleaned, evaluated, and serviced by a qualified contractor. Consult with your real estate agent for your available options prior to closing.

The electrical service disconnect for the air conditioning condenser had a loose panel housing and was not properly secured to the wall. A qualified contractor should evaluate and repair/replace as necessary.

There was a gap where the refrigerant lines enter the plenum. Recommend a qualified contractor evaluate and seal as needed.

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

Indications of movement/settling of the concrete floor were present in the basement area. This may be a compromise to the structural integrity of the foundation or structure of the house which only a qualified structural engineer could comment after further analysis.

Recommend a qualified structural engineer inspect further and provide a professional opinion related to this observation.

Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540

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.

Efflorescence (white powdery substance) on the wall indicates moisture is in contact with the concrete or masonry. This does not necessarily indicate that intrusion will occur. I recommend checking the gutters and the downspout drain lines for proper operation. Also, a water proofing paint could be applied to the interior side of the wall if necessary. Efflorescence is found on many properties without water intrusion occurring inside the property. But, it should alert you to the possibility that future steps may be needed. A qualified contractor should evaluate and repair as necessary.

There is no insulation on the basement exterior walls or floor system. Heat loss can occur more on this property than one that is properly insulated. A qualified contractor should evaluate and install as necessary.

There were signs of an active leak in the plumbing system of the basement. A qualified contractor should evaluate and repair or replace as necessary.

There is no insulation on the crawlspace exterior walls or floor system. Heat loss can occur more on this property than one that is properly insulated. A qualified contractor should evaluate and install as necessary.