Home Inspection 4630 E 135th Way Thornton, CO 80241

One or more combustion appliance exhaust flue(s) did not extend far enough above the roof. To ensure proper draw, furnace flues should extend at least 3 feet above the roof, and 2 feet above any portion of the roof within 10 feet (measured horizontally). The correction could include the addition of a flue extension to encourage a proper draft.  A qualified contractor should evaluate and repair/replace as necessary.

The flue pipe cap is excessively dented or damaged. Recommend a qualified contractor to evaluate and repair or replace as necessary.

The insulation had been walked on or had stored items compressing it, which reduces the R-value.

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

The splice/Junction box was missing a cover plate. A qualified contractor should evaluate and repair or replace as necessary.

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

The siding and/or trim were damaged in areas of the exterior.

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

An exterior electrical outlet was not working. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

The window frame was damaged. A qualified contractor should evaluate and repair or replace as necessary.

Window Well(s) lack covers and may represent a danger to small children and may trap pests. A qualified contractor should evaluate and repair or replace as necessary.

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.

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 that 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.

Pipes or valves had minor surface corrosion at the sprinkler supply line. Monitoring and contacting a qualified professional to further evaluate for repairs is recommended

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.

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 or online at www.axiuminspections.com/structural-engineer.

The visible concrete foundation wall surface was damaged or deteriorated in areas. Recommend a qualified contractor to evaluate and repair or replace as needed. 

The exterior foundation wall appears to have cracks on the surface or outer portion of concrete. The minimum recommendation is to monitor for any advancement in the defect. The overall recommendation is to have a qualified contractor evaluate and repair or replace as needed. 

A stairway of more than 3 steps or drop of over 30″ was missing a handrail. 

 4.21.1 – Roof Drainage – Downspouts & Extensions

One or more down spout extensions were too short. Recommend installing 6-8ft long (or greater as needed) extensions to divert rainwater runoff away from the property. 

The downspout (s) are missing the proper 6 ft. extensions. 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.

The weather stripping at the garage door is damaged or insufficient. 

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

The push-button opener on the wall did not work or the opener itself did not work when tested. Recommend a qualified contractor evaluate further and repair or replace as needed. 

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.

There was cracking around some windows on the interior (where the window meets the wall).  A qualified contractor should evaluate and repair or replace as necessary.

Minor cracking was visible on the interior walls.  A qualified contractor should evaluate and repair or replace as necessary.

There were “nail pops” visible on the interior walls.  A qualified contractor should evaluate and repair or replace as necessary.

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

The door surface was damaged.  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.

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

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. 

The sink drain pipe appeared to slope in the wrong direction. The drain line should have a slight slope away from the fixture to allow for proper draining and to prevent water and debris from resting inside the pipe.  A qualified contractor should evaluate and repair or replace as necessary.

The door swings open or closed by itself.  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 water supply valve/hose was corroded at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

There was cracking around some windows on the interior (where the window meets the wall).  A qualified contractor should evaluate and repair or replace as necessary.

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

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

The cabinet floor was damaged. This may be from excessive leaking pipes, condensation, or even leaking cleaners stored in the cabinets over the years. 

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

A shower supply arm was loose in the wall.  This will cause caulking/sealant to deteriorate at an accelerated rate and may allow water to enter the wall. Over time, this could potentially put added stress on the plumbing connections and develop a leak. Recommend a qualified contractor evaluate and repair or replace it as necessary. 

The toilet was loose at the tank-to-toilet connection.  A qualified contractor should evaluate and repair or replace as necessary.

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

The tub spout should be sealed at the wall to prevent moisture intrusion into the wall component. A qualified contractor should evaluate and then repair or replace as advised.

The toilet was loose at the tank-to-toilet connection.  A qualified contractor should evaluate and repair or replace as necessary.

Caulking in the shower/tub area was deteriorated at the time of inspection. Recommend a qualified contractor 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.

The hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range. 

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

The door swings open or closed by itself.  A qualified contractor should evaluate and repair or replace as necessary. 

The toilet was loose at the tank-to-toilet connection.  A qualified contractor should evaluate and repair or replace as necessary.

The water distribution supply pipe was corroded in one or more areas. The distribution piping runs from the main source to each faucet or fixture.  

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

Indications of water intrusion, rust, and corrosion inside the electrical panel cabinet. 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 to. 

Recommend a qualified contractor to verify the breakers and accuracy of any existing labeling as necessary.

The manufacturer’s label was missing, partial, or illegible on 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.

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 it as necessary.

Due to the year of manufacture, the heating system is assumed to be near the end of its expected service life. Regular maintenance and monitoring of its condition are recommended. Budgeting for repairs and future replacement is recommended. A qualified contractor should evaluate to clean, service/repair/replace as necessary, and certify the unit if possible.  InterNACHI’s Standard Estimated Life Expectancy Chart for Homes

The heating system exhaust flue was not secured at a connection properly and/or separated. This is a hazardous condition that 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.

The condensation drain components for the HVAC system were leaking or showed signs of the the previous leaking. A qualified contractor should evaluate and repair or replace as necessary.

The HVAC system air filter was missing. This condition reflects a lack of regular maintenance of the HVAC system. Clogged filters can restrict airflow 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 the filter, as well as cleaning, servicing, and evaluating the HVAC system by a qualified HVAC professional and repair or replace as necessary.

The blower motor and/or wheel appeared to be dirty at the time of inspection. Blower fan motors and fan wheels are subjected to constant dirt, dust, and lint and can become overly dirty when not cleaned on a regular basis and even faster if the air filters are not changed regularly. 

A qualified contractor should evaluate, clean, and service as necessary, and certify the unit is in good working order.

Due to the year of manufacture, the cooling system is assumed to be near the end of its expected service life. Regular maintenance and monitoring of its condition are recommended. Budgeting for repairs and future replacement is recommended. A qualified contractor should evaluate to clean, service/repair/replace as necessary, and certify the unit if possible.  InterNACHI’s Standard Estimated Life Expectancy Chart for Homes

The air-conditioner refrigerant suction line (large, insulated) has frost visible. A qualified contractor should evaluate and repair/replace as necessary.

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.

Surface and/or interior components of the AC condenser showed rust in areas. Recommend a qualified contractor to evaluate, service, and repair or replace as necessary. 

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, waterproofing 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.

Areas of the crawlspace were visibly wet or soft/squishy under the vapor barrier. The ground showed signs of moisture intrusion. A qualified contractor should evaluate and repair or replace as necessary.

Water damage was visible in the crawlspace floor structure around plumbing lines. There may be a past or current leak in the nearby drain or supply lines that could further stain or rot wood if not corrected. 

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

The active ventilation fan was not working at the time of the inspection. A qualified contractor should evaluate and repair or replace as necessary.

The visible areas of the basement showed signs of possible previous moisture intrusion and/or deterioration. A qualified contractor should evaluate and repair or replace as necessary.