Home Inspection 5647 S King StLittleton CO 80123

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 mortar crown was cracked or deteriorated at the time of inspection. 

If the crown on top of the chimney is not properly sealed or is extensively cracked, defective, spalled, or displays rust stains, it should be replaced. Sheet metal caps/crowns with minor rust or corrosion should be repaired, but if rust or corrosion is extensive, replacement is recommended. 

The chimney was missing a rain cap and/or spark arrestor. 

The rain cap covers the top opening of the chimney flue liner and is usually combined with a spark arrestor.

Spark arrestors are to prevent floating embers from a fire (particularly one burning wood) setting light to a flammable roofing surface or falling onto combustible material on the ground. Such a spark arrestor typically consists of a double layer of metal mesh, which catches the ember and allows the flue gas to escape. Spark arrestors also help prevent animals from entering the chimney.

Recommend a qualified contractor evaluate and install the required components.

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 attic access hatch was missing. A qualified contractor should evaluate and repair or replace as necessary.

The insulation is thinner than current thermal resistance (R-value) standards. 

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

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.

Components of the eaves, facia, and/or soffit was warped, swollen, or had peeling paint which are signs of water damage. The materials 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.

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.

Window well(s) were rusted or corroded in areas. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

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 lawn sprinkler system supply valves appeared to be corroded and/or leaking at time of inspection. A qualified contractor should evaluate and repair/replace as necessary according to current standards.

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

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

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

The exterior foundation wall appears to have cracks on the surface, or outer portion of concrete. Minimum recommendation is to monitor for any advancement in the defect. 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. 

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. 

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.

An attic access panel in the ceiling of the garage was not properly trimmed or sealed and is considered a break in the firewall between the garage and habitable areas.

Should the interior attic span across the entire structure, the attic access should be installed according to current fire rating standards. Alternatively, there may be a wall to separate the garage and the house or attic space. 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 or replace as needed.

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.

The garage door was missing weather stripping or did not evenly seal at the floor or sides of the door. A qualified contractor should evaluate and make adjustments, repair, or replace as necessary.

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 wall was bowed or bulges in areas.  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 ceilings showed evidence that moisture was entering from behind possibly including damage and deterioration.  A qualified contractor should evaluate and repair or replace as necessary.

The interior walls showed evidence that moisture was entering from behind possibly including damage and deterioration.  A qualified contractor should evaluate and repair or replace as necessary.

Minor cracking was visible on the interior ceilings.  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.

Evidence of a possible mold like substance was observed on the interior walls and/or ceilings.  We did not inspect, test or determine if this growth is or is not a health hazard. The underlying cause is moisture. It is recommended to consult a mold inspector or mold remediation specialist to determine if further action is needed. 

The carpet was stained in areas. A qualified contractor should evaluate and repair or replace as necessary. 

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

The flooring had seams that were wide or inconsistent possibly indication loose flooring or poor installation.  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. 

The door had a damaged or missing doorstop.  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 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. 

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.

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. 

Carbon monoxide detectors were not installed within a specified distance of each room lawfully 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.

There are no carbon monoxide detectors on the lower or upper level. 

The smoke detector was missing. A qualified person should 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.

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.

The fireplace had damage to the interior chamber. A qualified contractor should evaluate and repair or replace as necessary.

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

The sink drain line had a flex pipe used as part of the drain line. Flexible drain lines can smell, clog, leak or fail. Flex lines design includes multiple folds in which moisture may become trapped and mold may grow.  A qualified contractor should evaluate and repair or replace as necessary.

The dishwasher control panel was illegible, inoperable, or damaged.  A qualified contractor should evaluate and repair or replace as necessary.

The vent hood was missing the screen and/or fan cover.  A qualified contractor should evaluate and repair or replace as necessary. 

Although outside the scope of a general home inspection, the inspector noted the refrigerator ice and/or water dispenser was not working.  A qualified contractor should evaluate and repair or replace as necessary. 

The interior walls showed evidence that moisture was entering from behind possibly including damage and deterioration.  A qualified contractor should evaluate and repair or replace as necessary.

The property had tiles that may contain asbestos. A qualified contractor should evaluate and repair or replace as necessary. Flooring, including sheet vinyl, vinyl or asphalt floor tiles and any associated paper-like backing, mastic, adhesive or glue, may contain asbestos. In the past, asbestos fibers were added during the production of flooring materials to strengthen the flooring and to increase its durability. Flooring that contains asbestos, when intact and in good condition, is generally considered non-friable and is not hazardous. Heat, water, weathering or aging can weaken flooring 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.

There appeared to be some damage to the interior flooring in areas. Recommend a qualified contractor evaluate and repair or replace as needed.

A dyer vent connection was installed in the laundry area. The dryer was vented using a flexible plastic vent which is not approved by the Underwriter’s Laboratory (UL). Flexible plastic dryer vent is more likely to accumulate lint than a smooth metal vent creating a potential fire hazard. Excessive lint accumulation can increase drying time and shorten the dryers lifespan. The inspector recommends replacing the plastic vent with a properly installed UL approved dryer vent. 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. 

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

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.

Tiles on the wall in the bath/shower area had missing or damaged grout.  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. 

The bathroom exhaust fan was very dirty and possibly clogged.  A qualified contractor should evaluate and repair or replace as necessary.

An electrical outlet was loose in the wall. 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 cabinet over the years. 

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

The sink drain stop was missing, damaged or did not operate properly.  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. 

There was a leak at the shower head connection at the time of inspection. Recommend a qualified contractor 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.

Tiles on the wall in the bath/shower area had missing or damaged grout.  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.

A saddle valve was present at the plumbing at the time of inspection. They are prone to leak over time as the rubber seal will eventually deteriorate and they clog up as calcium deposits build up at the small opening. Recommend a qualified contractor evaluate and replace it with a permanent valve as needed.

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

Unused circuit-breaker panel opening was missing filler plate. A qualified contractor should evaluate and repair and replace as necessary.

I observed indications of inadequate support at the electrical conduit. 

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.

The water temperature was higher than the acceptable range of 120-130 degrees. We recommend adjusting the water heater thermostat.

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 is 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 Estimate Life Expectancy Chart for Homes

The HVAC system air filter was not properly secured. This condition reflects a lack of regular maintenance of the HVAC system. Clogged filters can restrict air flow 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 filter, as well as cleaning, servicing and evaluating of the HVAC system by a qualified HVAC professional 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. Further analysis by a licensed structural engineer is recommended. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540 or online at www.axiuminspections.com/structural-engineer.

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.