Home Inspection S Gray St Denver CO

One or more combustion appliance exhaust flue(s) exhibited heavy corrosion.  A qualified contractor should evaluate and repair/replace as necessary.

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.

Gutters were noticeably flat or sloped “away from” the downspouts, which will prevent the water from being properly drained through the downspouts and away from the foundation.

This may even cause the water to overflow and cause damage to exterior walls and siding, or by introducing excessive amounts of moisture to the soil beneath the foundation. Excessive moisture in the 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.

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.

Signs of previous water penetration or intrusion into the attic. Watermarks or stains were observed. Recommend asking the seller if there are any recent incidents that have been documented or mitigated.

Further evaluation is recommended.

Rusty nails often signal excess condensation build-up due to poor ventilation. Recommend a qualified contractor evaluate further to repair or replace as needed.

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

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 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.

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.

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.

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.

The top of the foundation wall had inadequate clearance from grade. The top of the foundation wall should be a minimum of six inches above the soil. Inadequate clearance may result in moisture intrusion of the structure.

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

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

The outside water faucet drips when off. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

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

A step was damaged at the deck. This condition may be a safety hazard.

Correction and further evaluation are recommended.

Improper spacing was noted between balusters, spindles, and rails. This is a safety hazard, especially for small children.

Guards may not allow the passage of a sphere 4 inches in diameter.

Correction and further evaluation are recommended.

One or more downspout extensions were not properly positioned. Extensions should be properly attached with a proper slope to guide run-off 5 feet away from the foundation structure.

Recommend a qualified contractor to 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 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 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 the 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 hazards and toxic fumes. A qualified contractor should evaluate and repair or replace as necessary.

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

The ceiling to separate the garage and the living areas, or shared attic space with living areas, should be fire-rated. This ceiling 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 to evaluate and repair and seal all openings as necessary.

The automatic reverse sensors are missing.

These are a safety feature to prevent injury and should be installed no more than 6 inches away from the floor.

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.

One or more electrical outlet(s) were wired incorrectly with the hot and neutral wires being reversed. While the outlet still provides power to electronic equipment, a shock hazard has been created as there is still electricity running through the hot wire when the switch is off. A qualified contractor should evaluate and repair or replace as necessary according to current standards.

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 trim was missing in areas.  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.

The 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.

The door had a damaged or missing doorstop.  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 that met generally-accepted current standards. Egress opening requirements:

For safety reasons, all sleeping rooms 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 electrical outlets were not grounded. A qualified contractor should evaluate and repair or replace as necessary.

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.

The countertop needs caulking with silicone along the backsplash.  A qualified contractor should evaluate and repair or replace as necessary.

A GFCI outlet was not grounded and did not trip when tested.  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.

A dyer vent connection was installed in the laundry area. The dryer vent connection had become disconnected and should be reconnected to properly route the dryer exhaust to the exterior. Failure to reconnect the vent may result in unsatisfactory conditions from excessive humidity and lint accumulation in the home. Excessively high humidity can damage home materials or components and may encourage the growth of microbes such as mold. 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.

The tub/shower drain line was clogged or drains slowly. 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.

I observed indications of a material defect during the inspection. Major defect. Hazard. Correction and further evaluation are recommended.

The electrical service mast lacked proper support. The mast was over 3 feet tall. Most utility companies will require bracing or guy wires for additional support of any mast that is taller than 3 feet. A qualified electrical contractor should evaluate and repair as necessary.

The piping to the water heater is missing flex tubing to prevent the piping from breaking in case the concrete floor heaves or settles.

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 HVAC system air filter was very dirty or clogged. 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.

There was dense vegetation around the exterior cooling unit.  When vegetation is too close to the unit, it can limit heat dissipation and limit effectiveness.

A qualified contractor should evaluate and cut back vegetation as necessary to improve performance.

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.

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 crawl space insulation is not properly secured and is loose in some areas. 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. 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 that 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 that increase to many times their original volume in response to increases in soil moisture content, creating forces that 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 and/ or stabilization.

The basement insulation is not properly secured and is loose in some areas. A qualified contractor should evaluate and repair or replace as necessary.

A vapor barrier was not installed in the basement at the time of the inspection. A qualified contractor should evaluate and install as necessary.

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