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 full of debris or granules in areas and need to be cleaned. The debris in gutters can clog drainage, or be 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 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.
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 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.
The insulation is thinner than current thermal resistance (R-value) standards.
Recommend a qualified contractor to evaluate and repair or replace as needed.
The bathroom vent duct terminated in the attic and did not vent to the exterior of the property.
The whole house attic fan had a motor that was weak and would not open the louvers completely. A qualified contractor should evaluate and repair and 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 was deteriorated or eroded in some areas. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
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.
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.
Peeling paint was present in areas.
Recommend a qualified contractor should evaluate and repair or replace as needed.
Gaps at intersections of the siding, trim, and door and window openings, as well as any other holes in the siding, should be sealed with an appropriate sealant to prevent water penetration into the wall system. A qualified contractor should evaluate and repair or replace as necessary.
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.
The paint was peeling or cracking in one or more areas of the eaves.
Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The entry door was a hollow core door and not as secure as a solid door. A qualified contractor should evaluate and repair or replace as necessary.
One electrical box on the exterior of the home was missing the cover. A qualified contractor should evaluate and repair and 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.
The walkway(s) were deteriorated or were eroded in areas. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
One or more steps were too high and poses a trip hazard. The riser height maximum is 7 3/4 inches measured vertically between the stair treads. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
There were a large number of flies below the deck and near the garage stairs at the back of the home. It was unclear what was attracting them. A qualified contractor should evaluate and repair and 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 to evaluate and repair or replace as necessary.
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 to 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 to evaluate and repair or replace as necessary.
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.
One or more exterior faucet was loose in the wall. The faucet should be securely fastened to the wall using appropriate screws depending on the material at the location of the faucet. Recommend a qualified contractor to evaluate and repair or replace as needed.
The foundation had vertical cracks in areas. A qualified contractor should evaluate and repair as necessary before your inspection objection deadline.
One or more vent cover was loose. A loose vent assembly can allow entry of water, air, or rodents into the vent ducts, wall system, or home. A qualified contractor should evaluate and repair or replace as necessary.
The vent was missing a proper cover and flap assembly. A damaged vent assembly can allow entry of water, air, or rodents into vent ducts or homes. Recommend a qualified contractor to evaluate and repair or replace as necessary.
Stairs are wobbly On the deck at the time of inspection. Recommend a qualified contractor to evaluate and repair or replace as needed.
The guard/handrail 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.
A stairway of more than 3 steps or drop of over 30″ was missing a handrail.
A handrail was not graspable. Graspable is considered 2 inches across the upward face of the rail.
Correction and further evaluation are recommended.
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 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.
The floor surface of the garage is not sloped properly away from the structure due to settlement.
The area of floor used for parking 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 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.
I observed a damaged window screen.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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 door had missing or damaged floor guides. A qualified contractor should evaluate and repair or replace as necessary.
The door would not latch when closed and may need adjustment at the strike plate to latch properly. A qualified contractor should evaluate and repair or replace as necessary.
All electrical outlets were not grounded. 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.
Carbon monoxide detectors were not secured properly. The inspector recommends the installation of carbon monoxide detectors in appropriate locations. Colorado House bill 1091 became effective on July 1, 2009, which requires Carbon Monoxide detectors to be installed in most properties that have a fuel-burning heater or appliance, a fireplace, or an attached garage within a specified distance of each room lawfully used for sleeping purposes.
No ground fault circuit interrupter (GFCI) protection was provided for kitchen electrical outlets. Although GFCI protection of kitchen circuits may not have been required at the time in which this property was built, as general knowledge of safe building practices has improved with the passage of time building standards have changed to reflect current understanding. The inspector recommends updating the existing kitchen electrical circuits to provide GFCI protection. This can be achieved by:
1. Replacing the current standard outlets with GFCI outlets.
2. Replacing the first circuit outlet located closest to the main electrical service panel with the GFCI outlet
3. Replacing the breaker currently protecting the electrical circuit that contains these outlets with the GFCI breaker.
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 medicine cabinet door would not stay closed. A qualified contractor should evaluate and repair and replace as necessary.
No ground fault circuit interrupter (GFCI) protection was provided for the bathroom electrical outlets. Although GFCI protection of bathroom circuits may not have been required at the time of in which this property was built, as general knowledge of safe building practices has improved with the passage of time building standards have changed to reflect current understanding. The inspector recommends updating the existing bathroom electrical circuits to provide GFCI protection. This can be achieved by:
1. Replacing the current standard outlets with GFCI outlets.
2. Replacing the first circuit outlet located closest to the main electrical service panel with the GFCI outlet
3. Replacing the breaker currently protecting the electrical circuit that contains these outlets with the GFCI breaker.
A qualified contractor should evaluate and repair or replace as necessary.
The shower in the hall bathroom had weak pressure and/or volume. A qualified contractor should evaluate and repair and replace as necessary.
The toilet was loose on the floor. This condition typically is caused by loose bolts or nuts and/or missing floor seals. The 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.
No ground fault circuit interrupter (GFCI) protection was provided for the bathroom electrical outlets. Although GFCI protection of bathroom circuits may not have been required at the time of in which this property was built, as general knowledge of safe building practices has improved with the passage of time building standards have changed to reflect current understanding. The inspector recommends updating the existing bathroom electrical circuits to provide GFCI protection. This can be achieved by:
1. Replacing the current standard outlets with GFCI outlets.
2. Replacing the first circuit outlet located closest to the main electrical service panel with the GFCI outlet
3. Replacing the breaker currently protecting the electrical circuit that contains these outlets with the GFCI breaker.
A qualified contractor should evaluate and repair or replace as necessary.
The main water shutoff valve was leaking at the time of inspection.
The valve is not and was not operated during the scope of a home inspection.
Recommend 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.
Some or all circuit breakers were a brand different from the main panel brand. Circuit breakers made by different manufacturers vary in design, therefore panel manufacturers require their own manufactured breakers to be used. Select brands are interchangeable, and there are some “semi” universal breaker types or panel types.
Using incompatible breakers in the panel of another manufacturer may result in poor connections which can create a potential fire or shock/electrocution hazard. A qualified contractor should evaluate and repair or replace as necessary.
The water heating equipment had a cold water supply shutoff valve installed. The shut-off valve was corroded. The valve was not operated during the inspection. 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 HVAC system air filter was installed upside down or backward. This condition reflects a lack of regular maintenance of the HVAC system. Improperly installed filters can restrict airflow and increase internal temperatures. A clean, properly installed 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 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 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.
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.