2 – Roof
2.2.1 – Roof Covering
Roof Covering 1
DAMAGED/DETERIORATED

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.

2.4.1 – Flashing
Flashing 1
VENT FLASHING LOOSE

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

2.7.1 – Flue Gas Vent Pipes
Flue Gas Vent Pipes 1
INADEQUATE CLEARANCE – ROOF

One or more combustion appliance exhaust flue(s) did not extend far enough above the roof. To ensure proper and safe operation, exhaust flues should extend at least 3 feet above the roof and 2 feet above any portion of the top within 10 feet (measured horizontally).  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.8.1 – Masonry Chimney
Masonry Chimney 1
DAMAGE – MORTAR CROWN

The mortar crown was damaged, cracked, or deteriorated at the time of inspection. This condition could allow moisture to penetrate the chimney. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

 3 – Attic, Insulation, and Ventilation
3.3.1 – Attic Moisture Intrusion
Attic Moisture Intrusion 1
Attic Moisture Intrusion 2
RUSTY NAILS

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

 4 – Exterior
4.2.1 – Driveways
Driveways 1
CRACKING – MINOR

Minor cracking was visible on the driveway in some areas. Monitoring is the minimum recommendation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
Wall-Covering, Flashing & Trim 2
Wall-Covering, Flashing & Trim 3
DAMAGED – SIDING
ROOF

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.

4.8.1 – Electrical Outlets
Electrical Outlets 1
NO EXTERIOR GFCI PROTECTION

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.

4.11.1 – Walkways
Walkways 1
CRACKING – MINOR
FRONT

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.

4.12.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
Vegetation, Grading & Drainage 2
NEGATIVE GRADING
BACK

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.

4.12.2 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 3
TREE BRANCHES OVER PROPERTY

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.

4.14.1 – Exterior Faucets (Hose Bibs)
Exterior Faucets (Hose Bibs) 1
DRIPS AT KNOB
FRONT

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.

4.21.1 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 1
Roof Drainage - Downspouts & Extensions 2
Roof Drainage - Downspouts & Extensions 3
MISSING – EXTENSIONS
ONE OR MORE

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.

 5 – Attached Garage
5.2.1 – Occupant Door
Occupant Door 1
NOT FIRE RATED

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 the garage, the occupant door does not afford protection until firemen arrive. A qualified contractor should evaluate and repair or replace as necessary.

5.4.1 – Floor
Floor 1
CRACKING – COMMON

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 to evaluate and repair or replace as needed.

 6 – Interior, Doors, Windows
6.2.1 – Ceilings & Walls
Ceilings & Walls 1
ASBESTOS CEILING

The property had ceiling materials that may contain asbestos. Ceiling tiles or popcorn textures were manufactured or installed using asbestos as late as the early 90s.

In the past, asbestos fibers were added during production to strengthen and increase durability. Materials that contain asbestos, when intact and in good condition, are generally considered non-friable and 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.

6.4.1 – Doors
Doors 1
MISSING – DOORSTOP
ONE OR MORE THROUGHOUT THE PROPERTY

The door had a damaged or missing doorstop.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.1 – Windows
Windows 1
Windows 2
DIFFICULT TO OPEN/CLOSE
MOST THROUGHOUT PROPERTY

A window had a sash that was difficult to slide or operate to get opened/closed.  A qualified contractor should evaluate and repair or replace as necessary.

6.9.1 – Smoke & CO Detectors
CO DETECTOR MISSING
ONLY IN BASEMENT

Carbon monoxide detectors were not installed within a specified distance of each room lawfully used for sleeping purposes. 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 has a fuel-burning heater or appliance, a fireplace, or an attached garage.

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

6.9.2 – Smoke & CO Detectors
Smoke & CO Detectors 1
SMOKE DETECTOR NOT WORKING
UPSTAIRS

The smoke detector did not work when tested. 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 the 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.

6.9.3 – Smoke & CO Detectors
Smoke & CO Detectors 2
SMOKE DETECTOR MISSING
ALL BEDROOM

The smoke detector was missing. A qualified person should replace them as needed. The existing smoke detectors were tested if present, but they are only noted as to presence and operation as of the 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.

 7 – Kitchen
7.6.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION

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.

 8 – Laundry
8.4.1 – Exhaust Fan
Exhaust Fan 1
Exhaust Fan 2
NO VENT NO WINDOW

The laundry room did not have an exhaust fan or an openable window. A qualified contractor should evaluate, then repair or replace as advised.

8.9.1 – Electrical Outlets
Electrical Outlets 1
GFCI PROTECTION IS NOT PRESENT

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.

8.9.2 – Electrical Outlets
Electrical Outlets 2
OUTLET NOT GROUNDED

An electrical outlet was not grounded. A qualified contractor should evaluate and repair or replace as necessary.

 9 – Bathroom
9.3.1 – Exhaust Fan
SLOW TO WORK

The bathroom exhaust fan was slow to work when turned on.  A qualified contractor should evaluate and repair or replace as necessary.

9.6.1 – Windows
Windows 1
WORN OR NEARING THE END OF LIFE EXPECTANCY

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.

9.7.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION

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.

 10 – Bathroom 2
10.2.1 – Doors
Doors 1
MISSING – DOORSTOP

The door had a damaged or missing doorstop.  A qualified contractor should evaluate and repair or replace as necessary.

10.7.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION

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.

 11 – Bathroom 3
11.3.1 – Exhaust Fan
NOT WORKING

The bathroom exhaust fan did not work.  A qualified contractor should evaluate and repair or replace as necessary.

11.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
CLOGGED/SLOW – SINK DRAIN

The sink drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.

 12 – Bathroom 4
12.3.1 – Exhaust Fan
Exhaust Fan 1
NOT PRESENT – FAN RECOMMENDED

There was not an exhaust fan in the bathroom. An exhaust fan or an openable window is needed for proper ventilation.

Some bathroom designs may require installing an exhaust fan in addition to an openable window to achieve proper ventilation.

Should proper ventilation rely solely on an openable window, the window may need to be opened during adverse weather conditions for the ventilation to happen. Using an exhaust fan is the recommended alternative.

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

12.7.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION

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.

 13 – Plumbing
13.4.1 – Water Pressure
Water Pressure 1
HIGH WATER PRESSURE

The property water supply pressure is 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 are likely to cause leaks.

A qualified contractor should install a pressure regulator or evaluate and repair or replace one as necessary.

 14 – Electrical
14.2.1 – Distribution Panels
Distribution Panels 1
MISSING – CIRCUIT LABELS

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.

14.2.2 – Distribution Panels
Distribution Panels 2
OPEN KNOCKOUT-BREAKER

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

14.3.1 – Main Service Shut-Off
MISSING – MAIN DISCONNECT

The main electrical distribution panel did not have a main electrical service shut-off breaker. More than 6 hand movements were required to shut off power to all breakers in the main electrical panel. Although homes are only required to comply with codes that were in effect at the time they were originally constructed, this condition would not meet modern safety requirements. The inspector recommends that the main disconnect be installed by a qualified electrical contractor.

14.6.1 – Electrical Wiring
Electrical Wiring 1
EXPOSED LIVE ELECTRICAL WIRES

Exposed live electrical wires were present in the panel. A qualified contractor should evaluate and repair or replace as necessary.

14.6.2 – Electrical Wiring
Electrical Wiring 2
OVER STRIPPED

Over stripped wires are found in the electrical panel. Recommend a qualified contractor for reevaluation or repair as necessary.

 15 – Water Heating Equipment
15.4.1 – Expansion Tank / Valve
Expansion Tank / Valve 1
NOT SECURED

The expansion tank was not properly secured. A qualified contractor should evaluate and repair or replace as necessary.

15.6.1 – Combustion Air Supply
NOT PRESENT

The combustion air supply for this appliance was not present. A qualified contractor should evaluate and make necessary corrections according to current standards.

The fresh air supply is recommended by manufacturers for the efficient operation of fuel-burning appliances. Years ago, the air could come from inside or outside the building, however, more recent standards prefer for combustion air to come from the outside only.

15.13.1 – Water Temperature
Water Temperature 1
WATER TEMPERATURE HIGH

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

 16 – Heating
16.3.1 – Combustion Air Supply
NOT PRESENT

The combustion air supply for this appliance was not present. A qualified contractor should evaluate and make necessary corrections according to current standards.

The fresh air supply is recommended by manufacturers for the efficient operation of fuel-burning appliances. Years ago, the air could come from inside or outside the building, however, more recent standards prefer for combustion air to come from the outside only.

 17 – Cooling – Evaporative Cooler
17.1.1 – System Information
BEYOND TYPICAL LIFE EXPECTANCY

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