Home Inspection S Kingston St Aurora CO

The inspector observed deflection of the roof decking in some areas was noted. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

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 roof within 10 feet (measured horizontally).  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

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 insulation was deteriorated in areas.

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

There appeared to be debris, cardboard, plastic, wood, etc. on the insulation. This configuration could lead to a possible mold environment. The inspector recommends that it be removed.

Your wire was running across the attic access hatch at the time of inspection. This Is an access restriction, and is a potential electrical hazard. Recommend a qualified contractor evaluate and reposition the electrical wire as needed.

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

Further evaluation is recommended.

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

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

Flue pipe was corroded at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.

The exterior of the garage door has damaged weather stripping. A qualified contractor should inspect and repair as necessary and according to current standards.

The siding was in direct contact with the roof covering materials in some areas at the time of inspection. This condition can cause deterioration of the bottom edge of the siding at these locations. Ideally, there should be a minimum clearance of at least 1 1/2 inches from the bottom of the siding material to the top of the roof covering material. Recommend further evaluation by a qualified contractor to repair or replace.

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.

It Wasp nest is present at the time of inspection. Recommend removing by qualified contractor.

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.

Window wells had accumulated soil, leaves, and other debris which should be cleared to encourage proper drainage and minimize the retaining of moisture near the foundation and moisture intrusion and damage through the window area. A qualified contractor should evaluate and repair or replace as necessary according to current standards.

Cracking or separation was present at the concrete step(s) in areas. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

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.

Consideration should be given to trimming or even removing large tree(s) located close to the structure. We suggest consultation with a tree specialist. Evaluating trees lies beyond the scope of the general property inspection.

Recommend a qualified contractor evaluate and repair or 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 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.

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 is recommended.

A handrail was deteriorated or damaged at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.

Downspouts were damaged in areas of property. 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.

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.

Garage ceiling showed signs of current or past moisture intrusion. Moisture intrusion is visibly noted by the presence of water stains or efflorescence but can not tell whether the issue is active without further water testing.

Recommend a qualified contractor evaluate, and if active, make repairs as necessary to prevent further damage and/or mold.

Indications of movement from heaving/settling of the concrete floor were present in the garage. Significant movement may be a compromise the structural integrity of the foundation or structure of the garage which only a qualified structural engineer could comment after further analysis.

Recommend a qualified structural engineer inspect further and provide a professional opinion related to this observation.

Axium recommends our premier partner – Level Engineering. They can be contacted at 720-400-8148 or online at www.axiuminspections.com/structural-engineer.

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

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

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

A qualified contractor should evaluate 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.

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 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.

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.

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

The door needs a strike plate adjustment to close tightly.

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.

An electrical outlet had a missing faceplate. 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.

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 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.

The wall showed wet staining indicating moisture intrusion did or does still exist.  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 tile floor was cracked/damaged.  A qualified contractor should evaluate and repair or replace as necessary.

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

The food waste disposer was missing the wiring connector (clamp and bushing).  A qualified contractor should evaluate and repair or replace as necessary.

The dishwasher drain line was not properly installed and was lacking either an air gap or high loop.  A qualified contractor should evaluate and repair or replace as necessary.

The refrigerator/freezer was not cooling at proper temperatures.  It is recommended that a refrigerator cool around 38 degrees while a freezer cool around zero degrees.  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.

A control valve 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 shower diverter did not divert all of the water to the shower and a stream of water passed though bathtub spout when the shower was on.  A qualified contractor should evaluate and repair or replace as necessary.

Some caulking in the tub shower area was loose, old, or poorly done. Recommend a qualified contractor evaluate and re-caulk as needed.

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 toilet was loose at the tank to toilet connection.  A qualified contractor should 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.

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

Recommend a qualified contractor 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 water heater was at or beyond its warranty and/or expected life expectancy.

The water heater age was determined by the photo included in this report. According to the U.S. Department of energy, these major appliances are intended to run for between 8 and 12 years. Be advised that every water heater will age differently relative to the following life span factors: water quality, mineral buildup, frequency of flushing, the volume of water utilized, size of the tank, brand, and quality of water heater. Although it was operating at the time of the inspection, the inspector can not determine the remaining life of the water heater.

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 water heater burn chamber had rust/corrosion visible. A qualified contractor should evaluate and repair or replace 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 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 heating system cabinet was corroded, rusted or damaged in some areas. A qualified contractor should evaluate and repair or replace as necessary.

Recommend replacing the evaporative cooling pads on the swamp cooler and cleaning the reservoir.

The concrete floor in the basement was cracked in areas. These cracks appear to be common cracks indicating regular settlement or heaving, but not necessarily structural problems. Recommend a qualified contractor to evaluate to make further recommendations and repair 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.

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.

Plumbing supply/drain piping was corroded at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.

Sludge is a sticky concoction of soap scum, grease, hair, food particles, and even dissolved minerals in the water. Once a layer of sludge forms, more sludge tends to accumulate in that segment of the pipe, increasingly narrowing the size of the pipe until only a small channel allows free flow of water.

We recommend consulting a qualified drain cleaning contractor within a year to have the line cleaned and reinspected.

Root intrusion is one of the most serious types of damage that a sewer drainage system can face. Roots find their way into a joint in the sewer line, attracted by readily available moisture and nutrients, and start to grow into the sewer line. As the roots grow thicker, they can cause blockages, force sections of pipe apart, and damage the integrity of the pipe.

Moderate root intrusion indicates that roots have infiltrated the line enough to cause potential problems. We recommend consulting a qualified contractor to clean and reinspect the line now, then having the line reinspected every one to three years after to monitor growth and reclean as necessary.

An offset means that one section of a sewer pipe does not line up with the next, creating a gap or reduction in the effective opening of the pipe. Most of the time, an environmental change is usually at fault for an offset pipe. Settlement in the surrounding earth or root growth can cause the two sections of piping to shift independently. Occasionally, the problem is due to poor installation, but this is rare.

We rated this offset as moderate to severe. As the offset gets larger, and specifically if it is near the bottom edge of the pipe, then repair will likely be needed. We recommend consulting a qualified sewer line repair or replacement contractor to evaluate if further action is required.

The main sewer line appears to be compromised. We recommend consulting with a sewer line repair/replacement contractor for further evaluation.