One or more tiles appeared to be cracked.   A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

A plumbing vent had a rubber boot flange seal at the vent pipe(s) that was damaged and may allow moisture intrusion of the roof assembly. Replacement or caulking around the perimeter of pipe and boot is recommended.  A qualified contractor should evaluate and repair or replace as necessary.

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) were not sealed at the flashing properly.  A qualified contractor should evaluate and repair/replace as necessary.

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.

The chimney was missing a flue liner at the time of inspection.

All chimney stacks require a flue liner.  This is a fire hazard and a material defect, as defined by the Home Inspection Standards of Practice.

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 to 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 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 attic hatch was not the proper size to access the attic itself. The rough framed opening must measure a minimum of 22 by 30 inches to allow a full-grown adult to safely enter and exit. Should there be an appliance in the attic, the dimensions may be required to increase to allow the appliance to be removed.

The 2012 International Residential Code requires an attic access opening for attics with an area greater than 30 square feet and a vertical height in excess of 30 inches.

The bathroom vent duct terminated in the attic and did not vent to the exterior of the property.

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.

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

Cracking from apparent wall movement was present in the siding at the time of inspection.

Monitoring the walls of the house is needed. Most materials including masonry can deform elastically over long periods of time to accommodate small amounts of movement, large movements normally cause cracking.

Cracking can result from a variety of problems:

• Differential settlement of the foundation
• Drying shrinkage
• Expansion and contraction due to ambient thermal and moisture variations
• Improper support over openings
• The effects of freeze-thaw cycles
• The corrosion of iron and steel wall reinforcement
• Differential movement between building materials; expansion of salts
• The bulging or leaning of walls.

Recommend 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.

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.

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 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.

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.

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 are recommended by a qualified contractor

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.

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.

Pipes had minor surface rust at the gas meter. Monitoring and contacting a qualified professional to further evaluate for repairs is recommended

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 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 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.

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 interior wall in the garage was damaged.

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

The garage door paneling was dented, corroded, or damaged and should be further evaluated by a qualified contractor to repair or replace it as needed.

The garage door was missing spring containment at the time of inspection. Extension springs should be contained by a cable that runs through the center of the springs. If a spring breaks, containment helps to prevent broken parts from flying around dangerously in the garage.  Recommend a qualified contractor to evaluate and repair or replace as needed.

The garage door was hard to lift or the spring(s) did not support the weight of the door when tested.

Recommend a qualified contractor to evaluate and repair or replace 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 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.

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.

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 carpet was loose or baggy and may need to be restretched.  A qualified contractor should evaluate and repair or replace as necessary.

The door was missing.  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 did not latch properly. This may be that it was not shimmed properly at the jamb (too wide) or the strike plate was not in the correct position.

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

The window had a cracked or broken glass pane.  A qualified contractor should evaluate and repair or replace as necessary.

The sealant was damaged and deteriorated around the window. Recommend a qualified contractor to 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.

The visible areas of the firebox and chimney flue were dirty at the time of the inspection. Most of the chimney flue was inaccessible and was not inspected. Dirty flues are potential fire hazards and should be cleaned by a professional. Recommend having the chimney evaluated by a C.S.I. (Chimney Safety Institute) -qualified chimney sweep.

The visible areas of the firebox and chimney flue were dirty at the time of the inspection. Most of the chimney flue was inaccessible and was not inspected. Dirty flues are potential fire hazards and should be cleaned by a professional. Recommend having the chimney evaluated by a C.S.I. (Chimney Safety Institute) -qualified chimney sweep.

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 window appeared to have a broken seal that has been compromised.  Condensation and/or cloudiness between the two panes of glass were observed.  This will have a negative impact on energy efficiency.  Also, because there is moisture between the panes with no ventilation, mold can eventually develop.  A qualified contractor should evaluate and repair or replace as necessary.

The sink faucet leaked.  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 oven had excess grease or was dirty at the time of inspection. Excess grease may be a fire hazard. Recommend a qualified contractor to evaluate and clean as needed.

The exhaust vent fan was not operational at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

There was no ventilation (exhaust fan or openable window) In the laundry area. Normally an exhaust fan or an openable window is needed for proper ventilation.  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.

The door was missing.  A qualified contractor should evaluate and repair or replace as necessary.

Flexible drain lines can 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 water supply valve was corroded at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

The wall was damaged or dented from the door knob.  A qualified contractor should evaluate and repair or replace as necessary.

Flexible drain lines can 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 sink drain stop was missing, damaged, or did not operate properly.  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 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.

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

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