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.

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 had been walked on or had stored items compressing it, which reduces the R-value.

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

The insulation is missing in some areas.

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

Ventilation may have been insufficient at the time of the inspection.

Inadequate attic ventilation can cause the attic to overheat, causing heat damage to the roof covering, which results in a decreased life expectancy. Adequate ventilation of the attic will actually help prolong the life expectancy of the roof covering and help stabilize interior temperatures when heating and cooling is in use.

Recommend a qualified contractor evaluate to ensure all attic ventilation is unobstructed and fully functional and/or install additional ventilation as needed.

The door had an opening that was too wide leaving a gap around the door.  A qualified contractor should evaluate and repair or replace as necessary.

The exterior of the garage door has peeling paint in some areas. Caulking and painting is needed to seal the door from moisture intrusion. A qualified contractor should inspect and repair as necessary and according to current standards.

The exterior wall covering is beginning to deteriorate or has deteriorated.

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

The siding was in direct contact with the ground 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 2 inches from the bottom of the siding material to hard surfaces. A qualified contractor should evaluate and repair or replace as necessary.

Peeling paint was present in areas.

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

The screen door was damaged or deteriorated at the time of inspection.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

An exterior light fixture or light bulb was missing. A qualified contractor should evaluate and repair or replace as necessary 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.

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 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 outside water faucet is connected to a garden hose. The hose could not be removed to inspect the faucet’s current operation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

The outside water faucet is in place but the knob was seized. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

One or more vent covers were damaged. A damaged vent assembly can allow entry of water, air, or rodents into vent ducts or home. A qualified contractor should evaluate and repair or replace as necessary.

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.

Downspout(s) need reconnecting to existing drain line. This condition may cause problems by introducing 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. 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 fence was damaged or deteriorated at the time of inspection. Recommend a qualified contractor evaluate further and repair or replace as needed.

Although outside the scope of normal home inspection inspector noted the wood retaining wall was deteriorated and leaning. 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 hazard and toxic fumes. A qualified contractor should evaluate and repair or replace as necessary.

Insulation block to the ceiling in the garage concealing if it was properly finished or not.

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 evaluate and repair and seal all openings as necessary.

The garage floor had surface spalling in areas. This condition will continue to degrade if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

The garage door was missing weather stripping or did not evenly seal at the floor or sides of the door. A qualified contractor should evaluate and make adjustments, repair, or replace as necessary.

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 door opener struggled when lifting the garage. This may indicate the springs need adjusted. A qualified contractor should evaluate and repair or replace as necessary.

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 light in the garage had an exposed junction that should be enclosed in a box. In addition another light was hanging from the ceiling. A qualified contractor should evaluate and repair or replace as necessary.

The stair riser height is more than what is accepted for current safety standards.

The riser height maximum is 7 3/4 inches measured vertically between the stair treads. This poses a trip hazard.

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

The window appeared to have a broken seal that has been compromised.  Condensation and/or cloudiness between the two panes of glass was 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.

Some windows had damaged or missing screens.  A qualified contractor should evaluate and repair or replace as necessary.

The light fixture did not operate when the switch was turned on. Try replacing the bulb first. A qualified contractor should evaluate and repair or replace as necessary.

Carbon monoxide detectors were did not operate when tested. 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 within a specified distance of each room lawfully used for sleeping purposes.

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 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 tile floor was cracked/damaged.  A qualified contractor should evaluate and repair or replace as necessary.

One or more cabinet drawers were missing the drawer tracks or rails and did not operate properly. A qualified contractor should evaluate and repair or replace as necessary

Ground fault circuit interrupter (GFCI) Protection was not provided for all kitchen electrical outlets. Although GFCI protection of kitchen outlets may not have been required at the time in which this property was built, as general knowledge of say fielding practices has improved with the passage of time building standards have changed to reflect current understanding.  A qualified contractor should evaluate and repair or replace as necessary.

The combination microwave vent hood was installed to recirculate. However, there was a vent installed that appeared to discharge outside the home. 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.

The toilet had inadequate clearance.  There should be 21 inches of clearance in front of the toilet and 15 inches of clearance measured from the center of the toilet to the sides. 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.

A shower supply arm 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 sump pump discharge pipe did not have a back flow preventer installed. A back flow preventer or check valve is required to prevent water from flowing back down the pipe into the pit when the pump turns off. A qualified contractor should evaluate and repair order place 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 too.

Recommend a qualified contractor verify the breakers and accuracy of any existing labeling as necessary.

The manufacturer’s label was missing, partial, or illegible at the  electrical service panel. The manufacturer’s label typically provides information describing the main panel such as the name of the panel manufacturer, the panel model number, the panel amperage rating, limitations related to the environment in which the panel was designed to be installed and grounding/bonding information for that particular model. The Inspector was unable to confirm the existence of proper conditions when confirmation would require information taken from this missing label.

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.

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.

There was an HVAC return vent installed in the basement which is not recommended because it was an unfinished space A qualified contractor should evaluate and repair or replace as necessary.

The heating system did fire and appeared to be in serviceable condition at the time of the inspection. However, the interior of the cabinet was dirty. Cleaning, servicing and/or certification of the HVAC system by a qualified contractor is recommended and repaired or replaced 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 crawl space insulation is not properly secured and loose in areas. A qualified contractor should evaluate and repair or replace as necessary.