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Home Inspection W Union Ave Englewood CO

Sub Heading - ACF

Highlights

Inspection Detail Roof 4 Attic, Insulation, and Ventilation 2 Exterior 9 Attached Garage 5 Interior, Doors, Windows 2 Kitchen 1 Detached Garage 1 Laundry 2…

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2 – Roof
2.2.1 – Roof Covering
Roof Covering 1
Roof Covering 2
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.

2.5.1 – Plumbing Vent Pipes
Plumbing Vent Pipes 1
TOO SHORT

A plumbing vent did not extend far enough above the roof. A plumbing vent should extend a minimum of 10″.  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

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

2.7.1 – Roof Drainage Systems
Roof Drainage Systems 1
Roof Drainage Systems 2
INCORRECT SLOPE

Gutters were noticeably flat or sloped “away from” the downspouts, which will prevent the water from being properly drained through the downspouts and away from the foundation.

This may even cause the water to overflow and cause damage to exterior walls and siding, or by introducing 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. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 3 – Attic, Insulation, and Ventilation
3.1.1 – Attic Access
Attic Access 1
WIRE ACROSS HATCH

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.

3.4.1 – Insulation in Attic
Insulation in Attic 1
COMPRESSED – INSULATION

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

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

 4 – Exterior
4.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
DETERIORATION

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

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

4.4.2 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 2
SWOLLEN – MOISTURE INTRUSION

The siding/trim had a swollen appearance due to moisture intrusion.

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

4.4.3 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 3
TUCKPOINTING NEEDED
RIGHT

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.

4.7.1 – Electrical Fixtures
Electrical Fixtures 1
CAN’T FIND THE SWITCH

Could not locate the switch to an exterior fixture. Recommend asking the current homeowner for more information. Should the switch be identified as one that was tested, we recommend the fixture be further evaluated by a qualified contractor and repaired or replaced as needed.

4.11.1 – Walkways
Walkways 1
CRACKING – MINOR

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

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.

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

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
EXTENSIONS NOT POSITIONED PROPERLY

One or more downspout extensions were not properly positioned. Extensions should be properly attached with a proper slope to guide run-off 5 feet away from the foundation structure.

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

4.21.2 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 2
EXTENSIONS TOO SHORT
WORKSHOP

One or more downspout extensions were too short. Recommend installing 6-8ft long (or greater as needed) extensions to divert rainwater runoff away from the property.

 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.

5.2.2 – Occupant Door
Occupant Door 2
NOT SELF CLOSING

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.

5.3.1 – Ceiling, Walls & Firewalls
Ceiling, Walls & Firewalls 1
Ceiling, Walls & Firewalls 1
SIGNS OF REPAIRS

Walls and/or ceilings had signs of repairs at the time of inspection. Recommend asking current homeowners for more information. Should repairs appear to be poorly done, we recommend having a qualified contractor evaluate further for any further repairs.

5.4.1 – Floor
Floor 1
SPALLING

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.

5.7.1 – Electrical Outlets & Fixtures
Electrical Outlets & Fixtures 1
NOT GROUNDED – OUTLET

One or more electrical outlets were not grounded. A qualified contractor should evaluate and repair or replace as necessary.

 6 – Interior, Doors, Windows
6.5.1 – Windows
Windows 1
NO EGRESS

At the time of the inspection, the property did not have emergency escape and rescue openings that met generally-accepted current standards. Egress opening requirements:

For safety reasons, all sleeping rooms 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.

6.6.1 – Electrical Outlets
Electrical Outlets 1
Electrical Outlets 2
Electrical Outlets 3
NOT GROUNDED – OUTLET
MASTER

One or more electrical outlets were not grounded. A qualified contractor should evaluate and repair or replace as necessary.

 7 – Kitchen
7.6.1 – Electrical Outlets
Kitchen 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 – Detached Garage
8.7.1 – Door Opener
Door Opener 1
MISSING – REVERSE SENSORS

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.

 9 – Laundry
9.9.1 – Electrical Outlets
OUTLET NOT GROUNDED

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

9.14.1 – Washer Plumbing Supply
Washer Plumbing Supply 1
SINK DRAINING INTO FLOOR DRAIN
 10 – Bathroom
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.

10.7.2 – Electrical Outlets
Electrical Outlets 2
NOT GROUNDED

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

10.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
MISSING – SINK DRAIN STOPPER

The sink drain stop was missing, damaged, or did not operate properly.  A qualified contractor should evaluate and repair or replace as necessary.

 11 – Bathroom 2
11.5.1 – Floors
Floors 1
MISSING/DAMAGED GROUT

The tile floor had missing or damaged grout.  A qualified contractor should evaluate and repair or replace as necessary.

11.7.1 – 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.

11.14.1 – Tub, Shower Area
Tub, Shower Area 1
MISSING/DAMAGED GROUT

Tiles on the wall in the bath/shower area had missing or damaged grout.  A qualified contractor should evaluate and repair or replace as necessary.

 12 – Bathroom 3
12.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
Drain Waste and Vent System 2
FLEX PIPE

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.

MISSING/DAMAGED GROUT
12.14.1 – Tub, Shower Area
Tub, Shower Area 1

Tiles on the wall in the bath/shower area had missing or damaged grout.  A qualified contractor should evaluate and repair or replace 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.

 15 – Water Heating Equipment
15.2.1 – Water Shut-Off
Water Shut-Off 1
CORRODED – VALVE

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.

15.3.1 – Pipe Connections
Pipe Connections 1
MISSING FLEX TUBING

The piping to the water heater is missing flex tubing to prevent the piping from breaking in case the concrete floor heaves or settles.

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.

15.8.1 – Temperature & Pressure Relief Valve
TOO SMALL, REDUCED

The TPRV pipe was too small or was reduced in size at a connection. This condition may allow a connection to burst during an emergency. A qualified contractor should evaluate and repair or replace as necessary.

15.8.2 – Temperature & Pressure Relief Valve
EXCESSIVE BENDS

The TPRV pipe was routed through was seems to be an excessive number of bends. Each bend represents added resistance in the line and may cause the pipe to burst in the event of a TPR emergency. This pipe should terminate straight down within 6” of the floor and not have any threads or fittings prior to that point. Any fittings should be an approved material and configuration. A qualified contractor should evaluate and repair or replace as necessary.

15.8.3 – Temperature & Pressure Relief Valve
Temperature & Pressure Relief Valve 1
90-DEGREE ELBOW AT TOP

There was a 90-degree elbow fitting installed at the top portion of the TPR valve discharge pipe on the water heater. This pipe should terminate straight down within 6” of the floor and not have any threads or fittings prior to that point. Any fittings should be an approved material and configuration. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 16 – Heating
16.3.1 – Combustion Air Supply
Combustion Air Supply 1
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.

 20 – Structural Crawlspace 
20.3.1 – Moisture Intrusion
Moisture Intrusion 1
EFFLORESCENCE

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, waterproofing 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.

20.6.1 – Insulation
INSULATION NEEDED

There is no insulation on the crawlspace exterior walls or floor system. Heat loss can occur more on this property than on one that is properly insulated. A qualified contractor should evaluate and install as necessary.

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