One or more combustion appliance exhaust flue(s) did not extend far enough above the roof. To ensure proper draw, furnace flues should extend at least 3 feet above the roof, and 2 feet above any portion of the roof within 10 feet (measured horizontally). Correction could include the addition of a flue extension to encourage proper draft.  A qualified contractor should evaluate and repair/replace as necessary.

Siding showed cracking in one or more places. Recommend monitoring, and if problem exacerbates, a qualified contractor should evaluate and repair or replace as necessary and according to current standards.

The siding and/or trim was damaged in areas of the exterior.

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 soffit was damaged in one or more areas.

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

The surface of the exterior door was damaged or in poor condition.

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

The exterior electrical outlet was missing a weatherproof covering. 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, 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 exterior electrical circuits to include GFCI protection. A qualified contractor should evaluate and implement according to current standards.

Window Well(s) lacked 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 pergola in the back yard was visibly sagging. A qualified contractor should 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 hose bib was damaged at the anti-siphon when operated.  A qualified contractor should evaluate and repair or replace as necessary.

There were deteriorated flooring components visible at the deck. Depending on the severity of the deterioration, use of the deck should be cautiously monitored.

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

A handrail was not graspable.  Graspable is considered 2 inches across the upward face of the rail.

Correction and further evaluation is recommended.

The exterior of garage door has one or more damaged panels. A qualified contractor should inspect and repair as necessary and according to current standards.

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.

An extension cord was being used to power the garage door operator. Extension cords are for temporary use only, and the operator should be plugged in to a dedicated outlet.

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 generally required for all 15- and 20-amp receptacles. Excluded outlets for this would be: refrigerators, garage door openers, sprinkler control boxes, and washing machines.

There were “nail pops” visible on the interior ceilings.  A qualified contractor should evaluate and repair or replace as necessary.

The light fixture was missing one or more bulbs. A qualified contractor should evaluate and repair or replace as necessary.

Carbon monoxide detectors were installed greater than 15 feet of rooms 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 within a specified distance of each room lawfully used for sleeping purposes.

The light fixture was missing one or more bulbs. A qualified contractor should evaluate and repair or replace as necessary.

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

The toilet won’t flush unless the lever is held down briefly.  A qualified contractor should evaluate and repair or replace as necessary.

The tub spout and or control lever cover plate was missing silicone caulking.  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 tile had a crack or gap in the caulking or grout at the inside corners.  A qualified contractor should evaluate and repair or replace as necessary.

Inspection of the Whirlpool jetted bathtub is beyond the scope of the property inspection. The bathtub was filled and turned on using normal operating controls as a courtesy to the client. When operating the jetted tub, debris was dislodged from the jets. A qualified contractor should evaluate and repair or replace as necessary.

The sink basin was loose and not secured properly to the base countertop. Recommend a qualified contractor evaluate and repair or replace as needed.

The property water supply pressure  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 is likely to cause leaks.

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

Gas leakage was detected at exposed gas piping connection. The gas supply piping included a shutoff valve in the vicinity of the heater for service personnel and emergency use. The valve was not operated as part of the inspection. A qualified contractor should evaluate and repair or replace as necessary.

The electric meter security tag was was missing or damaged. 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 too.

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

The air-conditioner refrigerant suction line (large, insulated) has damaged or missing insulation in areas. A qualified contractor should evaluate and repair/replace as necessary.

The HVAC system air filter was dirty. Clogged filters can restrict air flow and increase internal temperatures. A clean air filter will help increase the efficiency and prolong the life expectancy of the heating and cooling system. Due to the damage that can be caused by dirty or clogged coils, recommend replacing filter, as well as cleaning, servicing and evaluating of the HVAC system by a qualified HVAC professional 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.

While the basement walls were constructed using the “floating” method to allow for soil movement, the inspector observed that there was no longer a gap. A qualified contractor should evaluate, then repair or replace as advised.

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.

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