Website: http://www.reporthost.com/freshstart Email: afreshstart@comcast.net Phone: (720) 480-3222 6549 W. Portland Ave.  Littleton, CO 80128 Inspector: Gregg Stanley

Summary Page

Home Pre-Purchase Inspection Report
Client(s):	John & Cindy Peters
Property address:	1215 W. Sample Ave. Denver, CO 81234
Inspection date:	Friday, December 30, 2006

This summary page published on 12/30/2006 1:13:55 AM MST

	Safety	Possibly poses a risk of injury or death
	Major defect	Correction likely involves a significant expense
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor defect	Correction likely involves only a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Comment	For your information

 

	Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	Conducive conditions	Conducive conditions for wood destroying insects or organisms. (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

1) General information:   - This property has one or more fuel burning appliances, and two carbon monoxide alarms are visible; one above the furnace/water heater room entrance, and the other on the attic access panel between the upstairs bedrooms. The one in the basement is battery operated and tests correctly. The one in the upsatiars hallway has no batteries. This is a safety hazard. Recommend installing batteries in current alarm or install a new carbon monoxide alarm as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
2) General information:   - Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
3) Exterior:   - One or more large trees on the property may be likely to fall on the structure, and are a potential safety hazard. Recommend consulting with a qualified arborist to determine if tree(s) need to be removed and/or pruned.
4) Exterior:   - The rear set of stairs are wobbly. A qualified contractor should evaluate and repair as necessary, such as installing additional supports and/or diagonal bracing.
5) Exterior:   - Bottom step on rear stairs missing one cross brace. This should be replaced immediately as it presents a fall hazard.
6) Exterior:   - One or more wall-mounted exterior light fixtures have wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.
7) Exterior:   - One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079
8) Exterior:   - Although the rear deck was covered with snow, the inspector did notice several loose planks. It is recomended that the client look closely at the deck planks after the snow has melted to determine if there is a need for maitenance or repair.
9) Exterior:   - Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.
10) Exterior:   - Fascia boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.
11) Exterior: - Soffits at one or more cantilever or overhang sections are unvented. This can result in moisture accumulation in floor cavities and rot. A qualified contractor should install screened vents in soffits where missing and as per standard building practices.
12) Exterior:   - One or more large trees are very close the foundation. Tree roots can cause significant structural damage to foundations. Recommend having a qualified tree service contractor or arborist remove trees as necessary to prevent damage to the structure's foundation.
13) Exterior:   - Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
14) Exterior:   - One or more outside faucets aren't anchored securely to the structure's exterior. Fasteners should be installed or replaced as necessary so faucets are securely anchored to prevent stress on plumbing supply lines and possible leaks.
15) Exterior: - This property is clad with composition wood fiber siding. Many brands of this type of siding by different manufacturers are known to deteriorate and/or fail prematurely due to moisture penetration. Failure is typically visible in the form of swelling, cracking and delamination, especially at the bottom edges. Class action lawsuits have been filed or are being filed against most manufacturers of this material.

Some areas of siding on this structure show the symptoms described above, but it appears that the siding hasn't deteriorated to the point of needing replacement, some repairs have been performed Some manufacturers (Louisiana Pacific) recommend a repair process for this siding where affected areas are sealed with "Permanizer Plus", a flexible primer made by Pittsburgh Paint, followed by two coats of 100% acrylic latex paint. This sealant must be applied to the bottom edges using a brush. The face of the siding can be sprayed. The "Permanizer Plus" sealer isn't required for edges that aren't swollen, cracked or deteriorated, but the acrylic latex should still be brushed on these edges.

At a minimum, recommend having a qualified contractor seal and repaint as described above, or by other methods specified by the siding's manufacturer. The client(s) may wish to have a qualified contractor evaluate further to determine if some or all of the siding should be replaced.

For more information, visit:
Pittsburgh Paints, PRIMERS -THE FOUNDATION FOR A TOP QUALITY JOB
Failing LP Siding Help Page
16) Exterior: - Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.
17) Exterior: - The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.
18) Exterior:   - Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
19) Exterior:   - Sidewalks were covered with snow, unable to determine their condition.
20) Exterior:   - Several gutters were full of snow, preventing a thourough inspection. However, the gutters that were not full of snow appear to be in servicable condition with proper slope towards drain pipes.
23) Roof: - The siding on one or more exterior walls above lower roof sections is in contact with or has less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Recommend having a qualified contractor make repairs as necessary, such as trimming siding, so at least a one inch gap exists between the siding and the roofing below where necessary.
24) Roof: - Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
25) Roof:   - The roof was completely obscured by snow and couldn't be fully evaluated.
27) Garage:   - The vehicle door isn't balanced. The door won't stay in place when it's partially opened and falls to the ground instead. This is a safety hazard since the door may fall when open. A qualified contractor should evaluate and make repairs as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
28) Garage:   - The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
29) Garage:   - One or more garage electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
30) Garage:   - Weatherstrip around or at the bottom of the garage-house door is damaged or deteriorated. It should be replaced as necessary to prevent vehicle fumes from entering living spaces.
31) Garage:   - No infared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
32) Garage:   - The exterior entrance door has window highlight inserts installed rather than a solid core door. This may represent a security hazard since these doors are easily broken. Windowed exterior entrance doors should be replaced with solid core doors by a qualified contractor.
33) Garage:   - Weatherstrip at the sides of the vehicle door is missing. It should be installed where missing to prevent water and vermin intrusion.
34) Garage:   - The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.
35) Attic:   - No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.
37) Electric service:   - The electric service to this property appears to be rated at substantially less than 200 amps, and may be inadequate for the client(s) needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.
38) Electric service:   - The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
40) Water heater:   - The water heater flame is yellow rather than blue. This may be caused by scale on top of the burner, a dirty burner orifice, the flue being clogged, and/or improper gas pressure. A qualified contractor should evaluate and repair as necessary.
41) Water heater:   - The drain line to the water heater's temperature-pressure relief valve terminates less than 6 inches from the floor. This is a potential safety hazard due to the risk of explosion. A drain line that terminates less than 6 inches from the floor can result in the water heater exploding if or when the valve opens due to restricted venting. The drain line should be modified, and by a qualified contractor if necessary, so it terminates 6" from the floor.
42) Water heater:   - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing in the near future. Recommend budgeting for a replacement in the near future.
44) Heating and cooling:   - Significant amounts of debris, dirt and/or dust are visible in one or more sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.epa.gov/iaq/pubs/airduct.html
45) Heating and cooling:   - The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
46) Heating and cooling:   - One or more rooms' interior doors have no gap below, or have a gap less than 3/4". As a result, return air flow out of the room is restricted with closed door(s) and the heating/cooling system on. This may result in the heating and/or cooling system having a reduced efficiency and higher energy costs. To allow adequate return air flow, recommend either trimming the bases of doors as necessary to maintain a 3/4" gap below, or leaving doors open while the heating or cooling system is in operation.
47) Heating and cooling:   - The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.
48) Plumbing and laundry:   - Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

For more information visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
http://www.epa.gov/safewater/lead/index.html
49) Plumbing and laundry:   - The water supply pressure is greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.
50) Plumbing and laundry:   - There is a very large plastic bin filled with water sitting where the washing machine would normally sit. Unaware of its purpose. The drain for the washer also appears to have been cut flush with the wall .
51) Plumbing and laundry:   - The inspector was not able to find the water meter. Recommend that the client(s) attempt to find the water meter by consulting with the property owner(s), searching for it themselves, or consulting with the local water municipality. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.
54) Fireplaces, woodstoves and chimneys:   - A significant amount of creosote (1/8 inch or more) is visible in the fireplace flue. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future.
55) Fireplaces, woodstoves and chimneys:   - Significant amounts of ashes, wood and/or debris are in the fireplace. The inspector was unable to fully evaluate it.
56) Fireplaces, woodstoves and chimneys:   - All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
58) Kitchen/Dining Room:   - One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
59) Kitchen/Dining Room:   - The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" is installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.
60) Kitchen/Dining Room:   - The dishwasher's door seal is damaged, deteriorated, misaligned or otherwise does not seal well. A qualified appliance technician should evaluate and repair as necessary.
61) Kitchen/Dining Room:   - Drawers are difficult to open and close in one or more cabinets. A qualified contractor should evaluate and repair as necessary.
62) Kitchen/Dining Room:   - Refrigerator and freezer were turned down to thier lowest settings. Unable to check effective operating tempature of either.
63) Kitchen/Dining Room:   - The range hood fan vents into the kitchen rather than outdoors. Ventilation may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor make modifications as necessary as per standard building practices so the range hood fan vents outdoors.
64) Kitchen/Dining Room: - Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
65) Kitchen/Dining Room:   - Light fixture above sink appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repair or replacement of the light fixture by a qualified electrician may be necessary.
66) Kitchen/Dining Room:   - The dishwasher appears to be near, at, or beyond its intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
67) Kitchen/Dining Room:   - The refrigerator ice maker is in the "off" position. The inspector was unable to evaluate this component.
68) Kitchen/Dining Room:   - Water stains and/or evidence of past water damage was found in the shelving or cabinet components below the sink. The client(s) should evaluate and consider having repairs made.
73) Lower Level Bathroom:   - Receptacle that serves countertop surface is within six feet of a sink appears to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that receptacle that serves countertop surface within six feet of sink has GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
74) Lower Level Bathroom: - Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
75) Lower Level Bathroom:   - The enamel coating on one or more sinks is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the sinks should be replaced.
76) Lower Level Bathroom:   - One or more toilets have no water supply and could not be fully evaluated. The shut-off valve(s) may be turned off, or repairs may be necessary. The client(s) should ask the property owner(s) about this, and have a qualified plumber evaluate and repair if necessary.
77) Lower Level Bathroom:   - Water stains and/or evidence of past minor water damage was found in the shelving or cabinet components below the sink. The client(s) should evaluate and consider having repairs made.
78) Master Bathroom:   - Cover plate is missing screws. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plate screws should be installed where missing.
79) Master Bathroom: - Tile and/or grout around one or more bathtubs is damaged or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.
80) Master Bathroom:   - Toilet "runs" after being flushed, where water leaks from the tank into the bowl. Significant amounts of water can be lost through such leaks. A qualified plumber should evaluate and repair or replace components as necessary.
81) Master Bathroom: - Caulk is missing on old screw points for shower stall door frame. It should be applied where missing to prevent water intrusion and damage to the wall structure and underlying tile.
82) Master Bathroom:   - One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
83) Master Bathroom:   - Water stains and/or evidence of past minor water damage was found in the shelving or cabinet components below the sink. It also appears that the plumbing is fairly new, indicating that any past leaks may have been repaired. The client(s) should moitor this area to make sure repairs were effective.
84) Master Bathroom:   - One or more light fixtures have missing bulbs and could not be fully evaluated. Bulbs may simply need to be installed, or repairs or replacement may be necessary.
85) "Emma's" Bedroom:   - The safety mechanism on one window is missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that the windows safety mechanism works correctly.
86) "Emma's" Bedroom: - Several holes were found in the outside wall, one going all the way through the wall to the outside.They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons and to prevent water and insect intrusion.
87) "Emma's" Bedroom:   - Carpeting in one or more rooms is soiled and/or stained. Recommend having carpeting professionally cleaned as necessary.
88) "Emma's" Bedroom:   - Numerous electric receptacles were not evaluated because childproof covers were installed at the time of the inspection.
89) Downstairs Bedroom:   - Screen is slightly bent in on the frame.
90) Downstairs Bedroom:   - Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.
91) Downstairs Bedroom:   - There are two holes in the ceiling, either for coaxial cables or from previous ceiling hanger/hooks. There is also one in the closet. These do not appear to be of structural concearn and can be sealed fairly easily to prevnt insect intrusion into the ceiling cavities.
92) Downstairs Den:   - Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
93) Downstairs Den:   - There is an existing hole in the NE corner of the downstairs den wall with some cut coaxial cables inside of it. This does not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
94) Master Bedroom:   - Carpeting in one or more rooms is loose and poses a trip hazard. A qualified carpeting installation contractor should restretch or replace carpet as necessary.
95) Master Bedroom:   - A screw in the outer sash of the window prevents the screen from sitting flush with the window frame. This should be repaired to prevent insect intrusion.
96) Master Bedroom:   - One window that opens, comes loose on thge track, and is sometimes difficult to open, but will open. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.
97) Master Bedroom:   - The safety mechanism on one window is missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that the windows safety mechanism works correctly.
98) Master Bedroom:   - Carpeting in one or more rooms is soiled and/or stained. Recommend having carpeting professionally cleaned as necessary.
99) Upstairs Livingroom:   - Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
100) Upstairs Livingroom:   - Ceiling fan in dining room wobbles slightly during operation. This may be caused by one or more of the following:

Unbalanced blades

Recommend having a qualified contractor evaluate and repair as necessary. For more information, visit:

http://www.faninfo.com/ceiling_fans_balance.html
http://thefanshop.com/fanfaq/maintenance.htm
http://www.lampdepot.com/service/wobble_problems.htm
101) Upstairs Livingroom:   - The doorbell button is loose or damaged. It should be repaired or replaced as necessary, and by a qualified contractor if necessary.
102) Upstairs Livingroom:   - Screen(s) in one or more windows are loose due to a raised screw on the outside of the screen at the windows edge.Screens should be repaired where necessary.
103) Upstairs Livingroom:   - The front door has a minor dent on the inside surface. This is strictly cosmmetic and doesn't affect the operation or safety of the door. It also is missingthe striker plate for the dead bolt, which should be repaired.
104) Upstairs Livingroom:   - Carpeting in one or more rooms is soiled and/or stained. Recommend having carpeting professionally cleaned as necessary.