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HERO Inspections & Environmental

Website: http://HEROinspect.com
Email: hero@HEROinspect.com
Phone: (303) 500-3378
3580 Smuggler Cir 
Boulder CO 80305-7220

    

Pre-Purchase Site Inspection Report

Client(s):  Commercial Sample
Property address:  Adams st
Denver, Colorado
Inspection date:  Friday, December 08, 2017

This report published on Monday, January 08, 2018 2:38:03 PM MST

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a health and/or safety hazard
Concern typeMaterial DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeNuisanceCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeCommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Exterior
Water Heater
Electric Service
Roof
Living Areas and Hallways
Kitchens

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General Information
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BUILDING TYPE: Single Family, Apartment Building
FRONT OF STRUCTURE FACES: Southwest
MAIN ENTRYWAY FACES: Southwest
OCCUPANCY STATUS AT TIME OF INSPECTION: Occupied with Many Furnishings Present
PARTIES PRESENT AT TIME OF INSPECTION: Client(s), Seller's Agent
NAME OF INSPECTOR(S) PERFORMING THE INSPECTION: Greg Fowler
TIME THE INSPECTION BEGAN: 11:00 am
WEATHER CONDITIONS: Partly cloudy
GENERAL CLIMATIC CONDITIONS: Cool
GROUND CONDITION: Dry
The following items are excluded from this inspection: Irrigation system
BUILDING TYPE: Single Family
NAME OF INSPECTOR(S) PERFORMING THE INSPECTION:
TIME THE INSPECTION BEGAN:

1) EXCLUSION NOTIFICATION

Every reasonable effort was made to conduct a visual, non-invasive evaluation of the entire residence according to the Standards of Practice for Home Inspections (see final section of this report or click the following link: NACHI Standards of Practice). However, one or more areas of the residence could not be fully evaluated due to obstructions present such as furnishings, storage equipment, etc.

The pictures below give a general representation of the types of obstructions present in some areas of the residence which prevented a full evaluation. The pictures below are not meant to provide an exhaustive inventory of inaccessible locations at the residence during the time of inspection.

2) FINAL WALK-THROUGH PRIOR TO CLOSING

*** IMPORTANT: CONDITIONS AT THE HOME CAN CHANGE BETWEEN THE TIME OF THE HOME INSPECTION AND THE TIME OF CLOSING. FOR THIS REASON, THE CLIENT SHOULD, IN EVERY CASE, ALWAYS PERFORM A FINAL WALK-THROUGH PRIOR TO FINALIZING THE PURCHASE IN ORDER TO ASSESS THE FINAL CONDITION OF THE HOME.***

The final walk-through prior to closing is the final opportunity for the client to assess the final condition of the home prior to officially purchasing the home.

HERO Inspections and Engineering Services can perform a final walk-through with the client at the time of closing to evaluate conditions that might have changed following the home inspection.

To schedule a HERO Inspector to be present during the final walk through, please contact us at 303.500.3378.

Additional Notes on the Final Walk Through:
  • Some defects/problems existing at the home may not have been observable by the Inspector at the time of the home inspection due to obstructions/restrictions preventing full evaluation in one or more areas. This situation is especially common if the residence was occupied at the time of the inspection due to the presence of furnishings, storage apparatus, etc. Such defects/problems concealed at the time of the home inspection may present themselves at the time of walk-through. The client should be thorough during the walk through. Because HERO performed your home inspection, it is recommended that we be contacted to also be present during the final walk-through since we are already familiar with the home.

  • Depending on the terms of your contract, any defect/problem discovered during the final walk-through may still be be able to be negotiated with the owner/seller of the property prior to closing.

  • Purchasing the property with a known defect/problem releases the seller of all responsibility. The client assumes responsibility for all known defects after settlement.

Should you choose to conduct the final walk through without the assistance of a home inspector, the following is recommended at a minimum:
  • Check all components of the Heating Ventilation and Air Conditioning System. For example, turn the thermostat to the lowest position and be sure the air is blowing cold within a few minutes of the adjustment. Test the heat if the outside air temperature is below 75 degrees Fahrenheit. Try turning the thermostat off completely, wait 20 minutes and repeat these tests. Also confirm that the condenser is operating.
  • Operate all appliances.
  • Run water at all fixtures and flush toilets. Look for plumbing leaks or plumbing back ups.
  • Operate all exterior doors, windows, and locks.
  • Test smoke and carbon monoxide detectors.
  • Ask for all remote controls to any garage door openers, fans, gas fireplaces, etc.
  • Inspect areas that may have been restricted at the time of the inspection, but are no longer restricted.

3) SCOPE OF YOUR HOME INSPECTION AND STANDARDS OF PRACTICE

Home Inspections performed by HERO Inspections and Engineering Services (HERO) are performed in accordance with the Standards of Practice issued by our governing body, the International Association of Certified Home Inspectors (InterNACHI).

The InterNACHI Standards of Practice, which also detail the Scope of the Home Inspection:
  • Were provided to the client via email prior to the inspection;
  • Were outlined in the Inspection Agreement signed by the client prior to the inspection being performed;
  • Can be found in the last section of this report; and
  • Can be reviewed at the following location: NACHI Standards of Practice.

NOTE TO CLIENT: IF YOU HAVE NOT ALREADY DONE SO, HERO HIGHLY RECOMMENDS THAT YOU REVIEW THE STANDARDS OF PRACTICE CAREFULLY ALONGSIDE THIS REPORT IN ORDER TO FULLY UNDERSTAND THE SCOPE OF THE INSPECTION.

CODE OF ETHICS

HERO follows the Code of Ethics issued by InterNACHI. For a complete list of InterNACHI's Code of Ethics, please visit: NACHI Code of Ethics.

4) IMPORTANT NOTE FROM HERO

We are proud of our service and trust you will be happy with the quality of our report. We have made every effort to provide you with an accurate assessment of the overall condition of the property and its components in accordance with the Standards of Practice for our industry (see final section of this report).

As discussed in the Standards of Practice, a home inspection is a visual, non-invasive evaluation of the property. The goal of the home inspection is to give you the information needed to make an informed decision about the home you are considering for purchase. It is not meant to be technically exhaustive and as such we may not have tested every outlet, opened every window or door, or identified every problem. Also, we cannot see behind walls. Thus, you should not regard our inspection as a guarantee or warranty, although we offer our clients limited warranties and guarantees with every inspection.

This document is simply a report that provides an assessment of the general condition of the residence at a given point in time. As a homeowner, you should expect potential problems to occur. Roofs will leak, stucco will wear and systems may fail without warning. We cannot predict future events. For these reasons, you should always keep a comprehensive insurance policy for the residence current.

You are advised to seek two professional opinions and acquire estimates of repair for any and all defects, comments, improvements or recommendations mentioned in this report by qualified contractors.

We recommend that any professional performing repairs at the residence inspects the property further, in order to discover and repair related problems that may not have been identified in this report.

We recommend that all repairs, corrections and cost estimates be completed and documented prior to closing or purchasing the property. Feel free to hire other professionals to inspect the property prior to closing, including, HVAC, electricians, engineers and roofers, especially if you are concerned about all previous work being done up to current building and safety codes.

Exterior
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Foundation Material: Concrete Block
Foundation: Slab on grade
Apparent Wall Structure: Brick
Wall Covering: Brick veneer
Walkways: Poured in place concrete
Front Entryway Type: Solid Core Wood
Foundation Material: Poured in Place Concrete
Apparent Wall Structure: Wood Frame
Wall Covering: Composition/Engineered Wood Panels/Boards
Front Entryway Type: Solid Core Steel

5) One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.
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6) One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.
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7) 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.

For more information on caulking, visit:
The Ins and Outs of Caulking.
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8) Gaps larger than four inches were found in one or more guardrails. This is a potential safety hazard, especially for small children. The current railings may not be up to current code standards. Buyer should discuss railings with a qualified contractor to understand what if any modifications may be necessary in the future.
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9) One or more outside faucets appeared to be inoperable. No water came out of the faucet(s) when turned on. This may be due to a (winterizing) shut-off valve being turned off. As per the NACHI and ASHI Standards of Practice, the inspector did not attempt to turn on or off any water supply shut-off valves. Recommend that the client(s) ask the seller about outside faucets with no water, and/or have a qualified plumber evaluate and repair faucet(s) as necessary.
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10) Minor cracks were found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.
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11) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
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12) One or more downspouts are loose or detached. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary so downspouts are securely anchored and functional.
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13) One or more downspouts are dented, damaged and/or crushed. This can restrict the water flow and result in clogging and overflowing gutters. Water may accumulate around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Damaged downspouts should be repaired or replaced as necessary, and by a qualified contractor if necessary.
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14) The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
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15) 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.
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16) Sidewalk(s) and/or patios are undermined in one or more areas, where soil has eroded out from beneath. Repairs should be made to prevent further erosion and undermining.
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17) Gaps exist at one or more openings around the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
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18) Ceiling sections are damaged or deteriorated in one or more areas due to water from the roof. A qualified contractor should evaluate and make repairs as necessary.
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19) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
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20) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
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21) 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.
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22) Found no handicap parking for the apartment building, recommend checking with local ordinances for required ADA parking requirements.
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23) One or more areas of this residence have downspouts that terminate subsurface. This most often occurs because the downspout is designed to channel water to an underground drainage system. However, the presence of an underground drainage systems could not be verified because it was not visible.

Recommend verifying with the current owners that an underground drainage system exists at the property. Also recommend having a qualified contractor evaluate any underground drainage systems for proper drainage and having them make any necessary repairs/replacements to the system.
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24) Minor cracks were found in one or more sidewalk or patio sections. 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.
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25)   Caulk is missing or deteriorated around one or more windows and should be replaced and/or applied where necessary.

For more information on caulking, visit:
The Ins and Outs of Caulking.
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Water Heater
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Type of Water Heater: Tank
Water Heater Manufacturer: State
Energy Source: Natural gas
Tank Capacity (Gallons): 80

26) The drain line to the water heater's temperature-pressure relief valve terminates too close to the floor. This is a potential safety hazard due to the risk of explosion. A drain line that terminates less than twice the diameter of the drain line 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 properly.
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27) Corrosion was found in one or more areas on the water heater, and water stains were found below. The water heater may be failing. A qualified plumbing contractor should evaluate and replace water heater if necessary.
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28) Corrosion was found on fittings and/or water supply lines for the water heater. Leaks may exist. A qualified plumbing contractor should evaluate and repair as necessary.
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29)   The model number for the water heater is provided in the photo below.
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Electric Service
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Primary Service Type: Underground
Service Voltage (Volts): 120/240
Primary Service Overcurrent Protection Type: Circuit breakers
Location of Main Disconnect in Service Panel: Breaker at top of main service panel
Branch Circuit Wiring Type: Copper

30) This property has one or more Zinsco brand main service or sub-panels. These panels and their circuit breakers have a variety of problems including:
  • Bus bars made from aluminum that tend to oxidize and corrode
  • Breakers that don't trip under normal overload conditions
  • Breakers that appear to be tripped when they're not

These problems are a safety hazard due to the risk of fire. Recommend having a qualified electrician replace any and all Zinsco brand panels.

If the Zinsco panel(s) are not replaced, then a qualified electrician should thoroughly evaluate the panel(s) and components within and make repairs as necessary. Recommend installing smoke detectors above Zinsco panels.
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31) The panel cover is missing or not installed. Exposed, energized wiring and equipment exists as a result and is a safety hazard due to the risk of shock. The panel cover should be reinstalled or replaced, and by a qualified electrician if necessary.
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32) One or more pointed and/or too-long screws are used to fasten the cover to the main service panel. These types of screws are more likely to come into contact with wiring inside the panel than stock screws from the manufacturer, and can damage wiring insulation. This is a safety hazard due to the risk of shock and/or fire. Long and/or pointed crews should be replaced as necessary with the correct screws, and if necessary by a qualified electrician.
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33) One or more knockouts have been removed inside the panel where no wires and bushings are installed, and no cover(s) have been installed to seal the hole(s). This is a safety hazard due to the risk of fire. A qualified electrician should install knockout covers where missing.
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34) 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.
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35)   Missing outlet plate.
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Roof
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Gutter & downspout material: Aluminum

36) Gutters in one or more areas are significantly rusted or corroded. Leaks may result. A qualified contractor should evaluate and replace gutters where necessary.
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37) One or more gutters are damaged. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should replace or repair gutters where necessary.
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38)   We are not licensed roofing contractors. Feel free to hire one prior to closing. We do our best to inspection the roof system within the time allotted. We inspect the roof covering, drainage system, the flashings, the skylights, and other installed accessories. We are not required to inspect antennae, interiors of flues or chimneys which are not readily accessible. This is not an exhaustive inspection of every installation detail of the roofing system according to manufacturers specification and local building codes.

Living Areas and Hallways
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39) One or more door frames and/or thresholds are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
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40) The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
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41) Minor damage was found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
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Kitchens
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42) The 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.
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For questions regarding your inspection, please contact HERO Inspections & Engineering Services, 303-500-3378.