Colorado's Premier Home Inspections

Website: http://www.coloradospremierhomeinspections.com
Company email: inspectcolorado@att.net
Inspector's email: inspectcolorado@comcast.net
Phone: (303) 522-3601
PO Box 765 
Lafayette, CO 80026
Inspector: Michael Lopezi

Home Inspection Report
Client(s): Home Buyer
Property address: Westminster, CO
Inspection date: Saturday, February 03, 2007
This report published on 4/7/2007 9:18:44 AM MDT

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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:
SafetyPoses a risk of injury or death 
Major defectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor defectCorrection likely involves only a minor expense 
EvaluateRecommend evaluation by a specialist 
CommentFor 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
Roof
Attic
Electric service
Water heater
Heating and cooling
Basement
Kitchen
Bathrooms
Interior rooms
 

General information 
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Report number: 842
Type of building: Single family
Age of building: 40 + years
Time started: 9:30 am
Time finished: 11.30 am
Present during inspection: Client(s)
Occupied: No
Weather conditions: Partly cloudy
Temperature: Cold
Ground condition: Frozen
Front of structure faces: West
Main entrance faces: West
Foundation type: Finished basement
 
Exterior 
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Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood
1) Siding at gable ends are damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.
2) Soffit boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. See photo 2    
3) Fascia boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. See photo 1    
4) One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
  • Hydraulic cement. Requires chiseling a channel in the crack to apply. See http://www.quickrete.com/catalog/HydraulicWater-StopCement.html for an example.
  • Resilient caulks (easy to apply). See http://www.quickrete.com/catalog/GrayConcreteRepair.html for an example.
  • Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
     
    Roof 
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    Roof inspection method: Viewed from eaves on ladder
    Roof type: Gable
    Roof covering: Asphalt or fiberglass composition shingles
    Estimated age of roof: 5-6years
    Gutter & downspout material: Aluminum
    Roof ventilation: Inadequate
    5) This asphalt or fiberglass composition roof surface has two or more layers of roofing materials. When this roof is replaced, recommend a complete "tear off", where all existing layers of roofing are removed before installing new roofing materials. For 20-year rated composition shingles, additional layers of material reduce the new roof material's lifespan as follows:

  • 16-20 years - First roof
  • 12-16 years - Second layer on existing roof

    Removing existing roofing materials will significantly increase the cost of the next roof.
    6) The roof structure below the surface is "skip sheathed" where batten boards rather than sheets of plywood support the roof surface. Installing a composition fiberglass or asphalt roof in the future will require the additional expense of installing sheathing, such as plywood or oriented strand board (OSB) over the batten boards.
    7) Roofing nails on rear patio area have loosened or backed out. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails and applying sealant.
    8) Standing water was found on the patio roof. It should evaporate within 48 hours after it rains. If standing water remains after 48 hours, then the roof installation is likely substandard. A qualified roofing contractor should evaluate and repair if necessary to prevent prolonged standing water. See photo 9    
    9) The roof was partially obscured by snow and couldn't be fully evaluated. See photo 8    
     
    Attic 
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    Inspection method: Viewed from hatch
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Insulation material: Mineral wool loose fill
    Insulation estimated R value: R-30
    10) Ventilation is substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.
     
    Electric service 
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    Primary service type: Overhead
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 125
    Service voltage (volts): 120/240
    Location of main disconnect: No single main disconnect, use all breakers in main service panel
    Service entrance conductor material: Aluminum
    System ground: Ground rod(s) in soil
    Main disconnect rating (amps): Not applicable, no single main disconnect
    11) 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.
     
    Water heater 
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    Type: Tank
    Estimated age: 40 + years
    12) Temperature-pressure relief valve drain line is too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should extend the drain line to 6 inches from the floor, or route it so as to drain outside. See photo 7    
    13) A permanently installed insulated jacket is installed on the water heater. It obscures the manufacturer's information label and most of the water heater. The inspector was unable to fully evaluate the water heater.
     
    Heating and cooling 
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    Estimated age: 40 + years
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air
    Distribution system: Sheet metal ducts
    Manufacturer: Lennox
    Last service date: Unknown
    14) Because of the age and/or condition of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test and make any needed repairs before closing.
    15) The estimated useful life for forced air furnaces is 15 to 20 years. This furnace appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
     
    Basement 
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    Pier or support post material: Steel
    Beam material: Steel
    Floor structure above: Solid wood joists
    16) One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.

    Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
    17) One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
     
    Kitchen 
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    18) 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.
    19) One or more light fixtures are installed in a substandard way. A qualified contractor or electrician should evaluate and make repairs as necessary so light fixtures are securely mounted and installed in accordance with the manufacturer's installation instructions.
    20) No range hood is installed over the range or cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.
     
    Bathrooms 
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    21) Caulk is missing or deteriorated along the base of one or more bathtubs, where flooring meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.
    22) Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure. See photo 6    
    23) Caulk is missing or deteriorated around the base of one or more bathtub spouts. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.
    24) Caulk is missing and/or deteriorated at one or more bathtubs. For example, where the tub base meets the floor below, where the tub surround meets the tub, and/or around the base of the tub spout. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.
     
    Interior rooms 
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    25) One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.

    Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
    26) Relatively few electric receptacles are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords, which is a fire hazard. A qualified electrician should evaluate and install additional receptacles as necessary and as per standard building practices.
    27) Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. A qualified electrian should evaluate and install grounded receptacles as per the client(s)' needs and standard building practices.
    28) Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities. See photo 3 & 4
    29) This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. Numerous areas of the paint found in and around this structure are in poor condition (peeling, flaking, etc.). Recommend consulting with a qualified industrial hygenist to determine the safest and most cost-effective action to take regarding the paint. Testing and/or abatement may be necessary. Also recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.

    What You Should Know About Lead Based Paint in Your Home: Safety Alert - CPSC Document #5054

    CPSC Warns About Hazards of "Do lt Yourself" Removal of Lead Based Paint: Safety Alert - CPSC Document #5055
    30) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.
    31) An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
    32) One or more bedroom windows have inadequate egress in the event of a fire due to the opening size being too small and/or being unable to open. Bedroom windows should be easy to open, stay open by themselves, and have:

  • A minimum width of opening of 20 inches
  • A minimum height of opening of 24 inches
  • A minimum net clear opening of 5.7 square feet (5 square feet for ground floor).

    Recommend having a qualified contractor make modifications as necessary, such as moving or replacing window(s) to comply with these recommendations. For more information, visit http://www.taunton.com/finehomebuilding/pages/h00100.asp
    33) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. 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 plates should be installed where missing.
    34) The doorbell appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary.
    35) One or more electric receptacles appear to have no power. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.
    36) One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
    37) One or more doors will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets.
    38) 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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