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https://residential.westinspect.us
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(719) 568-5854
Inspector: James Eubank
InterNACHI 04101795

Standard Home Inspection Report

Client(s):  -removed-
Property address:  -removed-
Southeast Colorado
Inspection date:  Monday, January 1, 2018

This report published on Tuesday, October 16, 2018 8:34:07 AM MDT

Property ownership is both a privilege and a responsibility. Take time to read the entire report.
The inspection and report are provided subject to the terms of the Standard Home Inspection Agreement which is attached to this report.

What is the purpose of this property inspection?

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 typeREPAIR or REPLACERecommend repairing or replacing
Concern typeREPAIR or MAINTAINRecommend repair and/or maintenance
Concern typeMAINTAINRecommend ongoing maintenance
Concern typeEVALUATERecommend evaluation by a specialist
Concern typeMONITORRecommend monitoring in the future
Concern typeSERVICEABLEItem or component is in serviceable condition
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 https://www.reporthost.com/glossary.asp

Table of Contents

General Information
Grounds
Exterior and Foundation
Crawlspace
Basement
Roof
Attic and Roof Structure
Garage - detached
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Conditioning (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Additional recommendations & information
Attachments
Terms_-_Standard_Home_Inspection_Agreement.pdf

General Information
Table of contents
Report number: -removed-
This Report expires on: -removed-
Present during inspection: Client, Property owner
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Clear, cool, breezy
Type of building: Single family
Age of main building: 119 years (1898)
Source for main building age: Otero County Tax Assessor
Front of building faces: East
Occupied: Yes
Additions and modifications: West addition to original structure.
Extensive interior remodeling.
1) Material defect is a condition with a real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.
2) Many areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
3) Photos are included to help you better understand the condition of the property at the time of the inspection. Photos are intended to show an example of a concern, but they may not show every occurrence and may not accurately show its severity. Not every concern will have a photo. Do not rely on photos alone.
4) Top rated, 5-star Inspector!
Video: https://westinspect.us/LP/smallthanks.mp4 (Viewable directly in this report online)
Site profile: Minor slope, west to east
Driveway material: Poured in place concrete
5) Minor cracks were found in the front porch and the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Exterior and Foundation
Table of contents
Wall covering: Brick veneer, Wood shakes
Foundation type: Unfinished basement, Adjacent crawlspaces
Foundation/stem wall material: Poured in place concrete, Stone
6) A pet door was installed in the west exterior door. This will allow cold air to enter the house in winter. This pet door was also warped. Recommend removing the pet door and/or replacing this exterior door, if the pet door is not needed.
7) Brick veneer had many areas of mortar gaps. Where gaps are exposed, water can enter the wall structure. Recommend that a qualified contractor repair by repointing mortar as needed.
Photo
Photo 7-1 mortar gaps in brick veneer
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Photo 7-2 mortar gaps in brick veneer
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Photo 7-3 mortar gaps in brick veneer
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Photo 7-4 mortar gaps in brick veneer
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Photo 7-5 mortar gaps in brick veneer
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Photo 7-6 mortar gaps in brick veneer
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Photo 7-7 mortar gaps in brick veneer
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Photo 7-8 mortar gaps in brick veneer
Crawlspace
Table of contents
Crawlspace inspection method: Viewed from adjacent basement area
Pier or support post material: Wood
8) Cellulose material such as scrap wood and/or cardboard forms was found in the crawlspace. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris or stored items.
Photo
Photo 8-1 cellulose materials, wood at soil
9) A section of stone foundation was noted in the crawlspace. This stone foundation was crumbling in some areas. Over time, the joist support in this area of the crawlspace can sag. Recommend occasional monitoring to make sure this stone foundation continues to support the joists above.
Photo
Photo 9-1 stone foundation in crawlspace
10) All sections of the crawlspace were not evaluated due to lack of access because the vertical height was under 18 inches, ducts or pipes were blocking and/or stored items were blocking.
Photo
Photo 10-1 view into crawlspace
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Photo 10-2 view into crawlspace
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Photo 10-3 view into crawlspace
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Photo 10-4 view into crawlspace
Pier or support post material: Wood, Bearing wall, Steel
Beam material: Solid wood
Floor structure: Solid wood joists
11) Handrail was missing at the basement stairs. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
12) A moderate vertical crack was noted in one back corner of the basement. This can allow moisture intrusion and/or settling in the basement area. Recommend having a qualified contractor stabilize this crack with epoxy or similar structural product.
Photo
Photo 12-1 vertical crack in basement corner
13) Evidence of prior water intrusion was found in one or more sections of the basement. Efflorescence (mineral deposits) were found on some wall and floor areas. This indicated that water had entered the basement repeatedly. Accumulated water is a conducive condition for structural damage and for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
Photo
Photo 13-1 efflorescence
Photo
Photo 13-2 efflorescence
14) Basement floor had random pieces of plywood covering the original surface. The condition of the original surface could not be examined. Recommend occasional monitoring to make sure there is no water intrusion in the basement floor.
Photo
Photo 14-1 plywood on basement floor
15) Additional steel supports and a wooden crossbeam had been added to support joists above.
Photo
Photo 15-1 steel support, wood beam
Roof inspection method: Viewed from eaves on ladder
Roof surface material: Asphalt or fiberglass composition shingles
16) Significant amounts of debris had accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
17) Roof surface was in good condition at the time of inspection.
Photo
Photo 17-1 view of roof
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Photo 17-2 view of roof
Attic and Roof Structure
Table of contents
Attic inspection method: Viewed from hatch
Roof structure type: Rafters
Ceiling insulation material: Fiberglass
Approximate attic insulation R value (may vary in areas): R-15
18) The ceiling insulation installed in the attic had an R rating that was less than current standards (R-30). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
19) All attic areas and roof structures more than 10 feet from attic access point were inaccessible due to possible damage to insulation if traversed, lack of permanent walkways, limited height and/or debris blocking access. These areas were not evaluated and are excluded from the inspection.
Garage - detached
Table of contents
20) Garage flooring was significantly deteriorated. Recommend repairs as needed.
21) Significant water staining was noted on the garage ceiling. Due to lack of access, the inspector was unable to examine the attic space above this ceiling. Recommend occasional monitoring, especially during times of heavy rain, to determine if leaks are ongoing or not.
Photo
Photo 21-1 garage ceiling
Primary service type: Overhead
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 100
Location of main disconnect: Top left breaker in main panel
Solid strand aluminum branch circuit wiring present: Not determined (panel not opened)
22) The inspector was unable to open and evaluate the interior panel cover, because paint or wallpaper would be damaged. Recommend that repairs, modifications and/or cleanup should be made as necessary so panels can be opened and fully evaluated.
Photo
Photo 22-1 main electric service panel
23) Main electric panel was too high above the floor. The main disconnect breaker was 7 feet 2 inches above the floor. This will make it difficult for a shorter person to turn off the electric power in an emergency. This can be a safety hazard. Electric panels should have the following clearances:
  • An open area 30 inches wide by 3 feet deep in front of the panel
  • 6 feet 3 inches of headroom in front of the panel
  • The wall below the panel is clear to the floor
  • The center of the grip of the operating handle of the switch or circuit breaker not more than 6 feet 7 inches above the floor or working platform
Recommend that a qualified contractor repair or make modifications per standard building practices. If panels must be opened for repairs, then a qualified electrician should perform repairs.
24) One or more electric receptacles (outlets) at the kitchen had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawlspaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit: http://www.cpsc.gov/cpscpub/pubs/099.pdf
25) No carbon monoxide alarms were visible. This is a potential safety hazard. The State of Colorado requires CO alarms to be installed all homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
26) Apparent energized "knob and tube" wiring was found in the basement. This type of wiring was commonly installed prior to 1950. It is ungrounded and considered unsafe by today's standards. Over time, the wire's insulation can become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob-and-tube type, or to determine what percentage of the knob and tube wiring is energized versus abandoned. Recommend that a qualified electrician evaluate this wiring and make repairs or replace wiring as necessary. For more information, visit: http://www.google.com/search?q=knob+tube+wiring
Photo
Photo 26-1 knob-and-tube wiring
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Photo 26-2 knob-and-tube wiring
27) One or more light fixtures in the garage were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
28) The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Recommend that a a carbon monoxide detector be installed near sleeping areas in homes with a fuel-burning appliance or attached garage. For more information, visit: http://www.reporthost.com/?SMKALRM
Plumbing / Fuel Systems
Table of contents
Location of main water meter: Northeast corner of property by street
Location of main water shut-off: At water meter
Water service: Public
Service pipe material: Lead
Supply pipe material: Copper
Drain pipe material: Plastic
Location of main fuel shut-off valve: At gas meter, inside back fence
29) The water service pipe appeared to be made of lead, which is a known health hazard, especially to children. Lead service pipes should be replaced to eliminate this hazard. A qualified plumber should replace lead components as necessary. For more information visit: http://www.epa.gov/safewater/lead/
Photo
Photo 29-1 apparent lead service pipe
30) The sprinkler system was not operated and is excluded from this inspection. Recommend asking seller to demonstrate the operation of the sprinkler system, and to show how to winterize the system to prevent freezing.
31) Due to the age of this home, recommend a separate sewer line inspection by a qualified plumber using a video scope device. This separate inspection will show the condition of the buried sewer line from the home to the city main. Items such as tree roots, broken drain pipes, and other obstructions will be revealed.
32) Exterior faucets were not tested due to freezing temperatures overnight.
Water Heater
Table of contents
Type: Tank
Energy source: Natural gas
Estimated age: 1 year (2016)
Manufacturer: Rheem
Model number: Classic Professional
Serial number: M271615172
Location of water heater: Basement
33) No drain line was installed for the temperature-pressure relief valve. 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, or damage to the nearby furnace. Recommend that a qualified plumber install a drain line per standard building practices.
Photo
Photo 33-1 water heater
Heating, Ventilation and Air Conditioning (HVAC)
Table of contents
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Forced air heating system fuel type: Natural gas
Forced air heating system manufacturer: Heil
Location of forced air furnace: Basement
A/C Type: Split system
A/C Estimated age: 20 years (1997)
A/C Manufacturer: Inter-City
Heat pump or air conditioner serial number: L971415106
34) The cooling fins at the heat pump or air conditioning condensing unit were significantly damaged. Energy efficiency can be reduced as a result. Recommend that a qualified person repair fins as necessary.
Photo
Photo 34-1 condensing unit
35) Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
36) The last service date of the gas-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
Photo
Photo 36-1 furnace
37) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
38) Possible asbestos wrap was found on some ducts for the heating system. However, it appeared to be intact and not significantly deteriorated. Asbestos may pose a health hazard when airborne. If this is asbestos, in some cases, no action is needed except to leave this material undisturbed. The client may wish to have this material tested by a qualified specialist to determine if it is asbestos, and if it should be removed or encapsulated. For information on asbestos hazards in the home, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/453.html

Note that evaluating for the presence of asbestos is beyond the scope of this inspection. Any mention in this report of these materials is made as a courtesy only, and is meant to refer the client to a specialist.
Photo
Photo 38-1 apparent asbestos wrap
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Photo 38-2 apparent asbestos wrap
39) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
Kitchen appliances present during inspection: Range, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven
40) The dishwasher interior was obscured by dishes and couldn't be fully evaluated.
Bathrooms, Laundry and Sinks
Table of contents
41) Bathroom fixtures were in good working condition at the time of inspection.
Interior, Doors and Windows
Table of contents
42) 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. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described by the Consumer Products Safety Commission.
Additional recommendations & information
Table of contents
43) Radon levels were not tested during this inspection. Based on previous testing, the average radon level for ___ County is ___ pCi/L. You can see the average radon levels for Colorado counties.

Environmental Protection Agency (EPA) recommends radon testing when homes are bought and sold.

I do not perform radon testing any more because you can do it yourself for a much lower cost. You can order a discounted radon test kit.
44) This Inspection is like a "snapshot" of the property's condition on a specific date and time. Those conditions will change, so you need to keep inspecting your property during the time you own it:
  • Verify that any air conditioning condensate water is draining properly to the exterior after operation on a hot day.
  • Verify that the dryer vent is exhausting properly.
  • Verify that the gutters and downspouts are performing during a hard rain.
  • Verify that no water is ponding on the property after a hard rain.
  • Verify that no dimming or flickering of lights occurs.
  • Verify that no repeated resetting of any circuit breakers is necessary.
  • Verify that the quantity of the hot water supply is adequate.
  • Verify that the performance of the HVAC systems are adequate.
  • Verify that no leaking is present in the attic area during a hard rain.
And inspect any of the other concerns that were mentioned in this Report.
45) For more information on maintaining your home:
46) This house meets the following requirements as required in HUD Handbooks 4905.1 and 4150.2: The house can be used and maintained individually without trespass on adjoining properties. It has independent utilities. It has safe and potable water. It has sanitary facilities with a safe method of sewage disposal. The heating is adequate for healthful and comfortable living conditions. The house has domestic hot water. It has electricity for lighting and for equipment used in the living unit. The property has vehicular or pedestrian access from a public or private street. Access to the house is provided without passing through any other living unit. There is no evidence of continuing settlement, leakage, termites, excessive dampness, decay, or other conditions impairing safety or sanitation of the dwelling.
47) OLDER HOME: We expect homes to be built according to the standard practices and building codes, if any, that were in use at the date of construction. Older homes often have areas or systems that do not comply with current building codes. While this Inspection makes every effort to point out safety concerns, it does not inspect for building code compliance.

It is common for homes of any age to have had repairs done, and some repairs may appear less than standard. This Inspection looks for items that are not functioning as intended. It does not grade the quality of the repairs.

In older homes, the Inspector reviewed the structure from the standpoint of how it has fared through the years with the materials that were used. You can expect problems to become apparent as time passes. The Inspector will not be able to find all deficiencies in and around a property, especially concerning construction techniques of the past.

Copyright © 2018 Westinspect. This Standard Home Inspection Report is the exclusive Intellectual Property (IP) of Westinspect. The client named above has purchased the right to use this Report as part of their due diligence in a real estate transaction. Use of this Report by any unauthorized persons is prohibited.

This Report has been prepared according to the Standards of Practice of the International Association of Certified Home Inspectors. The inspection is comprehensive but not exhaustive. In the inspection report, the emphasis is on visible structural conditions. Decor choices, decorative fixtures, furniture and personal items are not included in a standard home inspection. Limitations apply to this Report. See the standard home inspection agreement.

Have you read the complete report? It provides safety and maintenance information, as well as common concerns and ways to solve those concerns. If you have any questions about the report, please call or e-mail me.

Your opinion matters to me. It helps me to be a better inspector when you tell me your questions and comments. Let me hear from you!

EXPIRATION DATE: This Inspection Report describes the property's condition on the day of the Inspection. Conditions can change daily due to ongoing use, deferred maintenance, and environmental circumstances. Your inspection follow-up service expires 60 days after the inspection date. If you do not purchase this property, then this Report expires on the date that the purchase contract expires or is canceled. If you like, you may allow others to read this Report as a part of your informed decision-making. You are not authorized to pass this Report on to other potential buyers, or to other real estate agents.

If you’re reading this report but did not hire me, James Eubank, to perform the original inspection for you, please note that the home's condition has probably changed, even if the report is fairly recent. Just as you cannot rely on an outdated weather report, you should not rely on an outdated inspection report. Minor problems noted may have become worse, recent events may have created new issues, and other items may have been corrected and improved. Don’t rely on old information about one of the biggest purchases you’ll ever make. Remember that the cost of a home inspection is insignificant compared to the value of the home. Protect your family and your investment, and please call me directly at 719-568-5854 so that we can arrange for an updated inspection of the property. Thank you!

SDG