SUBJECT PROPERTY

 East 23^rd Avenue

Denver, Colorado

FOR THE EXCLUSIVE USE OF

Client's name

SELLING AGENT

LISTING AGENT

INSPECTED BY:

G. Thomas Martin, pres.

A . . .  RATING

ACCEPTABLE

* STANDARD DESIGN

* STANDARD BUILDING PRACTICE

* MEETS INTENDED NEEDS

* IMMEDIATE ATTENTION NOT VISIBLE

? . . .  RATING

QUESTIONABLE

* NOT FUNCTIONING PROPERLY

* NON-STANDARD BUILDING PRACTICE

* RECOMMEND SPECIALIST EVALUATION

* MAY NEED REPAIR OR REPLACEMENT

* APPROACHING END OF USEFUL LIFE

* POSSIBLE FIRE OR SAFETY HAZARD

U . . .  RATING

UNACCEPTABLE

* FIRE OR SAFETY HAZARD

* UNACCEPTABLE DESIGN

* DOESN'T OPERATE

* NOT SERVING INTENDED PURPOSE

* NEEDS REPAIR OR REPLACEMENT

COMMENTS

IMMEDIATE ATTENTION

UNDERLINED COMMENTS ARE CONDITIONS THAT WE FEEL WARRANT IMMEDIATE CORRECTIVE ACTION BY THE APPROPRIATE  PROFESSIONAL CONTRACTOR

N

NOT ABLE TO INSPECT DUE TO CONDITIONS

THIS SHOULD BE MADE ACCESSIBLE OR OPERATIONAL SO IT CAN BE CHECKED FOR ANY  DEFICIENCIES THAT MAY EXIST.

NA

NOT APPLICABLE

NORMAL EXPECTED LIFE

REFERS TO THE NORMAL LIFE EXPECTANCY OF THIS TYPE OF MATERIAL OR COMPONENT             ACCORDING TO INDUSTRY STANDARDS.   ACTUAL SERVICEABLE LIFE WILL DEPEND ON WEATHER, INSTALLATION, USE, AND PROPER MAINTENANCE.                

SSR

SEE SPECIAL REPORT

ADDITIONAL INFORMATION ENCLOSED IN THE BACK OF THE MAILED COPY OF THIS REPORT

VISUAL INSPECTION REPORT

Condition

EXTERIOR GROUNDS

A . . . SIDEWALKS

? . . . DRAINAGE BY HOUSE

COMMENTS:

The irrigation system is not included in this inspection. The sprinkler heads should be set so they don’t irrigate any closer than 5' to the foundation. Check with the owner or installation company about the operation and winterization of this system.

Consider removing the tree near the foundation.  The roots could damage the foundation or block the sewer pipes.

Some of the grading around the house should be sloping better to divert the water away from the foundation.  See the Appendix on Surface Water Control 

EXTERIOR STRUCTURE

A . . . FOUNDATION

A/? . . . WALL STRUCTURE

Type: solid masonry

? . . . FRONT PORCH/DECK

? . . . railings & steps

A . . . BACK PORCH/DECK

? . . . railings & steps

A . . . SIDING

Type: brick and cedar shingles

A . . . WINDOWS

Type: single pane wood with storm sash

A . . . TRIM

? . . . HOSE SPIGOTS

no . . . RECEPTACLES

The loose brick on the west porch wall needs to be relayed.

There is no hand rail along the front  steps to grab onto if someone slips on the ice.

The upper back porch railings are spaced more than the 4 inches apart.  Consider installing additional railings to protect very small children. See the Appendix on Steps & Railings. 

The loose brick arch over the north upper window should be repaired. The eroded brick joints and cracks should be tuck pointed to prevent water penetration. 

Some of the insect screening is missing or damaged. 

The loose and missing window glazing putty may need to be replaced. 

To loose and leaking hose spigot should be repaired.

The hose spigots are not the frost-free type. They should be turned off inside and drained during freezing weather. 

A . . . ELECTRICAL PANEL

Type: circuit breaker

A . . . SERVICE CABLE

Type: overhead aluminum

100 . AMP/240 VOLT SERVICE

A . . . CIRCUIT PROTECTION

A . . . CIRCUIT WIRING

Type: copper

A . . . GFCI PROTECTION

MAIN ELECTRIC CUTOFF

North outside wall

The high-voltage transmission line that is touching the chimney should be relocated immediately by Excel Energy.

ROOF SYSTEMS

A . . . ROOF COVERING

Type: asphalt shingle

inspected from on the roof

25-30 years normal expected life

1 years approximate age

A . . . FLASHING

A/? . . . GUTTER/DOWN SPOUTS

Type: galvanized & aluminum

The galvanized porch rain gutters are starting to rust through and leak.  The debris should be cleaned out of the gutters. 

Down spout extensions and splash blocks are needed to carry the water away from the foundation. 

? . . . HEATER FLUE

 . . . . masonry

A . . . ample height

? . . . FIREPLACE FLUE

 . ..  . masonry

A . . . ample height

The loose brick on the chimney should be repaired. 

This is an unlined chimney that can allow the flue gas moisture to erode the mortar joints.  We recommend having it evaluated and smoke tested by a chimney specialist to determine if it needs to be lined. 

Consider installing a spark arrester and rain cap on the fireplace flue to protect the roof and trees from flying embers. It will also keep the birds and squirrels out. 

ATTIC

A . . . ROOF STRUCTURE

Type: 2" X 4" rafters

A . . . ROOF SHEATHING

Type: boards covered with OSB wafer board

A . . . VENTILATION

Inspected from the access hole

? . . . INSULATION

5"  Blown fiberglass

yes signs of leakage

A . . . flue clearance

A . . . WIRING

no. . . EXHAUST VENTS

Adding the additional insulation needed to bring the total insulating value up to at least an R-36 should pay for itself in a couple of years with reduced heating costs and added comfort. 

There is evidence of previous leakage in the attic. Presumably this was corrected with the installation of the new roof. Check this area during a heavy rain or when the snow is melting to determine if additional repairs are needed. 

 BEDROOM SE upstairs

? . . . DOORS

A . . . WINDOWS

A . . . REGISTERS

? . . . RECEPTACLES

None of the doors upstairs latch properly.

None of the electrical receptacles upstairs are properly grounded.

The receptacles should be properly grounded. 

BEDROOM SW upstairs

? . . . DOORS

A . . . WINDOWS

A . . . REGISTERS

? . . . RECEPTACLES

Consider covering the rough ceiling with drywall.

Some of the leaded glass panes are damaged.  Consider contacting James Dutchik of Plethora Leaded Glass at (303) 321-5395 or (303) 257-9846 mobile to rebuild these windows.

BATHROOM upstairs

A . . . DOORS

A . . . WINDOWS

A . . . FLOORS

A . . . REGISTERS

A . . . SINK & FAUCET

A . . . plumbing

? . . . TUB

A . . . shower walls

? . . . faucets

A . . . VENTILATION

A . . . TOILET

? . . . RECEPTACLES

The epoxy finish on the bathtub is starting to peel off.

The bathtub spigot does not have an air gap above the flood rim. This creates a cross connection that could contaminate the public water supply if the city water pressure is lost. A licensed plumber should install a different type of faucet to correct this. 

The receptacles should be properly grounded. 

BEDROOM NW upstairs

? . . . DOORS

A . . . WINDOWS

A . . . REGISTERS

? . . . RECEPTACLES

The extension cord wiring to the closet light should be removed. 

FOYER

A . . . ENTRANCE DOOR

A . . . CLOSET DOOR

A- . . . WINDOWS

A . . . FLOOR

A . . . RECEPTACLES

When refinishing this door, consider using a finish that has ultra violet inhibitors. 

Store a spare key in the double cylinder lock or close by so no one is locked in during an emergency. 

LIVING ROOM

A . . . DOORS

A . . . WINDOWS

A . . . REGISTERS

A . . . RECEPTACLES

? . . . FIREPLACE

N. . . creosote in flue

This fireplace was designed for coal burning. It should not be used for burning wood.   It may be sufficient for an approved gas log if the unlined chimney is smoke tested and found to be gas tight. 

DINING ROOM

A . . . DOORS

A . . . WINDOWS

A . . . REGISTERS

? . . . RECEPTACLES

The plaster is cracked and starting to separate from the lath.  We recommend covering this was dry wall before it falls.

The wires should be reversed on the receptacle to eliminate the reverse polarity. 

 BATHROOM main floor

A . . . DOORS

A . . . WINDOWS

A . . . FLOORS

A . . . REGISTERS

A . . . SINK & FAUCET

A . . . plumbing

A . . . TUB & SHOWER

A . . . shower walls

A . . . faucets

A . . . caulking

A . . . VENTILATION

A . . . TOILET

? . . . RECEPTACLES

The receptacles should be properly grounded. 

KITCHEN

A . . . DOORS

A/? . . . WINDOWS

A . . . FLOOR

A . . . REGISTERS

A . . . CABINETS

A . . . COUNTER TOPS

A . . . SINK & FAUCET

126E  hot water temperature

A . . . PLUMBING

no. . . EXHAUST SYSTEM

A . . . DISPOSAL

A . . . RECEPTACLES

The broken window glass in the mud room should be replaced. 

Consider installing an outside venting exhaust fan over the gas burning stove. 

INTERIOR

A . . . FLOOR COVERING

Type: oak & ceramic tile

? . . . WALLS & CEILINGS

Type: plaster

A/? . . . RAILINGS & STEPS

A . . . SMOKE DETECTORS

no. . . SAFETY GLAZING

Prior to moving, felt protectors should be installed on the bottom of the furniture to prevent scratching the oak flooring.

The inspection of the interior components is limited due to the placement of furniture and storage of personal property.   Once these things are moved, check for any deficiencies such as nail holes that were not apparent during this inspection.  The plaster is cracked and starting to separate from the lath. 

Make sure children do not eat the paint. Given the age of this house, it may contain lead. 

I noticed pets have been living in this house. An enzyme type deodorant, such as Odormute or Expel, can be effective in managing animal odors.  These products are usually sold at pet stores.   Consider calling Bob Hamilton of Stink Inc.  About these odors 303.761.5414 .  

There is low head clearance on the basement stairway.

We recommend installing carbon monoxide detectors. 

Safety glazing is not installed in all potentially hazardous locations.

LAUNDRY ROOM

A . . . DOORS

A . . . WINDOWS

A . . . SINK & FAUCET

A . . . DRYER HOOK UP

Type: electric

A . . . DRYER VENT

A . . . RECEPTACLES

no. . FLOOR DRAIN

I did not observe a floor drain in this room. Periodically check the hoses to the washing machine. If they become swollen or corroded, they should be replaced immediately.  Consider using hoses that are reinforced with wire mesh. The spigots to the washing machine should be turned off when the washing machine is not in use.  A single handle mixing valve can be installed to make this an easy one lever operation. 

BASEMENT & CRAWLSPACE

? . . . FOUNDATION

Type: brick

? . . . SIGNS OF MOISTURE

A/? . . . FLOOR STRUCTURE

Type: 2" x 10" wood joists & concrete slab

A . . . FLOOR SLAB

no. . . SUMP PUMP

no . . INSULATION

A . . . WIRING

A . . . RECEPTACLES

The moisture seeping through the wall has washed away the quick lime that is essential to hold the mortar together and properly support this structure.  We recommend having a structural engineer who specializes in older masonry buildings evaluate this and design repairs that are needed to insure a safe, stable and adequate structure.  Consider contacting Atkinson-Noland & Associates, Inc.(303) 444-3620

Powder post beetles have affected the wood in the laundry room and in the wood basement flooring. A licensed pest control specialist or entomologist should evaluate the deteriorating wood and check the rest of the house for wood destroying organisms to determine if a treatment is needed and if there is any other damaged wood that needs to be repaired or replaced. 

Consider calling L.C. Keenan, at Professional Entomological Services Technology, Inc.  303.466-7055. 

The center wall needs additional support where the doorjamb has settled.

 There is evidence of moisture infiltration. Establishing better grading around the foundation, keeping the rain gutters clean, and discharging the roof runoff away from the foundation is indicated to manage this.  Can’t be careful not to store anything they could be damaged by water in the floor safe.  Be sure to learn the combination to operate this.

PLUMBING

A . . . WATER SUPPLY PIPING

Type: galvanized & copper

A- . . . WATER PRESSURE/FLOW

A . . . DRAIN & VENT PIPING

Type: cast iron & ABS plastic

A . . . functional drainage

? . . . LEAKS

A . . . HOT WATER HEATER

Make: Craft Master

Fuel: natural gas

12-15 years, normal expected life

4 years, heaters approx. age

40 . . . gallon storage capacity

? . . . VENTING

A/? . . . SAFETY CONTROLS

A . . . GAS PIPING

MAIN WATER CUTOFF VALVE

 South basement wall

The leaking main water valve should be repaired and the leaking valve to the west hose spigot should be repaired.

The rust and mineral deposits in the galvanized piping are constricting the flow of water. This condition can generally be improved by replacing some of the horizontal sections of galvanized piping with copper tubing. 

A clean out should be installed on the hot water heater brick chimney.

There is a slow leak coming from the fittings above the hot water heater that may require repair.  

There is no floor drain in the vicinity of the hot water heater should it ever develop a leak. Consider replacing this hot water heater before it becomes too old and develops a leak.  

A licensed plumber should correct the plumbing deficiencies noted in this report and any others he may find necessary for a safe and adequate plumbing system. 

Consider contacting Hydro Physics at (303) 806-0622 or ARS at (303) 360-6886 to video this sewer.

HEATING SYSTEM

A . . . HEATING EQUIPMENT

Make: Air-Ease

Fuel: natural gas fired

Type: forced air furnace

A . . . blowers

25-30 years, normal expected life

27    years, systems approx. age

A . . . VENTING

A . . . SAFETY CONTROLS

A . . . CLEARANCES

A . . . COMBUSTION AIR

A- . . . GAS PIPING

A . . . DISTRIBUTION SYSTEM

A . . . THERMOSTATS

      MAIN GAS CUTOFF VALVE

Southeast  corner outside wall

This heating system is functional at this time, but it has already served past its normal expected life. Given its advanced age, it should be thoroughly inspected at least once a year. 

The high low limit switch needs to be adjusted to keep the furnace from cycling off and on the high limit.

There is a gas leak from the cutoff valve. A licensed contractor may be able to correct this by applying new stopcock grease and tightening the nut. 

A qualified, licensed heating contractor should correct the heating deficiencies noted in this report and any other deficiencies he may find necessary to insure a safe and adequate heating system. 

Laboratory analysis might show that the original heating lines are covered with asbestos.  OSHA regulations can prohibit contractors from working on this system until any asbestos found in this room is removed by a certified asbestos contractor. See the Appendix on Asbestos.