professional home inspections, inc.
303.329.0014
303.329.9068 fax
Confidential
VISUAL INSPECTION REPORT
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SUBJECT PROPERTY |
Property address Denver, Colorado |
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FOR THE EXCLUSIVE USE OF |
Client's name |
REAL ESTATE AGENTS
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SELLING AGENT |
LISTING AGENT |
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CONSTRUCTION TYPE
Frame three level built approximately 1984. The front of the house faces south.
INSPECTION CONDITIONS
The house was occupied and furnished at the time of inspection. The client attended the inspection.
At the time of inspection it was 60E with high wind and thundershowers.
The property was inspected on Wednesday, May 3, 2000 at 12:00 p.m. to 1:50 p.m.
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INSPECTED BY: |
G. Thomas Martin, pres. |
The following rating system and abbreviations are used throughout this report. See the comments for descriptive information and recommendations.
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A . . . RATING |
ACCEPTABLE |
* STANDARD DESIGN * STANDARD BUILDING PRACTICE * MEETS INTENDED NEEDS * IMMEDIATE ATTENTION NOT VISIBLE |
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? . . . 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 |
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U . . . RATING |
UNACCEPTABLE |
* FIRE OR SAFETY HAZARD * UNACCEPTABLE DESIGN * DOESN'T OPERATE * NOT SERVING INTENDED PURPOSE * NEEDS REPAIR OR REPLACEMENT |
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COMMENTS |
IMMEDIATE ATTENTION |
UNDERLINED COMMENTS ARE CONDITIONS THAT WE FEEL WARRANT IMMEDIATE CORRECTIVE ACTION BY THE APPROPRIATE PROFESSIONAL CONTRACTOR |
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N |
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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. |
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NA |
NOT APPLICABLE |
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NORMAL EXPECTED LIFE |
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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. |
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SSR |
SEE SPECIAL REPORT APPENDIX |
ADDITIONAL INFORMATION ENCLOSED IN THE BACK OF THE MAILED
COPY OF THIS REPORT |
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VISUAL INSPECTION REPORT Condition EXTERIOR GROUNDS A . . . DRIVEWAY A . . . SIDEWALKS A . . . RETAINING WALLS ? . . . DRAINAGE BY HOUSE |
COMMENTS: This house is built on the expansive soils commonly found throughout Colorado. It is important to keep the soil near the foundation as dry as possible to minimize any potential future movement. We recommend obtaining a copy of Special Publication #43, A Guide to Swelling Soils for Colorado Home Buyers. This is available for $7.00 from the Colorado Geological Survey at 1313 Sherman Street, Room 715, phone 303.866.2611. Sealing the cracks in the concrete with urethane caulking will keep the water out and extend the life of this concrete paving. See the Appendix on Maintaining Concrete Driveways. We recommend replacing the sharp metal landscape edging with rounded plastic “Benda-Board” that is less likely to injure children or pets. This is available in Highlands Gardens. 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 The fencing is in need of repair. |
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EXTERIOR STRUCTURE A . . . FOUNDATION A . . . WALL STRUCTURE Type: 2" X 4" wood studs A-. . . FRONT PORCH/DECK A . . . railings & steps A . . . BACK PORCH/DECK A . . . railings & steps A . . . SIDING Type: brick and hardboard A . . . WINDOWS Type: double pane insulated glass aluminum with a vinyl thermal break A . . . TRIM U . . . HOSE SPIGOTS A . . . RECEPTACLES |
There is a crack in the west foundation wall. Consider marking this crack with a 2" dated line to monitor any potential future movement. A foundation specialist should be consulted if this crack moves significantly. The exterior trim is due for repainting. The flaking paint should be scraped off and the surface properly prepared before painting. The hose spigots are not the frost-free type. They should have interior cut off valves install so they can be turned off
inside and drained during freezing weather or they should be replaced with
the frost free type. |
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A . . . ELECTRICAL PANEL Type: circuit breaker A . . . SERVICE CABLE Type: underground aluminum 100 . AMP/240 VOLT SERVICE A . . . CIRCUIT PROTECTION A . . . CIRCUIT WIRING Type: copper ? . . . GFCI PROTECTION MAIN ELECTRIC CUTOFF West outside wall |
The exposed electrical wiring should be put in a suitable conduit to protect it from mechanical damage. It is a good idea to permanently label each of the circuit breakers to indicate its purpose. |
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ROOF SYSTEMS A . . . ROOF COVERING Type: asphalt shingle inspected from on the roof 20-25 years normal expected life 16 years approximate age A . . . FLASHING A . . . SKYLIGHTS ? . . . GUTTER/DOWN SPOUTS Type: galvanized |
The missing sections of down spout on the west side of the
house should be replaced. |
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A . . . HEATER FLUE . . . . metal A . . . ample height A . . . FIREPLACE FLUE . .. . metal A . . . ample height |
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ATTIC A . . . ROOF STRUCTURE Type: manufactured trusses A . . . ROOF SHEATHING Type: plywood A . . . VENTILATION Inspected from the access hole and from within the house A . . . INSULATION 12" Blown fiberglass no signs of leakage A . . . flue clearance A . . . WIRING A . . . EXHAUST VENTS |
Because of the type of ceiling construction, portions of the attic inspection are limited to checking the interior ceilings for signs of leakage. |
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MASTER BEDROOM ? . . . DOORS ?. . . WINDOWS A . . . REGISTERS A . . . RECEPTACLES |
The door is damaged. Consider replacing the hinge type door stops with those that mount on the floor or baseboard. The broken window glass should be replaced. |
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MASTER BATHROOM A . . . DOORS A . . . WINDOWS A- . . . FLOORS A . . . REGISTERS ? . . . SINK & FAUCET A . . . plumbing ? . . . SHOWER A . . . shower walls A . . . faucets A . . . caulking A . . . VENTILATION A . . . TOILET A . . . RECEPTACLES |
The shower bases not level. The overflow channel on the sink is starting to rust through. |
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BEDROOM NE upstairs A . . . DOORS A . . . WINDOWS A . . . REGISTERS A . . . RECEPTACLES |
The nameplates appear to be glued to the doors. |
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BEDROOM NW upstairs A . . . DOORS A . . . WINDOWS A . . . REGISTERS A . . . RECEPTACLES |
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BATHROOM upstairs A . . . DOORS no. . . WINDOWS A . . . FLOORS A . . . REGISTERS A . . . SINK & FAUCET A . . . plumbing A . . . TUB & SHOWER A . . . shower walls A . . . faucets A . . . caulking A . . . VENTILATION A . . . TOILET A . . . RECEPTACLES |
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LAUNDRY ROOM A . . . DOORS A . . . FAUCET A . . . DRYER HOOK UP Type: electric ?. . . DRYER VENT A . . . RECEPTACLES no. . . FLOOR DRAIN |
The combustible lint accumulations should be removed. 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. |
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FOYER A . . . ENTRANCE DOOR A . . . CLOSET DOOR A . . . WINDOWS A . . . FLOOR A . . . RECEPTACLES |
Store a spare key in the double cylinder lock or close by so no one is locked in during an emergency. The portions of the floor that could become slippery when wet should be covered with a non slip mat. |
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LIVING ROOM A . . . DOORS A . . . WINDOWS A . . . REGISTERS A . . . RECEPTACLES |
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DINING ROOM A . . . DOORS A . . . WINDOWS A . . . REGISTERS A . . . RECEPTACLES |
The ceiling fan wobbles at high speeds. The blades may need to be balanced or straightened. Make sure the fan is properly secured to an electrical box specifically designed for ceiling fans. |
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KITCHEN A . . . DOORS A . . . WINDOWS A . . . FLOOR A . . . REGISTERS A . . . CABINETS A . . . COUNTER TOPS A . . . SINK & FAUCET 140E hot water temperature A . . . PLUMBING A . . . EXHAUST SYSTEM Type: filters & re-circulates A . . . DISPOSAL A . . . RECEPTACLES |
The counter top’s back splash needs caulking. The temperature on the hot water heater should be lowered to prevent scalding. See the Appendix on Adjusting Hot Water Temperatures. |
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GARAGE A . . . OVERHEAD DOOR A . . . DOOR OPENER ? . . . auto-reverse A . . . DOORS A . . . WINDOWS A . . . FLOOR ?. . . FIRE SEPARATION A . . . RECEPTACLES |
The garage floor is crowned from the expansive soils. The cracks should be sealed with urethane caulking. Washing this floor with water could cause further swelling of the expansive soils. The garage door operator does not have a photoelectric eye to automatically reverse it. See the Appendix on Consumer Product Safety Alert. The fire separation door from the garage to the house
should be on an automatic closer to maintain the fire separation and prevent
exhaust fumes from entering the house.
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FAMILY ROOM A . . . DOORS A . . . WINDOWS A . . . REGISTERS A . . . RECEPTACLES A . . . FIREPLACE A . . . creosote in flue |
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INTERIOR A . . . FLOOR COVERING Type: Carpet, & sheet flooring A . . . WALLS & CEILINGS Type: drywall A . . . RAILINGS & STEPS A . . . SMOKE DETECTORS A. . . SAFETY GLAZING |
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. We recommend installing carbon monoxide detectors. |
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BASEMENT & CRAWLSPACE A . . . FOUNDATION Type: Poured concrete A . . . SIGNS OF MOISTURE A . . . FLOOR STRUCTURE Type: 2" x 8" wood joists & concrete slab A . . . FLOOR SLAB no. . . SUMP PUMP A . . . INSULATION A . . . WIRING A . . . RECEPTACLES |
There are signs of mice which could carry disease. We recommend using traps instead of poison to manage these rodents. Consider purchasing a Weitech transonic ESP to manage these rodents. At www.weitech.com or (800) 343-2659. |
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PLUMBING A . . . WATER SUPPLY PIPING Type: copper A . . . WATER PRESSURE/FLOW A . . . DRAIN & VENT PIPING Type: cast iron & ABS plastic A . . . functional drainage A . . . LEAKS ? . . . HOT WATER HEATER Make: State Fuel: natural gas 12-15 years, normal expected life 16 years, heaters approx. age 40 . . . gallon storage capacity A . . . VENTING A . . . SAFETY CONTROLS A . . . GAS PIPING MAIN WATER CUTOFF VALVE West basement wall |
This hot water heater is serviceable at this time, but it has already served past its normal expected life. 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. |
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HEATING SYSTEM A . . . HEATING EQUIPMENT Make: Heil Fuel: natural gas fired Type: forced air furnace A . . . blowers 25-30 years, normal expected life 2 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 SW corner outside wall |
The cold air return panning should be re-secured with some
panel adhesive to eliminate the oil canning sound. |
Please feel free to call Tom Martin at 303.329.0014 if you have any questions about this report.