SUBJECT PROPERTY

U.S. Highway 285

Conifer, Colorado

FOR THE EXCLUSIVE USE OF

Client’s name

SELLING AGENT

LISTING AGENT

Re/Max

Metro Brokers

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

APPENDIX

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

VISUAL INSPECTION REPORT

Condition

EXTERIOR GROUNDS

A- . . . DRIVEWAY

no. . . SIDEWALKS

no. . . RETAINING WALLS

?  . . . DRAINAGE BY HOUSE

COMMENTS:

Parasitic mistletoe is growing on the pine trees.  Consider contacting a nurseryman about the treatment options and planting replacement trees of different species.  These trees should be sprayed annually for Pine Beetles.  This cost approximately $15.00 per tree.  There is some trash around the property that should be removed and properly disposed of. 

When re-grading the driveway, try to establish a slope that will quickly drain the water to the side rather than letting the water run down the drive where it can pick up velocity and erode gullies. 

The finish landscaping has not been installed.  When doing this, make sure there is a 10" slope in the first 10' around the foundation. This area should be covered with a breathable landscape fabric and mulch or stone.  Do not plant anything in this area that will require irrigation and avoid planting trees here that will eventually grow too close to the house.  Consider installing Xeroscaping, which will not require irrigation.   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 

Make sure gullies do not form over the septic system’s leaching field.

EXTERIOR STRUCTURE

A . . . FOUNDATION

A . . . WALL STRUCTURE

Type: log

A . . . FRONT PORCH/DECK

A . . . railings & steps

A . . . BACK PORCH/DECK

A . . . railings & steps

A . . . SIDING

Type: log

A . . . WINDOWS

Type: double pane insulated glass  vinyl

A . . . TRIM

no. . . HOSE SPIGOTS

A . . . RECEPTACLES

There is a crack in the east 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 large splits in the logs should be caulked.

The ants can be treated with a household insecticide containing Diazinon, Lindane, Malathion, or Propoxur.  The ants could also be treated non-chemically by pouring boiling water down their nest once a day until they are gone.  See the Appendix on Ants

A . . . ELECTRICAL PANEL

Type: circuit breaker

A . . . SERVICE CABLE

Type: overhead copper

150 . AMP/240 VOLT SERVICE

A . . . CIRCUIT PROTECTION

A . . . CIRCUIT WIRING

Type: copper

A . . . GFCI PROTECTION

MAIN ELECTRIC CUTOFF

East outside wall

Closure plugs are needed to block the openings in the circuit breaker panel. 

ROOF SYSTEMS

A . . . ROOF COVERING

Type: metal panels

inspected from the ground

20-25 years normal expected life

<1 year approximate age

A . . . FLASHING

A . . . SKYLIGHTS

no . GUTTER/DOWN SPOUTS

Consider installing rain gutters particularly over the east doorway.  When installing these, make sure they are low enough that snow sliding off the roof will not damage them.

A . . . HEATER FLUE

 . . . . metal

A . . . ample height

The storm collar should be slid down on the bead of caulking on the metal flue.

ATTIC

A . . . ROOF STRUCTURE

Type: 2' X 12" rafters

A . . . ROOF SHEATHING

Type: plywood

A . . . VENTILATION

Inspected from the within the house

N . . . INSULATION

9"    Batt fiberglass (presumably)

no signs of leakage

A . . . flue clearance

A . . . WIRING

A . . . EXHAUST VENTS

Because of the type of ceiling construction, the attic inspection was limited to checking the interior ceilings for signs of leakage. 

 BEDROOM NW corner upstairs

A . . . DOORS

A . . . WINDOWS

A . . . REGISTERS

A . . . RECEPTACLES

BATHROOM upstairs

A . . . DOORS

A . . . WINDOWS

A . . . FLOORS

A . . . REGISTERS

A . . . SINK & FAUCET

A . . . plumbing

A . . . TUB & SHOWER

A . . . shower walls

A . . . faucets

?. . . caulking

A . . . VENTILATION

A . . . TOILET

A . . . RECEPTACLES

Consider installing a back, inside the vanity cabinet.

Caulking is needed around the bathtub, between the tub and floor and corner tile.  See the Appendix on Caulking 

LOFT upstairs

A . . . DOORS

A . . . WINDOWS

no . . REGISTERS

A . . . RECEPTACLES

The gap at the end of the logs above the doorway should be caulked.

We recommend storing spare key on the upper porch.

BEDROOM NE main floor

A . . . DOORS

A-. . . WINDOWS

A . . . REGISTERS

A . . . RECEPTACLES

There is some varnish on the window slides that should be removed.

BATHROOM main floor

A . . . DOORS

A . . . WINDOWS

A . . . FLOORS

A . . . REGISTERS

A . . . SINK & FAUCET

A . . . plumbing

A . . . TUB & SHOWER

A . . . shower walls

A . . . faucets

? . . . caulking

A . . . VENTILATION

A . . . TOILET

A . . . RECEPTACLES

Consider installing a back inside the vanity cabinet.

Caulking is needed around the bathtub, between the tub and floor and corner tile.  See the Appendix on Caulking 

BEDROOM NW main floor

A . . . DOORS

A . . . WINDOWS

A . . . REGISTERS

A . . . RECEPTACLES

FOYER

A . . . ENTRANCE DOOR

A . . . CLOSET DOOR

A . . . WINDOWS

A . . . FLOOR

A . . . RECEPTACLES

LIVING ROOM

A . . . DOORS

A . . . WINDOWS

A . . . REGISTERS

A . . . RECEPTACLES

DINING ROOM

A . . . DOORS

A . . . WINDOWS

A . . . REGISTERS

A . . . RECEPTACLES

KITCHEN

A . . . DOORS

A . . . WINDOWS

A . . . FLOOR

A . . . REGISTERS

A . . . CABINETS

A . . . COUNTER TOPS

A . . . SINK & FAUCET

70E  hot water temperature

A . . . PLUMBING

A . . . EXHAUST SYSTEM

Type: filters & re-circulates

A . . . DISPOSAL

A . . . RECEPTACLES

To handle on the cabinet door of the island needs to be countersunk so the drawer next to the sink does not bump into it.

LAUNDRY ROOM

A . . . DOORS

no . . WINDOWS

A . . . 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. 

Consider installing a gray waterline to reduce the loading on septic system.

INTERIOR

A . . . FLOOR COVERING

Type: Carpet, spruce, ceramic tile & sheet flooring

A . . . WALLS & CEILINGS

Type: logs & wood boards

A . . . RAILINGS & STEPS

A . . . SMOKE DETECTORS

A. . . SAFETY GLAZING

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

The stickers need to be removed from the windows.

We recommend installing carbon monoxide detectors. 

CRAWLSPACE

A . . . FOUNDATION

Type: concrete block of

? . . . SIGNS OF MOISTURE

A . . . FLOOR STRUCTURE

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

A . . . FLOOR SLAB

no. . . SUMP PUMP

A . . . INSULATION

A . . . WIRING

A . . . RECEPTACLES

The sharp nails next to the opening should be cut off.

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. 

The debris should be cleaned out of the crawlspace so the wood and paper in direct contact with the soil do not attract wood boring insects. 

Consider installing a six-mill polyethylene vapor barrier over the exposed crawlspace soil. 

Insulating the crawlspace walls will help reduce the heating bills and protect the plumbing from freezing.   

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

N. . . HOT WATER HEATER

Make: State

Fuel: propane gas

12-15 years, normal expected life

 < 1 year, heaters approx. age

40 . . . gallon storage capacity

A . . . VENTING

A . . . SAFETY CONTROLS

A . . . GAS PIPING

MAIN WATER CUTOFF VALVE

by the pressure tank

The pilot light on the hot water heater was not lit.  When this is lit, it should be checked for deficiencies that were not apparent during this limited inspection. 

HEATING SYSTEM

A . . . HEATING EQUIPMENT

Make: Comfort Maker

Fuel: propane gas fired

Type: forced air furnace

A . . . blowers

25-30 years, normal expected life

<1    year, systems approx. age

A . . . VENTING

A . . . SAFETY CONTROLS

A . . . CLEARANCES

A . . . COMBUSTION AIR

?. . . GAS PIPING

A . . . DISTRIBUTION SYSTEM

A . . . THERMOSTATS

      MAIN GAS CUTOFF VALVE

top of the propane tank

The ductwork connections should be sealed with metallic duct tape. 

The gas regulator is leaking.  Often it is difficult to repair this and the regulator may need to be replaced. 

Propane gas is heavier than air and can pool in explosive concentrations near the floor.  Consider installing a propane drain or gas alarm with an automatic gas cutoff valve.