SUMMARY 1234 Main St.Denver Colorado Buyer Name 02/14/2018 9:00AM

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1 SUMMARY 1234 Main St.Denver Colorado Buyer Name 02/14/2018 9:00AM Andrew Sams NACHI CPI, BPI BA, OSHA 10 Alpine Building Performance, LLC Siding, Flashing & Trim CAULKING AND TOUCHUP PAINT NEEDED ALL SIDES Exterior trim is in need of minor repair, caulking and touchup paint in areas. The most common areas was the horizontal trim at the top of the stone. This configuration commonly holds water and is prone to accelerated deterioration. Proper protecting of exterior surfaces will ensure longevity and durability of materials. Contact a qualified painter Siding, Flashing & Trim Alpine Building Performance, LLC Page 1 of 28

2 2.1.2 Siding, Flashing & Trim DETACHED SIDING EXTERIOR NORTH A piece of siding was slightly detached at the time of inspection. Recommend repair to ensure proper functionality of the siding as a weather barrier in addition to aesthetics. Contact a qualified siding specialist Exterior Doors BROKEN LOCK BASEMENT WEST Door locking mechanism was broken at the time of inspection. Recommend repair or replacement. Contact a qualified door repair/installation contractor. VIDEO Exterior Doors STORM DOOR - NEEDS ADJUSTMENT WEST The storm door was highly loaded and was closing too quickly at the time of inspection. Needs adjustment. Contact a qualified handyman. Alpine Building Performance, LLC Page 2 of 28

3 VIDEO Exterior Doors SLIDING DOOR - RESISTANCE IN TRACK MASTER BEDROOM An exterior sliding glass door was showing resistance in its track, therefore making ease of use/sliding difficult. Recommend cleaning of the track and adjustment of the door. Contact a qualified door repair/installation contractor. VIDEO Walkways, Patios & Driveways STAIRS - FLAGSTONE SCALING SOUTHWEST Scaling was visible on the surface of one flagstone stair tread. Scaling is surface deterioration in which flakes detach from the surface. The Inspector recommends monitoring or replacement to help prevent continued deterioration. Alpine Building Performance, LLC Page 3 of 28

4 Contact a qualified concrete contractor Decks, Balconies, Porches & Steps DECK - ROTTED BEAM WEST The outer supporting deck beam was significantly rotted at the time of inspection. Recommend a qualified deck contractor replace. Contact a qualified deck contractor. Safety Hazard Decks, Balconies, Porches & Steps STAIRS - RAILING LOOSE FRONT ENTRY Stair rail assemblies were loose and should be made secure by a qualified contractor. Contact a qualified carpenter. Alpine Building Performance, LLC Page 4 of 28

5 VIDEO Eaves, Soffits & Fascia FASCIA - DAMAGED ROOF - VARIOUS LOCATIONS One or more sections of the fascia are damaged from moisture. This is mainly due to the boards being in contact with roofing surfaces which creates moisture wicking. Recommend qualified roofer or carpenter evaluate & repair. Contact a qualified roofing professional. Alpine Building Performance, LLC Page 5 of 28

6 2.7.1 Vegetation, Grading, Drainage & Retaining Walls FOLIAGE IN CONTACT WITH SIDING Foliage is in direct contact with one or more areas of the exterior. Although aesthetically pleasing, vegetation can hold moisture agains the home and should be cut back to allow for breathing of the wall surfaces which will prevent elevated moisture levels. Contact a qualified lawn care professional Vegetation, Grading, Drainage & Retaining Walls NEGATIVE GRADING EAST DINING ROOM Grading is sloping towards the home in some areas. This could lead to Alpine Building Performance, LLC Page 6 of 28

7 Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from home. Here is a helpful article discussing negative grading. Contact a qualified landscaper or gardener Exterior Electrical EXTERIOR LIGHT - INOPERABLE FRONT PORCH A light fixture was inoperable at the time of the inspection. This condition can be caused by a burned out bulb, or a problem may exist with the light fixture, wiring or the switch. This light fixture should be re-tested after the bulb is replaced. If after bulb replacement the light still fails to respond to the switch, an inspection and any necessary work should be performed by a qualified electrical contractor. Contact a qualified electrical contractor Exterior Electrical RECEPTACLE - INOPERABLE SOUTHWEST PATIO An exterior electrical receptacle was inoperable at the time of the Alpine Building Performance, LLC Page 7 of 28

8 An exterior electrical receptacle was inoperable at the time of the inspection. The Inspector recommends that an evaluation and any necessary corrections or repairs be performed by a qualified electrical contractor. Contact a qualified electrical contractor Exterior Electrical SWITCH COVER LOOSE WEST PATIO The exterior lighting switch cover was loose at the time of inspection and should be secured. Contact a handyman or DIY project VIDEO Coverings MINOR CRACKING The asphalt composition shingle roof had visible minor widespread random hairline cracking which was not continuous through the shingle but was limited to the layer of asphalt facing weather. This condition is called "craze cracking". Craze-cracking is a natural response to long-term weathering of the shingle asphalt surface layer, does not limit the ability of the shingles to shed water or shorten their long-term service life, and so is not considered a defective condition by manufacturers or insurance companies. Contact a qualified roofing professional. Alpine Building Performance, LLC Page 8 of 28

9 3.3.1 Flashings IMPROPER INSTALLATION - KICKOUT FLASHING EAST Kick-out flashing designed to divert water from behind the exterior wall covering was improperly installed. This condition may allow moisture intrusion of the exterior wall covering. Moisture intrusion of the wall structure can damage home materials and encourage the growth of mold. Long-term moisture intrusion can cause structural damage from wood decay. The Inspector recommends that before the expiration of your Inspection Objection Deadline you consult with a qualified contractor to gain an idea of options and costs for correction. Contact a qualified roofing professional. Alpine Building Performance, LLC Page 9 of 28

10 3.3.2 Flashings NO ROOF EDGE FLASHING INSTALLED No roof edge flashing was installed at the time of the inspection. Lack of roof edge flashing leaves the edges of roof sheathing and underlayment exposed to potential moisture damage from wood decay and/or delamination. Contact a qualified roofing professional Roof Drainage Systems DEBRIS Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow. Here is a DIY resource for cleaning your gutters. Contact a qualified handyman. Alpine Building Performance, LLC Page 10 of 28

11 3.5.2 Roof Drainage Systems DOWNSPOUTS DRAIN NEAR HOUSE EAST One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation. Here is a helpful DIY link and video on draining water flow away from your house. Contact a qualified roofing professional Attic Insulation ENERGY EFFICIENCY/COMFORT RECOMMENDATION - THERMAL BYPASS ATTIC/SE BATHROOM A thermal bypass was observed. A thermal bypass allows for unconditioned air to move into an area of conditioned space, or a space that should be sealed off from unconditioned areas. In this case, the underside of the bathtub in the SE upstairs bathroom was exposed to the attic. This will lead to a cold tub in the winter months. Recommend having this bypass sealed and insulated by a qualified home performance contractor. Contact a qualified insulation contractor. Alpine Building Performance, LLC Page 11 of 28

12 4.2.2 Attic Insulation INSULATION GAPS ATTIC Gaps/voids of the insulation were noted in areas. These areas of missing insulation greatly reduce overall thermal performance, efficiency, and comfort. For optimal thermal performance, these cavities should be filled with insulation. Contact a qualified insulation contractor Attic Insulation EVIDENCE OF ANIMAL NESTING ATTIC (ABOVE MASTER WING) Evidence of animal nesting was noted in the attic at the time of inspection. No activity was observed at the time of inspection, however. Recommend further evaluation and removal by a qualified professional. Alpine Building Performance, LLC Page 12 of 28

13 Contact a qualified pest control specialist Exhaust Systems DRYER VENT DISCONNECTED BASEMENT MECHANICAL ROOM The dryer vent was disconnected at the time of inspection, preventing dryer air from being fully exhausted to the exterior. The dryer vent needs to be reconnected. Contact a qualified handyman Equipment NEEDS SERVICING/CLEANING Furnace should be cleaned and serviced annually. Recommend a qualified HVAC contractor clean, service and certify furnace. Here is a resource on the importance of furnace maintenance. Alpine Building Performance, LLC Page 13 of 28

14 Contact a qualified HVAC professional Equipment CONDENSATION/MOISTURE IN FURNACE CABINET CRAWLSPACE Moisture was observed within and dripping from the furnace cabinet. The moisture appears to be coming from a disconnected condensate line. Recommend further evaluation and repair by a licensed HVAC professional. Contact a qualified HVAC professional Equipment CORROSION CRAWLSPACE The furnace cabinet interior had corrosion visible in areas. The Inspector recommends service by a qualified HVAC technician to ensure safe and efficient operating conditions exist. Contact a qualified HVAC professional Equipment Alpine Building Performance, LLC Page 14 of 28

15 7.1.2 Equipment RUSTED FURNACE CABINET CRAWLSPACE The exterior of the furnace cabinet showed rust in lower areas where the furnace is resting on the soil. The rust is likely caused by moisture in the soil over time. The Inspector recommends evaluation for replacement by a qualified heating, ventilation and air-conditioning (HVAC) contractor. Contact a qualified HVAC professional Air Filter Size and Location FILTER DIRTY - REPLACE The furnace air filter was not clean at the time of inspection. HVAC filters should be changed at least once every 3 months of operation. Consider changing more frequently if pets or smokers are present. Contact a handyman or DIY project Equipment BLOWER - WATER NOISE BASEMENT MECHANICAL ROOM FURNACE The sound of churning water was noted during startup operation of the Alpine Building Performance, LLC Page 15 of 28

16 The sound of churning water was noted during startup operation of the unit. The sound appeared to be coming from the exhaust blower fan, indicating that condensation from the exhaust has drained back and collected in the fan assembly. A video was not able to be captured while this was observed. Recommend a qualified HVAC technician evaluate and repair. Contact a qualified HVAC professional Equipment CORROSION The furnace cabinet interior had corrosion visible in areas. The Inspector recommends service by a qualified HVAC technician to ensure safe and efficient operating conditions exist. Contact a qualified HVAC professional Air Filter Size and Location FILTER DIRTY - REPLACE The furnace air filter was not clean at the time of inspection. HVAC filters should be changed at least once every 3 months of operation. Consider changing more frequently if pets or smokers are present. Contact a handyman or DIY project Alpine Building Performance, LLC Page 16 of 28

17 9.2.1 Cooling Equipment AIR FLOW RESTRICTED Air flow to the air-conditioner condenser coils was restricted by dirt and/or debris on the exterior which may limit the system ability to dissipate heat. The cabinet should be cleaned in order to maintain cooling system efficiency and avoid problems from overheating of the compressor. Contact a qualified HVAC professional Cooling Equipment AIR FLOW RESTRICTED Air flow to the air-conditioner condenser coils was restricted by dirt and/or debris on the exterior which may limit the system ability to dissipate heat. The cabinet should be cleaned in order to maintain cooling system efficiency and avoid problems from overheating of the compressor. Contact a qualified HVAC professional. Alpine Building Performance, LLC Page 17 of 28

18 Plumbing Fixtures LAVATORY - FAUCET LEAKING AT KNOB MASTER BATHROOM, 2ND FLOOR BATHROOM Lavatory faucet was leaking at the knob base at the time of inspection. Recommend repair. Contact a qualified plumbing contractor. VIDEO Hot Water Systems, Controls, Flues & Vents SCALD DANGER Safety Hazard Water heater temperature is currently set on very hot. This temperature Alpine Building Performance, LLC Page 18 of 28

19 Water heater temperature is currently set on very hot. This temperature is typically in the range of 160F. Recommend dialing back temperature settings to hot (120F to 130F) once occupied. Recommended DIY Project Fuel Storage & Distribution Systems GAS SUPPLY LEAK A gas leak was detected at a fitting, and confirmed with leak detection fluid. The area of leakage was flagged by the inspector with red tape, and should be corrected immediately by a qualified plumbing contractor. Contact a qualified plumbing contractor. Safety Hazard Lighting Fixtures, Switches & Receptacles LOOSE RECEPTACLES BASEMENT, 2ND FLOOR HALLWAY A receptacle was loose and not fully secured within the electric box. Aside from being inconvenient, this can be unsafe and can also lead to wires becoming loose over time. Recommend repair by a licensed electrician. Contact a qualified electrical contractor. Alpine Building Performance, LLC Page 19 of 28

20 VIDEO Smoke Alarms LOW BATTERY - CHIRPING Smoke detector batteries were low, and "chirping" at the time of inspection. Recommend battery be replaced. Contact a handyman or DIY project Doors BLEMISH A blemish was noted on one or more doors at the time of inspection. The blemish is only aesthetic in nature and does not effect the functionality of the door. Contact a qualified door repair/installation contractor. Alpine Building Performance, LLC Page 20 of 28

21 Doors DOOR LOCK NOT FUNCTIONING 1ST FLOOR HALF BATH A door lock was not functioning properly/locking when inspected. Recommend repair or replacement. Contact a qualified handyman Doors HINGES LOOSE LAUNDRY Loose hinges can cause door to stick or eventually fall out of place. Recommend handyman tighten hinges. Here is a DIY article on fixing loose hinges. Contact a qualified handyman. Alpine Building Performance, LLC Page 21 of 28

22 VIDEO Doors LOOSE DOOR KNOB 2ND FLOOR BATHROOM A door knob was loose at the time of inspection. Recommend tightening the door knob. Contact a qualified handyman. VIDEO Doors MISSING HANDLES MASTER BATHROOM A door had a detached handle at the time of inspection. Recommend reinstallation of handles for increased ease of use. Contact a qualified handyman. Alpine Building Performance, LLC Page 22 of 28

23 Windows MISSING HANDLE 2ND FLOOR BEDROOM A window handle was missing or damaged at the time of inspection. Recommend repair or replacement. Contact a qualified window repair/installation contractor Walls and Trim MISMATCHED FINISHES THROUGHOUT Wall surface paint was mismatched at the time of inspection. This is an aesthetic concern only. Repaint or refinish if desired. Contact a qualified painter. Alpine Building Performance, LLC Page 23 of 28

24 Walls and Trim WOOD TRIM/PANELING NEEDS FINISH THROUGHOUT Multiple areas of wood trim and paneling throughout the interior of the home have dried and are in need of applied wood finish. Finish, such as polyurethane sealants improve the aesthetic luster of the wood and help to preserve and protect. Contact a qualified painter. Alpine Building Performance, LLC Page 24 of 28

25 Bathrooms Alpine Building Performance, LLC Page 25 of 28

26 Bathrooms SHOWER DOOR - DOES NOT CLOSE MASTER BATHROOM At the time of inspection, the shower door did not fully close. Recommend adjustment. Contact a qualified handyman Garbage Disposal SEIZED MOTOR The garbage disposal motor was seized up and inoperable at the time of inspection. The reset button was pressed on the underside of the disposal, but it did not improve or effect operation. Recommend repair or replacement. Contact a qualified appliance repair professional. VIDEO Washer/Dryer RUBBER HOSES INSTALLED Rubber water supply hoses are currently installed to supply the washing machine with hot and cold water. Rubber hoses have an expected service life of around 10 years and are more prone to rupture than braided stainless steel. Although the hose was observed to be in working condition, installation of braided stainless steel hoses are recommended. The braided stainless steel encases a rubber hose and provides a burstresistant measure. These washing machine hoses have a lower failure rate than rubber hoses when properly installed. Click here for a helpful article comparing washing machine hose options. Contact a qualified plumbing contractor Floor HEAVING AND SETTLING OF SLAB FLOOR The concrete slab floor appears to have both heaved and settled in areas. Movement of soils and concrete slabs Alpine Building Performance, LLC Page 26 of 28

27 The concrete slab floor appears to have both heaved and settled in areas. Movement of soils and concrete slabs can be a common occurrence in areas with expansive soils. Recommend further evaluation by a qualified professional for repair options. Contact a qualified professional. The slab appears to have settled in the back corner of the garage closet Walls & Firewalls COMPROMISED FIREWALL The firewall separating the garage and living space was compromised in multiple locations where holes have been drilled. The penetration needs to be sealed in order to re-establish a continuous firewall. Recommend repair of these areas. Contact a qualified drywall contractor Occupant Door Alpine Building Performance, LLC Page 27 of 28

28 Occupant Door NOT SELF-CLOSING Door from garage to home should have self-closing hinges to help prevent spread of a fire to living space. Recommend a qualified contractor install self-closing hinges. DIY Resource Link. Contact a qualified door repair/installation contractor. Safety Hazard Occupant Door WEATHER STRIPPING DETACHED GARAGE The weatherstripping around the door from the home to garage was detached in areas. Recommend replacement. Contact a qualified handyman. Alpine Building Performance, LLC Page 28 of 28