1234 Sample Ridge Road, Evergreen, CO 80439

Summary

The following is a list of reportable conditions discovered during the inspection that warrant your attention at this time. The conditions are categorized into descending levels of severity, which are designed to assist the reader in distinguishing significant conditions from those of lesser importance. Some of these items may require further attention by licensed tradespeople. Others may be handled by a homeowner such as yourself. This summary does not contain every detailed observation or condition, and we encourage you to read the entire Inspection Report carefully for additional comments, conditions, and information.

Our comments are not intended to suggest which party is responsible for any corrections. Any unsatisfactory items or objectionable conditions should be discussed with your real estate professional.

Report Information

Grounds / Site

Grading & drainage

MarginalWest — Soil along the west foundation wall slopes toward the home. On the Front Range’s expansive clay soils, water at the foundation drives most structural movement — regrade this side to fall away from the house (about 6 inches over the first 10 feet) and keep it that way.

Roof

Roof covering

MarginalSouth, West — The architectural asphalt shingles show moderate granule loss and scattered hail bruising on the south- and west-facing slopes, consistent with age (~14 years) and past storm exposure. No active leaks were observed in the attic below. Anticipate replacement planning within the next 3–5 years; have a roofing contractor evaluate after the next significant hail event.

Note: Walked the roof; decking felt sound underfoot throughout.

Gutters & downspouts

Marginal

MaintenanceNorth, East — The northeast downspout terminates at the foundation with no extension, discharging roof runoff directly against the basement wall. Add a 4–6 ft extension or splash block to move water away — cheap insurance for the foundation.

Penetrations

Major defectThe rubber boot at the master bathroom plumbing vent penetration is cracked and weathered through. This is an active leak path during rain and snowmelt. Repair is simple and inexpensive — replace the boot before the next wet season.

Exterior

Decks, balconies & porches

Safety hazardThe rear deck guardrail is loose at two posts and moves noticeably under hand pressure, and baluster spacing exceeds 4 inches along the stair run. With a walk-out drop of about 9 feet, this is a fall hazard — repair before the deck sees regular use. The ledger attachment (through-bolted and flashed) is sound.

Foundation & Structure

Crawlspace

Marginal

MaintenanceThe crawlspace vapor barrier has displaced seams and torn sections exposing bare soil across roughly a third of the area. Re-lap and patch — bare soil pumps ground moisture (and radon) into the house.

Electrical

Main panel

Major defectTwo circuit conductors are landed under a single breaker lug (“double tap”) at breaker #14 in the main panel. The lug is not rated for two conductors; the connection can loosen and overheat. An electrician can correct this quickly by adding a breaker or an approved tandem.

GFCI protection

Safety hazardInterior — The kitchen counter receptacles and the hall bathroom receptacle are not GFCI-protected. Ground-fault protection is a meaningful shock safeguard anywhere water and electricity meet. Retrofitting GFCI devices at these locations is inexpensive and recommended.

Plumbing

Water heater

Natural gasCapacity 50Age 11

MarginalThe 50-gallon gas water heater (2015 per data plate) is functional but past its expected 10–12 year service life, with sediment rumble audible on recovery. The TPR valve and discharge pipe are correctly configured. Budget for replacement on your own schedule rather than waiting for a failure.

Heating

Operation & condition

Satisfactory

Note: Service sticker shows annual maintenance, most recently Oct 2025. Responded promptly to thermostat call; steady flame pattern.

Cooling

Attic, Insulation & Ventilation

Insulation

MarginalBlown-inDepth 8

MaintenanceBlown-in insulation averages ~8 inches (≈R-24) — roughly half of the R-49–R-60 recommended for our climate zone. Topping up is a high-payback improvement and the best defense against ice dams. Air-seal attic penetrations first.

Fireplace / Chimney

Interior

Built-in Appliances

Garage / Carport