Below are some of the items we most commonly find when inspecting a home: Foundation Damage: Many foundations are cracked or damaged due to poor soils and bentonite clay Roofing: Problems with roofing material are the single most common defect we find. Usually it doesn't mean the roof needs replacement, simply that it is in need of maintenance or repair. If the roof has major defects or is nearing the end of it's life expectancy, We will recommend that a roofing contractor of the buyer's choice evaluate the defects and give estimates on repair or replacement. Ceiling stains: Caused by past or present leaks, ceiling stains are very common. It can be difficult to tell whether the stains are from leaks still present, or were caused by leaks which have since been repaired. To make a more accurate evaluation, we look for related staining in the attic, pinpoint possible causes on the roof and flashings, probe stains with a moisture meter, and document with digital photos. Rotted wood: Caused by being wet for extended periods of time, most commonly found around tubs, showers and toilets inside, or roof eaves and trim outside. Defective or Damaged Harboard Siding: There have been many class action lawsuits over hardboard siding. About 90% of the homes in suburban Colorado built since the 70's have Water heater installations: Many water heaters are not installed in full compliance with local plumbing code. Some water heaters are nearing the end of their life expectancy. Water heaters have an average life of 12-15 years. Water heaters can also have drafting problems which can allow deadly Carbon Monoxide into the home. We check hot water heaters with a CO detector when we suspect problems. It is very common for Hot Water heaters to have natural or propane gas leaks. We test them with a combustible gas detector when we suspect leaks. Gas furnaces: Many gas furnaces are in excellent condition. Still, some need routine maintenance such cleaning, lubrication and filter replacement. Older furnaces may need certification by an independent HVAC service company. Many have other issues such as faulty operation or inadequate fire clearance as well.

Plumbing Defects: Plumbing issues commonly found include dripping faucets, leaking fixtures, slow drains etc... Even in brand new homes, it is common to identify minor plumbing defects. Electrical hazards: Most common in older homes, but often found in newer homes as well. Electrical hazards come in many forms, from ungrounded outlets to wiring done incorrectly by the homeowner. Truss Uplift: Many homes today have been built with trusses - prefabricated structural assemblies that hold up the roof and the top floor ceilings. Trusses are a series of triangles fastened together with gusset plates. The outside members of a truss are called chords while the inner pieces are known as webs.Truss uplift occurs when the top chord of the truss expands while the bottom chord contracts due to changes in humidity. Truss uplift usually becomes visible in a home during the winter when the bottom chords (the ceiling joist part of the truss), which are buried under ceiling insulation, stay warm and dry but the top chords are exposed to moisture. The resulting stress causes the truss to lift up at its center. When this happens, a crack can appear at the wall/ceiling juncture. Contractors can mask truss uplift by securing the ceiling drywall to the top of the interior walls and not the trusses for 18 inches away from the interior walls. As the drywall flexes, it stays fastened to the walls while the trusses lift above it. From a structural standpoint, truss uplift isn?t a problem, but cosmetically, it can cause cracks and separations in the drywall. Many homeowners try to repair the cracks with drywall compound, only to have them reappear next year. Decorative molding can also be installed where the walls meet the ceilings. The molding should be fastened to the ceilings, not to the walls so as the ceiling move up, so does the molding thereby hiding the gap.

"No house is perfect. Even the best built and best maintained homes can have a few items in less than perfect condition."