HomeMy WebLinkAboutItem 5C 2725 5th St Memo 01.08.25
MEMORANDUM TO THE LANDMARKS BOARD
January 8, 2025
STAFF
Brad Mueller, Director of Planning and Development Service
Kristofer Johnson, Comprehensive Planning Senior Manager
Chris Reynolds, Deputy City Attorney, City Attorney’s Office
Marcy Gerwing, Principal Historic Preservation Planner
Clare Brandt, Historic Preservation Planner
Aubrey Noble, Historic Preservation Program Coordinator
Meron Shiferaw, Historic Preservation Intern
CONSIDERATION OF APPLICATION FOR NON-DESIGNATED BUILDINGS
Public hearing and consideration of an application to demolish a house constructed c. 1910 at 2725 5th
St., a non-landmarked property older than 50 years old, pursuant to Section 9-11-23 of the Boulder
Revised Code, 1981, and under the procedures prescribed by chapter 1-3, “Quasi-Judicial Hearings,”
B.R.C. 1981.
Address: 2725 5th St.
Legal Description: LOTS 23 & 24 BLK 37 NEWLANDS
Case Number: HIS2024-00251
Owner: Cheryl Lynne Thompson
Applicant: Christin Heuston, Estate Representative for Cheryl Lynne Thompson
Case Type: Non-Designated Demolition
Code Section: 9-11-23, B.R.C. 1981
EXECUTIVE SUMMARY
The purpose of this hearing is to determine whether the building proposed for demolition is eligible for
designation and to consider the cost, condition, and relationship to the surrounding area. Staff considers
that while the building located at 2725 5th St. dates from c. 1910 and has been associated with many
people closely connected to the Boulder-Colorado Sanitarium and nursing practice, staff does not
consider the property to possess a high degree of historic, architectural or environmental significance
and does not meet the significance criteria for individual landmark designation. Staff recommends the
Landmarks Board approve the demolition request. Recommended motion language and findings are
located at the end of the memo (link).
Item 5C 2725 5th St Memo 01.08.25 Page 1 of 210
PUBLIC COMMENT
To date, staff has not received public comment regarding this application.
OPTIONS FOR THE BOARD’S DECISION
Pursuant to Section 9-11-23, B.R.C. 1981, if the Landmarks Board finds that the buildings proposed for
demolition may have significance under the criteria in subsection (f), the application shall be suspended
for a period not to exceed 180 days from the date it was accepted by the city manager as complete, in
order to provide the time necessary to consider alternatives to the building’s demolition. If imposed, a
180-day stay period would start when the completed application was accepted by the city manager
(Nov. 23, 2024 when the Landmarks Board fee was paid) and expire on May 22, 2025.
If the Landmarks Board finds that the building does not have significance under the criteria set forth in
section 9-11-23(f), B.R.C. 1981, the city manager shall issue the historic preservation approval. The
approval would be valid for 180 days from the board’s decision (July 6, 2025). If the Deconstruction
Permit is not finalized within that time period, a new application would be required.
BACKGROUND
• On Oct. 15, 2024, the Planning & Development Services department accepted a complete
application to demolish the building at 2725 5th St. The application was submitted by a potential
buyer of the property. The property owner was unaware the application had been submitted.
• On Oct. 16, 2024, the Landmarks Design Review Committee (LDRC; Decker, Pelusio, Gerwing)
referred the application to the full Landmarks Board, finding “probable cause to believe the building
may be potentially eligible for landmark designation.” Following the initial review, the potential
buyer rescinded their purchase offer and the owner continued with the historic preservation review
process.
• On Nov. 23, 2024, the owner paid the Landmarks Board hearing fee.
PROPERTY DESCRIPTION
Date of Construction: c. 1910 (County Records)
Zoning: RL-1 (Residential-Low 1)
Lot Size: 7,280 square feet (City of Boulder GIS estimate)
Building Size: 1,224 square feet (County Assessor, above ground finished area)
The property is located midblock between Alpine Avenue and Balsam Avenue on the west side of 5th
Street in the Newlands neighborhood. The lot is bordered on the west by an alley. The property is not
located within an identified potential historic district. The house was surveyed as part of the 1995
Boulder Survey of Historic Places.1 See the 2725 5th St. historic building inventory record (link).
1 Front Range Research Associates. “Boulder Survey of Historic Places.” April 1992. City of Boulder.
Item 5C 2725 5th St Memo 01.08.25 Page 2 of 210
Figure 1. Left: Map of central Boulder showing location of 2725 5th St. northwest of downtown, near North
Boulder Park (location flagged). Right: Location of 2725 5th St. between Alpine and Balsam avenues on the west
side of 5th Street (property outlined and flagged). eMapLink (link).
BUILDING DESCRIPTION
Figure 2. East elevation (façade) of the one-story frame house with hipped roof and central porch, 2024.
The one-story vernacular frame building has flared hipped roof and a rectangular footprint with shed
roof additions on the south (side) and west (rear) elevations. The house is elevated on a rubble
foundation parged with concrete to look like stone. An elevated hipped roof porch has similar flared-
Alpine Ave. 4th Street 5th Street Balsam Ave.
Item 5C 2725 5th St Memo 01.08.25 Page 3 of 210
roof detail, simple porch supports and railings, with vertical lattice below and is accessed by wooden
steps. The entrance has a divided light door. The door is flanked by vertically proportioned double-hung
windows, which appear to be original. The building is clad in narrow horizontal lap siding, with corner
boards and simple trim detailing.
Figure 3. Top: Southeast corner of house, showing shed roof addition on south elevation, double hung windows,
and wood steps to elevated front porch with simple square supports. Bottom left: View of porch steps and scored
parged-concrete foundation. Bottom right: Northeast corner of house showing narrow lap siding, corner boards
and porch detailing. Bottom images provided by applicant.
Item 5C 2725 5th St Memo 01.08.25 Page 4 of 210
Figure 4. Left: Southwest corner of house showing the side and rear of the house and two roof dormers. Right:
View of shed roof addition on south elevation (front 5th Street), showing a series of square, fixed pane windows
with simple surrounds.
The south elevation of the house includes a double hung window and a shed roof projection with series
of square, fixed pane windows. This portion of the building is clad in the same narrow siding with simple
window trim. There is a small shed roof dormer on this elevation with a pair of single pane wood
windows.
Figure 5. Left: Northeast corner of house from 5th Street showing the hipped roof projection at the rear and
vertically-proportioned windows on the north side. Right: View of north elevation (from 5th Street) with double
hung and small fixed paned windows and a rear hipped roof addition with a divided lite door.
The north elevation includes four window openings: two smaller square windows flanked by vertically
proportioned double hung windows. A portion of the rear, hipped roof projection is visible from the
front of the house and has a divided light door and aluminum storm door.
Item 5C 2725 5th St Memo 01.08.25 Page 5 of 210
Figure 6. View of west (rear, facing alley) elevation showing hipped roof dormer with boarded window opening,
small shed addition with a double-hung window and exposed rafters.
The west (rear) elevation includes a hipped roof dormer with a boarded window opening and a shed
roof projection that has a double hung window and exposed rafters. A second double hung window is
located to the north of the shed roof projection.
Analysis of Integrity
Historic integrity is the ability of a property to convey its historical associations or attributes. The
National Park Service defines seven aspects of integrity to evaluate properties (location, setting, design,
materials, workmanship, feeling, and association). 2
According to County records, the house was constructed in c. 1910. Prior to about 1950, the house was
addressed 2825 5th St. Permits on file with Planning & Development Services Department for exterior
work are limited to re-roofing (1952 and 1979) and repairing front porch steps (1962).
2 U.S. Dept. of the Interior. “National Historic Landmarks Glossary of Terms.” National Park Service. Accessed November 2022. https://www.nps
.gov/subjects/nationalhistoriclandmarks/glossary.htm
Item 5C 2725 5th St Memo 01.08.25 Page 6 of 210
Figure 7. Left: Aerial image from Google Maps (link) showing the existing roof plan of the house. Right: The 1929-
1949 site plan 3 showing the footprint of the house, front porch, and projections at the south and west sides.
Figure 8. Top: Circa. 1949 image showing the southeast corner and façade of the house (facing 5th Street) with
hipped roof and hipped-roof front porch and shed roof projection in south side.4 Left: 1995 image showing the
one-story house showing the hipped roof porch, double hung windows and narrow lap siding.5 Right: Similar
view in June 2024 (Google Streetview link).
3 Attachment B - Boulder County Tax Assessor Card
4 Boulder County. “2725 5th Street Real Estate Appraisal record.” 1929-1949. Carnegie Library for Local History, Boulder. See Attachment B -
Boulder County Tax Assessor Card.
5 Front Range Research Associates. “2725 5th Street historic building inventory record.” June 1995. Call no. 780 5th 2725. Carnegie Library for
Local History, Boulder. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A34587
5th Street
Item 5C 2725 5th St Memo 01.08.25 Page 7 of 210
In general, the building retains a high degree of historic integrity. The building is in its original location.
The original design of the building does not appear to have been modified since c. 1929 (see Figure 7).
The building retains its historic materials, including the narrow lap siding and windows, and scored
parged-concrete foundation. The doors and wood shingle roof have been replaced. The building
demonstrates vernacular workmanship typical of the original construction. The building’s ability to
convey a feeling of its time has not been diminished. The setting of the house on its property with a
lawn and decorative plantings has not changed and the area remains residential. In general, the building
retains its ability to convey its association with its early residents and architecture.
AREA HISTORY
This area is the ancestral homelands and unceded territory of Indigenous Peoples who have traversed,
lived in and stewarded lands in the Boulder Valley since time immemorial. When gold was discovered in
the mountains nearby, 60 original shareholders of Boulder City Town Company violated the 1851 Treaty
of Fort Laramie, also known as the Horse Creek Treaty, and claimed 1,280 acres alongside Boulder Creek
on February 10th, 1859.6 By the summer of 1859, thousands of gold seekers were in the Boulder area,
and many squatted on Indigenous lands, continuing the dramatic expansion of Euro-American
occupation of Indigenous lands that soon exiled Indigenous peoples from the Boulder area.7 In 1871, a
town government was organized under Boulder County regulations and included the original townsite
and additions to the east, south and west.8 William Newland purchased land north of Boulder that same
year. From the area survey: 9
In 1875, [William] Newland experimented with the successful raising of spring wheat, but
discovered that dairy production and truck gardening were more profitable. By 1876, Newland
was growing one of the largest crops of strawberries in the Boulder area, with eleven acres
devoted to that fruit. Newland’s berries were marketed in Denver, as well as in mining camps. In
1876, his fields produced an estimated six thousand quarts of strawberries. Newland also grew
grapes and apples.
Newland began to carve garden lots of small acreages from his farmland to sell to others. … In
1891, the Newland Addition was platted, extending from Alpine to Grape avenues between 2nd
Street and Broadway.
The Newland plat was well irrigated, with both the Farmer’s Ditch and the Silver Lake Ditch flowing
through. With access to irrigation, many of the owners planted orchards and truck gardens, which can
still be seen on the 1938 aerial image (Figure 9).
Around 1901, Boulder added a streetcar line through Newland’s Addition. It ran north from Broadway to
Maxwell, over to 6th Street, to Mapleton Avenue, and onward to 4th Street, with a stop at the Colorado
6 “Staff Land Acknowledgement.” City of Boulder. https://bouldercolorado.gov/projects/staff-land-acknowledgment
7 “Staff Land Acknowledgement.” City of Boulder. https://bouldercolorado.gov/projects/staff-land-acknowledgment
8 By 1882, the town was divided into wards, and the offices of mayor, treasurer, and aldermen were created to manage the now seventeen
additions to the original townsite and the increasing population. By 1900, Boulder’s population had grown to 6,150 with twenty-eight additions
added between 1890 and 1895.
9 Front Range Research Associates. “Boulder Survey of Historic Places: Newland Addition North Boulder.” June 1995. City of Boulder.
Item 5C 2725 5th St Memo 01.08.25 Page 8 of 210
Sanitarium. The line was extended into a loop along 5th Street (see Figure 8) to Fifth Avenue (Evergreen)
to Broadway, and back to Walnut Street.10 The streetcar line had some impact on the development of
the neighborhood as it facilitated travel between workers’ homes and places where they were
employed.
The area didn’t boom in popularity until after World War II when Boulder experienced increased growth
as many ex-servicemen returned for higher educational opportunities and the student population more
than doubled.
In 1953, the city council renamed the numbered avenues in North Boulder to eliminate confusion with
the numbered streets. The avenues were named after trees and shrubs in alphabetical order.
Figure 9. Historic photograph taken in May 1926 with the view facing south on the 2700 block of 5th Street.
Tracks from the street railway are visible in the center of a muddy and unpaved street. The house at 2725 5th
Street is visible on the right, behind trees.11
10 Front Range Research Associates. Ibid.
11 “Boulder street railway: 5th Street between 2nd and 3rd Avenues.” 11 May 1924. Carnegie Library for Local History, Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A30215
Item 5C 2725 5th St Memo 01.08.25 Page 9 of 210
Figure 10. 1938 aerial of the area showing established residential blocks south of Alpine Avenue, and scattered
development north of Alpine Avenue with remaining orchards and farmland visible to the west and east. Subject
property outlined in yellow and street names/features added by staff.12
PROPERTY HISTORY
Boulder County documentation officially lists lots 23-24-25-26 as 2825 5th St. prior to 1926. The address
was updated to 2725 5th St. sometime before 1949 (see Attachment B – Tax Assessor Card).
Land speculators purchased and sold large numbers of lots in Newland’s Addition before houses were
built in the area. Many builders, carpenters, and contractors lived in the area and built houses for
themselves and family members as investment properties. Henry A. Drumm’s map 13 of the city of
Boulder and vicinity from 1915 (Figure 12) shows a part of the Newland plat including lots 23-24-25-26
in Block 37.
12 United States Forest Service. “Aerial Photographs of Colorado. Boulder.” May 8, 1938.
https://cudl.colorado.edu/luna/servlet/detail/UCBOULDERCB1~17~17~33257~102551:BOW-1-19
13 Drumm, Henry A. “Drumm's wall map of the city of Boulder and vicinity.” 1915. Carnegie Library for Local History, Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A76609
Item 5C 2725 5th St Memo 01.08.25 Page 10 of 210
Figure 11. Cropped 1915 map drawn by Henry Drumm in 1915 showing the plats of the Newland Addition between First
(Alpine) Avenue at the bottom and Third (Cedar) Avenue near the top. The street railway line is drawn along 5th Street. Lots
23-24-25-26 at block 37 are highlighted.14
Mollie Dyer, who purchased hundreds of lots throughout the addition, was one of the property
investors. Mollie purchased all of Block 37 from Mary Newland on January 28, 1898.15 Mollie was
married to Warren C. Dyer, who was both a magistrate for Boulder’s court and a local real estate
developer.16 The Dyer family lived on Mapleton Hill. Mollie Dyer sold lots 23-24 to O. B. Shinkle in April,
190217 and lots 25-26 to U. P. Long in December 1906.18
Orrin Benjamin “O. B.” Shinkle; Ada N. Cook Shinkle and William Sherman Shinkle (1902 -
1905)
O. B. Shinkle was listed in the 1910 Federal Census as a house builder and likely purchased the lots
speculatively.19 According to his obituary, he was also a stone mason and flagman for the streetcar.20 His
brother John C. “J. C.” Shinkle, is known as “one of the city’s leading stone masons” and also lived in the
area.21
14 Drumm, Henry A. “Drumm’s wall map of the city of Boulder and vicinity.” 1915. Carnegie Library for Local History, Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A76609
15 Boulder County Record. https://boulder.co.publicsearch.us/doc/181277788
16 Find a Grave. https://www.findagrave.com/memorial/13640637/warren-cram-dyer
17 Boulder County Records. https://boulder.co.publicsearch.us/doc/181753978
18 Boulder County Records. https://boulder.co.publicsearch.us/doc/181715328
19 Thirteenth Census of the United States, 1910 (NARA microfilm publication T624, 1,178 rolls). Records of the Bureau of the Census, Record
Group 29. National Archives, Washington, D.C. https://www.ancestry.com/search/collections/7884/records/1964168
20 Find a Grave. https://www.findagrave.com/memorial/61017088/orrin-benjamin-shinkle
21 Front Range Research Associates. Ibid.
Item 5C 2725 5th St Memo 01.08.25 Page 11 of 210
O. B. Shinkle was born on July 8, 1871 in Iowa. Nora was born Nora Bell Gifford in 1874 in Iowa and
married O. B. on July 6, 1892.22 In 1910, O. B. and Nora (with children Loyd, Leta and Glen) are listed as
living at 2827 4th St., one block northwest.
In September 1902, O. B. transferred the ownership of the lots to his sister-in-law, Ada Shinkle.23 Ada
married O. B.’s brother William on August 29, 1888.24 William and Ada (and children Ava and Marie)
lived at 5th Street and First (Alpine) Avenue by 1903, but it is unclear whether they lived at 2725 5th St.25
Ada was born Ada Cook on June 25, 1872 in Missouri. William was born on June 11, 1866 in Iowa. They
married On August 29, 1888.26 William worked as an engineer and the family moved to California before
1910.
Ulysses Preston Long and Anna (Annie) Louisa Jones Long (1905 - 1914)
Ada and William Shinkle sold lots 23-24 to U. Preston and Anna Long in 1905.27 The Longs then
purchased lots 25-26 from Mollie Dyer in 1906. A house with a hipped roof and front porch appears on
the bird’s-eye view map from 1909 28 (Figure 12) and a building is shown spanning lot 25-26 in 1915
(Figure 11) so it is likely that the Long family built the house. However, they don’t appear to have lived
there.
Preston was born on April 28, 1866 in Pennsylvania.29 Annie was born Anna Louisa Jones on January 27,
1872 in Baltimore, Maryland.30 They married in 1890. Preston was ordained as a minister in the Seventh
Day Adventist Church in Des Moines, Iowa in 1901. Their daughter, Mrytle, born in 1892 was a nurse
trained at the Boulder-Colorado Sanitarium c. 1911-1913.
In the 1910 Federal Census, the married couple is listed as living in Logan County in northeastern
Colorado where they homesteaded a farm.31 They received a land patent on 160 acres near Sterling in
1913.32
22 Marriage Records. Colorado Marriages. State Archives, Denver, Colorado.
https://www.ancestry.com/search/collections/61366/records/369219
23 Boulder County Records. https://boulder.co.publicsearch.us/doc/181730147
24 Marriage Records. Colorado Marriages. State Archives, Denver, Colorado.
https://www.ancestry.com/search/collections/61366/records/900369224
25 1903 City Directory. https://www.ancestry.com/search/collections/2469/records/748834069
26 Geneanet. https://gw.geneanet.org/abcjeremiahonealts?n=shinkle&oc=&p=william+sherman
27 Boulder County Records. https://boulder.co.publicsearch.us/doc/181722201
28 “Bird's-eye View of Boulder, Colo., 1909.” 1909. Call No. BHS MAP CITY 1909-1. Boulder Historical Society/Museum of Boulder, CO.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A76268
29 Find a Grave. https://www.findagrave.com/memorial/6290686/ulyseus-preston-long
30 Nevada Department of Health; Carson City, Nevada; Nevada Death Records
https://www.ancestry.com/search/collections/60974/records/74322
31 Thirteenth Census of the United States, 1910 (NARA microfilm publication T624, 1,178 rolls). Records of the Bureau of the Census, Record
Group 29. National Archives, Washington, D.C. https://www.ancestry.com/search/collections/7884/records/2153219
32 United States. Bureau of Land Management, General Land Office Records. Automated Records Project; Federal Land Patents, State
Volumes. https://glorecords.blm.gov/details/patent/default.aspx?accession=337182&docClass=SER&sid=fz511nw0.jcd#patentDetailsTabIndex=
0
Item 5C 2725 5th St Memo 01.08.25 Page 12 of 210
Between 1908 and 1910, the Longs engaged in a pattern of purchases, selling the property to J. D.
Cluster and Edgar S. Housel before buying it back. It is likely that the transfer of ownership was Long’s
way of financing the construction of the house.
J. D. Cluster and Edgar S. Housel (1908 - 1910)
Ulysses P. Long sold J. D. Cluster lots 25-26 on November 10, 1908 33 and 23-24 on December 7,
190834 for a total of $1,700. Cluster briefly transferred the deed to Edgar Housel in 1909 for
$10035 (and the Boulder Daily Camera noted that “J. D. Chester [sic] has sold his house at 2825
Fifth street to Ed. Housel.”36) before both Housel and Cluster sold their interests back to Long in
1910 for a total of $1,300.
The Longs also tried to sell the house in 1911, listing it in the newspaper as “A Real Bargain In Newland’s
Addition; good 4-room house, pantry, 3 closets, good cellar, city water in house. Lot 50x140. Located at
2825 Fifth street. Street cars will run right past the door.”37
In 1913, Ralph G. Shinkle (J. C. Shinkle’s son and O. B. Shinkle’s nephew) is listed as living at 2825 5th St.38
The Longs lived in Boulder from about 1915 (when they lived briefly in the house 39) until in 1922 when
they moved to Milton, Oregon. Preston died on Sept. 8, 1927. Annie died in 1952.
33 Boulder County Records. https://boulder.co.publicsearch.us/doc/181712148
34 Boulder County Records. https://boulder.co.publicsearch.us/doc/181732427
35 Boulder County Records. https://boulder.co.publicsearch.us/doc/181701281
36 April 29, 1909. Boulder Daily Camera. https://www.coloradohistoricnewspapers.org/?a=d&d=BDC19090419-01.2.6
37 “For Sale” Oct. 27, 1911. Boulder Daily Camera. https://www.coloradohistoricnewspapers.org/?a=d&d=BDC19111027-01.2.24.5
38 Boulder City Directory. 1913. https://www.ancestry.com/imageviewer/collections/2469/images/15151464
39 April 28, 1915. Boulder Daily Camera. https://www.coloradohistoricnewspapers.org/?a=d&d=BDC19150428-01.2.20&e=-------en-20--1--img-
txIN%7ctxCO%7ctxTA--------0------
Item 5C 2725 5th St Memo 01.08.25 Page 13 of 210
Figure 12. 1909 Bird’s-eye view map of northwest Boulder looking west toward the foothills 40 showing north to
First Avenue (Alpine) and east to about 12th Street (Broadway) and includes a drawing of the house at 2725 5th
St. (indicated). The inset map shows the northwest corner of 5th Street and First (Alpine) Avenue.
Ida May Perry Campbell (1914 - 1926)
Ulysses and Anna Long sold lots 23-24-25-26 of Block 37 to Ida Campbell in 1914 41 but appear to have
rented the house from Ida to live there briefly in 1915 before renting houses in other parts of the city.
Ida was born Ida May Perry on March 6, 1861 in Burlington, Iowa.42 She was a teacher before marrying
Scott Carmino Campbell, who was 10 years her senior, in 1886. They moved to Boulder in 1904. Scott
died unexpectedly in 1912 leaving Ada and three adult children. Scott Campbell had been treasurer of
the Boulder Real Estate, Loan and Investment Company from about 1905 and also invested in mines.
Prior to Scott’s death, Ida was involved in civic clubs including the Hypatia Club, the Women’s Club of
Boulder, the Missionary Federation and the Friday Musical Club. After Scott’s death Ida increased her
civic involvement. In 1917 she represented the Women’s Club in the Charter Convention which drafted
the City Charter. She was subsequently elected to the city’s first council serving from 1918 until 1928.
She was president of the Boulder Women’s Club from 1925 until 1927, and instrumental in establishing
the Day Nursery and the City Health Nurse.43
According to her obituary:
In 1933, her work in [international relations] won recognition by the General Federation at its
meeting in 1933 in Richmond, Va. At that time she was awarded first prize for her outstanding
work in organizing groups in the state to study “Building a World Society.” Mrs. Campbell is a
past president of Chapter H, P.E.O of Boulder and also a past president of the State Society. A
40 “Bird’s-eye View of Boulder, Colo., 1909.” 1909. Call No. BHS MAP CITY 1909-1. Boulder Historical Society/Museum of Boulder, CO.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A76268
41 Boulder Couty Records. https://boulder.co.publicsearch.us/doc/181678208
42 Find a Grave. https://www.ancestry.com/search/collections/60525/records/103605649
43 “Mrs. Ida Campbell, Former Boulder Civic Leader, Dies.” April 22, 1952. Boulder Daily Camera.
Item 5C 2725 5th St Memo 01.08.25 Page 14 of 210
scholarship in her honor at Cottey College in Missouri was established years ago by the Colorado
PEO.
Between 1914 and 1926, Ida lived at 522 Pine St., 1511 Twelfth St., and 2136 Sixth St. and owned a
number of properties, including 2725 5th St. During her ownership, she rented the house to a series of
short term residents, including Webb Scarborough (1916; laborer at the Sanitarium Food Company),
Paul T. and Enola Siebers (1918; Paul was a clerk for the Western L&P Company), Neil and Ethel Twyman
and their four children (1920; Neil was an electrician for a mining company); George W. and Lily
Musselman (1921; George was a waiter), Floyd R. and Ruth Cordis (1923-1924; Floyd was a painter),
George D. and Eva F. Shearer (1924; George was a driver and salesman).
Figure 13. Ida Campbell, undated.
George William Musselman (1922 - 1926)
George Musselman acquired lots 23-24 from Ida Campbell in 1922 44 but doesn’t appear to have lived at
the house except for a brief time during 1921. Musselman was a baker at the Sanitarium and caretaker
for the Silver Lake Ditch Company. He transferred the deed to C. N. Young on January 18, 1926 45 when
the church noted that they owned the property and the deed had been signed by Musselman in error.46
44 Boulder County Records. https://boulder.co.publicsearch.us/doc/181648215
45 Boulder County Records. https://boulder.co.publicsearch.us/doc/181423347
46 Boulder County Records. https://boulder.co.publicsearch.us/doc/181422653
Item 5C 2725 5th St Memo 01.08.25 Page 15 of 210
Dr. George Richard Pegg; John Edward and Eva Frances Pegg; Sarah Hephzibah Pegg McGrew
(1926 – 1944)
George Pegg purchased lots 23-24 from C. N. Young 47 and lots 25-26 from Ida Campbell in 1926.48
George was born on October 2, 1842 in Indiana.49 He married Phebe Kearns on Oct. 22, 1866 and they
had three children, William Archibald (born 1867, died 1945), Jane Elizabeth (born 1869, died 1952),
Edward John (John)50 (born 1870, died 1961) and Sarah Hephzibah (born 1872, died 1960).51 George and
Phebe settled in Bird City, Kansas around 1900, where George worked as a physician.
Sarah was born on September 8, 1872.52 Sarah trained as a nurse, graduating from the Boulder-Colorado
Sanitorium in 1899.53 She married Frank William McGrew in 1900 and Sarah worked in her father’s
medical practice in Bird City.54 Between 1901 and 1905, Sarah was widowed and experienced the death
of all three of her infant children: Walter, Glen and Frankie.55 After Phebe died in 1925, George and
Sarah moved to Boulder to live with John and his family at 2725 5th St.
Older brother John married Eva Pease in Boulder on January 8, 1900.56 They had five daughters,
Franzena, Helen, Floris, Georganna, and Nellie. Both John and Eva worked at the Boulder-Colorado
Sanitarium as nurses.
Eva and John E. Pegg sold her all four lots in October 1931.57
According to her obituary, Sarah was a “devout member of the Seventh Day Adventist Church and a
teacher in its bible school throughout most of her residence in Boulder.” She deeded the property to the
Seventh Day Adventist Church in 1944.58
47 Boulder County Records. https://boulder.co.publicsearch.us/doc/181356798
48 Boulder County Records. https://boulder.co.publicsearch.us/doc/181434796
49 Find a Grave. https://www.findagrave.com/memorial/124702689/george-richard-pegg
50 Tenth Census of the United States, 1880. (NARA microfilm publication T9, 1,454 rolls). Records of the Bureau of the Census, Record Group 29.
National Archives, Washington, D.C. https://www.ancestry.com/search/collections/6742/records/47811423
51 Geneanet Community Trees Index. Paris, France: Geneanet. https://www.ancestry.com/search/collections/62476/records/6260215028
52 Find a Grave. https://www.findagrave.com/memorial/124702851/sarah_hephzibah_mcgrew
53 September 24, 1926. Boulder Daily Camera. https://www.coloradohistoricnewspapers.org/?a=d&d=BDC19260924-01.2.43
54 “Sarah Pegg McGrew Dies at the Sanitarium Today.” March 4, 1960. Boulder Daily Camera.
55 Find a Grave. https://www.findagrave.com/memorial/124550603/frank_william_mcgrew
56 Marriage Records. Colorado Marriages. State Archives, Denver, Colorado.
https://www.ancestry.com/search/collections/61366/records/312995
57 Boulder County Records. https://boulder.co.publicsearch.us/doc/181559044
58 Boulder County Records. https://boulder.co.publicsearch.us/doc/181560233
Item 5C 2725 5th St Memo 01.08.25 Page 16 of 210
Figure 14. Sarah McGrew. 59
Figure 15. Left: Franzina Pegg, George’s granddaughter, lived at 2725 5th St. and worked as a stenographer at
the Sanitarium in 1920.60 Middle: Floris Pegg, George’s granddaughter, lived at 2725 5th St. and worked as a
“tray-girl” at the Sanitarium in 1930.61 Right: Helen Pegg, George’s granddaughter, in nurse-trainee uniform.62
59 “Sarah McGrew portrait.” 1904-1930. Call No. BHS 249-12-135. Boulder Historical Society/Museum of Boulder, CO.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A54706
60 “Frazena M. Pegg portrait.” C. 1921. Call No. BHS 249-14-91. Boulder Historical Society/Museum of Boulder, CO.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A58103
61 “Floris R. Pegg portrait.” C. 1926. Call No. BHS 249-14-90. Boulder Historical Society/Museum of Boulder, CO.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A58101
62 “Helen Pegg portrait.” C. 1928. Call No. BHS 249-14-92. Boulder Historical Society/Museum of Boulder, CO.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A58108
Item 5C 2725 5th St Memo 01.08.25 Page 17 of 210
John Welch Worthing and Sarah H. Worthing (1944-1947)
The Seventh Day Adventists transferred lots 23-24-25-26 to married couple John and Sarah Worthing in
September 1944.63
John was born on October 10, 1884.64 Sarah was born Sarah Stiffler in 1889 and married John in 1907.
They moved to Boulder in 1920 and John joined the police force in 1929, rising to rank of Captain in
1939. According to a Daily Camera article:65
Mr. and Mrs. McClintock, who live at 2825 5th street, came to Boulder in 1920 from Winterset,
Iowa where they were married and where their sons, Richard and Jerald, were born. Mr.
Worthing operated a cigar factory here. He is a member of four Masonic bodies—Columbia
Lodge No. 14, Boulder Chapter No. 7, Boulder Council No. 17, and Mt. Sinai Commandery No. 7.
John retired in 1947 “due to the recurrence of an infection which again interrupted his duty. Mr. and
Mrs. Worthing left last weekend for Hot Springs, N.M., where Mr. Worthing will take more of the
medicinal hot baths which have benefitted him in the past.”66
They sold the house in March, 1947 and rented an apartment when they returned to Boulder in
September. Both John and Sarah were killed in a road traffic accident in 1951.
Figure 16. Left: John Worthing, undated.67 Right: 1929 Police Department photograph showing John Worthing
sixth from left. 68
63 Boulder County Records. https://boulder.co.publicsearch.us/doc/181603419
64 Find a Grave. https://www.findagrave.com/memorial/11115165/john-welch-worthing
65 “Capt. John Worthing Retires; Teegarden Named.” Feb. 5, 1947. Boulder Daily Camera.
66 “Capt. John Worthing Retires; Teegarden Named.” Feb. 5, 1947. Boulder Daily Camera.
67 “Double Funeral Planned for Former Officer, Wife, Both Killed in Car Wreck.” Aug 6, 1951. Boulder Daily Camera.
68 “Police Department: Photo 1.” 1929. Call No. 511-4-8. Carnegie Library for Local History, Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A27076
Item 5C 2725 5th St Memo 01.08.25 Page 18 of 210
Glenn W. Childress and Raymond Odell Childress (1947-1948)
Glenn and Raymond Childress purchased the property from John and Sarah Worthing in March 1947 for
$10.69
In 1949, married couple Glenn and Louise Childress lived at 3011 Broadway (Newland House, designated
an individual landmark in 1984).70 Raymond Childress was Glenn’s brother.71 In 1950, he lived in South
Bend, Washington with wife, Benita.72 There’s no indication that either brother lived at 2725 5th St.
Betty Gale Eastman, Rhoda Golden Eastman (1948-1977)
Glenn and Raymond transferred the property to Betty Gale Eastman in 1948 for $10.73 Betty Gale in turn
sold the property to her mother, Rhoda, also for $10.74
Rhoda was born Rhoda Shuler on February 27, 1889 in Wauneta, Kansas.75 She married William G.
Eastman on January 1, 1920 and they had two daughters, Ardith and Betty.76 The couple divorced before
1940. According to her obituary, Rhoda attended Greeley State Teacher’s College and taught primary
school in Colorado, Idaho and Kansa. She lived in Boulder from 1938 until moving to Grand Junction in
1977.77 Rhoda died in 1984.
Betty was born on Oct 10, 1925 in Nebraska. In 1951, both Betty and her mother Rhoda lived at the
house. Betty graduated from the University of Colorado, Boulder in 1952 and moved to Tucumcari, New
Mexico to teach.78 She died Oct. 16, 2014.
Cheryl (Cheri) Lynne Thompson (1977-2024)
Rhoda Eastman sold lots 23-24-25-26 to Bodin Realty Company in 1977.79 Bodin Realty split the property
and sold lots 23-24 (with the house addressed 2725 5th St.) to Cheri Thompson and Shirley P. Reeder in
June 197780 and lots 25-26 (addressed 2735 5th St.) to Steven Wymer in July 1977.81
69 Boulder County Records. https://boulder.co.publicsearch.us/doc/181584999
70 Boulder City Directory. 1949. https://www.ancestry.com/search/collections/2469/records/940443790
71 United States of America, Bureau of the Census. Fifteenth Census of the United States, 1930. Washington, D.C.: National Archives and Records
Administration, 1930. T626, 2,667 rolls. https://www.ancestry.com/search/collections/6224/records/44378270
72 National Archives at Washington, DC; Washington, D.C.; Seventeenth Census of the United States, 1950; Year: 1950; Census Place: South
Bend, Pacific, Washington; Roll: 2699; Page: 11; Enumeration District: 25-6.
https://www.ancestry.com/search/collections/62308/records/65385744
73 Boulder Couty Records. https://boulder.co.publicsearch.us/doc/186013268
74 Boulder County Records. https://boulder.co.publicsearch.us/doc/181899906
75 “Obit: Rhoda Eastman.” August 23, 1984. Boulder Daily Camera.
76 United States of America, Bureau of the Census. Sixteenth Census of the United States, 1940. Washington, D.C.: National Archives and
Records Administration, 1940. T627, 4,643 rolls. https://www.ancestry.com/search/collections/2442/records/40645305
77 “Obit: Rhoda Eastman.” August 23, 1984. Boulder Daily Camera.
78 Boulder City Directory. 1951. https://www.ancestry.com/search/collections/2469/records/779547734
79 Boulder County Records. https://boulder.co.publicsearch.us/doc/182714502
80 Boulder County Records. https://boulder.co.publicsearch.us/doc/182742839
81 Boulder County Records. https://boulder.co.publicsearch.us/doc/182774856
Item 5C 2725 5th St Memo 01.08.25 Page 19 of 210
PURPOSE AND CRITERIA FOR THE BOARD’S DECISION
Buildings proposed for demolition (as defined in Section 9-16-1, B.R.C. 1981) that are not located in a
historic district or designated as a landmark but are older than 50 years old are reviewed pursuant to
Section 9-11-23, B.R.C. 1981, using criteria defined by Section 9-11-1, Purpose and Legislative Intent,
and Section 9-11-2, City Council May Designate or Amend Landmarks and Historic Districts. The
Significance Criteria for Individual Landmarks (link) was adopted by the Landmarks Board on Sept. 17,
1975.
STAFF ANALYSIS
CRITERION 1: INDIVIDUAL LANDMARK ELIGIBILITY
The following is a result of staff’s research of the property relative to the Significance Criteria for
Individual Landmarks (link).
HISTORIC SIGNIFICANCE:
Summary: While the building located at 2725 5th St. dates from c. 1910 and has been associated with
many people closely connected to the Boulder-Colorado Sanitarium and nursing practice, staff does not
consider the property to possess a high degree of historic significance. The property itself was not a site
of a historic event that had an effect upon society, nor does the building show character, interest or
values as part of the development of the community, nor does it exemplify the cultural, political,
economic or social heritage of the community:
1. Date of Construction: C. 1910
Elaboration: County Records list the building are having been constructed in 1910. The building was
likely built earlier (Marden maps82 list the building as constructed in 1900), but no particular date
can be verified.
2. Association with Persons or Events: None Observed
Elaboration: The Pegg and McGrew families lived in the house from 1926 until 1944. Sarah McGrew
was an early graduate of the Boulder-Colorado Sanitarium nurse’s training program and other family
members were associated with the Sanitarium. Rhoda and Betty Gale Eastman, both teachers,
owned and lived in the house from 1948 until 1977. Recent owner Cheri Thompson lived in the
house from 1977 until 2024. None of the past residents appear to meet the criteria as historically
significant individuals.
2. Distinction in the Development of the Community: Vernacular construction associated with
development of street railway and Boulder-Colorado Sanitarium.
Elaboration: Throughout the early 20th Century, this area of Boulder was primarily agricultural. This
was one of the earliest houses constructed on 5th Street along the streetcar line until the area
became primarily residential during the building boom after the Second World War.
3. Recognition by Authorities: Front Range Research Associates, Inc.
82 “Marden Maps for the City of Boulder.” 1952. Call No. MAP CITY 1952-1. Carnegie Library for Local History, Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A75914
Item 5C 2725 5th St Memo 01.08.25 Page 20 of 210
Elaboration: The 2725 5th St. historic building inventory record (link) from 1995 notes that the
“house is a well preserved representative of vernacular frame construction in Boulder, as reflected
in the lack of architectural details which would distinguish a particular style. The house is notable for
its narrow lap siding.”
ARCHITECTURAL SIGNIFICANCE:
Summary: The building located at 2725 5th St. represents vernacular residential construction of its time,
reflected in the lack of architectural details which would distinguish a particular style, but is not a
significant example of an architectural style of the past and does not have architectural significance.
1. Recognized Period or Style: Vernacular frame
2. Architect or Builder of Prominence: None found
3. Artistic Merit: None observed
4. Example of the Uncommon: The narrow lap siding, flared hipped roof, and scored parged-concrete
on the foundation are somewhat unusual.
5. Indigenous Qualities: None observed
ENVIRONMENTAL SIGNIFICANCE:
Summary: The building located at 2725 5th St. does not have environmental significance. The building
does not represent a unique natural or man-made environment and the property is not located within
the boundaries of a potential historic district.
1. Site Characteristics: Residential Neighborhood with deep setbacks.
2. Compatibility with Site: The house retains its historic character, set back on the property, raised
above the street level due to the grade.
3. Geographic Importance: The property is prominently visible within the neighborhood due to the
natural grade and comparatively shallow set back on the lot.
4. Environmental Appropriateness: None observed
5. Area Integrity: Not located within a potential Historic District. The character of the area is
somewhat intact but has been diminished over time.
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE NEIGHBORHOOD
This was one of the earliest houses constructed on 5th Street along the streetcar line until the area
became primarily residential during the building boom after the Second World War. The area today has
been somewhat diminished over time and comprises buildings predominantly constructed between
1950 and 1970 with a handful of modern buildings and equal number of pre-1929 buildings. With the
exception of the subject property, the buildings generally maintain deep setbacks. The naturally steep
grade, with the lots falling steeply from the high point at the west, has helped maintain the character of
the area.
Item 5C 2725 5th St Memo 01.08.25 Page 21 of 210
Figure 17. Left: Looking southwest along 5th Street with the subject property at the center of the image showing
the natural grade and house set relatively close to 5th Street. Right: Looking north along 5th Street.
CRITERION 3: CONDITION OF THE BUILDING
The owner has submitted information on the condition of the building. See attachment A – Application
Materials.
• According to Alpine Building Performance, a lead evaluation firm, the exterior of the building
currently is painted with lead paint that requires remediation.
• According to Ninja Roofs, the roof requires replacement including decking, ventilation systems,
and gutters.
• A portion of the rear dormer wall and window is missing and there is drywall damage on the
interior.
• Information from Lopez Smolens Associates, consulting structural engineers, reads:
o “The roof framing [should] be reinforced with new rafters and beams.
o The rubble foundation would need to be replaced with a proper concrete foundation
extending to the proper frost depth
o Soil cuts would need to be retained with properly designed retaining walls.
• According to the Alpine Building Performance home inspection report, the following exterior
areas require moderate repairs:
o Flatwork (patios)
o Siding, trim, fascia and soffit
o Windows
o Front porch
o Site grading
Item 5C 2725 5th St Memo 01.08.25 Page 22 of 210
Figure 18. Left: South elevation of building showing condition of siding and wood windows. Right: Boarded rear
dormer. Staff photographs.
CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR:
The owner has provided information regarding the projected cost of restoration or repair, see
attachment A – Application Materials. The projected costs included in the application materials total
$33,000 to $54,000, which includes:
• Remediation of lead paint - $6,700
• Roof replacement - $15,000 to $36,080
• Rear dormer repair and window replacement - $3,275
• Upgrade to electrical systems $8,053
The projected cost of restoration or repair submitted does not include costs associated with structural
repairs or rehabilitation/repair of exterior flatwork (patios); siding, trim, fascia and soffit; windows; front
porch; and site grading.
RECOMMENDED MOTION
Issue Historic Preservation Approval
If the Landmarks Board finds the building not eligible for individual landmark designation based upon its
historic, architectural, and environmental significance, staff recommends the following motion
language:
I move the Landmarks Board approve the application to demolish the building at 2725 5th St., finding
that the building does not have significance under the criteria set forth in section 9-11-23(f), B.R.C. 1981.
ALTERNATE MOTION
Issue a Stay-of-Demolition
If the Landmarks Board finds the building may be eligible for individual landmark designation based
upon its historic, architectural, and environmental significance, staff recommends the following motion
language:
Item 5C 2725 5th St Memo 01.08.25 Page 23 of 210
I move that the Landmarks Board issue a stay-of-demolition for the building located at 2725 5th St. for a
period not to exceed 180 days from the day the application was accepted by the city manager in order to
explore alternatives to demolishing the buildings.
A 180-day stay period would expire on May 22, 2025 (180 days from Nov. 23, 2024, when the Landmarks
Board review fee was paid).
FINDINGS
Staff recommends that the Landmarks Board adopt the following findings:
Approval of the demolition application for the building at 2725 5th St. is appropriate based on the
criteria set forth in Section 9-11-23(f), B.R.C. 1981 in that:
1. The building is not eligible for designation as an individual landmark consistent with the
purposes and standards in sections 9-11-1, "Legislative Intent," and 9-11-2, "City Council May
Designate or Amend Landmarks and Historic Districts," B.R.C. 1981. The property does not
possess a high degree of historic significance as the property itself was not a site of a historic
event that had an effect upon society, nor does the building show character, interest or values
as part of the development of the community, nor does it exemplify the cultural, political,
economic or social heritage of the community. Additionally, the building is not a significant
example of an architectural style of the past and does not have architectural significance and does not
represent a unique natural or man-made environment and the property is not located within
the boundaries of a potential historic district.
2. The historic character of the neighborhood has been diminished over time and the loss of this
building would not constitute a significant impact on Boulder’s historic resources;
ATTACHMENTS
A: Application Materials
B: Boulder County Tax Assessor Card
Item 5C 2725 5th St Memo 01.08.25 Page 24 of 210
A.City of BoulderW Planning & Development Services =HIS=-------■
Historic Preservation Demolition Review Application
►REQUIRED MATERIALS FOR ALL APPLICATIONS
�Signed application
�Site Plan (please show the footprint of the building(s}, streets and alleys}. Provide as PDF.
�Current photographs of each side of the building, including the view from the street Provide as PDF.
NIA Oside by side elevations of existing/proposed changes -Partial demolitions only. Provide as PDF.
►TO SUBMIT YOUR HISTORIC PRESERVATION DEMOLITION APPLICATION
•Email application to PDSskipatrip@bouldercolorado.gov. Put Historic Preservation in the subject line.
•Review fee will be invoiced to email address listed below. Log into Customer Self Service Portal (CSS} to pay.
•Questions? Reference the Demo Review FAQs or contact 303-441-1994 or historic@bouldercolorado.gov
•Si necesita ayuda para traducir esta informaci6n al espafiol, llame al 303-441-1905. •
►APPLICANT CONTACT INFORMATION
Name
Fanas Architecture
Address
2930 Broadway #106
►OWNER CONTACT INFORMATION
Name
Phone#
303-444-5380
City
Boulder
Email Address
Elizabeth@fanas.us
State co
0 SAME AS APPLICANT
Phone# Email Address
Zip
Twisted Properties 303-817-6670 derekclapp31@gmail.com
Address
1035 Pearl St #101 b
80304
Signature of Owner or Authorized Agent��
►PROJECT INFORMATION
Date: 10/7/2024
Project Address:
2725 5th St. Boulder, CO 80304
Number of Buildings
proposed for demolition: I 1
Building Type and Date of Construction -Review is required
for buildings over SO years old ( check all that apply)
Scope of Work-Review is required when one or more of the following is proposed (check all that apply):
� Pre-1940 primary building (estimated date of
construction: _____ __, D Post-1940 primary building (estimated date of
construction: _____ � D Accessory building(s) over SO years old (estimated
date of construction: ______ �
B Full Demolition D On-Site Relocation D Off-Site Relocation D Removal of more than SO% of the roof D Removal of more than 50% of the exterior walls D Removal of any portion of a street-facing wall D Replacement of siding on a street-facing wall D Construction in front of a street-facing wall
Updated November 2022 Planning & Development Services I 1100 Arapahoe Ave.
P.O. Box 791 Boulder, CO 80306 303-441-1880
boulderplandevelop.net Page 1 of1
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 25 of 210
B o u l d e r D u r a n g o
B : 3 0 3 . 4 4 4 . 5 3 8 0 D : 9 7 0 . 3 8 5 . 5 3 8 0 i n f o @ f a n a s a r c h i t e c t u r e. c o m w w w. f a na s a r c h i t e c t u r e. c o m
Planning & Development Services October 7, 2024
1100 Arapahoe Ave. P.O. Box 791
Boulder, CO 80306 303-441-1880
Historic Preservation Demolition Application
Exterior Photographs
2725 5th Street
Boulder, CO 80304
East Elevation
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 26 of 210
B o u l d e r D u r a n g o
B : 3 0 3 . 4 4 4 . 5 3 8 0 D : 9 7 0 . 3 8 5 . 5 3 8 0 i n f o @ f a n a s a r c h i t e c t u r e. c o m w w w. f a na s a r c h i t e c t u r e. c o m
South Side View
Taken from the southwest corner of the
property.
West Elevation
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 27 of 210
2725 5th St.
NOT TO SCALE
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 28 of 210
5th StAlley
NOT TO SCALE*Hatched area indicates footprint of
residence proposed to be deconstructed.
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 29 of 210
12/4/2024
Dear Landmark Review Board:
My name is Chris Heuston (Thompson) and I am writing to urge you to NOT landmark this
home. My mother Cheryl Lynne Thompson died on March 21st, 2024 in that home after living
there for 50 years. I am managing her estate on behalf of my brother and I. Our intent is to sell
this home to be able to close her estate.
My mother was a teenage mother with 2 children, she was born in Wyoming in 1946, moved to
Denver with her family and was raised by 2 alcoholic parents. She attempted college, but
became pregnant- she left college to work in the restaurant industry. We lived in Aspen, CO in
the winter in subsidized housing, and Nantucket, MA in the summers in the basements and
rooms of her friends. When I was 10 years old, she moved to Boulder to stabilize our living and
schooling situation. We lived at 1943 Pine Street and attended Whittier Elementary School. At
10 years of age, I cared for my brother and myself each night while my mom worked at Potters
Restaurant and Berardi's Restaurant in Boulder. When she saved enough money for a down
deposit and could qualify for a loan, she purchased 2725 5th Street- I believe it was in 1974 and
due to Credit Laws, she had to have her alcoholic father co-sign the loan since women could not
get home loans on their own. We moved into a house with no central air, and no wall electricity,
only hanging lightbulbs- we hooked up extension cords to the main electrical line coming into
the house and heated the house with a wood burning stove. Later, she received a grant to
update the electrical and heating to the home. She cherished this home. She worked hard at
the Boulder Cork and Peppercorn to pay her mortgage and raise us and we attended Mapleton
Elementary and Casey Middle School and Boulder High School. Unfortunately, she had no
funds to make any updates over the years leaving her to wear her down jacket in the house in
the winter and use a hair dryer to keep the pipes from freezing. We never had a shower, only a
bathtub, the dishwasher had to be hooked up to the sink each night, and my brother lived in the
attic. She took out a 2nd mortgage on the house to pay for my brother and I to attend college.
We both graduated and are the first generation in our family to do so. My mom was diagnosed
with stage IV bladder cancer in Feb 2024 and died less than one month later in her home with
my brother and I caring for her. All she wanted was to pass this house and it’s value to use for
our kids for college and support our families' generational wealth.
The process of the Landmark Review Council has been deeply frustrating. We had an original
interested buyer who stated they were meeting with the City to discuss the demolition..we were
not notified of the meeting day/time and was later told that the developer who submitted the
permit signed as our representative- despite no documentation from me allowing that to occur
and no checking of deeds or records on the ownership of the home.
As you can see from the reports provided, this home has many structural, electrical, roofing, etc
costs to make it liveable. The value of this home is the location and without the ability to
renovate or demolish, this home’s value is drastically limited. In fact, another interested buyer
contacted your office and was informed the demolition permit was denied and then went on to
offer us $300,000 dollars lower than asking price. This is concerning that your office can share
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 30 of 210
this information that affects our ability to conduct business with interested buyesr. My mother left
very little cash funds and I have had to pay the mortgage, utilities, taxes, insurance, legal fees,
accountant fees out of my own pocket. It took me over a month to find funds to pay for this
review as you do not offer any hardship cases to have fees waived.
In addition, I lost my home in the Marshall fire and have been rebuilding our home with the
limited funds from the insurance company.
Per the City Statue:
The criteria for the board’s review is found in Sec. 9-11-23(f), B.R.C. 1981:
Landmarks Board Criteria for Review
1. The eligibility of the building for designation as an individual landmark
consistent with the purposes and standards in sections 9-11-1, "Legislative
Intent," and 9-11-2, "City Council May Designate or Amend Landmarks and
Historic Districts," B.R.C. 1981;
2. The relationship of the building to the character of the neighborhood as
an established and definable area;
3. The reasonable condition of the building; and
4. The reasonable projected cost of restoration or repair.
I’d like to comment on these factors and what is missing in this assessment…
1. Landmark Eligibility: This home is not located in a historical district and in fact there are
no homes within blocks that are landmarked. My mom was also instructed by the city
about 4 years ago to demolish the coal shed that was in her backyard, stating it was not
built to code. This shed did not impede any right of way and was solely on her property,
so my brother and husband demolished it as my mom could not afford a contractor to do
the work. If this house was so important to warrant landmarking, why is the only work
that has been done on it required by the city to demolish a historical part of the property?
In the LBC- the Council stated …
“The LDRC determined that there is probable cause to believe the building may be
potentially eligible for landmark designation, in that:
• The property has potential historic significance. The 1995 Historic Building
Inventory Form states “This house is a well preserved representation of vernacular frame
construction in Boulder, as reflected in the lack of architectural details which would
distinguish a particular style. The house is notable for its narrow lap siding.” Additional
research merited on the individuals associated with the property and pattern of
development within the Newlands neighborhood.
• Building has potential architectural significance as it is largely intact to its original
construction and represents the architectural character of the period.
• The property is not located in a potential historic district.”
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 31 of 210
I am greatly concerned that one of the reasons for potential landmarking is “largely intact
to it’s original construction”. My mom lived in a home that was not structural or
electrically sound, she lacked proper heating, and raised her children in a home with
lead based paint, because she COULD NOT AFFORD to make any updates. So, this
statement tells me that all poor people in Boulder who live in old houses may be subject
to being landmarked because they can’t afford to make changes.
2.The relationship of the building to the character of the neighborhood as an established
and definable area
-This is NOT a historical district
-There are no landmarked homes anywhere near her home
- The homes on both sides of her have been demolished and totally rebuilt.
3. The reasonable condition of the building- you can see from the provided reports that the
building is not in reasonable condition and is not livable in it’s current state.
4. The reasonable projected cost of restoration or repair- I have provided some estimates
of costs- this process is a huge burden to obtain at this point.
Lastly, I understand the historical significance of Boulder, in fact, I am sure I have lived
longer in Boulder County than anyone on the Landmark Review Board. My husband’s
grandfather was the Mayor of Boulder and started the Boulder Medical Center. But, this
process has deep personal concerns, both financially and personally..this house was
owned by my mother, she paid taxes on it’s value of over 1 million dollars for over 50
years, and one board can come decide the fate of a families generational wealth for
historical significance seems to be an overreach of governmental powers. I feel the
council should also take personal statements into consideration on the landmark
process.
Thank you for your consideration-
Chris Heuston (Thompson)
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 32 of 210
2725 5th St Megan Reznicek & Patrick McHeyser
Alpine Building Performance Page 1 of 31
ALPINE BUILDING PERFORMANCE
(720) 612-1469
admin@alpinebuildingperformance.com
https://www.alpinebuildingperformance.com
LEAD-BASED PAINT INSPECTION REPORT
2725 5th St
Boulder, CO 80304
Megan Reznicek & Patrick McHeyser
11/15/2024
Inspector
Michelle Murray
Environmental Consulting Manager - NRSBCerti ed Radon Measurement Technician,
IAC2 Mold Certi ed, Lead Based PaintInspector, Asbestos Building Inspector
916-642-2142
testing@alpinebuildingperformance.com
Agent
Craig David
West + Main Homes
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TABLE OF CONTENTS
1: Lead-Based Paint Inspection Information
2: Cover Letter
3: Executive Summary
4: Overview of Lead Based Paint
5: Methods
6: Lead Based Paint Inspection Details & Results
7: Conclusion
8: Disclaimer & Limitations
9: Appendices
4
5
6
7
8
9
17
18
19
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This report is prepared for Megan Reznicek & Patrick McHeyser
Alpine Building Performance, LLC was contracted by Megan Reznicek & Patrick
McHeyser to conduct a lead-based paint inspection of the residential structure
located at 2725 5th St, Boulder, CO 80304.
The property was inspected by: Michelle Gil - Lead-Based Paint Inspector #29231
Employed by Alpine Building Performance, Lead Evaluation Firm #29435
The inspection was conducted in accordance with applicable Environmental
Protection Agency (EPA), Occupational Safety and Health Administration (OSHA),
and Colorado Department of Public Health and Environment (CDPHE) regulations.
The purpose of this report is to present the ndings of the lead-based paint
inspection conducted on 11/15/2024.
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Inspection Date
2024-11-15
Inspection Start Time
10 AM
Inspection End Date
2024-11-15
Inspection End Time
12:45 PM
Date of Construction
1910
Protocol
HUD 1997 Inspection
XRF
Sciaps X-550 Pb, Serial Number
01559
Customer Disclaimer - Please Review
A copy of this summary must be provided to new tenants and purchasers of this property under federal law (24 CFR
part 35 and 40 CFR part 745) before they become obligated under a lease or sales contract. The complete report
must also be provided to new purchasers and made available to new tenants. Landlords and sellers are also
required to distribute an educational pamphlet and include standard warning language in their leases or sales
contracts to ensure that parents have the information they need to protect their children from lead based paint
hazards.
This federal disclosure agreement is not required if the house is determined lead free.
1: LEAD-BASED PAINT INSPECTION INFORMATION
Information
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Cover Letter: Information
Dear Megan and Patrick,
Please nd the lead inspection report for the home located at 2725 5th St, Boulder, CO 80304 enclosed.
The lead based paint survey was conducted on November 15, 2024 by Michelle Gil, a state licensed lead based paintinspector.
Michelle Gil performed an XRF analysis consistent with Colorado Regulation No. 19 and Housing and UrbanDevelopment (HUD) Guidelines Chapter 7.
Michelle Gil used a Sciaps X-550 serial no. 01559 to sample paint for lead based paint at the property.
Michelle Gil has determined that there is intact and deteriorated lead based paint present at the property, therefore
lead reduction actions will be recommended. If you have any questions regarding the following report, please contactthe inspector at (916) 642- 2142 or testing@alpinebuildingperformance.com.
Sincerely,
Michelle Gil
Alpine Building Performance, LLC
2: COVER LETTER
Information
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Information
Michelle Gil was authorized by Megan Reznicek and Patrick Mcheyser to perform a lead based paint inspection at 27255th St. Michelle Gil tested all painted and nished surfaces in order to comply with HUD Guidelines, and all federal,
state, and local regulations.
Michelle Gil’s scope of services included XRF testing and a visual inspection of the presence and condition of lead basedpaint surfaces. The XRF measured lead in both deteriorated and intact paint surfaces when applicable. The XRF was
used to analyze all necessary components of the room equivalents at this property. The data collected with the XRF
can be found in the appendices.
Using the XRF, Michelle Gil tested a total of 212 surfaces with 2 calibrations occurring before and after analysis. At thetime of inspection, 53 components were identi ed to contain lead at or above the regulatory level of 1.0 mg/cm2. This
report represents all eld data, observations, and ndings related to the lead inspection performed in the abovereferenced property. The results, assessments and ndings stated in this report are representative of the conditions
observed in the property at the time of inspection.
Lead inspections determine the presence of lead in paint and other possible lead-based and contaminated areas. This
inspection measures lead in both deteriorated and intact paint surfaces.The procedure involved taking readings fromrepresentative surfaces throughout the testing area or room. The most common primary analytical method for
detecting lead in paint is X-Ray Fluorescence (XRF). The XRF instrument is used because of its demonstrated abilities toaccurately determine the amount of lead that is present without disturbing the painted surfaces as well as its high
speed and relatively low cost per sample.
3: EXECUTIVE SUMMARY
Information
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Lead Based Paint Information
Lead-based paint is a type of paint that contains lead as a pigment. It was commonly used in the past for its durability,
color stability, and water resistance. Lead-based paints were widely utilized in residential, commercial, and industrialsettings, with their popularity peaking in the early to mid-20th century. In 1978, the federal government banned
consumer uses of lead-based paint. Lead based paint and its disruption is now regulated by the EnvironmentalProtection Agency (EPA), Housing and Urban Development (HUD), Occupational Safety and Health Administration
(OSHA), and the Colorado Department of Public Health and Environment (CDPHE).
Reasons for Common Use:
Durability and Longevity:
Lead-based paint is highly durable and resistant to wear, making it an attractive option for various applications,
including on exterior surfaces and woodwork.
Color Stability:
Lead-based pigments provide vibrant and long-lasting colors, making them desirable for decorative purposes in
homes and buildings.
Water Resistance:
Lead-based paints are resistant to moisture, which made them suitable for use in kitchens, bathrooms, and otherareas prone to humidity.
Drying Time:
Lead-based paints have a relatively fast drying time, allowing for e cient application in construction andmanufacturing processes.
Corrosion Resistance:
Lead-based paints were often used on metal surfaces for their corrosion-resistant properties, providing protection
against rust and decay.
However, despite these advantages, the use of lead-based paint has been linked to serious health risks, especially forchildren and pregnant women. Lead poisoning can occur when lead-based paint deteriorates, creating lead dust orchips that can be ingested or inhaled.
Health Risks:
Children exposed to lead can su er from neurological damage, leading to learning disabilities, lower IQ, andbehavioral problems.
Lead exposure during pregnancy can cause developmental issues in the fetus, leading to premature birth, low
birth weight, and other complications.
Long-term exposure to lead, even at low levels, can contribute to behavioral and cognitive problems in both
children and adults.
Lead can accumulate in the body over time, a ecting various organs such as the kidneys, liver, and nervoussystem.
4: OVERVIEW OF LEAD BASED PAINT
Information
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Information
The calibration of the Sciaps X-550 Pb (XRF) is done in accordance with the Performance Characteristic Sheet (PCS) for
this instrument. These XRF instruments are calibrated using a calibration standard block of known lead content. Threecalibration readings are taken before and after each property is tested to insure manufacturer's standards are met. If
the inspection is longer than 4 hours, a set of 3 calibration readings must be taken before the 4 hours expires, and thenan additional three calibration readings taken at the end of the inspection.
If for any reason the instruments are not maintaining a consistent calibration reading within the manufacturer'sstandards for performance on the calibration block supplied by the manufacturer, manufacturer's recommendations
are used to bring the instrument into calibration. If the instrument cannot be brought back into calibration, it is takeno the site and sent back to the manufacturer for repair and/or re-calibration.
The inspection methods are in accordance with HUD guidelines. The following steps were followed:
1. The inspector created or obtained a oor plan of the property.
2. With the oor plan, the inspector labeled each side as A, B, C, or D in a clockwise fashion. The A side alwaysrepresents the face/front side of the property facing the street.
3. The inspector listed all testing combinations, including those that were painted, stained, shellacked, varnished,
coated, or wallpapered.
4. The inspector selected testing combinations.
5. The inspector performed an XRF analysis of the testing combinations by room equivalent. Each room is executed ina clockwise fashion unless accommodations are asked for.
6. The XRF results were classi ed.
7. The inspector's ndings were documented in a plain language summary and complete report.
Key terms and de nitions relevant to the inspection and results can be found in the appendix.
5: METHODS
Information
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Building Type
Single-Family Detached
Areas Inspected
The entire home was inspected-
both interiors and exteriors
analyzed.
Findings
Michelle Gil tested a total of 212 surfaces via XRF analysis with 2 calibrations. 53 components were found to containlead at levels equal to or above the regulatory level of 1.0 mg/cm2.
Interior Components
All components were analyzed on November 15, 2024. Photographs of the described areas can be found below.
Exterior Components
All components were analyzed on November 15, 2024. Photographs of the described areas can be found below.
6: LEAD BASED PAINT INSPECTION DETAILS & RESULTS
Information
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Information & documentation
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6.1.1 Information and Documentation
LEAD POSITIVE AREAS- INTERIOR
DINING ROOM WINDOW
COMPONENTS
PANTRY DOOR FRAME SUN ROOM DOOR
SUN ROOM WINDOW COMPONENTS SUN/DINING ROOM DOOR FRAME BEDROOM 2 DOOR FRAME AND DOOR
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BEDROOM 2/DINING ROOM DOORFRAME AND DOOR BEDROOM 2/DINING ROOM DOORFRAME AND DOOR BEDROOM 2 WINDOW COMPONENTS
BEDROOM 2 BASEBOARDS
FULL BATH DOOR FRAME AND DOOR FULL BATH UTILITY PIPE
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FULL BATH DOOR FRAME AND DOORAND ALL BASEBOARDS
FULL BATH WINDOW COMPONENTS
FULL BATH CERAMIC SINK
FULL BATH CLAWFOOT TUB LAUNDRY ROOM DOOR LAUNDRY ROOM ORIGINAL EXTERIOR
WALL
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STAIR WELL DOOR FRAME
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6.1.2 Information and Documentation
LEAD POSITIVE AREAS- EXTERIOR
SIDING, WINDOW FRAMES, PORCHBALUSTER, PILLAR, CEILING, AND
SOFFIT
DOOR FRAME SIDING AND WINDOW FRAMES CONT.
SIDING AND WINDOW FRAMES SIDING, WINDOW FRAMES, SOFFIT,CRAWLSPACE HATCH
SIDING
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SIDING, WINDOW FRAMES
SIDING, DOOR FRAME
SIDING, WINDOW FRAMES, SOFFIT
ROOF COMPONENTS NOT INSPECTED,
BUT ASSUMED TO CONTAIN LEAD
SIDING, WINDOW FRAMES, DOOR
FRAME, SOFFIT
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Conclusion
The calibration of the XRF-550 XRF is done in accordance with the Performance Characteristic Sheet (PCS) for thisinstrument. These XRF instruments are calibrated using a calibration standard block of known lead content. Three
calibration readings are taken before and after each inspection to ensure manufacturer's standards are met.
It's noteworthy that some painted surfaces may contain lead levels below 1.0 mg/cm2, posing lead dust or lead-contaminated soil hazards if disturbed by abrasion, scraping, or sanding.
For future renovations of the areas containing lead in the home, it is recommended that the client obtain a Lead SafeContractor. For more information, please visit the EPA website: https://www.epa.gov/lead/renovation-
repairandpainting-program-contractors.
The client may also opt to consult with a lead abatement rm to get the a ected areas remediated. If the client doesnot wish to take any lead reduction actions at this time, it is highly recommended that the occupants monitor the lead
containing areas regularly to take note of any chipping, deterioration, or dust.
When examining this report, it's crucial to refer to Chapter 7 HUD guidelines. These guidelines stipulate that if one
testing combination (such as a window or door) tests positive for lead in an interior or exterior room equivalent, theassumption is that all similar testing combinations in those areas are also positive. Additionally, inaccessible areas are
assumed positive, despite not being physically tested.
All suggestions, discoveries, and conclusions outlined in this report are rooted in the circumstances and facts observedduring the inspection and report preparation period.
7: CONCLUSION
Information
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Information
This is our report of a visual survey, and X-Ray Fluorescence (XRF) analysis of the readily accessible areas of this
building and tested components. The presence or absence of lead-based paint or lead-based paint hazards appliesonly to the tested or assessed surfaces on the date of the eld visit and it should be understood that conditions noted
within this report were accurate at the time of the inspection and in no way re ect the conditions at the property afterthe date of the inspection. Ongoing monitoring by the owner is usually necessary. No other environmental concerns
were addressed during this inspection.
8: DISCLAIMER & LIMITATIONS
Information
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Documentation: Appendices List
Key Terms and De nitions
Field Sketch of Property
Raw XRF Data
XRF Performance Characteristic Sheet (PCS)
State of Colorado Certi cations
9: APPENDICES
Information
Information & documentation
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9.1.1 Documentation
KEY TERMS AND DEFINITIONS
Lead Based Paint Inspection: A Surface by surface investigation to determine the presence of lead based
paint and the provision of a report explaining the results of the investigation.
Room equivalent: An identi able part of a residence, such as a room, house exterior, a foyer, staircase,
hallway, or an exterior area.
Substrate: The material underneath the paint. Many substrates exist, but the HUD Guidelines recommend
classifying substrates into one of six types- Brick, Concrete, Drywall, Metal, Plaster, and Wood.
Testing Combination: unique combination of room equivalent, building component type, and substrate.
Test Location: A speci c area on a testing combination where a an XRF reading will be taken.
X-ray Fluorescence Analyzer (XRF): An instrument that determines the lead concentration in milligrams
per square centimeter (mg/cm2) using the principle of x-ray uorescence. For this inspection, the term
XRF analyzer refers to portable instruments manufactured to analyze paint that have a HUD performance
characteristic sheet, and are interpreted in accordance with the performance characteristic sheet.
Performance Characteristic Sheet: A supplemental document developed for each model of portable XRF
by EPA and HUD. It provides information on the operating parameters of each XRF instrument. The PCS
speci es an inconclusive range, calibration check tolerances, and other instrument speci c information.
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9.1.2 Documentation
PROPERTY FIELD SKETCH 1
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9.1.3 Documentation
PROPERTY FIELD SKETCH 2
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9.1.4 Documentation
RAW XRF DATA 1
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9.1.5 Documentation
RAW XRF DATA 2
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9.1.6 Documentation
RAW XRF DATA 3
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9.1.7 Documentation
RAW XRF DATA 4
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9.1.8 Documentation
RAW XRF DATA 5
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9.1.9 Documentation
SCIAPS X-550 PB PCS 1
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9.1.10 Documentation
SCIAPS X-550 PB PCS 2
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9.1.11 Documentation
SCIAPS X-550 PB PCS 3
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9.1.12 Documentation
CDPHE LEAD CERTIFICATION #29231
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9.1.13 Documentation
CDPHE LEAD EVALUATION FIRM #29435
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Page 1 of 7
ALPINE BUILDING PERFORMANCE, LLC
6145 BROADWAY SUITE 9
DENVER, CO 80216
Certificate of Mold Analysis
Prepared for: ALPINE BUILDING PERFORMANCE, LLC
Phone Number: (720) 612-1469
Fax Number:
Project Name:
Test Location: 2725 5TH ST
BOULDER, CO 80304
Report Number: 1795392
Received Date: November 18, 2024
Report Date: November 18, 2024
______________________________________________________
Diana Sauri, Laboratory Director or other approved signatory
_________________________________________________________________________________
Currently there are no Federal regulations for evaluating potential health effects of fungal contamination
and remediation. This information is subject to change as more information regarding fungal contaminants
becomes available. For more information visit http://www.epa.gov/mold or
www.nyc.gov/html/doh/html/epi/mold.shtml. This document was designed to follow currently known
industry guidelines for the interpretation of microbial sampling, analysis, and remediation. Since
interpretation of mold analysis reports is a scientific work in progress, it may as such be changed at any
time without notice. The client is solely responsible for the use or interpretation. PRO-LAB/SSPTM Inc.
makes no express or implied warranties as to health of a property from only the samples sent to their
laboratory for analysis. The Client is hereby notified that due to the subjective nature of fungal analysis
and the mold growth process, laboratory samples can and do change over time relative to the originally
sampled material. PRO-LAB/SSPTM Inc. reserves the right to properly dispose of all samples after the
testing of such samples are sufficiently completed or after a 7 day period, whichever is greater.
For more information please contact PRO-LAB at (954) 384-4446 or email info@prolabinc.com
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Prepared for : ALPINE BUILDING PERFORMANCE, LLC Test Address :
2725 5TH ST
BOULDER, CO 80304
IDENTIFICATION Raw
Count
Spores
per m3 Total %
Raw
Count
Spores
per m3 Total %
Raw
Count
Spores
per m3 Total %
Raw
Count
Spores
per m3 Total %
Cladosporium 12 160 10
Curvularia 24 320 21
Hyphae
Nigrospora 4 53 3
Other Ascospores 12 160 10
Other Basidiospores 12 160 10
Penicillium/Aspergillus 12 160 100 20 270 100 40 530 100 52 690 45
0
ANALYSIS METHOD 6110 Air Direct Examination 6110 Air Direct Examination 6110 Air Direct Examination 6110 Air Direct Examination
LOCATION PRIMARY BED/CLOSET SUNROOM LOFT OUTSIDE
COC / LINE # 1795392 - 1 1795392 - 2 1795392 - 3 1795392 - 4
SAMPLE TYPE PRO-15 PRO-15 PRO-15 PRO-15
VOLUME 75.00L 75.00L 75.00L 75.00L
SERIAL NUMBER Q2568247 Q2568250 Q2572415 Q2568305
COLLECTION DATE Nov 15, 2024 Nov 15, 2024 Nov 15, 2024 Nov 15, 2024
ANALYSIS DATE Nov 18, 2024 Nov 18, 2024 Nov 18, 2024 Nov 18, 2024
CONCLUSION NOT ELEVATED NOT ELEVATED NOT ELEVATED CONTROL
TOTAL SPORES 12 160 100 20 270 100 40 530 100 116 1,543 100
MINIMUM DETECTION LIMIT*4 53 4 53 4 53 4 53
BACKGROUND DEBRIS Moderate Light Light Moderate
OBSERVATIONS & COMMENTS
Background debris qualitatively estimates the amount of particles that are not pollen or spores and directly affects the accuracy of the spore counts. The categories of Light, Moderate, Heavy and Too Heavy for
Accurate Count, are used to indicate the amount of deposited debris. Light (None to up to 25% obstruction); Medium (26% to up to 75% obstruction); Heavy (76% to up to 90% obstruction); Too Heavy (Greater than
90% obstruction). Increasing amounts of debris will obscure small spores and can prevent spores from impacting onto the slide. The actual number of spores present in the sample is likely higher than reported if the
debris estimate is ‘Heavy’ or ‘Too Heavy for Accurate Count’. All calculations are rounded to two significant figures and therefore, the total percentage of spore numbers ma y not equal 100%. The effect of the results
relate only to the items tested. The methods used in this analysis have been validated and is fit for the intended use. R “version” indicated after the lab ID# indicates a sample with amended data. PRO-LAB/SSPTM Inc.
does not perform any sample collection. The information is supplied by the customer and can affect the validity of results. The results apply to the sample as received.
* Minimum Detection Limit. Based on the volume of air sampled, this is the lowest number of spores that can be detected and is an estimate of the lowest concentration of spores that can be read in the sample.
NA = Not Applicable.
Spores that were observed from the samples submitted are listed on this report. If a spore is not listed on this report it w as not observed in the samples submitted.
Interpretation Guidelines: A determination is added to the report to help users interpret the mold analysis results. A mold report is only one aspect of an indoor air quality investigation. The most important aspect of
mold growth in a living space is the availability of water. Without a source of water, mold generally will not become a problem in buildings. These determinations are in no way meant to imply any health outcomes or
financial decisions based solely on this report. For questions relating to medical conditions you should cons ult an occupational or environmental health physician or professional.
Conclusions for Air Sampling
CONTROL is a baseline sample showing what the spore count and diversity is at the time of sampling. The control sample(s) is usually collected outside of the structure being tested and used to determine if this
sample(s) is similar in diversity and abundance to the inside sample(s).
ELEVATED means that the amount and/or diversity of spores, as compared to the control sample(s), and other samples in our databa se, are higher than expected. This can indicate that fungi have grown because of a
water leak or water intrusion. Fungi that are considered to be indicators of water damage include, but are not limited to: Chaetomium, Fusarium, Memnoniella, Stachybotrys, Scopulariopsis, Ulocladium.
NOT ELEVATED means that the amount and/or the diversity of spores, as compared to the control sample and other samples in our database, are lower than expected and may indicate no problematic fungal growth.
Conclusions for Physical Sampling
UNUSUAL means that the presence of growth was observed in the analyzed sample. An abundance of spores are present, and/or growth stru ctures including hyphae and/or fruiting bodies are present and associated
with one or more of the types of mold/fungi identified in the analyzed sample.
NORMAL means that no presence of growth was observed in the analyzed sample. If spores are recorded they are normally what is in the air and have settled on the surface(s) tested.
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Prepared for : ALPINE BUILDING PERFORMANCE, LLC Test Address :
2725 5TH ST
BOULDER, CO 80304
IDENTIFICATION Mold
Present
Cladosporium
Curvularia
Hyphae X
Nigrospora
Other Ascospores
Other Basidiospores
Penicillium/Aspergillus X
0
ANALYSIS METHOD
6210 Surface and Bulk Direct
Examination INTENTIONALLY BLANK INTENTIONALLY BLANK INTENTIONALLY BLANK
LOCATION CLOSET CEILING SWAB
COC / LINE # 1795392 - 5
SAMPLE TYPE SWAB
VOLUME NA
SERIAL NUMBER SW1
COLLECTION DATE Nov 15, 2024
ANALYSIS DATE Nov 18, 2024
CONCLUSION UNUSUAL
TOTAL SPORES NA
MINIMUM DETECTION LIMIT*NA
BACKGROUND DEBRIS Not Applicable
OBSERVATIONS & COMMENTS Presence of growth observed.
Background debris qualitatively estimates the amount of particles that are not pollen or spores and directly affects the accuracy of the spore counts. The categories of Light, Moderate, Heavy and Too Heavy for
Accurate Count, are used to indicate the amount of deposited debris. Light (None to up to 25% obstruction); Medium (26% to up to 75% obstruction); Heavy (76% to up to 90% obstruction); Too Heavy (Greater than
90% obstruction). Increasing amounts of debris will obscure small spores and can prevent spores from impacting onto the slide. The actual number of spores present in the sample is likely higher than reported if the
debris estimate is ‘Heavy’ or ‘Too Heavy for Accurate Count’. All calculations are rounded to two significant figures and therefore, the total percentage of spore numbers ma y not equal 100%. The effect of the results
relate only to the items tested. The methods used in this analysis have been validated and is fit for the intended use. R “version” indicated after the lab ID# indicates a sample with amended data. PRO-LAB/SSPTM Inc.
does not perform any sample collection. The information is supplied by the customer and can affect the validity of results. The results apply to the sample as received.
* Minimum Detection Limit. Based on the volume of air sampled, this is the lowest number of spores that can be detected and is an estimate of the lowest concentration of spores that can be read in the sample.
NA = Not Applicable.
Spores that were observed from the samples submitted are listed on this report. If a spore is not listed on this report it w as not observed in the samples submitted.
Interpretation Guidelines: A determination is added to the report to help users interpret the mold analysis results. A mold report is only one aspect of an indoor air quality investigation. The most important aspect of
mold growth in a living space is the availability of water. Without a source of water, mold generally will not become a problem in buildings. These determinations are in no way meant to imply any health outcomes or
financial decisions based solely on this report. For questions relating to medical conditions you should cons ult an occupational or environmental health physician or professional.
Conclusions for Air Sampling
CONTROL is a baseline sample showing what the spore count and diversity is at the time of sampling. The control sample(s) is usually collected outside of the structure being tested and used to determine if this
sample(s) is similar in diversity and abundance to the inside sample(s).
ELEVATED means that the amount and/or diversity of spores, as compared to the control sample(s), and other samples in our databa se, are higher than expected. This can indicate that fungi have grown because of a
water leak or water intrusion. Fungi that are considered to be indicators of water damage include, but are not limited to: Chaetomium, Fusarium, Memnoniella, Stachybotrys, Scopulariopsis, Ulocladium.
NOT ELEVATED means that the amount and/or the diversity of spores, as compared to the control sample and other samples in our database, are lower than expected and may indicate no problematic fungal growth.
Conclusions for Physical Sampling
UNUSUAL means that the presence of growth was observed in the analyzed sample. An abundance of spores are present, and/or growth stru ctures including hyphae and/or fruiting bodies are present and associated
with one or more of the types of mold/fungi identified in the analyzed sample.
NORMAL means that no presence of growth was observed in the analyzed sample. If spores are recorded they are normally what is in the air and have settled on the surface(s) tested.
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 66 of 210
Page 4 of 7
Chain of Custody # 1795392
Primary Bed/Closet
Outside
160
160
160
160
320
53
690
1 10 100 1000
Other Ascospores
Other Basidiospores
Cladosporium
Curvularia
Nigrospora
Penicillium/Aspergillus
Spores per cubic meter
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 67 of 210
Page 5 of 7
Chain of Custody # 1795392
Sunroom
Outside
270
160
160
160
320
53
690
1 10 100 1000
Other Ascospores
Other Basidiospores
Cladosporium
Curvularia
Nigrospora
Penicillium/Aspergillus
Spores per cubic meter
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 68 of 210
Page 6 of 7
Chain of Custody # 1795392
Loft
Outside
530
160
160
160
320
53
690
1 10 100 1000
Other Ascospores
Other Basidiospores
Cladosporium
Curvularia
Nigrospora
Penicillium/Aspergillus
Spores per cubic meter
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 69 of 210
Page 7 of 7
Identification Outdoor Habitat Indoor Habitat Possible Allergic Potential
Not an opinion or interpretation
Comments
Cladosporium
The most common spore type
reported in the air worldwide.
Found on dead and dying plant
litter, and soil.
Commonly found on wood and
wallboard. Commonly grows on
window sills, textiles and foods.
Type I (hay fever and asthma),
Type III (hypersensitivity
pneumonitis) allergies.
A very common and important allergen source
both outdoors and indoors.
Curvularia Commonly found everywhere on
soil and plant debris.
Capable of growing on many
cellulytic substrates like
wallboard and wood.
Type I (hay fever and asthma) and
common cause of allergenic
sinusitis.
Hyphae Common everywhere. All substrates. None known.
Hyphae are the "root-like" food absorption
strands common to nearly all fungi. They
sometimes can become airborne.
Nigrospora
Commonly found everywhere.
Grows on decaying plant
material
Does not normally grow on
building materials, but
occasionally can be found
growing on wallboard.
Type I (hay fever and asthma)
allergies. Very distinctive spore that is easy to identify.
Ascospores
Common everywhere.
Constitutes a large part of the
airspora outside. Can reach
very high numbers in the air
outside during the spring and
summer. Can increase in
numbers during and after
rainfalls.
Very few of this group grow
inside. The notable exception is
Chaetomium, Ascotricha and
Peziza.
Little known for most of this group of
fungi. Dependent on the type (see
Chaetomium and Ascotricha).
Basidiospores
Commonly found everywhere,
especially in the late summer
and fall. These spores are from
Mushrooms.
Mushrooms are not normally
found growing indoors, but can
grow on wet lumber, especially in
crawlspaces. Sometimes
mushrooms can be seen growing
in flower pots indoors.
Some allergenicity reported. Type I
(hay fever, asthma) and Type III
(hypersensitivity pneumonitis).
Among the group of Mushrooms
(Basidiomycetes) are dry rot fungi Serpula
and Poria that are particularly destructive to
buildings.
Penicillium/Aspergillus
Common everywhere. Normally
found in the air in small amounts
in outdoor air. Grows on nearly
everything.
Wetted wallboard, wood, food,
leather, etc. Able to grow on
many substrates indoors.
Type I (hay fever and asthma)
allergies and Type III
(hypersensitivity pneumonitis)
allergies.
This is a combination group of Penicillium and
Aspergillus and is used when only the spores
are seen. The spores are so similar that they
cannot be reliably separated into their
respective genera.
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 70 of 210
View Document 1/2
Signature
Megan Resnicek
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 71 of 210
View Document 2/2
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 72 of 210
View Document 1/2
Signature
Megan Resnicek
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 73 of 210
View Document 2/2
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 74 of 210
Alpine Building Performance, L
6145 Broadway St. #9
Denver, CO 80216
Radon Test Report
Test Location:
2725 5th St.
Boulder, CO 80304
Test Performed By:
Michelle Gil
6145 Broadway St. #9
Denver, CO 80216
Test Result: Pass
Overall Average:
1.5 pCi/l
EPA Average:
1.6 pCi/l
Test Device Details:
SunRADON CRM:1028XP
Serial Number:300004453
Last Calibration:04/17/2024
Next Calibration:04/17/2025
Cal-Factors:2.79
Motion Error:Yes
Test Summary:
CRM Location:Start:Stop:Interval:Duration:
Bedroom 11/14/2024 11:08 AM 11/16/2024 11:08 AM 1 hr 48 hr
Test Details:
*First 4 hrs of data excluded Min Max Average Units
Radon Concentration 0.4 3.6 1.6 pCi/l
Comments:
Inspector Signature
Test Location:2725 5th St.
Boulder, CO 80304
Inspection Report Date:
11/18/2024
Test device manufactured by SunRADON, LLC OneRADON™ Version 2.4.53
Page 1 of 5
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 75 of 210
Alpine Building Performance, L
6145 Broadway St. #9
Denver, CO 80216
Radon Inspection Chart
Location: Bedroom
Test Result: Pass
Test Location:2725 5th St.
Boulder, CO 80304
Inspection Report Date:
11/18/2024
Test device manufactured by SunRADON, LLC
Page 2 of 5
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 76 of 210
Alpine Building Performance, L
6145 Broadway St. #9
Denver, CO 80216
Test Checklist
The location of the detector was selected so the detector was not to be disturbed during testing.
The monitor was not placed in an area of high humidity such as: Kitchen, laundry room, cellar, spa room, garage,
crawl space or sump area.
The detector was not located near drafts caused by HVAC vents, windows and doors.
Whole house fans were turned off during the testing.
The detector was not placed near areas of excessive heat, such as a fireplace or in direct sunlight.
Portable window fans were removed or sealed in place prior to testing.
The detector was placed within the breathing zone of at least 20 inches to 6 feet above the floor and at least 1 foot
below the ceiling if suspended.
Window air conditioners were operable in recirculation mode only.
The detector was not placed within 1 foot of outside walls of the home or within 3 feet of any windows or doors to the
exterior of the home.
Ceiling fans, portable dehumidifiers, portable humidifiers, portable air filters, and all window air conditioners are not
operated within 20 feet of the detector.
Test Result: Pass
Test Location:2725 5th St.
Boulder, CO 80304
Inspection Report Date:
11/18/2024
Test device manufactured by SunRADON, LLC
Page 3 of 5
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 77 of 210
Alpine Building Performance, L
6145 Broadway St. #9
Denver, CO 80216
Test Table
Location: Bedroom (*Data from first 4 hours excluded from EPA calculations)
The test data was taken from a testing device approved by the National Radon Proficiency Program. The test was performed in accordance with the current ANSI/AARST standards
and guidelines accepted for radon testing.
Date/Time Radon(pCi/l)Flags
11/14/24 12:08 PM 0.4 M
11/14/24 01:08 PM 0.4 -
11/14/24 02:08 PM 0.7 -
11/14/24 03:08 PM 0.4 -
11/14/24 04:08 PM 1.4 -
11/14/24 05:08 PM 1.8 -
11/14/24 06:08 PM 1.8 -
11/14/24 07:08 PM 1.8 -
11/14/24 08:08 PM 1.1 -
11/14/24 09:08 PM 1.8 -
11/14/24 10:08 PM 1.1 -
11/14/24 11:08 PM 0.4 -
11/15/24 12:08 AM 2.5 -
11/15/24 01:08 AM 1.4 -
11/15/24 02:08 AM 1.8 -
11/15/24 03:08 AM 2.2 -
11/15/24 04:08 AM 1.1 -
11/15/24 05:08 AM 3.2 -
11/15/24 06:08 AM 1.4 -
11/15/24 07:08 AM 0.7 -
11/15/24 08:08 AM 3.2 -
11/15/24 09:08 AM 2.2 -
11/15/24 10:08 AM 0.7 -
11/15/24 11:08 AM 2.2 -
11/15/24 12:08 PM 1.1 -
11/15/24 01:08 PM 0.4 -
11/15/24 02:08 PM 1.4 -
11/15/24 03:08 PM 1.4 -
11/15/24 04:08 PM 1.4 -
11/15/24 05:08 PM 1.1 -
11/15/24 06:08 PM 1.8 -
11/15/24 07:08 PM 3.6 -
11/15/24 08:08 PM 2.5 -
11/15/24 09:08 PM 1.4 -
11/15/24 10:08 PM 1.4 -
11/15/24 11:08 PM 1.8 -
11/16/24 12:08 AM 2.2 -
11/16/24 01:08 AM 0.7 -
11/16/24 02:08 AM 0.7 -
11/16/24 03:08 AM 2.9 -
11/16/24 04:08 AM 1.8 -
11/16/24 05:08 AM 2.5 -
11/16/24 06:08 AM 1.4 -
11/16/24 07:08 AM 0.7 -
11/16/24 08:08 AM 1.4 -
11/16/24 09:08 AM 0.7 -
11/16/24 10:08 AM 0.7 -
11/16/24 11:08 AM 1.4 -
Test Result: Pass
Test Location:2725 5th St.
Boulder, CO 80304
Inspection Report Date:
11/18/2024
Test device manufactured by SunRADON, LLC
Page 4 of 5
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 78 of 210
Alpine Building Performance, L
6145 Broadway St. #9
Denver, CO 80216
Radon Test Information
Radon Risk Information
Radon causes lung cancer by means of the decay of its daughter products after breathing in air contaminated with higher
levels of Radon. The World Health Organization (WHO) estimates that 15% of lung cancers worldwide are caused by
exposure to elevated indoor levels of Radon. Overall, radon is the second leading cause of lung cancer responsible for
about 21,000 lung cancer deaths every year in the US alone. Radon gas is the number one cause of lung cancer among
non-smokers. The U.S. Environmental Protection Agency (EPA), the U.S. Surgeon General, and the Center for Disease
Control and Prevention (CDC) strongly recommend that ALL homebuyers have an indoor radon test performed prior to
purchase or taking occupancy and recommend having the radon levels professionally mitigated if elevated radon
concentrations are found.
Understanding Radon Test Results
Recommended Action Levels vary by country and typically range from 3 pCi/l (100 Bq/m3) to 8 pCi/l (300 Bq/m3).
Recommendations below are based on test results by a Continuous Radon Monitor (CRM) Test of at least 48h duration
and are based on recommendations by the EPA.
Measured Average Radon Level:
At or above 4.0 pCi/l (148 Bq/m3): Corrective measures to reduce exposure to radon gas is strongly recommended
(ANSI MAH2014)
Between 2-4 pCi/l (74-148 Bq/m3): Consider mitigation or periodic retest as indoor Radon levels vary by season and
weather conditions
Below 2 pCi/l (74 Bq/m3): Consider bi-annual retest or whenever significant changes to the home structure or
mechanical systems occurred
Test Result: Pass
Test Location:2725 5th St.
Boulder, CO 80304
Inspection Report Date:
11/18/2024
Test device manufactured by SunRADON, LLC
Page 5 of 5
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 79 of 210
Craig David <craig.david@westandmain.com>
2725 5th St in Boulder
1 message
Damian Matejczuk <ninjaroofs@jobnimbusmail.com>Tue, Nov 19, 2024 at 4:13 PM
Reply-To: Damian Matejczuk via JobNimbus <ninjaroofs@jobnimbusmail.com>
To: Craig David <craig.david@westandmain.com>
Hi Craig,
Per our verbal conversation, please see attached estimate. Happy to answer any questions as they may arise. We
covered that at length already, this is not a casual, typical roof replacement. Based on our professional opinion, the
suspected decking/ventilation problems, that by code (and in order to get it done right) need to be completely removed /
newly installed. A normal roof replacements bids only account for removal of one old layer and application of one new
layer, on the top of existing decking. This is not the case at 2725 5th St. It won't be known for sure until the material tear
off is complete, but from a side profile we identified two layers of existing decking, one layer of potentially hazardous
between the decks, and two layers of old shingles on the top of the second decking. From the same profile, the upper
layer of decking seems done with planks, which in consideration of the age of the property, its overall shape and the last
record of roof replacement - won't be up to par. Hence, increased costs.
Please let me know on the asbestos testing, should the buyers wanted to move that direction as a next step.
Thanks.
[jnid:m3p2m9ufgthy358660tu1t2]
Ninja Roofs-Estimate-#1348.pdf
148K
11/24/24, 3:13 PM West + Main Homes Mail - 2725 5th St in Boulder
https://mail.google.com/mail/u/0/?ik=b36c3b36f5&view=pt&search=all&permthid=thread-f:1816194466163129562&simpl=msg-f:1816194466163129562 1/1
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 80 of 210
Client Contact Information:Contractor: Barrons Construction
Craig David (West & Main)John Borst - 720-180-1681
2725 5th St. john@barronsconstruction.com
Boulder, CO
Project Description: Window, siding and roof repair
Estimate Date: 11/19/2024
Description of work Notes Estimated Cost
Materials
Window Ply Gem 47.5”x35.5” window $286.80
Framing New framing to current IBC Code $62.50
Siding/waterproofing Tyvek sheathing and new siding to surround window $380.00
Drywall repair Repair and replace water damaged drywall $45.97
Roofing Materials Flashing and asphalt shingle patches $220.00
Demo Remove window cover, old siding. Removal of hazardous waste materials (Lead paint/molded drywall)$400.00
Labor Frame and install new window, siding, waterproofing, roofing and drywall repair $1700.00
Disposal Fee Recycle demo’d and construction materials. $180.00
Total $3275.27
Property Owner Signature: ______________________________________________________________ Date: _________________________
Scope of Work: Install new window in existing window location. Frame to a prefabricated window, waterproof exterior, new siding and patch roof in
that area. Perform drywall repair to water damaged drywall.
IMPORTANT TO NOTES:
This proposal is based off of our initial site visit and the conditions observed at this time.
This proposal utilizes industry standard best practices and reasonable historical assumptions.
This proposal may be subject to change due to material and subcontractor availability. If any changes are to be made they must be communicated and approved by the property owner prior to work commencing.
If this proposal is approved a 20% downpayment is required to reserve a spot on Barrons Construction’s schedule.
A separate contractural agreement will be signed by both parties upon approval of this proposal
1
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 81 of 210
RECIPIENT:
West + Main
2725 5th ST
Boulder, CO 80304
Phone: 9702272850
Estimate #102
Sent on Nov 19, 2024
Total $8,052.51
Product/Service Description Qty.Unit Price Total
Hourly Labor plus
Apprentice
Upgrade to a new 200 amp service. Update
grounding and bonding to code. Includes arc fault
breakers on existing circuits only. Grounding for
cold water up to 75' or less. Additional charge for
new circuits. Additional fee for pulling permit.
Demo and refeed knob and tube ckt in attic.
Rerun ckt for kitchen so that ckt is GFCI protected.
24 $155.00 $3,720.00*
BR, 2 pole 200 amp, Main
breaker kit
Ced, Eaton BW2200 1 $232.30 $232.30
Eaton 1 PH 200 amp Load
center with 200 amp main
breaker, 40/40 Nema 3
Eaton 1 PH 200 amp Load center with 200 amp
main breaker, 40/40 Nema 3
1 $543.70 $543.70
4/0 XHHW stranded per
foot
4/0 XHHW stranded per foot 45 $2.50 $112.50
200 amp 1 phase
residential meter socket
with bypass lever
200 amp 1 phase residential meter socket with
bypass lever
1 $248.69 $248.69
2” PVC TA 2” PVC TA 4 $2.38 $9.52
2” Lock Nut 2” Lock Nut 4 $5.10 $20.40
2” plastic threaded bushing 2” plastic threaded bushing 4 $1.00 $4.00
2” Schedule 40 PVC,10'
stick
2” Schedule 40 PVC 1 $37.75 $37.75
1 PH 3rd ED SPD, whole
house surge protector
1 PH 3rd ED SPD, whole house surge protector 1 $253.50 $253.50
Intersystem bonding
terminal
Intersystem bonding terminal 1 $13.90 $13.90
Ground Rod 5/8 x 8 Ground Rod 5/8 x 8 2 $33.92 $67.84
Wire #6 Bare solid per foot Wire #6 Bare solid per foot 15 $1.25 $18.75
Acorn connecter, 5/8
ground rod clamp
Acorn connecter, 5/8 ground rod clamp 2 $4.50 $9.00
Wire #4 Bare copper per
foot
Wire #4 Bare copper per foot 80 $2.05 $164.00
1 of 2 pages
Niwot Electric
PO Box 770173 | Steamboat Springs, Colorado 80477-0173
(720) 291-9489 | niwotelectric@gmail.com
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 82 of 210
Product/Service Description Qty.Unit Price Total
Brass grounding clamp,
1/2- 1” direct bury
Brass grounding clamp, 1/2- 1” direct bury 2 $13.49 $26.98
2” conduit hanger with bolt,
mini, HD
2” conduit hanger with bolt, mini, HD 2 $3.55 $7.10
1 pole 20 amp Arc fault,
PON breaker
1 pole 20 amp Arc fault, PON breaker 6 $97.45 $584.70
1 pole 15 amp Arc fault,
PON breaker
1 pole 15 amp Arc fault, PON breaker 5 $95.85 $479.25
2 pole 20 amp Arc Fault,
BR breaker
2 pole 20 amp Arc Fault, BR breaker 1 $289.05 $289.05
2 pole 30 amp BR GFI
breaker
Ced 2 $195.00 $390.00
2" GRC rigid conduit 2" GRC rigid conduit 1 $197.02 $197.02
2” rain head 2” rain head 1 $17.29 $17.29
2” Hub 2” Hub 1 $22.80 $22.80
Porcelain wire holder with
clamp
Porcelain wire holder with clamp 1 $28.10 $28.10
Wire, 12/2 Romex Wire, 12/2 Romex 1 $195.00 $195.00
This estimate is valid for the next 30 days, after which values may be subject to
change.
*Non-taxable
Signature: _____________________ Date: _____________
Subtotal $7,693.14
City of Boulder
(9.0451%)
$359.37
Total $8,052.51
2 of 2 pages
Niwot Electric
PO Box 770173 | Steamboat Springs, Colorado 80477-0173
(720) 291-9489 | niwotelectric@gmail.com
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 83 of 210
Lopez Smolens Associates LTD
Consulting Structural Engineers
Lopez Smolens Associates lopezsmolensengineers.com 303-447-2813
December 2, 2024
Chris Heuston
356 Troon Court
Louisville CO 80027
RE: Limited Structural Observation
2725 7th Street
Boulder, CO 80304
Engineering Project #J24302
As per your request I observed a limited portion of the above noted residence on Wednesday, November 25, 2024
together with your husband Bill.
Our customary procedure in an assignment of this nature (structural observation) is to visit the property and through
visual examination of accessible and visible portions of the building determine whether there is evidence to suggest
any significant structural irregularities. Further structural analysis and/or testing are undertaken only when
warranted by the site observation and specifically requested by the client. Further investigation may reveal
conditions, which require modification of the conclusions reached after only a visual examination. Our comments,
therefore, will be limited to that which we may observe and/or infer from visible evidence and given information
and, therefore, will not cover problems or irregularities which are not visible or cannot be investigated without
destructive testing of existing materials in or around the building. Further, our observation will not cover mechanical
(heating, cooling, and plumbing facilities), electrical or subsoil condition, or architectural features.
General Description
The residence is a one level wood frame structure with wood siding and is constructed over a crawlspace with mostly
rubble foundation walls and CMU foundation walls at the east and south sides, possibly installed for an addition. You
asked Lopez Smolens Associates to observe and comment on the condition of the home prior to selling.
Basic Design Loads for the Site:
Seismic Design Category B
Ground snow load 40 psf
Three-second wind gust 165 mph
Site Observations, Comments and Recommendations
I understand that the home was built in 1910. The roof framing is typical for that time and appears to be 2x4’s at 24”
spacing. The 2x4 framing appears to be over-spanned for the required 40psf snow load (30psf roof). This framing
worked at the time of construction because of the lack of insulation, the snow would melt off before accumulating.
Now with insulation codes the snow does not melt off and accumulates. The foundation appears to be mostly rubble
stone and has come a part in some areas. There are some vertical cuts in the soil in the crawlspace, apparently to
place the furnace and hot water heater. These vertical cuts are not retained and are sloughing. There are also some
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 84 of 210
Engineering Project #J24302 Page 2
Lopez Smolens Associates lopezsmolensengineers.com 303-447-2813
wood posts that bear on the high edge of the vertical cuts, and this is not stable in the long term. There are vertical
wood posts that bear directly on the soil of the crawlspace. This is not appropriate because untreated wood should
not have ground contact because it can decay from soil moisture. The CMU foundation walls on the south and east
sides exhibit some minor cracking. The east side of the crawlspace appears to have the foundation down to the 36”
frost depth, but most of the rubble foundation does not appear to extend down to frost depth. The home’s wood
siding appears to exhibit some moisture damage. The existing wall framing appears to be 2x4 construction and likely
does not meet current energy codes.
To strengthen the roof to properly support the required snow loading would require that all the roof framing be
reinforced with new rafters and beams. The rubble foundation would need to be replaced with a proper concrete
foundation extending to the proper frost depth and the soil cuts would need to be retained with properly designed
retaining walls.
The extensive structural repairs needed for the home may not be economically viable.
Conclusion
This report is understood to be an expression of my professional opinion, which is based on my best knowledge,
information and belief. The recommendations as noted above have been made to help correct some issues and
minimize future problems. Please note that the above report is based on a relatively short observation and some
information supplied by others. Since portions of the building are not available for observation without destructive
testing or investigation, we make no warranty or guarantee with respect to hidden defects or as to the future
condition of the building. Should additional information or unknown conditions be uncovered or made available,
Lopez Smolens Associates retains the right to revise and supplement this report accordingly.
Long-term Typical Maintenance
All moisture must be excluded from getting into the building walls, roof, etc. and causing deterioration and
subsequent damage, therefore, all existing joints, cracks, etc. should be cleaned and grouted and/or caulked as
required. All drainage including roof drainage and site drainage must always be positive and drain well away from
the building, its foundations, concrete slabs on grade, and soils adjacent to the building's foundation. Water must not
be allowed to pool on the property at any time. Irrigation water should also be kept well away from the building's
foundations and concrete slabs and minimized in general as much as possible. Please note that lawns typically
require less moisture in the spring and in the fall.
Thank you for contacting us. Please call if there are any questions or if we can be of further assistance.
Sincerely,
Jonathan Smolens, PE
J24302
12/2/2024
Structural Only
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 85 of 210
Engineering Project #J24302 Page 3
Lopez Smolens Associates lopezsmolensengineers.com 303-447-2813
East Elevation
2x4 Roof Framing
Loose Rubble Foundation
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 86 of 210
Engineering Project #J24302 Page 4
Lopez Smolens Associates lopezsmolensengineers.com 303-447-2813
Unretained soil
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Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 87 of 210
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ALPINE BUILDING PERFORMANCE
(720) 612-1469
admin@alpinebuildingperformance.com
https://www.alpinebuildingperformance.com
HOME INSPECTION REPORT
2725 5th St
Boulder, CO 80304
Megan Reznicek & Patrick McHeyser
11/14/2024
Inspector
Emily Fishbaugh
InterNACHI CPI
928-326-1411
emily@alpinebuildingperformance.com
Agent
Craig David
West + Main Homes
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At Alpine Building Performance, it's our mission to protect your investment and to
ensure your health, comfort and safety through our inspection services. By
providing highly detailed, professional, and thorough reporting, we aim to equip
you with both the critical information needed to support a smooth transaction
now, and for maintenance information on your property for years to come. Thank
you for trusting Alpine Building Performance to conduct your home inspection! We
wish you the best moving forward!
Have questions, need resources or advice regarding next steps? Don't hesitate to
contact us, we're here to help. Alpine Building Performance strives to ensure that
every homeowner is empowered when it comes to understanding and getting the
most out of your home.
Click here to view the ABP resources page. The resource page includes helpful
information and guides, a home maintenance checklist, including our preferred
trades and vendors, which may help you navigate the inspection and homeownership
with more ease.
We appreciate you, and we appreciate your business! If you need us again, we're
here for you.
-Alpine Building Performance, LLC
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3.1.1 Roof - General: Snow Coverage - Roof System/Component Not Inspected
3.2.1 Roof - Roof Drainage Systems: Downspout/Runout - Drains Near Home
3.2.2 Roof - Roof Drainage Systems: Gutter System - Rust
3.5.1 Roof - Coverings: Coverings - Minor Damage/Deterioration
3.5.2 Roof - Coverings: Coverings - Tree Overhang
3.6.1 Roof - Skylights, Chimneys & Other Roof Penetrations: Chimney - General Damage/Deterioration
3.6.2 Roof - Skylights, Chimneys & Other Roof Penetrations: Skylight - Leaking or Evidence of Leaking
4.2.1 Exterior - Walkways, Patios & Driveways: Flatwork - Settling and/or Heaving
4.3.1 Exterior - Siding, Flashing & Trim: Siding - Moderate Damage
4.3.2 Exterior - Siding, Flashing & Trim: Insu cient Ground Clearance - No Capillary Break
4.3.3 Exterior - Siding, Flashing & Trim: Siding, Flashing and/or Trim - Missing or Improperly Installed
4.3.4 Exterior - Siding, Flashing & Trim: Paint - Peeling/Bubbling
4.4.1 Exterior - Eaves, So ts & Fascia: Fascia/So t - Moderate Damage
4.5.1 Exterior - Exterior Doors: Door Slab or Hardware - Needs Adjustment or Evaluation
4.5.2 Exterior - Exterior Doors: Door Knobs/Locks/Latches - Damaged, Malfunctioning or Missing
4.5.3 Exterior - Exterior Doors: Weatherstripping - Damaged/Missing/Improperly Installed
4.5.4 Exterior - Exterior Doors: Damaged (General)
4.6.1 Exterior - Windows: Wooden windows - general deterioration
4.7.1 Exterior - Decks, Porches, and Balconies: Deck - Damaged
4.7.2 Exterior - Decks, Porches, and Balconies: Handrail or Guardrail - Missing
4.7.3 Exterior - Decks, Porches, and Balconies: Deck/railing - Water Sealant Needed
4.7.4 Exterior - Decks, Porches, and Balconies: Deck - Unstable Support
4.7.5 Exterior - Decks, Porches, and Balconies: Deck not level
4.8.1 Exterior - Vegetation, Grading, & Site Drainage : Neutral or Negative Grading
5.3.1 Electrical - Electrical Panel, Breakers & Grounding: Double Tapped Neutral Wires
5.3.2 Electrical - Electrical Panel, Breakers & Grounding: Frayed Wiring
SUMMARY
28 46 6
MINOR & INFORMATIVE
RECOMMENDATIONS
MODERATE
RECOMMENDATIONS
MAJOR
RECOMMENDATIONS -
HEALTH & SAFETY ITEMS
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5.3.3 Electrical - Electrical Panel, Breakers & Grounding: Panel Cover Not Secured
5.4.1 Electrical - Branch Wiring Circuits: Live Knob and Tube
5.5.1 Electrical - Lighting Fixtures, Switches & Receptacles: Open Ground
5.5.2 Electrical - Lighting Fixtures, Switches & Receptacles: Loose Receptacles and/or Switch
5.5.3 Electrical - Lighting Fixtures, Switches & Receptacles: Cover Plates Missing
5.5.4 Electrical - Lighting Fixtures, Switches & Receptacles: Damaged or Missing Switch
5.5.5 Electrical - Lighting Fixtures, Switches & Receptacles: Disassembled/Incomplete Light Fixture
5.5.6 Electrical - Lighting Fixtures, Switches & Receptacles: Floor Outlet Uncovered
5.5.7 Electrical - Lighting Fixtures, Switches & Receptacles: Light Inoperable
5.5.8 Electrical - Lighting Fixtures, Switches & Receptacles: Loose Fixture
5.6.1 Electrical - GFCI & AFCI Protection: No GFCI Protection Installed
6.3.1 Attic, Crawlspace, Insulation & Ventilation - Thermal Envelope & Insulation: Attic Insulation -
Insu cient Insulation
7.1.1 Plumbing - General: MAINTENANCE NOTE: Water Heating Systems
7.2.1 Plumbing - Main Water Shut-o Device: Outdated Valve
7.3.1 Plumbing - Water Supply and Distribution Systems: Corroded Distribution Pipes or Valves - Not
Actively Leaking
7.3.2 Plumbing - Water Supply and Distribution Systems: Distribution Pipes or Valves - Actively Leaking
7.4.1 Plumbing - Drain, Waste, & Vent Systems: Recommend Further Sewer Evaluation
7.4.2 Plumbing - Drain, Waste, & Vent Systems: Evidence of Leak - Not Con rmed
7.4.3 Plumbing - Drain, Waste, & Vent Systems: Corroded Soft Brass Trap
7.5.1 Plumbing - Plumbing Fixtures: Toilet - Loose at Floor
7.6.1 Plumbing - Water Heating System: No Expansion Tank
7.6.2 Plumbing - Water Heating System: Nearing End of Expected Service Life
7.7.1 Plumbing - Combustion Air, Vents & Flues: Combustion Air - Obstructed/Clogged Duct
7.8.1 Plumbing - Fuel Storage & Distribution Systems: Corrosion, Lines Not Fully Painted
7.8.2 Plumbing - Fuel Storage & Distribution Systems: Gas Supply Leak - Moderate
7.8.3 Plumbing - Fuel Storage & Distribution Systems: Outdated Gas Valve
8.3.1 Heating & Cooling Systems - Thermostat/Controls: Loose Thermostat
8.4.1 Heating & Cooling Systems - Furnace: Dirty - Recommend Cleaning and Service
8.8.1 Heating & Cooling Systems - Fireplaces & Stoves: Wood Burning - Recommend Professional Cleaning
and Service
8.8.2 Heating & Cooling Systems - Fireplaces & Stoves: Stove Vents Into bedroom
9.2.1 Foundation & Structure - Foundation: Parge coating failure
9.2.2 Foundation & Structure - Foundation: Brick and mortar deteriorating
9.3.1 Foundation & Structure - Floor Structure: Beam - Improperly Supported
9.5.1 Foundation & Structure - Ceiling and Roof Structure: Evidence of Moisture - Staining/Damage -
Potentially Active
10.1.1 Built-in Appliances - General: Limitation - Appliance(s) Not Inspected
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10.1.2 Built-in Appliances - General: Old Appliances - Consider Replacement
10.5.1 Built-in Appliances - Range/Oven/Cooktop: Exhaust - System not present
11.1.1 Doors, Windows & Interiors - General: General Disrepair and/or Deferred Maintenance of Interiors
11.2.1 Doors, Windows & Interiors - Smoke Alarms: Smoke Alarms Not Present in Home
11.3.1 Doors, Windows & Interiors - Carbon Monoxide Detectors: CO Detectors Not Present in Home
11.4.1 Doors, Windows & Interiors - Doors: Door Slab or Hardware - Needs Adjustment or Evaluation
11.4.2 Doors, Windows & Interiors - Doors: Door Knobs/Locks/Latches - Damaged, Malfunctioning or
Missing
11.4.3 Doors, Windows & Interiors - Doors: Door Slab - Missing
11.5.1 Doors, Windows & Interiors - Windows: Old and/or Inoperable Windows - Evaluation Recommended
11.5.2 Doors, Windows & Interiors - Windows: Window Sill - Minor Moisture Damage
11.6.1 Doors, Windows & Interiors - Flooring: Flooring - Areas out of Level
11.6.2 Doors, Windows & Interiors - Flooring: Flooring - Damaged (General)
11.6.3 Doors, Windows & Interiors - Flooring: Wood - Past Moisture Damage
11.7.1 Doors, Windows & Interiors - Walls, Ceilings, & Trim: Evidence of Moisture - Staining - Potentially
Active
11.7.2 Doors, Windows & Interiors - Walls, Ceilings, & Trim: Wall/Ceiling - Moderate Cracking
11.8.1 Doors, Windows & Interiors - Stairways, Railings, & Hallways: Staircase - Not Compliant with Current
Standards
11.8.2 Doors, Windows & Interiors - Stairways, Railings, & Hallways: Guardrail - Missing
11.9.1 Doors, Windows & Interiors - Cabinets, Counters, & Backsplashes: Cabinet Drawer - Needs
Adjustment
11.9.2 Doors, Windows & Interiors - Cabinets, Counters, & Backsplashes: Cabinet Floor Damage - Staining -
Inactive
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Understanding and Reviewing Your Home Inspection Report
Whether your property is new or old, our detailed approach to inspections consistently results in multiple
ndings in the below 3 categories. We understand that it can be alarming to see so many items on your
report. With our inspections, we strive to empower you with as much detail and information on your home
as possible. Our inspections are not just a report outlining defects, but a guide to maintenance and
e ciency suggestions as well. Understanding our inspection categories will help you identify things that
need to be addressed now, or later, and give you a better sense of the home you intend to call yours.
RECOMMENDATIONS:
Our reporting structure is broken down into 3 "Recommendation" categories:
Minor/Informational Recommendations (Blue) - These items, typically the bulkiest section of the report, are
listed as maintenance notes to improve your property and are not high priority at this time, or for your
transaction. These items are meant to be a guide to small projects you can tackle once you're in your home,
or projects that have low impact to the property.
Moderate Recommendations (Orange) - These items should be considered in the short term, especially
HVAC, electrical, plumbing, roo ng, and structural recommendations. Not all of these items will require
immediate repair, but evaluation is highly recommended by the proper professional. While they may not
pose an immediate risk to the property or to you nancially, ignoring or neglecting to address these items
have the potential to lead to larger repair scopes and higher costs as time passes.
Major Recommendations - Health & Safety (Red) - These items should be addressed as soon as possible,
either before closing or soon after. The scope of these items can vary - it may be as simple as capping wires
and closing a junction box, but it may be something with a large physical or nancial risk, such as a known
high-risk electrical panel brand.
General Information Tab:
This information is a "what's what" of systems and components that make up the home. This information includesitems like roo ng materials, siding types, structural types and materials, and heating and cooling system ages. This
section is meant to help you understand your home in a greater depth, and give you a list of information for your toreference whenever it is needed.
Standards of Practice & Limitations:
While we attempt to inspect as many systems and components as are physically accessible, operable, and visible at thetime of inspection, Alpine Building Performance and its inspectors abide by the InterNACHI Standards of Practice.
Click here to review these standards.
Inspection limitations to speci c systems will be listed in the "General" section associated with each major system
section. General limitations that commonly apply to all inspections and the standards we abide by will also be listed inthe "Standards" tab for all sections, and are available at the end of the inspection report if viewing the PDF.
INSPECTION LIMITATIONS
It should be assumed that all homes will present some limitations to what we can inspect. These limitations varydepending upon various factors including but not limited to construction types/design of the home, season, weather
at the time of inspection, safety limitations (at the discretion of the inspector), occupant belongings, etc. We simply
cannot always view every square inch of a home, and this is an expectation outlined in the InterNACHI Standards ofPractice.
If a limitation exists that prevents inspection of a system or component that we should have reasonable access to at
the time of inspection and falls within scope, it will be reported in the inspection as a recommendation, so you are
aware of the limitation when reviewing your report. Systems may be partially inspected as well, such as an attic spacewith blown insulation - the inspector is able to access the space, inspect what is visible, but is not required to walk in
blown insulation. Any system or component that was reasonably inspected within the limits present at the time ofinspection will be considered "Inspected". If the system does not exist, such as a sump pump and discharge system, it
will be marked "Not Present". Further questions about limitations should be directed to your inspector.
NEW CONSTRUCTION LIMITATIONS
1: UNDERSTANDING AND REVIEWING YOUR HOME
INSPECTION REPORT
Information
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Builders may put limits on the inspection, such as not being able to open electrical panels, or physically walk the roof.
In addition, punch list items that are already identi ed are not included in the report.
It is highly recommended that a nalized walk through be performed before the inspection objection of
systems that were not complete at the time of inspection with either the inspector or builder, and if closing
occurs, a 1-Year Warranty Inspection performed.
HOA LIMITATIONS
If a residential dwelling is part of a complex that is managed and maintained by a "Home Owners Association", theinspection may exclude a visual evaluation of the systems and components that are maintained under thisassociation. Townhomes and condos typically fall under some form of HOA management.
Some items may be inspected as a courtesy. You should ensure you thoroughly understand your
responsibilities and those of the HOA, and what the HOA is responsible for. Consult with your Agent and the
Home Owner Association regarding these items.
ENVIRONMENTAL DISCLAIMER
Due to the age of some homes, it should be assumed that some asbestos-containing materials and lead paint may be
present. Most commonly, these homes were built in 1980 or before. Identifying and con rming these materialspresence during the inspection is not required by the InterNACHI SOP. Your inspector may point out components that
are higher risk for containing these materials or elements. If building materials are going to be damaged/removed orreplaced, consult a testing and abatement professional before disturbing.
In addition, your inspection may uncover potential microbial growth, but identi cation of such growth is limited by thestandards of practice, listed in each section under the "Standards" tab.
It is the responsibility of the client to order speci c environmental testing services and to consult a
quali ed professional for inspection and remediation services that are beyond the scope of services
provided by Alpine Building Performance.
Client Resource - Energy E ciency and Electri cation Incentive Programs
Alpine Building Performance was founded in 2016 with a focus on client health, comfort and home e ciency. We areexcited to help connect our clients with a multitude of available rebates, tax credits and incentives for home energy
e ciency and electri cation upgrades.
Our energy e ciency and electri cation rebate and incentive guide was developed to help you navigate these available
rebates and incentives. You will see that our report recommendations o er general guidance on available incentiveswhere applicable for any qualifying upgrade measures. For a general overview, click the link below to view our resource
guide and learn more about what rebates and incentives you may qualify for.
Energy E ciency and Electri cation Resource Guide
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In Attendance
Client, Client's Agent, Sewer
Scope Technician
Inspection Start Time
1000
Occupancy
Vacant
Orientation
Front of home faces east
Building Type
Single Family Detached
Temperature At Start Of
Inspection
51 Fahrenheit (F)
Weather Conditions
Clear
2: INSPECTION DETAILS
Information
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General: Inspection Method
Drone
General: Roof Type/Style
Hip
Coverings: Material
Asphalt - Shingle, Asphalt - Roll
General: Roof Photos
3: ROOF
IN NP R
3.1 General X X
3.2 Roof Drainage Systems X X
3.3 Flashings X
3.4 Underlayment X
3.5 Coverings X X
3.6 Skylights, Chimneys & Other Roof Penetrations X X
IN = Inspected NP = Not Present R = Recommendations
Information
Observations & recommendations
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3.1.1 General
SNOW COVERAGE - ROOF
SYSTEM/COMPONENT NOT INSPECTED
The roof, or a system or component of the roof included in the "Roof"
section was inaccessible due to snow coverage and therefore, was
not inspected. See photo documentation for limitation(s). Roof
inspection standards can be reviewed under the "Standards" tab.
If full inspection is desired, recommend reinspection once
limitations are cleared, or consult with a quali ed roo ng
professional.
Recommendation
Contact a quali ed roo ng professional.
Moderate Recommendations
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3.2.1 Roof Drainage Systems
DOWNSPOUT/RUNOUT - DRAINS NEAR HOME
One or more downspouts or runouts drain too close to the home's foundation and are in need of
extension or redirection. Extensions should terminate no less than 6 feet from the foundation. This can
result in excessive moisture in the soil at the foundation, which can lead to foundation/structural
movement over time. Recommend evaluation by a quali ed professional.
Here is a helpful DIY link and video on draining water ow away from your house.
Recommendation
Contact a quali ed handyman.
Moderate Recommendations
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3.2.2 Roof Drainage Systems
GUTTER SYSTEM -
RUST
One or more areas of the gutter system showed surface rust. Further
rusting can eventually lead to gutter leakage. Recommend evaluation
by a quali ed professional.
Recommendation
Contact a quali ed gutter contractor
Minor & Informative Recommendations
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3.5.1 Coverings
COVERINGS - MINOR DAMAGE/DETERIORATION
Damage and deterioration of the roof covering surface was noted, either from mechanical damage,
weather related events, or normal wear. Recommend evaluation by a quali ed professional.
Recommendation
Contact a quali ed roo ng professional.
Minor & Informative Recommendations
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3.5.2 Coverings
COVERINGS - TREE
OVERHANG
Trees observed overhanging the roof. This can cause damage to the
roof and prevent proper drainage. Recommend a quali ed tree
service trim to allow for proper drainage.
Recommendation
Contact a quali ed arborist/tree service
Minor & Informative Recommendations
3.6.1 Skylights, Chimneys & Other Roof
Penetrations
CHIMNEY - GENERAL DAMAGE/DETERIORATION
General deterioration of the chimney is visible. This can lead to
moisture intrusion and chimney failure. Recommend further
evaluation by a quali ed professional.
Recommendation
Contact a quali ed chimney contractor.
Moderate Recommendations
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3.6.2 Skylights, Chimneys & Other Roof
Penetrations
SKYLIGHT - LEAKING OR EVIDENCE OF LEAKING
Visible leaking or evidence of leaking was observed. The skylight may
need to be repaired or replaced. Recommend further evaluation by a
quali ed professional.
Rebates and and nancial incentives may be available for this
repair measure. Click here to learn more about local, utility, state
and federal incentives available to homeowners.
Recommendation
Contact a quali ed window installation contractor
Moderate Recommendations
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Siding, Flashing & Trim: Siding
and Trim Material
Wood
General: Exterior Photos
4: EXTERIOR
IN NP R
4.1 General X
4.2 Walkways, Patios & Driveways X X
4.3 Siding, Flashing & Trim X X
4.4 Eaves, So ts & Fascia X X
4.5 Exterior Doors X X
4.6 Windows X X
4.7 Decks, Porches, and Balconies X X
4.8 Vegetation, Grading, & Site Drainage X X
4.9 Exterior Faucets X
4.10 Fence/Wall X
4.11 Landscape Irrigation X
4.12 Outbuildings X
4.13 Window Wells X
IN = Inspected NP = Not Present R = Recommendations
Information
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Exterior Faucets: Water Pressure
Normal (40psi-80psi)
Seasonal Limitation - Hose Bibs/Faucets are not tested in temperatures below freezing to prevent damages.
Limitations
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Observations & recommendations
Landscape Irrigation
VISUAL INSPECTION ONLY - LANDSCAPE IRRIGATION SYSTEM NOT OPERATED
Operation of landscape irrigation systems, if present, is outside the scope of the home inspection. A visual
inspection of readily accessible components may occur, and any recommendations made in the report.
Included here are images of the irrigation control box, back ow assembly, and water supply shut o
valve, if accessible. For further evaluation, please contact a landscape irrigation professional.
4.2.1 Walkways, Patios & Driveways
FLATWORK - SETTLING AND/OR HEAVING
Areas of atwork were not level and/or were cracking through slabs or at control joints. This condition
appeared to be the result of settling or heaving of soil beneath the surface. This condition also generally
creates a trip hazard due to uneven heights of walking surfaces. This is not uncommon in areas of
expansive soils, or where grading and drainage is not properly managed. Recommend sealing gaps and
cracks to prevent further settling. Repairs or replacement are an option as well if desired.
Recommendation
Contact a quali ed concrete contractor.
Moderate Recommendations
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4.3.1 Siding, Flashing & Trim
SIDING - MODERATE DAMAGE
THROUGHOUT
Moderate siding damage/s were observed at the time of inspection. Proper painting and caulking can
reduce the chance of further damage but some repair or replacement may be needed. Recommend
further evaluations for repair or replacement by a quali ed siding contractor.
Recommendation
Contact a quali ed siding specialist.
Moderate Recommendations
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4.3.2 Siding, Flashing & Trim
INSUFFICIENT GROUND CLEARANCE - NO CAPILLARY
BREAK
VARIOUS LOCATIONS
Inadequate clearance was noted between the siding and the ground, landscaping, concrete, or roof. A
minimum ground clearance or "capillary break" between the bottom of the siding and the ground or
roo ng of 2-4 inches or more is recommended. Siding in contact with these areas is a concern because
that condition can provide direct access for moisture uptake and associated damage. Recommend
evaluation.
Recommendation
Contact a quali ed siding specialist.
Moderate Recommendations
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4.3.3 Siding, Flashing & Trim
SIDING, FLASHING AND/OR
TRIM - MISSING OR IMPROPERLY INSTALLED
Siding, ashing and/or trim were missing or improperly installed,
which could result in moisture intrusion and damaging leaks.
Recommend a quali ed siding or roo ng contractor evaluate and
repair.
Recommendation
Contact a quali ed professional.
Moderate Recommendations
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4.3.4 Siding, Flashing & Trim
PAINT - PEELING/BUBBLING
THROUGHOUT
Areas of peeling/failing paint were visible on the exterior of the home. Paint should be maintained in good
condition to help prevent siding deterioration from sun and moisture. Recommend repair.
Recommendation
Contact a quali ed painting contractor.
Moderate Recommendations
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4.4.1 Eaves, So ts & Fascia
FASCIA/SOFFIT - MODERATE DAMAGE
One or more sections of the fascia/so t are damaged. Recommend quali ed exteriors contractor or roofer
evaluate and repair.
Recommendation
Contact a quali ed siding specialist.
Moderate Recommendations
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4.5.1 Exterior Doors
DOOR SLAB OR HARDWARE - NEEDS ADJUSTMENT
OR EVALUATION
A door slab or associated hardware is in need of adjustment or evaluation due to the door not functioning
correctly and/or smoothly. Common observations include (but are not limited to):
Loose and/or missing hinges and hinge screws
Loose strike plate
Door sticking against jambs or frame
Door rubbing at the oor
Door not properly latching
Door excessively tight
Loose or missing hinge pins
Missing door stops
"Ghosting" (a self-closing door)
Recommend further evaluation by a quali ed professional.
Recommendation
Contact a quali ed door installation contractor
Minor & Informative Recommendations
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4.5.2 Exterior Doors
DOOR
KNOBS/LOCKS/LATCHES - DAMAGED,
MALFUNCTIONING OR MISSING
Door knobs or locks were damaged, malfunctioning, or missing. This
may include (but is not limited to):
Locks not fully latching
Locks installed backwards (knob/handle must be turned to close)
Loose, damaged or missing knobs/handles/locks
Jammed knobs/handles or latches
To restore full functionality, recommend further evaluation by a
quali ed professional.
Recommendation
Contact a quali ed door installation contractor
Minor & Informative Recommendations
Attachment A - Application Materials
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4.5.3 Exterior Doors
WEATHERSTRIPPING -
DAMAGED/MISSING/IMPROPERLY INSTALLED
Door has missing, damaged or improperly installed weather stripping. This can result in signi cant energy
loss and moisture intrusion. Recommend installation of standard weatherstripping.
Here is a DIY guide on weatherstripping.
Recommendation
Contact a quali ed door installation contractor
Minor & Informative Recommendations
Attachment A - Application Materials
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4.5.4 Exterior Doors
DAMAGED
(GENERAL)
One or more doors was damaged. Recommend further evaluation
and repair by a quali ed professional.
Rebates and and nancial incentives may be available for this
repair measure. Click here to learn more about local, utility, state
and federal incentives available to homeowners.
Recommendation
Contact a quali ed door installation contractor
Minor & Informative Recommendations
4.6.1 Windows
WOODEN WINDOWS -
GENERAL DETERIORATION
Wooden window frames and components showed general
deterioration due to age and deferred maintenance. Recommend
repair or replacement.
Rebates and and nancial incentives may be available for this
repair measure. Click here to learn more about local, utility, state
and federal incentives available to homeowners.
Recommendation
Contact a quali ed window installation contractor
Moderate Recommendations
Attachment A - Application Materials
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4.7.1 Decks, Porches, and Balconies
DECK - DAMAGED
One or more components of the deck had general damage.
Recommend repair by a quali ed deck or carpentry contractor.
Recommendation
Contact a quali ed carpentry contractor
Moderate Recommendations
4.7.2 Decks, Porches, and Balconies
HANDRAIL OR GUARDRAIL -
MISSING
A handrail and/or guardrail was missing. This condition is a potential
fall hazard. The Inspector recommends that a guardrail be installed
that complies with modern safety standards. Recommend evaluation
by a quali ed professional.
Recommendation
Contact a quali ed carpentry contractor
Moderate Recommendations
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4.7.3 Decks, Porches, and
Balconies
DECK/RAILING - WATER SEALANT NEEDED
The deck and/or railing is showing signs of weathering and/or water
damage. Recommend water sealant/weatherproo ng be applied.
Here is a helpful article on staining & sealing your deck.
Recommendation
Contact a handyman or DIY project
Minor & Informative Recommendations
4.7.4 Decks, Porches, and Balconies
DECK - UNSTABLE SUPPORT
One of more areas of the deck support appears unstable. This could
cause a safety hazard and further deterioration of the deck.
Recommend quali ed deck contractor evaluate and repair.
Recommendation
Contact a quali ed deck contractor.
Moderate Recommendations
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4.7.5 Decks, Porches, and Balconies
DECK NOT LEVEL
A deck was not level, which can be a trip/fall hazard. Recommend
further evaluation and repairs by a quali ed carpentry professional.
Recommendation
Contact a quali ed carpentry contractor
Moderate Recommendations
Attachment A - Application Materials
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4.8.1 Vegetation, Grading, & Site Drainage
NEUTRAL OR NEGATIVE GRADING
THROUGHOUT
The home had areas of neutral or negative drainage that will route runo from precipitation toward the
foundation or other vulnerable areas around the exterior of the home. Because the home was in an area
that may contain expansive soil, the Inspector recommends re-grading these areas to improve drainage
near the foundation and help reduce the risk of foundation damage. The ground should slope away from
the home a minimum of 1/4-inch per foot for a distance of at least six feet from the foundation.
Recommendation
Contact a quali ed landscaping contractor
Moderate Recommendations
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Electrical Panel, Breakers &
Grounding: Main Panel Location
Laundry
Electrical Panel, Breakers &
Grounding: Panel Manufacturer
Eaton
Electrical Panel, Breakers &
Grounding: Electric Service
Capacity
100 AMP
Electrical Panel, Breakers &
Grounding: Panel Type
Circuit Breaker
Electrical Panel, Breakers &
Grounding: Sub Panel Location
No subpanel
Branch Wiring Circuits: Branch
Wire Material
Copper
Branch Wiring Circuits: Wiring
Method
Romex, Decomissioned - Knob
and Tube, Live Knob and Tube
Service Entrance Conductors and Meter: Electrical Service
Overhead
Electrical Panel, Breakers & Grounding: Electrical Panel Photos
5: ELECTRICAL
IN NP R
5.1 General X
5.2 Service Entrance Conductors and Meter X
5.3 Electrical Panel, Breakers & Grounding X X
5.4 Branch Wiring Circuits X X
5.5 Lighting Fixtures, Switches & Receptacles X X
5.6 GFCI & AFCI Protection X X
5.7 Security & Low Voltage/Communication Systems X
IN = Inspected NP = Not Present R = Recommendations
Information
section-YjY4NGYwYzUtYjgyYy01N2U2LWE0MjgtZGQxOTJlNjM1ZDRh
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Attachment A - Application Materials
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GFCI & AFCI Protection: GFCI Reset Locations
GFCI Reset Locations Identi ed
Exterior Outlets: No outlets
Kitchen Outlets: not installed
Bathroom Outlets: panel
Laundry Outlets: no outlets
GFCI & AFCI Protection: A Note on GFCI-Protected Equipment, Circuit Faults, & Power Outages
In the event of a power outage, overcurrent/fault events, or other circumstances that may cause a GFCI-protected
circuit to trip, it is important to check that circuits are reset so important equipment can function such as (but notlimited to):
Wi and Low-Volt Systems
Water Heaters
Freezers and/or Refrigerators, Appliances
Sump Pumps and Ejector Pumps
Garage Doors
If this equipment is plugged into a protected circuit, they may not operate until the circuit is reset. Common reset
locations are in the garage, bathrooms, basement mechanical rooms, main, and subpanels. If you are unable to locateand reset the circuit, contact a quali ed electrician for further evaluation.
GFCI & AFCI Protection: What is a GFCI protected outlet or circuit?
A ground-fault circuit interrupter, or GFCI, is a device used in electrical wiring to disconnect a circuit when unbalanced
current is detected between an energized conductor and a neutral return conductor.Such an imbalance is sometimescaused by current "leaking" through a person whois simultaneously in contact with a ground and an energized part of
the circuit, which could result in lethal shock.GFCIs are designed to provide protection in such a situation, unlikestandard circuit breakers, which guard against overloads, short circuits and ground faults.
Click here to read the expanded article at Nachi.org.
Source - International Association of Certi ed Home Inspectors
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A common GFCI outlet GFCI's o er shock protection in wetlocations
GFCI & AFCI Protection: What is an AFCI protected outlet or circuit?
AFCIs (Arc Fault Circuit Interrupters) are in use and are new electrical devices intended to protect homes from arcing orsparking in electrical circuits that can lead to res. The most recent edition of the National Electrical Code requires
them to be used in new residential construction for bedroom electrical circuits. Later editions, published every threeyears, may expand coverage. When a bedroom electrical circuit suddenly stops working, be sure to check AFCI devices,
installed in electrical distribution panels, before calling an electrician. The AFCI circuit breakers have test buttons butthere were not tested in occupied homes as that would shut o items in the home.
Limitations
Observations & recommendations
Security & Low Voltage/Communication Systems
VISUAL INSPECTION ONLY - SECURITY & LOW VOLTAGE/COMMUNICATION SYSTEMS
NOT TESTED
Operation of Security & Low Voltage/Communication Systems is outside the scope of the home inspection.
A visual inspection of readily accessible components may occur, and any recommendations made in the
report. For further evaluation, please contact a quali ed professional.
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5.3.1 Electrical Panel, Breakers &
Grounding
DOUBLE TAPPED NEUTRAL WIRES
Two or more neutral wires were tied into the same slot on the
neutral bar. This prevents isolation of a circuit and can cause poor
wire connections to the bar. Recommend further evaluation and
repair by a quali ed electrical trade.
Recommendation
Contact a quali ed electrical contractor.
Moderate Recommendations
5.3.2 Electrical Panel, Breakers &
Grounding
FRAYED WIRING
Frayed wire was observed inside the electrical panel. This can cause
the wires to overheat and should be further inspected and
repaired/replaced by an electrician.
Recommendation
Contact a quali ed electrical contractor.
Moderate Recommendations
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5.3.3 Electrical Panel,
Breakers & Grounding
PANEL COVER NOT SECURED
The electrical panel cover was not fastened to the circuit breaker
box. This can allow for the panel to fall out of position. Recommend
securing the panel with the appropriate fastener.
Recommendation
Contact a quali ed electrical contractor.
Minor & Informative Recommendations
5.4.1 Branch Wiring
Circuits
LIVE KNOB AND TUBE
Live knob and tube wiring was identi ed in one or more areas at the
time of inspection. Knob and tube wiring is a very old type of wiring
method which is no longer considered safe as it may pose a shock or
re hazard, especially if it is buried in insulation. Recommend
further evaluation by a licensed electrician.
Recommendation
Contact a quali ed electrical contractor.
Major Recommendations - Health & Safety Items
Video
(click here to view on web)
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5.5.1 Lighting Fixtures, Switches &
Receptacles
OPEN GROUND
KITCHEN
An electrical receptacle had an open ground. This receptacle should
have a functional equipment grounding conductor installed by a
quali ed electrical contractor.
Recommendation
Contact a quali ed electrical contractor.
Moderate Recommendations
5.5.2 Lighting Fixtures, Switches &
Receptacles
LOOSE RECEPTACLES AND/OR SWITCH
KITCHEN
A receptacle and/or switch was loose and not fully secured within
the electric box. This is a simple x. Aside from being inconvenient,
this can be unsafe and can also lead to wires becoming loose over
time. Recommend repair by a licensed electrician.
Recommendation
Contact a quali ed electrical contractor.
Moderate Recommendations
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5.5.3 Lighting Fixtures, Switches & Receptacles
COVER PLATES MISSING
VARIOUS LOCATIONS THROUGHOUT
At the time of the inspection, an electrical receptacle or switch cover plate was missing or badly damaged.
This condition left energized electrical components exposed to touch, a shock/electrocution hazard. The
Inspector recommends a cover plate be installed by a quali ed electrical contractor.
Recommendation
Contact a quali ed electrical contractor.
Major Recommendations - Health & Safety Items
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5.5.4 Lighting Fixtures, Switches &
Receptacles
DAMAGED OR MISSING SWITCH
An electrical xture switch was physically damaged or completely
missing and should be replaced or repaired.
Recommendation
Contact a quali ed electrical contractor.
Moderate Recommendations
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5.5.5 Lighting Fixtures,
Switches & Receptacles
DISASSEMBLED/INCOMPLETE LIGHT FIXTURE
A light xture was missing parts at the time of inspection.
Recommend repair or replacement of the xture. For a more energy
e cient xture, consider replacing or retro tting the xture to LED.
Recommendation
Contact a quali ed electrical contractor.
Minor & Informative Recommendations
Attachment A - Application Materials
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5.5.6 Lighting Fixtures, Switches & Receptacles
FLOOR OUTLET UNCOVERED
VARIOUS LOCATIONS
Floor mounted electrical receptacles in the home were both unprotected from the entry of debris.
Recommendation
Contact a quali ed electrical contractor.
Moderate Recommendations
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5.5.7 Lighting Fixtures,
Switches & Receptacles
LIGHT INOPERABLE
2ND FLOOR
One or more lights are not operating. New light bulb possibly
needed.
Recommendation
Contact a quali ed electrical contractor.
Minor & Informative Recommendations
5.5.8 Lighting Fixtures, Switches &
Receptacles
LOOSE FIXTURE
A light xture was loose at time of inspection. Recommend quali ed
electrical contractor re secure light.
Recommendation
Contact a quali ed electrical contractor.
Moderate Recommendations
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5.6.1 GFCI & AFCI
Protection
NO GFCI PROTECTION INSTALLED
KITCHEN
No ground fault circuit interrupter (GFCI) protection was provided at
one or more locations at the time of inspection. Although GFCI
protection may not have been required in this location at the time
the home was built, for safety reasons, the Inspector recommends
that electrical receptacles located in basements, crawlspaces,
garages, the home exterior, and interior receptacles located within 6
feet of a plumbing xture be provided with ground fault circuit
interrupter (GFCI) protection in good working order to avoid potential
electric shock or electrocution hazards. Recommend evaluation and
repair by a licensed electrician.
Recommendation
Contact a quali ed electrical contractor.
Major Recommendations - Health & Safety Items
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Attic: Attic Access Method and
Location
Knee Wall Door
Attic: Attic Ventilation Method
So t Vents
Crawlspace: Crawlspace Access
Method and Location
Exterior Hatch
Crawlspace: Crawlspace
Ventilation Method
Non Vented
Thermal Envelope & Insulation:
Flooring Insulation
None - Floor Above Crawlspace
Thermal Envelope & Insulation:
Attic Insulation
Cellulose - Blown
Attic: Attic Photos
Any accessible portions of the attic were inspected unless otherwise noted. This section is intended to show generalphotos of the attic including insulation and ventilation along with roof structure photos.
Crawlspace: Crawlspace Photos
Any accessible portions of the crawlspace were inspected unless otherwise noted. This section is intended to show
general photos of the crawlspace including insulation and ventilation along with foundation and oor structure
6: ATTIC, CRAWLSPACE, INSULATION & VENTILATION
IN NP R
6.1 Attic X
6.2 Crawlspace X
6.3 Thermal Envelope & Insulation X X
6.4 Exhaust Systems X
IN = Inspected NP = Not Present R = Recommendations
Information
section-ZDNjNjliZDgtZTIyNy01ZjM2LTk5ZGYtMmQxNGY0ZDI5YTMw
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photos.
Thermal Envelope & Insulation: Thermal Envelope Images
Thermal Envelope Scanned - Documented
Alpine Building Performance believes that infrared/thermal imaging technology is a tool that all inspectors should useas an integral part of any standard home inspection. Infrared imaging can help us to identify potential insulation and
moisture leakage issues. Ceiling, wall, and oor insulation is a critical component in the comfort and e ciency of anyhome. Insulation in your home acts like a jacket to keep your home warm and comfortable, much like a well-insulated
jacket helps to keep you warm in the cold. General infrared images taken during your inspection are shown here andare included within recommendations when applicable.
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Thermal Envelope & Insulation: Attic Insulation R-Value
12
Observations & recommendations
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6.3.1 Thermal Envelope & Insulation
ATTIC INSULATION -
INSUFFICIENT INSULATION
Insulation depth was inadequate. Modern energy e ciency
standards suggest a minimum of R-38 insulation (around 12" of
blown insulation) up to R-60 (about 18" of blown insulation).
Su cient attic insulation is one of the most impactful measures that
can be taken to improve occupant comfort and reduce energy
demands. Insulation is relatively inexpensive and can qualify for
rebates from local utilities if eligibility is met. Recommend a quali ed
attic insulation contractor install additional insulation.
Rebates and and nancial incentives may be available for this
repair measure. Click here to learn more about local, utility, state
and federal incentives available to homeowners.
Recommendation
Contact a quali ed home energy or performance contractor
Moderate Recommendations
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General: Water Source
Public
General: Filters and Water
Treatment
None
Main Water Shut-o Device: Main
Water Shut-o Location
Crawlspace
Water Supply and Distribution
Systems: Water Supply Pipe
Material
Copper
Water Supply and Distribution
Systems: Water Distribution Pipe
Material
Copper
Drain, Waste, & Vent Systems:
Material
PVC, ABS, Soft Brass
7: PLUMBING
IN NP R
7.1 General X
7.2 Main Water Shut-o Device X X
7.3 Water Supply and Distribution Systems X X
7.4 Drain, Waste, & Vent Systems X X
7.5 Plumbing Fixtures X X
7.6 Water Heating System X X
7.7 Combustion Air, Vents & Flues X X
7.8 Fuel Storage & Distribution Systems X X
7.9 Sump Pump & Sewage Ejector Pump X
7.10 Radon Mitigation System X
IN = Inspected NP = Not Present R = Recommendations
Information
section-OTNkNWU5MmItNGI4Zi01MzNiLTg5M2QtMzY5ODQ1YWZjM2M2
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Water Heating System: Location
Crawlspace
Water Heating System:
Manufacturer
US Craftmaster
Water Heating System: Water
Heater Age - Year Manufactured
2013
Water Heating System: Capacity
40 gal
Water Heating System:
Power/Fuel Source Type
Natural Gas
Fuel Storage & Distribution
Systems: Gas Meter or Propane
Tank Location
Exterior South
Fuel Storage & Distribution
Systems: Fuel Shut-O Locations
Gas Meter
Fuel Storage & Distribution
Systems: Fuel Type
Natural Gas
Sump Pump & Sewage Ejector
Pump: Location
No Sump Pump Installed, No
Sewage Ejector Pump Installed
Radon Mitigation System: Radon
Mitigation System Type
No System Installed
Plumbing Fixtures: Plumbing Fixture Operation - Representational Photos
Plumbing Fixtures Operated - Documented
All accessible and operable plumbing xtures were operated in order to check for proper function and leaks. If any
issues were observed with any component of the plumbing system during the inspection, those items will be detailedin the recommendations section of this report.
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Water Heating System: Water Heater Data Plate and Photos
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Water Heating System: Combustion Safety Check Performed
Combustion Safety Check Performed
A combustion safety check was performed on the water heater during operation to detect unsafe levels of carbon
monoxide were not detected at the time of inspection. Any defects are noted in this section.
Water Heating System: Water Heater Service Life
At or Near End of Typical Service Life (10-12 years old)
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Tank-style water heaters typically have a service life of 6-12 years, while tankless and indirect water heaters can last up
to 20 years. Water heating equipment should be serviced and maintained annually. A plumber may be able to give anestimate on remaining operational life of the equipment and estimate potential repair or replacement costs, if needed.
It is recommended that you have the water heating equipment serviced if the tank unit is at or past 6 years of age, or ifthe tankless or indirect unit is past 10 years of age (or if any other recommendations exist) to determine potentialservice life remaining.
Please note that is an estimate based only on age. A quali ed plumbing professional can help properly determine the life
expectancy of heating equipment.
Water Heating System: Homeowner Resource - Water Heater Maintenance
The expected service life on a standard tank water heater is 6-12 years, and tankless and indirect water heaters can lastup to 20 years. Once installed, they don't need constant attention. However, they do require maintenance to keep
them running at peak e ciency.
Click here for a guide to water heater maintenance.
Combustion Air, Vents & Flues: Combustion Air Requirements for Gas-Fueled Appliances
Combustion appliances require 50 cubic feet per 1000 BTU per hour (BTU/h) aggregate input. Aggregate means that if
two combustion appliances such as a gas- red furnace and a gas- red water heater are installed in the same room,each of their input ratings in BTU/h must be included when calculating adequate combustion air.
Fuel Storage & Distribution Systems: Fuel Line Inspection & Disclaimer
Accessible Fuel Lines Inspected - Documented
All reasonably accessible fuel lines were inspected for gas leaks. Due to the constraints presented by location of gas
lines, time, or general accessibility, all gas lines may not have been fully inspected. If a full pressure test and leak testingof gas lines is desired, recommend contacting a quali ed plumber for further evaluation.
Observations & recommendations
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7.1.1 General
MAINTENANCE
NOTE: WATER HEATING SYSTEMS
Water heating equipment cleaning, service, and certi cation should
be annually performed by a quali ed plumber as part of a home
maintenance plan. Equipment types include water heater tanks,
tankless water heaters, and boiler-supported sidearm tanks. This
maintenance will ensure proper function and e ciency while
helping to prolong equipment life and alert occupants to any issues
that may not be perceived by occupants during regular use.
Recommend that all present water heating equipment be serviced
within the rst year of homeownership unless sellers have provided
recent proof of maintenance.
Recommendation
Contact a quali ed plumbing contractor.
Minor & Informative Recommendations
7.2.1 Main Water Shut-o
Device
OUTDATED VALVE
The main water shuto valve is outdated. Gate valves can fail due to
wear and corrosion, and they can get stuck in the open, closed, or
partially open position. While the valve may be fully functional, it's
recommended as best practice to replace critical shuto valves with
modern ball valves. Recommend repair/replacement by a quali ed
plumber.
Recommendation
Contact a quali ed plumbing contractor.
Minor & Informative Recommendations
Attachment A - Application Materials
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7.3.1 Water Supply and Distribution Systems
CORRODED DISTRIBUTION PIPES OR VALVES - NOT
ACTIVELY LEAKING
LAUNDRY, BATHROOM
Plumbing supply lines and/or valves had corrosion in areas, but pipes were not visibly leaking. Heavily or
moderately corroded supply pipes are likely to progress into more severe deterioration and leaks.
Recommend evaluation and repair by a quali ed professional.
Recommendation
Contact a quali ed plumbing contractor.
Moderate Recommendations
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7.3.2 Water Supply and Distribution
Systems
DISTRIBUTION PIPES OR VALVES - ACTIVELY LEAKING
CRAWLSPACE
Plumbing supply lines and/or valves were actively leaking at the time
of inspection. Active leaking can contribute to further deterioration
of pipes, poor supply pressure at xtures, or high moisture levels in
areas like crawlspaces and basements. Recommend evaluation and
repair by a quali ed professional.
Recommendation
Contact a quali ed plumbing contractor.
Moderate Recommendations
7.4.1 Drain, Waste, & Vent Systems
RECOMMEND FURTHER SEWER EVALUATION
The Sewer Scope Technician has identi ed that the sewer line is in need of further evaluation, per the
attached report. If you haven't reviewed your sewer scope report, you may do so here:Sewer Scope Report
Common ndings include:
Cleaning and Rescope due to poor visibility caused by roots, blockages, or other debris
No cleanouts where needed for ease of access
Fractures and Breaks
O sets
Bellies
Disconnected connections at city taps
It is recommended that you reach out to a quali ed Sewer Line Repair Contractor. A recommended Sewer
Line Repair Contractor can be found at the end of your home inspection report. Click "Get a Quote" to
contact and request further information and evaluation.
Recommendation
Contact a quali ed sewer line repair contractor
Moderate Recommendations
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7.4.2 Drain, Waste, & Vent
Systems
EVIDENCE OF LEAK - NOT CONFIRMED
BATHROOM
Conditions were observed that would suggest past leakage. The
source of leakage, if any, was not identi ed. Recommend further
evaluation and repair.
Recommendation
Contact a quali ed plumbing contractor.
Minor & Informative Recommendations
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7.4.3 Drain, Waste, & Vent Systems
CORRODED SOFT BRASS TRAP
KITCHEN
A trap connection was corroded. This will generally worsen can lead to a water leak. Recommend repair by
quali ed professionals.
Recommendation
Contact a quali ed plumbing contractor.
Moderate Recommendations
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7.5.1 Plumbing Fixtures
TOILET - LOOSE AT FLOOR
HALF BATHROOM
The toilet was loose at the oor and should be re-attached by a
quali ed plumbing contractor. Although the toilet was not leaking at
the time of inspection, continued movement could wear down the
wax ring and cause leakage in the future.
Recommendation
Contact a quali ed plumbing contractor.
Moderate Recommendations
7.6.1 Water Heating System
NO EXPANSION TANK
No expansion tank or thermal expansion valve was present.
Expansion tanks / thermal expansion valves reduce thermal
expansion and help prevent leaking at the TPR (Temperature
Pressure Relief valve) and other components from occurring. These
are required in most all municipalities for newer installs and the lack
of its presence may indicate that a permit was not pulled for its
installation. Recommend checking with the authority having
jurisdiction and if required, have a quali ed plumber evaluate and
install.
Recommendation
Contact a quali ed plumbing contractor.
Moderate Recommendations
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7.6.2 Water Heating System
NEARING END OF EXPECTED
SERVICE LIFE
The water heater is nearing the end of its expected service life. While
the equipment may be currently functional, the need to replace the
water heater in the short term is possible. The water heater should
be evaluated for any needed repair, serviced and certi ed. A
technician may be able to give an estimate on remaining operational
life of the equipment and estimate potential replacement costs.
Recommend further evaluation by a quali ed professional.
Rebates and and nancial incentives may be available for this
repair measure. Click here to learn more about local, utility, state
and federal incentives available to homeowners.
Recommendation
Contact a quali ed plumbing contractor.
Moderate Recommendations
7.7.1 Combustion Air, Vents
& Flues
COMBUSTION AIR - OBSTRUCTED/CLOGGED DUCT
The combustion makeup intake air ducts were obstructed or clogged.
This can obstruct the air ow to the combustion zone and should be
cleaned or cleared to promote intended air ow.
Recommendation
Contact a handyman or DIY project
Minor & Informative Recommendations
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7.8.1 Fuel Storage &
Distribution Systems
CORROSION, LINES NOT FULLY PAINTED
Gas pipes at, and/or including the meter and some distribution pipe
were slightly corroded, which can ultimately lead to gas leaks.
Appropriate paints can protect from further corrosion. Recommend
painting of the exposed, unpainted exterior portions of the natural
gas supply line to prevent further corrosion. Recommend contacting
local utility company for evaluation and repair if corrosion persists.
Recommendation
Contact your local utility company
Minor & Informative Recommendations
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7.8.2 Fuel Storage & Distribution Systems
GAS SUPPLY LEAK - MODERATE
STOVE, WATER HEATER
A moderate gas leak was detected at a tting. The area of leakage was agged by the inspector with red
tape, and should be corrected immediately by a quali ed plumbing contractor.
Recommendation
Contact a quali ed plumbing contractor.
Major Recommendations - Health & Safety Items
Video
(click here to view on web)
Video
(click here to view on web)
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HVAC Distribution &
Con guration: HVAC System
Con guration & Distribution
Central Heating - Forced Air
Thermostat/Controls: Thermostat
Location
Living Room
Thermostat/Controls: Thermostat
Type(s)
Programmable
8: HEATING & COOLING SYSTEMS
IN NP R
8.1 General X X
8.2 HVAC Distribution & Con guration X
8.3 Thermostat/Controls X X
8.4 Furnace X X
8.5 Equipment Disconnects X
8.6 Air Filter Size and Location X
8.7 Combustion Air, Vents & Flues X X
8.8 Fireplaces & Stoves X X
IN = Inspected NP = Not Present R = Recommendations
Information
7.8.3 Fuel Storage & Distribution
Systems
OUTDATED GAS VALVE
The gas line has outdated grease packed gas valves. They are prone
to leakage and require maintenance if used. Recommend a quali ed
contractor update with a modern ball valve.
Recommendation
Contact a quali ed professional.
Moderate Recommendations
section-ZDdkODE5YjctYjAxNi01MTkyLWEyYWEtYzA0N2FmODFiMGY2
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Furnace: Location
Crawlspace
Furnace: Brand
York
Furnace: Heating Equipment Age
- Year Manufactured
2013
Furnace: Energy Source
Natural Gas
Air Filter Size and Location: Air
Filter Location
In Furnace Cabinet
Fireplaces & Stoves: Design
Stove
Fireplaces & Stoves: Fuel Type
Wood
General: Heating Only - No Cooling System or Permanent System Installed
The home is not equipped with a central cooling or A/C system, or utilizes window units, which are outside the scope ofthe home inspection.
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HVAC Distribution & Con guration: Cooling System Supply Thermal Images
N/A - Unit Not Installed at Time of Inspection
If operating temperatures permitted at the time of inspection, the temperature split between the supply and return
registers were checked for a proper range of 14-22 degrees F. For an evaporative/swamp cooler, the register waschecked for a di erence of 20 degrees from the outside air temperature.
A representative sampling of thermal images of the cooling supply and return were taken to document the workingcondition of the cooling system at the time of inspection.
HVAC Distribution & Con guration: Heating System Supply Thermal Images
Thermal Images Taken - Documented
A representative sampling of thermal images of the heating supply were taken to document the working condition ofthe heating system at the time of inspection.
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HVAC Distribution & Con guration: Combustion Safety Check Performed
Combustion Safety Check Performed
The HVAC distribution registers were checked for carbon monoxide-which could indicate a cracked heat exchanger in
the furnace. This is not a technically exhaustive check but does help the inspector to potentially identify combustionsafety issues with the heating system. If notable levels were observed, a recommendation will be listed in this section
of the report.
Furnace: Heating System Data Plate and Photos
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Furnace: Heating Equipment Service Life
New or Approaching Mid-Life (0-14 years old)
Furnaces typically have a service life of 25 years. Heating equipment should be serviced and maintained annually. An
HVAC technician may be able to give an estimate on remaining operational life of the equipment and estimatepotential repair or replacement costs, if needed. It is recommended that you have the heating equipment serviced if
the unit is at or past 15 years of age (of if any other recommendations exist) to determine potential service liferemaining.
Please note that is an estimate based only on age. A quali ed HVAC professional can help properly determine the life expectancy
of heating equipment.
Furnace: AFUE Rating
Unknown - Missing Label
AFUE (Annual fuel utilization e ciency) is a metric used to measure furnace e ciency in converting fuel to energy. Ahigher AFUE rating means greater energy e ciency. 90% or higher meets the Department of Energy's Energy Star
program standard.
Equipment Disconnects: Homeowner Resource - What is a Heating or Cooling Equipment Disconnect
Switch?
A heating or cooling equipment disconnect switch is a dedicated power disconnect for the equipment itself. This
switch, required by building codes, allows for equipment power to be turned o locally and not at the circuit breaker.This is helpful for service technicians and in the need for immediate shutdown of the equipment. To learn more about
furnace switches, click here to read a helpful article. For cooling equipment disconnects, click here. Do note that
depending upon how close the electrical panel is located to the A/C compressor unit, some disconnects are simply thededicated breaker located the panel.
Air Filter Size and Location: Air Filter Size
14x25x1
If a reusable/washable furnace lter was installed it should be noted that these lters should be rinsed once a monthand allowed to dry prior to re-installation. Disposable lters can be installed and used in place of a reusable lter if
desired. Either lter type works well if properly maintained or replaced.
Air Filter Size and Location: Homeowner Resource - Air Filter Information
Air lters improve indoor air quality and protect components of the central, blower-assisted HVAC equipment by ltering dust, hair and dirt from recirculated conditioned air. It is important to regularly change lters in order to
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maintain air quality and furnace e ciency. Depending on your type of lter, you may need to change as frequently as
once a month, but no less than once every 3 months. These replacement intervals are based on months in which theequipment is operated. The presence of pets and smokers will accelerate the need for lter replacement. For a helpful
article explaining the types of lters and lter maintenance, click here.
Fireplaces & Stoves: Fireplace/Stove Photos & Controls
Fireplace controls (most commonly gas replaces or inserts) commonly include wall switches, gas supply valves, andpilot igniter switches.
Fireplaces & Stoves: Combustion Safety Check Performed
N/A - Wood Burning Fireplace or Stove
A combustion safety check was performed on operable gas- red replace(s)/stove(s) during operation to detect
unsafe levels of carbon monoxide were not detected at the time of inspection. Any defects are noted in this section.
Observations & recommendations
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8.3.1 Thermostat/Controls
LOOSE THERMOSTAT
The thermostat was not fastened securely to the wall. This condition
may a ect its accuracy and cause poor HVAC system performance.
The Inspector recommends that the thermostat be properly attached
to help ensure proper HVAC operation.
Recommendation
Contact a quali ed HVAC professional.
Minor & Informative Recommendations
8.4.1 Furnace
DIRTY - RECOMMEND
CLEANING AND SERVICE
The heating equipment was observed to be dirty at time of
inspection. Recommend cleaning, service and certi cation by a
quali ed HVAC technician.
Recommendation
Contact a quali ed HVAC professional.
Moderate Recommendations
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8.8.1 Fireplaces & Stoves
WOOD BURNING -
RECOMMEND PROFESSIONAL CLEANING AND SERVICE
A replace ue should be cleaned annually. Recommend cleaning
the ue unless the homeowner can provide documentation showing
it has been cleaned in the last year.
Recommendation
Contact a quali ed replace contractor.
Minor & Informative Recommendations
8.8.2 Fireplaces & Stoves
STOVE VENTS INTO
BEDROOM
The gas stove vents into a bedroom despite being tapped. This
condition will allow the toxic products of combustion to enter the
living space. Recommend correction by a quali ed HVAC contractor.
Recommendation
Contact a quali ed HVAC professional.
Moderate Recommendations
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Foundation: Material
Stone
Floor Structure: Basement and/or
Crawlspace Floor
Dirt
Floor Structure: Floor Structure
and Sub oor Materials
Wood Frame, Wood Plank
Decking
Ceiling and Roof Structure: Roof
Sheathing Material
Wood plank, Plywood
Ceiling and Roof Structure: Roof
Structure
Rafter
Wall Structure: Wall Construction Type
Wood Frame
Wall systems in homes are generally inaccessible, and therefore not inspected. Based on visible evidence, such as
exposed systems for architectural/design purposes, window frame depths, or structure patterns viewed throughthermal imaging, the inspector can made an informed determination on what the structure might be, but this
determination is not guaranteed.
9: FOUNDATION & STRUCTURE
IN NP R
9.1 General X
9.2 Foundation X X
9.3 Floor Structure X X
9.4 Wall Structure X
9.5 Ceiling and Roof Structure X X
IN = Inspected NP = Not Present R = Recommendations
Information
Observations & recommendations
section-M2Q2NDc2MTYtMzYwNS01NjViLTg0NDctMjg1MmQxZjc1NTVi
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9.2.1 Foundation
PARGE COATING FAILURE
THROUGHOUT
The parge coating on the foundation is failing. This can allow for moisture and freeze damage on the
masonry or brick. Recommend further evaluations and repairs/replacement of the parge coating by a
quali ed masonry contractor.
Recommendation
Contact a quali ed masonry professional.
Moderate Recommendations
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9.2.2 Foundation
BRICK AND MORTAR
DETERIORATING
Brick and mortar in an area of the foundation wall were
deteriorating. This type of deterioration is not uncommon in old brick
construction and is typically a sign of previous moisture intrusion
and damages. Recommend addressing any potential issues with
grading and drainage, and further evaluation and repairs of the
brick foundation by a quali ed masonry or foundation repair
professional.
Recommendation
Contact a quali ed masonry professional.
Moderate Recommendations
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9.3.1 Floor Structure
BEAM - IMPROPERLY SUPPORTED
A beam is improperly supported. Observations commonly include the following:
Bearing surface depth is too narrow
Bearing surface material is improper
Metal shims are not welded together or to a beam
Beam pockets are ungrouted
Hanger is undersized or improperly installed
Hardware at post-to-beam connection is not adequate or improperly mounted at beam
This condition may compromise the beam's load bearing capacity. Recommend further evaluation by a
quali ed framing professional.
Recommendation
Contact a quali ed professional.
Moderate Recommendations
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9.5.1 Ceiling and Roof Structure
EVIDENCE OF MOISTURE - STAINING/DAMAGE -
POTENTIALLY ACTIVE
Evidence of moisture staining or damage was observed on one or more areas of the roof
structure/components. Moisture intrusion may be active and could be the result exterior intrusion or high
humidity levels. Recommend evaluation by a quali ed professional.
Recommendation
Contact a quali ed professional.
Moderate Recommendations
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Range/Oven/Cooktop:
Range/Oven Energy Source
Natural Gas
Range/Oven/Cooktop: Exhaust
Hood Type
None
Washer/Dryer: Dryer Power
Source
Electric
General: Appliance Photos
10: BUILT-IN APPLIANCES
IN NP R
10.1 General X X
10.2 Dishwasher X
10.3 Garbage Disposal X
10.4 Refrigerator X
10.5 Range/Oven/Cooktop X X
10.6 Built-in Microwave X
10.7 Washer/Dryer X
IN = Inspected NP = Not Present R = Recommendations
Information
section-ZmM4YzE3MjQtZGVjMy01ZjIxLThhYmYtZjIxODg1YmQzZjcw
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General: Appliance Thermal Images
Observations & recommendations
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10.1.1 General
LIMITATION - APPLIANCE(S) NOT INSPECTED
An appliance was inaccessible or inoperable and therefore, was not inspected. See photo documentation
for limitation(s). Appliance inspection standards can be reviewed under the "Standards" tab.
If new construction, appliances may have not been installed at the time of inspection.
If full inspection is desired, recommend reinspection once limitations are cleared, or consult with a
quali ed professional.
Recommendation
Contact a quali ed appliance repair specialist
Washer and dryer Stove
Minor & Informative Recommendations
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10.1.2 General
OLD APPLIANCES - CONSIDER REPLACEMENT
All appliances in the home appeared to be past their service life. Recommend evaluation for replacement
of appliances.
Recommendation
Contact a quali ed appliance repair specialist
Minor & Informative Recommendations
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10.5.1 Range/Oven/Cooktop
EXHAUST - SYSTEM
NOT PRESENT
No exhaust system present to remove moisture and grease and
combustion gasses in kitchen area. Recommend quali ed contractor
install range hood or exhaust system.
Here is a resource on choosing a range hood.
Recommendation
Contact a quali ed HVAC professional.
Minor & Informative Recommendations
Attachment A - Application Materials
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Smoke Alarms: Representative
Smoke Alarm Photo
Carbon Monoxide Detectors:
Representative CO Alarm Photo
Bathrooms: Homeowner
Resource - Guide to grout
maintenance and upkeep
Click here for a helpful
homeowner resource on grout
sealing and upkeep.
General: Interior Photos
11: DOORS, WINDOWS & INTERIORS
IN NP R
11.1 General X X
11.2 Smoke Alarms X X
11.3 Carbon Monoxide Detectors X X
11.4 Doors X X
11.5 Windows X X
11.6 Flooring X X
11.7 Walls, Ceilings, & Trim X X
11.8 Stairways, Railings, & Hallways X X
11.9 Cabinets, Counters, & Backsplashes X X
11.10 Bathrooms X
11.11 Bedrooms X
IN = Inspected NP = Not Present R = Recommendations
Information
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General: A Note on Cosmetic Observations
Alpine Building Performance strives to provide a highly detailed and thorough inspection report. Cosmeticobservations, such as scu s, screw or nail holes, and general wear and tear are important, but mostly inconsequential
to the condition of the home. If wear and tear are observed to be elevated or widespread, your inspector will try anddocument relevant examples and make recommendations for repair in this section.
Smoke Alarms: A Guide to Smoke Alarm Installation & Maintenance
Proper installation and maintenance of smoke alarms is crucial to occupant safety.
To read more about re safety and proper installation/maintenance of smoke alarms, you may reference this pagefrom the National Fire Protection Association.
Carbon Monoxide Detectors: Health & Safety - Continuous Carbon Monoxide Monitoring
Atmospheric CO Reading Taken - Documented
Alpine Building Performance, LLC takes the potential presence of CO seriously. Carbon Monoxide (CO) levels were
continuously monitored throughout the course of the inspection. CO monitoring is conducted during all AlpineBuilding Performance home inspections as a health and safety assurance to the current and future occupants of the
building. No atmospheric CO was detected during the course of the inspection.
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Carbon Monoxide Detectors: A Guide to Carbon Monoxide Alarm Installation & Maintenance
Carbon Monoxide is a colorless, odorless toxic gas produced by appliances during the combustion process. This gas isespecially dangerous because its presence can only be detected by specialized instruments. Exposure to carbon
monoxide at high levels can cause sickness, debilitating injury, and even death.
All single and multi-family residences that have a fuel burning heater or appliance, a replace, or an attached garage
must have carbon monoxide detectors installed in speci c areas of the home.
Click this link for more information on Carbon Monoxide.
Click this link for information on where Carbon Monoxide alarms should be installed.
Bedrooms: A Note on Egress Requirements
Individual basement bedrooms should have proper egress installed. Many times, homes are grandfathered as new
code is adopted, which doesn't require this update. If a property is to be rented, rental license inspections are required,
and this update may be enforced.
R310.1 from the International Residential Code States:
"R310.1- Emergency escape and rescue opening required:
Basements, habitable attics and every sleeping room shall have not less than one operable emergency escape and rescue
opening. Where basements contain one or more sleeping rooms, an emergency escape and rescue opening shall be required in
each sleeping room. Emergency escape and rescue openings shall open directly into a public way, or to a yard or court having a
minimum width of 36 inches (914 mm) that opens to a public way."
An egress window must satisfy International Residential Code (IRC) criteria:
Minimum width of opening: 20 in.
Minimum height of opening: 24 in.
Minimum net clear opening: 5.7 sq. ft. (5.0 sq. ft. for ground oor).
Maximum sill height above oor: 44 in unless a step or ladder is provided
3'x3' (9 square feet) horizontal area within the egress well
Observations & recommendations
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11.1.1 General
GENERAL DISREPAIR AND/OR DEFERRED MAINTENANCE
OF INTERIORS
THROUGHOUT
The interiors of the home (inclusive of all subsections in "Doors, Windows & Interiors") were in a state of
general disrepair. Some of these conditions are documented in further detail in this section, but full
documentation of each defect and location was not possible within the time allotted for the inspection.
This is a general representation of interior defects, and does not include every defect present. Picture
documentation of these conditions are shown below. These defect include but are not limited to:
-Damaged, defective or incomplete door, window, oor, wall and trim, ceiling, step, stairway and railing,
countertop and cabinet, bathroom, bedroom and kitchen structures, assemblies and components.
Recommend evaluation of interiors by respective quali ed professionals.
Recommendation
Contact a quali ed professional.
Moderate Recommendations
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11.2.1 Smoke
Alarms
SMOKE ALARMS NOT PRESENT IN HOME
No smoke detectors were installed within the home. This is a serious
safety hazard. Smoke detectors need to be installed immediately.
Click here for a guide to proper smoke detector installation.
Recommendation
Contact a handyman or DIY project
Major Recommendations - Health & Safety Items
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11.3.1 Carbon
Monoxide
Detectors
CO DETECTORS NOT PRESENT IN HOME
A carbon monoxide (CO) detector was not located within the
dwelling. Colorado law dictates that all single family residences that
have a fuel burning heater or appliance, a replace, or an attached
garage that are sold, rented, remodeled, or repaired after July 1,
2009, must have a carbon monoxide detector installed within 15 feet
to the entrance to any bedroom or other room that is lawfully used
for sleeping.
Recommendation
Contact a handyman or DIY project
Major Recommendations - Health & Safety Items
Attachment A - Application Materials
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11.4.1 Doors
DOOR SLAB OR HARDWARE - NEEDS ADJUSTMENT
OR EVALUATION
VARIOUS LOCATIONS THROUGHOUT
A door slab or associated hardware is in need of adjustment or evaluation due to the door not functioning
correctly and/or smoothly. Common observations include (but are not limited to):
Loose and/or missing hinges and hinge screws
Loose strike plate
Door sticking against jambs or frame
Door rubbing at the oor
Door not properly latching
Door excessively tight
Loose or missing hinge pins
Missing door stops
"Ghosting" (a self-closing door)
Recommend further evaluation by a quali ed professional.
Recommendation
Contact a quali ed door installation contractor
Minor & Informative Recommendations
Attachment A - Application Materials
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11.4.2 Doors
DOOR
KNOBS/LOCKS/LATCHES - DAMAGED,
MALFUNCTIONING OR MISSING
BATHROOM
Door knobs or locks were damaged, malfunctioning, or missing. This
may include (but is not limited to):
Locks not fully latching
Locks installed backwards (knob/handle must be turned to close)
Loose, damaged or missing knobs/handles/locks
Jammed knobs/handles or latches
To restore full functionality, recommend further evaluation by a
quali ed professional.
Recommendation
Contact a quali ed door installation contractor
Minor & Informative Recommendations
11.4.3 Doors
DOOR SLAB -
MISSING
A door, where otherwise intended, was missing. Recommend
installation of a door if desired.
Recommendation
Contact a quali ed door installation contractor
Minor & Informative Recommendations
Attachment A - Application Materials
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11.5.1 Windows
OLD AND/OR INOPERABLE WINDOWS - EVALUATION
RECOMMENDED
VARIOUS LOCATIONS THROUGHOUT INTERIOR
Windows in the home are old and appear to be original. They may be toward the end of their functional
life. Windows showed signs of wear and age such as being painted shut, inoperable, cracked and/or
deteriorated. Recommend evaluation for repair/replacement.
Rebates and and nancial incentives may be available for this repair measure. Click here to learn more
about local, utility, state and federal incentives available to homeowners.
Recommendation
Contact a quali ed window installation contractor
Moderate Recommendations
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Attachment A - Application Materials
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11.5.2 Windows
WINDOW SILL -
MINOR MOISTURE DAMAGE
BEDROOM
Past surface level moisture damage was noted on a window sill. This
is likely due from having a window left open during rain or
condensation build up. The area was dry at the time of inspection.
Recommend surface level repair by a quali ed professional if
desired and monitoring.
Recommendation
Contact a quali ed professional.
Minor & Informative Recommendations
Attachment A - Application Materials
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2725 5th St Megan Reznicek & Patrick McHeyser
Alpine Building Performance Page 99 of 111
11.6.1 Flooring
FLOORING - AREAS OUT OF LEVEL
THROUGHOUT
Unleveled areas were noted in one or more areas of the oor. This is likely due to settling of the sub oor,
or heaving/settling in concrete slabs. This kind of settling is common in older homes, but may be
indicative of structural movement. If the inspector was able to evaluate the structure associated with this
observation, any defects are noted in this report. Inspection of these systems may be limited due to oor
coverings and lack of access. Recommend further evaluation by a quali ed professional if concerned (and
if structural issues are reported). Otherwise, monitor.
Recommendation
Contact a quali ed ooring contractor
Moderate Recommendations
Attachment A - Application Materials
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Alpine Building Performance Page 100 of 111
11.6.2 Flooring
FLOORING - DAMAGED (GENERAL)
THROUGHOUT
The ooring had general damage visible in a speci c area or in various locations throughout the home
and may potentially require replacement. Recommend repair or replacement by a quali ed contractor.
Recommendation
Contact a quali ed ooring contractor
Moderate Recommendations
Attachment A - Application Materials
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11.6.3 Flooring
WOOD - PAST
MOISTURE DAMAGE
BATHROOM
Wood oor boards (natural or engineered) showed signs of moisture
damage in one or more areas. This often appears as swelling,
cupping, staining and sometimes rot. Recommend evaluation by a
quali ed professional.
Recommendation
Contact a quali ed ooring contractor
Minor & Informative Recommendations
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 188 of 210
2725 5th St Megan Reznicek & Patrick McHeyser
Alpine Building Performance Page 102 of 111
11.7.1 Walls, Ceilings, & Trim
EVIDENCE OF MOISTURE - STAINING - POTENTIALLY
ACTIVE
Evidence of moisture staining was observed on one or more areas of the wall, trim or ceiling. Recommend
evaluation by a quali ed professional.
Recommendation
Contact a quali ed professional.
Moderate Recommendations
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 189 of 210
2725 5th St Megan Reznicek & Patrick McHeyser
Alpine Building Performance Page 103 of 111
11.7.2 Walls, Ceilings, & Trim
WALL/CEILING - MODERATE CRACKING
Moderate surface cracking was observed at one or more wall or ceiling surfaces or around the corners of
openings like walls and doors. This type of cracking can occur in older homes and usually indicates
settling over time. Recommend monitoring for further cracking or if desired, evaluation by a quali ed
professional.
Recommendation
Contact a quali ed drywall contractor.
Moderate Recommendations
Attachment A - Application Materials
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2725 5th St Megan Reznicek & Patrick McHeyser
Alpine Building Performance Page 104 of 111
Attachment A - Application Materials
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2725 5th St Megan Reznicek & Patrick McHeyser
Alpine Building Performance Page 105 of 111
11.8.1 Stairways, Railings, & Hallways
STAIRCASE - NOT
COMPLIANT WITH CURRENT STANDARDS
A staircase was not compliant with modern safety standards. This set
of stairs was most likely built before modern standards were put in
place and most likely does not meet compliances like minimum tread
depths, riser heights, widths, landing sizes, or the need for handrails
or guardrails. Recommend evaluation by a quali ed professional for
evaluation if removal or renovation is desired.
Recommendation
Contact a quali ed carpentry contractor
Moderate Recommendations
11.8.2 Stairways, Railings, & Hallways
GUARDRAIL - MISSING
The stairs did not have a guardrail installed on an open section. This
condition is a potential fall hazard. The Inspector recommends that a
guardrail be installed that complies with modern safety standards.
Recommend evaluation by a quali ed professional.
Recommendation
Contact a quali ed carpentry contractor
Moderate Recommendations
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 192 of 210
2725 5th St Megan Reznicek & Patrick McHeyser
Alpine Building Performance Page 106 of 111
11.9.1 Cabinets, Counters, &
Backsplashes
CABINET DRAWER - NEEDS ADJUSTMENT
A cabinet drawer is in need of adjustment for proper operation.
Common observations include:
Drawer out of tracks
Loose tracks
Installed out of square
Drawer rubs cabinet frame
Drawer does not fully close
Recommend evaluation by a quali ed professional.
Recommendation
Contact a quali ed cabinet contractor.
Minor & Informative Recommendations
11.9.2 Cabinets, Counters, &
Backsplashes
CABINET FLOOR DAMAGE - STAINING - INACTIVE
KITCHEN
Evidence of moisture staining or swelling was observed on one or
more areas of the cabinet oor. These areas did not appear to be
active during the time of inspection. Recommend monitoring for
further staining and consult with a quali ed professional if desired.
Recommendation
Recommend monitoring.
Minor & Informative Recommendations
Attachment A - Application Materials
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Alpine Building Performance Page 107 of 111
Thermostat(s) Setting Upon
Arrival
The inspector has documented
the thermostat settings prior to
operating HVAC equipment.
Thermostat(s) Setting Returned
to Original Setting
The inspector has documented
the thermostats after operating
HVAC equipment and they have
been returned to their original
settings
Garage Door Closed after
Operation
N/A - No Garage Present
Electrical Panel Covers/Doors
Secured
Electrical Panel Covers/Doors
Secured
Range, Oven and Appliances
Turned O
N/A - Appliance not Tested
Attic & Crawlspace Hatch
Secured/Closed, Access Areas
Cleaned
Hatch was found open and left
open
Lights Turned O by End of
Inspection
Some Lights Left On - Agent
Secured Property
Gates Closed
N/A - No Gates
Exterior Doors Locked
Some or All Doors not Locked -
Agent Secured Property
GFCI Receptacles Reset after Testing
All Tripped GFCI Receptacles Reset
Some GFCI receptacles may not be tested due to limitations that are documented in the "Electrical" > "GFCI & AFCI"section of this report.
12: PROPERTY CLOSEOUT
Information
section-NDExODcyNzktMGM2OC01OWVkLWI2Y2UtMmJjMjhkOWY1ZGMz
Attachment A - Application Materials
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Plumbing Fixtures Turned O
Plumbing xtures were turned o after inspection of each xture
Some xtures may not have been opened due to limitations that are documented in the "Plumbing" > "Plumbing
Fixtures" section of this report.
Attachment A - Application Materials
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section-sop
STANDARDS OF PRACTICE
Understanding and Reviewing Your Home Inspection Report
Roof
All systems within this inspection and their components are inspected to the InterNACHI SOP.
Click here to review the InterNACHI Standards of Practice.
While the inspector will exhaust all means of inspecting the roof based on the conditions present at the time of
inspection, evaluation of all the roof systems and components is limited to visible areas which are safely and readilyaccessible. The inspector is not required to determine the age of the roof. The roof inspection and all sections under"Roof" may be limited by the following:
-Inspector safety hazards (includes high access, double-pitch roofs, steep slope, poor conditions such as ice, rain, or snow)
-Fragile coverings such as tile or metal-Covering limitations such as built structures or snow
-HOA maintained roo ng
-Builder limitations
The inspector may utilize a drone for the roof inspection. If physical inspection of the roof is desired, consult a roo ngprofessional for further inspection. Physical access of the roof is done at the inspector's individual discretion.
Underlayment is inspected as it is visible. The following systems/components are beyond the scope of the inspection:
-Water cistern/rain harvesting systems
-Underground drainage systems, including drain tile/perimeter drainage systems
Exterior
While the inspector will exhaust all means of inspecting the exteriors based on the conditions present at the time of theinspection, evaluation of all the exterior systems and components is limited to visible areas which are safely and readily
accessible. The exterior inspection, inclusive of all sections under "Exterior" may be limited by the following:
-Snow coverage
-Occupant belongings-Overgrown vegetation
-Inaccessible elevations (elevations on a property line)-Design constraints such as closed framing under balconies and decks
Evaluation of water features such as ponds, fountains, or waterfalls and all related components are outside the scope ofthe home inspection. Operation of irrigation systems lies beyond the scope of the home inspection. If the home has a
landscape irrigation system installed, components may be documented for reference and visually inspected. Evaluationof outbuildings or sheds lies beyond the scope of the home inspection. Major systems within the building, such as HVAC,Electrical, or Plumbing may be evaluated.
Electrical
While the inspector will exhaust all means of inspecting the electrical systems based on the conditions present at the timeof the inspection, evaluation of all the electrical systems and components is limited to visible areas which are safely and
readily accessible. In addition, the inspector is not required to determine the adequacy of service capacity, but mayrecommend a future upgrade in size. The electrical inspection, inclusive of all sections under "Electrical" may be limited by
the following:
-Builder's terms prohibiting removal of fronts
-Inaccessible panels-Painted panels/fronts
-Safety plugs-Photocell-controlled lighting and accessories
Older homes may contain active or decommissioned knob and tube wiring systems/components. It is possible that thesehomes may contain knob and tube wiring in inaccessible areas. If concerned about the possibility of knob and tube
wiring, a licensed electrician would need to be consulted as invasive measures are outside the scope of this inspection.Most all homes contain high and low-volt accessories, security systems or entertainment/speaker systems. Some homes
include integrated smart-home systems. Systems like these that are not part of the main electrical supply/delivery
system (Service Entry, Meter, Panel, Subpanels, Branch Wiring, Receptacles and Built-in Lighting and attached accessories
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like ceiling fans) and are outside the scope of the home inspection. Visual inspection may be included but system are not
required to be operated. If the home was occupied, some GFCI or AFCI protected breakers may not have been tested toavoid issues with occupant's personal belongings such as routers, computers, security systems or other sensitive
electronic components. Solar/PV systems, generators, and demand management systems are outside the scope of theinspection.
Attic, Crawlspace, Insulation & VentilationWhile the inspector will exhaust all means of inspecting the attic, crawlspace, and ventilation systems based on the
conditions present at the time of the inspection, evaluation of these systems and components is limited to visible areaswhich are safely and readily accessible. In addition any other systems or components located within the attic, which may
include but are not limited to electrical, plumbing, HVAC, and structural systems may not be inspected. Inspection ofthese systems may be limited by the following:
-No access installed, obstructed access, or undersized access-Design limitations such as a at roof, vaulted, cathedral ceiling,or low oor structure
-Di cult or obstructed access within the attic such as debris, trusses or HVAC systems-Con ned access which prevents safe movement of the inspector
-Blown insulation
-Standing water or vermin-Suspected vermiculite insulation
Plumbing
While the inspector will exhaust all means of inspecting the plumbing systems based on the conditions present at thetime of the inspection, evaluation of all the plumbing systems and components is limited to visible areas which are safely
and readily accessible. Any water or fuel lines that are shut o will not be turned on without explicit permission from theseller or listing agent. Evaluation of the following systems are beyond the scope of the home inspection:
-Water Softeners
-Filtration Systems-Well Systems
-Septic Systems-Fire Suppression Systems
-Propane Tanks
The plumbing inspection may be limited by the following:
-Water heater thermostat turned to low, vacation mode, or fully turned o -Pilot not lit
-HOA maintained equipment-No power to equipment (electric or gas)
-Physical restricted access to equipment-Sealed sump pits (usually for radon mitigation purposes), deep sump pits
Radon mitigation system e ectiveness cannot be determined without a radon test. Sewer Scopes are not performed byAlpine Building Performance, and we are not responsible for sewer line recommendations.
Heating & Cooling Systems
While the inspector will exhaust all means of inspecting the HVAC systems based on the conditions present at the time ofthe inspection, evaluation of all the HVAC systems and components is limited to visible areas which are safely and readily
accessible. Inspection of HVAC systems typically includes visual examination of readily observable components for
adequate condition, and system testing for proper operation using normal controls. HVAC system inspection will not beas comprehensive as that performed by a quali ed heating, ventilating, and air-conditioning (HVAC) system contractor.
The inspector is not required to determine the adequacy of sizing or the overall performance of heating and coolingequipment. Report comments are limited to identi cation of common requirements and de ciencies. Inspection of
heating and cooling systems typically includes:
-System operation: con rmation of adequate response to the thermostat
-Proper location-Proper system con guration
-Component condition-Exterior and interior cabinet condition
-Fuel supply con guration and condition-Combustion exhaust venting
-Air distribution components-Proper condensation discharge-Temperature/pressure relief valve and discharge pipe presence, condition, and con guration
Heating and cooling inspection may be limited by the following:
-Di cult access, such as being located on a roof or locked area
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-Obstructions such as overgrown vegetation or occupant belongings
-System is weatherized and turned o -Air lters are ceiling-mounted
Whole-house humidi er operation is not within the scope of the inspection. Fireplaces and stoves whose pilot lights areout or o are not operated. In addition, any gas supply lines that are shut o are not turned on.
Foundation & Structure
While the inspector will exhaust all means of inspecting the structural systems based on the conditions present at the
time of the inspection, evaluation of all the structural systems and components is limited to visible areas which are safelyand readily accessible. The inspector will utilize accessible exteriors, interiors, attics and crawlspaces to visually inspect
structural components that make up the home. The inspector will report on any de ciencies that may exist with eachstructural system based on visual inspection only. The inspector is not required to determine the adequacy or strength of
any structural systems, as this is outside the scope of the home inspection. The structural systems inspection, inclusive ofall sections under "Foundation and Structure" may be, and is commonly limited by the following:
-Finished basement walls-Insulated foundation walls
-Finished interiors, including oors, ceiling, and walls-Insulated ceilings, oors, and walls
-On-grade structures such as slabs or other oor systems
-Con ned, obstructed, or limited attic access-Con ned, obstructed, or limited crawlspace access
Built-in Appliances
While the inspector will exhaust all means of inspecting appliances based on the conditions present at the time of theinspection, evaluation of all the appliances and components is limited to appliances which are safely and readily
accessible. The appliances inspection may be, and is commonly limited by the following:
-Appliances not fully installed, packaged, or missing (common in new construction or ips)
-No power or fuel-Filled with occupant belongings (common in washers/dryers/ovens)
-Appliance not included in sale of home
Evaluation of certain appliances lies beyond the scope of the home inspection. These appliances include:
-Central vacuum systems-Appliances not included in the kitchen, kitchenette, or bars
-Deep freezers
Doors, Windows & Interiors
While the inspector will exhaust all means of inspecting the interiors based on the conditions present at the time of theinspection, evaluation of all the interiors and interior components is limited to visible areas which are safely and readily
accessible.If a home is occupied at the time of inspection, some components of this section may not be fully inspecteddue to issues around access. Examples include blocked doors or windows, covered ooring, or full cabinets. In addition,
rooms occupied by residents may not be fully inspected.
It is typical in new construction inspections for interiors to be incomplete or in the last phases of nish work such as
hanging doors, painting, trim installation, cleaning, and other nal "construction" work. These items are assumed to be inthe process of being nished. In addition, clients have a blue-tape walkthrough with the builder that allows them to note
any areas of the home where they feel the builder has improperly nished work. With this in mind, the inspector willinclude punch-list items if necessary, but generally, the inspection will not include this type of work. If reinspection is
desired once work is complete, it is recommended that the client schedule a builder warranty inspection prior to thetypical one-year warranty period closing.
Operation of smoke and carbon monoxide alarms is not within the scope of the inspection.
If further evaluation of any of the above systems or components is desired, recommend contacting a quali ed
professional.
-END OF INSPECTION REPORT-
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 198 of 210
Lopez Smolens Associates, Ltd. - Consulting Structural Engineers 3405 Penrose Place #104 Boulder Colorado 80301 (303) 447-2813 Project # Date Due Date References Project & Work Order Information (NOTE: Requirements, Conditions & Limiting Information on next page) Client Information (Please Print) Project Information Name Name Address Address City, State, ZIP City, State, ZIP Cell Tel Architect Other Tel Architect Tel / Fax Email Architect email JurisdictionContractor Billing Name Contractor Tel & Fax Billing Address Contractor email Billing City, State, ZIP Real Est Agent Real Est Agent Tel Payment Information Real Est Ag email Check #Other Professional DateOther Prof Tel Amount $Other Prof email Engineering Information Project Overview Based on our discussions with you, our Client, we understand the project t be primarily composed of: As part of our engagement, we must verify some existing dimensions, conditions, elevations and construction, (Geotechnical Engineer must verify soil conditions), prior to starting other work. We estimate th at this will take hours of professional time. Compensation is based on time to perform the engagement. Mo difications, amendments or ad ditions to scope of work, co llection of information, or hours of consultation will result in additional time required to complete our work. All time spent on the engagement, whether prior to or after the execution of this engagement letter, will be billed to the Client unless otherwise agreed in writing by both of us. Our hourly rates for the year 2024 are: (i) $200 for Senior Engineer(s), Henry Lopez and Jonathan Smolens and (ii) $180 for Associate Engineer(s), Ian Smith.Building Type Work Being Done Client Materials Services Commercial Addition Architect Concrete CAD Historic Arbitration/Mediation Attorney Concrete Block Consultation Industrial New Construction Buyer Masonry Design Institutional Limited Observation Contractor Post-Tension Limited Observations Office Rebuild Engineer Precast Preliminary Design Religious Remodel Owner Pre-stressed Redline Residential - Multi Report Property Manager Steel Reports Residential – Single Technical Investigation Real Estate Agent Wood Sketch Warehouse _________ __________________
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 199 of 210
Lopez Smolens Associates, Ltd. - Consulting Structural Engineers
3405 Penrose Place #104, Boulder Colorado 80301 (303) 447-2813
Retainer for this Project is $ , which will be paid at the time of the execution of this agreement by Client. All our invoices to Client are
payable upon receipt. To the extent that any invoiced amount remains unpaid more than ten (10) days after the date of the invoice, we will assess a
charge of 1.0% per month (12% per year) on any unpaid amount(s) from the date of the invoice until such unpaid amount(s) is paid in full. If it is
necessary to retain an attorney to enforce collection, the undersigned agrees to pay reasonable (i) collection costs, (ii) attorney fees, and (iii) court costs
in addition to the above-mentioned interest on any late payment.
Existing Conditions. Building observation and existing construction alterations and additions require that certain assumptions be made regarding
existing conditions. Some of these conditions cannot be verified without expending additional money and/or destroying otherwise serviceable portions of
the building; therefore, the engineer does not make any warranty or guarantee with respect to hidden defects or future conditions. Further structural
analysis and/or testing are undertaken only when (i) warranted by the site observation, or (ii) specifically requested by the Client. Client understands that
further investigation may reveal conditions that require modification of our conclusions reached after mere visual examination. Our comments, therefore,
are limited to that which we may observe and/or infer from visible evidence and information given to us by Client and others; our comments do not
cover problems or irregularities which are not visible or cannot be investigated without destructive testing of existing materials in or around the Project
or its structures. Our observations do not cover mechanical, electrical or subsoil conditions. The liability of Lopez Smolens Associates, Ltd is limited to
the fee for services related to this Project. The work performed shall be in accordance with generally accepted professional practices and level of
competency presently maintained by other firms in the same type of work in the community and in all compliance with all applicable laws.
In order for us to provide the best possible service to you, our Client, we need specific information about the Project. The more information we have the
higher quality of product we can provide. If we are forced to make assumptions or guesses about certain items, changes may be required and/or the
design may be inappropriate for the application. The items listed below will help us help you.
We must have the following items in order to provide the best possible design:
1.Floor plans.
2.Elevation drawings of all sides.
3.Building sections through critical portions of structure, including critical elevations. (Most important)
4.Anticipated foundation layout, including top of wall elevations & relative soil elevations.
5.Legal description, including building authority.
6.Specific loading if other than what building authority requires.
7.Recent Soils report, (absence requires assumption and disclaimer), including maximum/minimum footing pressures and lateral earth pressures.
Redesign may be required if actual soils conditions differ from assumptions. Existing Soils Conditions Must be Verified by Geotechnical
Engineer.
These items are optional, but will improve the quality or usefulness of the design:
8.Original and finished grades at critical locations around the structure.
9.Preferred construction materials and methods.
10.Information about contractor, i.e., name, is it negotiated or out for bids, etc.
11.Any specific structural details desired, such as exposed beams, pre-manufactured or fabricated connections, coffered or dropped ceilings, steel
vs. Glulam, locations, directions, and lengths of specific members, etc. We will review and advise for least cost where possible.
The following procedure, if followed, will greatly expedite the process and result in the highest quality product:
Call in advance to set up an appointment.
Bring two, identical, complete sets of plans and one set of all other information that Client reasonably believes may be pertinent to our
work. We will redline both sets, keeping one for our records and as reference in phone conversations.
Allow minimum two weeks for delivery.
Minimize changes to Project pending our report.
If Project needs to be expedited, expect a surcharge.
If we have red-lined your plans, Client:
o Agrees to immediately incorporate our red-lines into your plans, and
o Bring one set each of (i) original unmodified plans and (ii) at least one set of modified plans back for our review and
approval. Allow a minimum of two days for our review and approval.
o If the modified plans are acceptable, we will stamp prints only – as many sets as may be reasonably required – and will keep
one complete set of stamped prints, including final architectural renderings and specifications, for our files.
STRUCTURAL OBSERVATIONS:
Client understands that (A) site observations are based only (i) on the short time interval for our observations, and (ii) on information supplied by
Client and by others, and (B) our observations are limited to portions of the building and conditions surrounding the Project that can be viewed
without having to move personal belongings, without destructive testing or investigation; therefore, we can make no representation, warranty or
guarantee with respect to hidden defects or as to the future condition of the building.
Note: Any changes or modifications made to our recommendations or drawings without our written approval negates any and all liability of Lopez
Smolens Associates Ltd.
ENGINEER CLIENT
Lopez Smolens Associates, Ltd., Colorado corporation
by by
Authorized Signatory Date Authorized Signatory Date
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 200 of 210
Document ID: 07E5DD46-414E-41BD-9CBA-FB30AF5611C5 Page 1 of 1
Ninja Roofs
9200 E Mineral Ave.,
Suite 100
Centennial, CO 80112
(720) 829-7429
Sales Representative
Damian Matejczuk
(303) 616-8755
damian@ninjaroofs.com
Craig David
2725 Fifth St
Boulder, CO 80304
E S T I M A T E
S P E C I A L I N S T R U C T I O N S
Estimate #1348
Date 11/19/2024
Item Description Amount
Roof Replacement Roof surface area: 21.66 SQ, with assumed 26% waste factor,
pear Eagle View. Predominant pitch 8/12, 18 total roof facets. No
access. Suspected double decking and total of 3 shingle layers.
Suspected need to strip all layers down to the trusses and full
redeck. New shingle material: Class 4 Impact Resistant.
Ventilation to be added per current code (currently none). All
metals/flashing/seals/boots to be replaced.
If hazardous materials are to be verified by independent testing
and present on surfaces as one of the roof layers, an additional
cost of proper disposal will be added as necessary. A separate
bid for asbestos removal by a specialized company separate from
Ninja Roofs maybe required.
$32,487.02
Gutters & Downspouts All new 5", seamless, aluminum gutters and 2x3" downspouts
with extension arms. 295LF total with waste.
$3,592.53
Asbestos Abatement Based on test results, if necessary a 3rd party bid needed.$0.00
Fascia and Soffit Repair As dictated by the needs after the layers and gutter removal. The
soffit may be repaired/replaced by the GC during the siding fixes,
but fascia may be necessary to be fixed at the time of the new
roof installation. Cost and need TBD.
$0.00
Sub Total $36,079.55
Total $36,079.55
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 201 of 210
1
Premier Roofing Company
Premier Roofing Company
2570 W 8th Ave
Denver, CO 80204
Main: (855) ROOF-321
Fax: (303) 292-3387
Property: 2725 5th St
Boulder, CO 80304
Claim Rep.: Jason Clark Business: (303) 437-1122
E-mail:jclark@premier-roofing.com
Estimator:Jason Clark Business: (303) 437-1122
E-mail: jclark@premier-roofing.com
Claim Number:Policy Number:0 Type of Loss:Hail
Date Contacted: 6/30/2023 12:00 AM
Date of Loss: 6/30/2023 12:00 AM Date Received: 6/30/2023 12:00 AM
Date Inspected: 6/30/2023 12:00 AM Date Entered: 6/30/2023 12:00 AM
Price List: COBO8X_NOV24
Restoration/Service/Remodel
Estimate: MACROS2017-14-117
Dear Claim Department,
The undersigned insured has contracted with Premier Roofing Company to complete roofing and/or restoration repairs to the
above-listed property for the referenced insurance claim. Premier Roofing Company and its agents are granted all privileges
afforded the undersigned by the provisions of the referenced insurance policy and all State and Federal laws to discuss the claim
with the above-listed insurance provider on the undersigned’s behalf. The undersigned grants permission to the listed Insurance
Provider and its agents to discuss the claim with Premier Roofing Company and exchange all relevant information to properly
restore the property to code and manufacturer’s specifications to the extent allowable by market conditions and property and
casualty policy limits in a reasonable time frame.
Sincerely,
Jason Clark
Project Coordinator
JClark@Premier-Roofing.com
(303)437-1122
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 202 of 210
2
Premier Roofing Company
Premier Roofing Company
2570 W 8th Ave
Denver, CO 80204
Main: (855) ROOF-321
Fax: (303) 292-3387
MACROS2017-14-117 11/18/2024 Page: 2
MACROS2017-14-117
MACROS2017-14-117
DESCRIPTION QTY REMOVE REPLACE TAX TOTAL
1.Roofing (Bid Item) - Agreed upon 1.00 EA 0.00 15,000.00 0.00 15,000.00
price
Line item accounts for agreed upon price for roofing restoration at 2725 5th St, Boulder, CO 80304.
Total: MACROS2017-14-117 0.00 15,000.00
Roof
DESCRIPTION QTY REMOVE REPLACE TAX TOTAL
2.Tear off, haul and dispose of comp.16.96 SQ OPEN ITEM
shingles - Laminated
3. Laminated - comp. shingle rfg. - w/18.67 SQ OPEN ITEM
felt
4. Ice & water barrier - 2 Courses 1,188.00 SF OPEN ITEM
Along Eaves
5. Ice & water barrier - 1 Course 159.00 SF OPEN ITEM
Along Valleys
6. Asphalt starter - peel and stick 259.00 LF OPEN ITEM
Manufactured starter course existing on both the Eaves and Rakes of this roof prior to the restoration work taking place. This is an essential
component of the roofing system which helps to protect from updraft and shingle blow-off.
7. R&R Drip edge/gutter apron 259.00 LF OPEN ITEM
Felt existing under drip edge requires removal and replacement of drip edge to accommodate removal and installation of felt.
8. R&R Hip / Ridge cap - Standard 162.00 LF OPEN ITEM
profile - composition shingles
9. Install Flashing - L flashing -38.00 LF OPEN ITEM
galvanized
To detach and reset headwall metal.
10. Roofer - per hour - (Beauty Strip) 3.17 HR OPEN ITEM
Beauty strip existing prior to repair at the headwalls. Line item accounts for the additional time and labor required for the roofing crew to
manufacture new beauty strip from shingle waste and install at the headwalls.
Hours are calculated at 5 minutes per foot of beauty strip.
11. Step flashing 39.00 LF OPEN ITEM
The step flashing cannot be re-installed due to the puncture holes that are placed within each piece. Each piece of flashing has nails driven through it
during installation; these are exposed after tear off and no longer provide adequate protection for the homeowner's roof.
Reinstallation of Materials: Any existing flashings, edgings, outlets, vents or similar devices that are part of the assembly shall be replaced when
rusted, damaged or deteriorated. (Reference: International Residential Code R907.5)
12. Remove Additional charge for 14.01 SQ OPEN ITEM
steep roof - 7/12 to 9/12 slope
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 203 of 210
3
Premier Roofing Company
Premier Roofing Company
2570 W 8th Ave
Denver, CO 80204
Main: (855) ROOF-321
Fax: (303) 292-3387
MACROS2017-14-117 11/18/2024 Page: 3
CONTINUED - Roof
DESCRIPTION QTY REMOVE REPLACE TOTALTAX
13.Additional charge for steep roof -15.41 SQ OPEN ITEM
7/12 to 9/12 slope
14. R&R Flashing - pipe jack 2.00 EA OPEN ITEM
15.Apply sealant around vent pipes to 2.00 EA OPEN ITEM
prevent leakage
Sealant needed on pipe jacks to ensure nail holes in flashing are leakproof.
16. R&R Roof vent - turtle type -1.00 EA OPEN ITEM
Metal
17. R&R Chimney flashing - large 2.00 EA OPEN ITEM
(32" x 60")
The punctured and damaged chimney flashing cannot be reinstalled per code. If reinstalled, the chimney, a common leak area of a roof, would not
be water tight and would lead to leak hazards.
Reinstallation of Materials: Any existing flashings, edgings, outlets, vents or similar devices that are part of the assembly shall be replaced when
rusted, damaged or deteriorated. (Reference: International Residential Code R907.5)
18. R&R Roof window step flashing 1.00 EA OPEN ITEM
kit - Large
Totals: Roof 0.00 0.00
Line Item Totals: MACROS2017-14-117 0.00 15,000.00
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 204 of 210
4
Premier Roofing Company
Premier Roofing Company
2570 W 8th Ave
Denver, CO 80204
Main: (855) ROOF-321
Fax: (303) 292-3387
MACROS2017-14-117 11/18/2024 Page: 4
Summary for Dwelling
Line Item Total 15,000.00
Replacement Cost Value $15,000.00
Net Claim $15,000.00
Jason Clark
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 205 of 210
5
Premier Roofing Company
Premier Roofing Company
2570 W 8th Ave
Denver, CO 80204
Main: (855) ROOF-321
Fax: (303) 292-3387
MACROS2017-14-117 11/18/2024 Page: 5
Recap by Category
Items Total %
ROOFING 15,000.00 100.00%
Subtotal 15,000.00 100.00%
Above-listed scope of work does not include any upgrades that the insured has chosen to purchase in excess of the approved
insurance claim from Premier Roofing and is subject to change.
Acknowledgement that the above-listed scope of work has been reviewed and approved by the insured.
Acknowledged by: ___________________________________ Date:___________________
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 206 of 210
303-750-0336 INVOICE #JR8999
Date 11/14/2024
5856 S Lowell Blvd. #32-414
Littleton, CO 80123
Name Billing Name
Alpine Building Performance
Service Address Billing Address
2725 5th St
City State Zip City State Zip
Boulder CO CO
Camera Operator/Inspector Drain Cleaner/Tech
Juan R.
Access:4" Dual-sweep C/O's
Sewer/Feet:30' (City tap connection street )Other Entry:N/A
Cast Iron Pipe:PVC Pipe:
Clay Pipe (VCP):10'- 30'(OUT) / 10'- 40'(IN)ABS Pipe:
Concrete Pipe:Orangeburg Pipe:
SDR Pipe:0"- 21'(OUT) / 0"- 10'(IN)Unknown Pipe:
Report & Findings:Lengths and depths are approximate
Scope shows a crack at approx. 30' at the city tap connection. This was located
in the street at approx. 8' 5" deep and marked with green paint. We believe this is leaking water.
Light (10% ) to extreme (95%) root intrusion in several areas of the clay pipe (Upstream )
Due to these roots, we were unable to scope the remainder of the line.
Water flow tested poor due to the amount of roots blocking the service line.
It is our goal to get a full, unobstructed view of this lateral service sewer line in its
entirety to assess its overall condition. Unfortunately, we were unable to do so during this
assessment due to the roots.
Recommendations:
In our professional opinion we believe a spot repair will need to be done at 30' (City tap connection)
However, we recommend to cable clean the sewer line with 4" knives while flushing plenty of water in
attempt to remove as much buildup and roots as possible out of the service line followed by a
rescope prior to any repairs being made. Further recommendations may be necessary following the
clean and rescope.
Risers bottom of the steps near the curb
Signature And/Or Payment:Date:
Video Link:https://youtu.be/uCpZcQD7Vc0 Alpine Building Performance
Authorized signature and/or Payment, agrees that the work ordered was completed and agrees with the terms on
the reverse side of this work order. If repairs are made, repair company will be responsible for their own locations.
WWW.SEWERSCOPELLC.COM
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 207 of 210
TERMS AND CONDITIONS
RESPONSIBILITIES OF THE CUSTOMER:
Customer represents that, except as described in the request for services, all plumbing and drain systems
are in good repair and condition and agrees to hold Sewer Scope LLC. harmless for the discovery of defective
conditions, including but not limited to the following: Improper or faulty plumbing, rusted or defective pipes,
acids in the drain system, freezing conditions, lines that are settled or broken, existing illegal conditions,
customer's supplied materials, improperly charged systems, existing piping beyond our repairs.
RESPONSIBILITY OF THE COMPANY - CONDITIONS AND LIMITATIONS:
Sewer Scope LLC. shall do all work in a competent, workmanlike manner. Sewer Scope LLC. is not responsible
for any of the foregoing legal conditions, changes required by an inspector, or any freezing that may occur.
LIMITED WARRANTY:
Sewer Scope LLC. warrants all its work to be free from defects in material and workmanship for the warranty
period of 30 days upon completion, OR for one return visit to clear a blockage, unless otherwise stated on
the face hereof. All warranties are void if payment is not made when due. Warranties extend only to the
customer and are not transferable. If a defect in materials or workmanship covered by this warranty occurs,
Sewer Scope LLC. will remedy the defect with reasonable promptness during normal business hours. In
no event shall Sewer Scope LLC. be held liable for water or other damage caused by any delay in remedying
a defect. To obtain warranty performance, notify Sewer Scope LLC. within 24 hours of discovery or claims
for breach at the address and telephone number on the face hereof.
EXCLUSIONS AND LIMITATIONS:
Sewer Scope LLC. Is not responsible for the following which are excluded from the coverage of this limited1. The removal or cost of removal, of lodged equipment due to defective lines.
warranty:2.Defective conditions listed under the above "Responsibilities of the Customer"
3.Work performed or materials installed by others.
4.Defects and failures from mistreatment, neglect, or failure to reasonably discover said defect.
PROTECTION OF THE CUSTOMER'S PROPERTY:
Customer agrees to remove or protect any personal property inside and out. Sewer Scope LLC. shall not
be held responsible for the natural consequences of our work which may cause damage to, but not limited
to: carpet, any flooring type, rugs, furniture, walls, ceiling, trim work, curbs, sidewalks, walks, driveways,
garages, patios, lawns, shrubs, sprinkler systems, wallpaper, drywall, stucco, tile, cabinets, wood floors,
and any other real property.
WE DO NOT GUARANTEE THAT OUR ON SITE INSPECTION WILL IDENTIFY
ALL EXISTING OR POTENTIAL PROBLEMS
WWW.SEWERSCOPELLC.COM
Attachment A - Application Materials
Item 5C 2725 5th St Memo 01.08.25 Page 208 of 210
., I r: Appraised 19 _ _:___ BOULDER COUNTY REAL ESTATE APPRAISAL
OWNER £11 J7···
HOUSE No. � ;: ;-STREET CITY/:; LOTS .J v, 1 t/ -1 - (,._ BLOCK -.3 '/ ADDITION /Year Constructed J
, / �� Est. Life in Years I
ESTIMATE OF VALUATION BUILDING PLAN BLDG. PART A BLDG. PART B GARAGE No. Cubic Feet _________ J � _ - 7 '; _________________________ _ Cost per cu. ft. _:::, __ , ____________ -_-2Q _______________________ _ Total Cost. ___________ $---·�}_!_< •0:'_ $-------------- $ ___________Porches ________________________ -J --------------------------Garage _______________________ ,:, '."'") ___________________________ _ Extras ____________________________________ --------------------:::= ::::::: __ �=:::::: :: :::::::::::::!:::::::::�� :::� :�:::: :::::�
., ./ < i/50 -I(,
/.1.
7
(, f
q �I 110-� /I'-' I - 7 �
7
(.
Class of Bldg .. __ c_ _______ [ ____ Basement_ _____ Jf.¢:.::c:..!.�::.______ ,, I J>,-. ref --. llConstruction ___ Y--�------------Roof ___________ /:;!:_: ____ (.:-_____ ' (, -
,,lf cR._ � ✓ . . . I ,;· /,,-Char. of Const. --�-:-'=------Heating ___________ ::t-:_}:-:::-_____ "i1==========================::::::::::;;:;:========-==H=e =1g=h=t=o=f=B=u=1=ld=1 =n=g = __ =_= __ =-:.=--=--=--=-=-=-·=·=--=--Exterior_ _ ____ {.IJ __ ��------Plumbing _______ :.--:_ __ f...:. ______ �_ ,1-___________ S_u_-_M_M _A_R_Y.:__ ___________ 1 __ -----,, ___ A_N _N_U_A_L_A_S_S _E_S_S_M_E_�N_T ____ _Interior Finish . L�E-•::-__ }._ __ Light _________ -��..'. _________ , _________ D_E_s_c_RI_P_T_rn_N ________ _ AMOUNT
$ Floors ________ .... _._14::' __ 11-�.! .. Priv. Garage __ -�;-_:::-: ___________ B_u_i_ld_in_g�P_e _rm _it ________________ Stories _________ -!:. _______ : ______ Barns or Sheds _)Jc1______________ Original Cost. [m provements _O_n_,ly,__ _________ 11-'-----Additions and Betterments $
$ Fire Resisting.-------------;:_·••-St&te of Reps.,;,�_sl'1,d __________ Owner's Estimate of Present ValueFoundation _____ k_ __ •·-· ------Local Imps. - - _____ :...:. '.:"'::._ -----Private Appraisal
------"c...C..__ _______________ _ ADDITION S AN D BETTERMENTS Insu rance $ $ $ $ $ $ $
YE AR
1938
1939
1940
1941
1942
1943
1944
1945
1946
1947
/c,,6 /�'
LAN D IMPROVEMENTS --------$ __/_ff_.-�--$ / a -1 $
I : r
TOTAL
Attachment B - Boulder County Tax Assessor Card - 2725 5th St
Item 5C 2725 5th St Memo 01.08.25 Page 209 of 210
.,. CLASS OF BUILDING HEIGHT KOOF LIGHT DESCRIPTION
___________ ....,.C_li . .;..cc.,.k,l------'-------..-C"-b.e_ck,_ ___________ C_h_e�ck1 _____________ ...,c_.h_••,_k1 ____________________ ....;;;G.;;..;iv..;.e..;.N..;.uccm.;..be'-'-"rs L No. of Stories ___________ ·-__ / _____ c_<_)N_s_"_l'_R_u_c_,T_l_O_N_-+--• Electricity __________________ L. 1-Single Residence _______ 2-Duplex _________________ 3-Bungalow, Apt., Crt. __4-Flat or Terrace ________ 6-Apartment House_-�---6-Hotel ······---·-··--··-7-Store Buildin g ______ �--
8---------------------·---
FOUNDATJUN W d Sh• 1 ✓-Gas-------·--------·---------00 mg e ·----------••• i-----------t---i C T Sh" I Oil__ ________________________ _Brick __ . __________ _______ ompos1 10n mg e __________ _ Concrete ______________ . __ _ Tar and GraveL ___ . ____ ·--Prepared Paper __________ _
ROOMS STORIES
Basen.'t z 3 Living Room ______________ J_ __ Dining Room ____________ ,.._1. __ Stone ____________________ _ Wood ____________________ _ Sheet Iron ______________ _ Copper ___________________ . PRIVATE GARAGE Dinette -------·--------------1 -----1---------------1--i Kitchen _________ -----· _ _! __ _ Tile ________________ -------Concrete Tile ____________ _ Size ___________ ';{;,;_I I:, _____ _ Breakfast Nook ________ _ 9 -Office Building ____________ ----------------------------Clay Tile ______________ _ .-f Construction.1�------------Floor ________ -� ,_; _______ . =· Bed Room ______ _ 10-Hospital or Sanitarium_Slate _____________________ ---· 11-Bank Building ________ _Asbestos Shingle _________ ,.. __ 12-Theatre _______________ _ BASEMENT Tin -----------------------13-Warehouse ____________ _14-Factory _____ ____ ____ ___ ____Quarter __________________ _ 16-Public Garage __________ Half __________ '\ _________ _ STYLE
Bath Room _____ _ Roof---·-------' ____ i ________ _ Toilet Room ____ _ Heat ________ •-------•------Shower Room __ _ Sleeping Porch __ Sun Room ______ _ SHEDS AND BARNS Den-------------
__ J___ ··-----------
Attic
16-Pr ivate Garage ________ 17-Service Station ________ Three-Quarter --H---------Full _____________ i,u,:, ·;:_ __ 18-Hot House or Gr. House ____Cement Floor -------------Gable _________________________ 1---......,.1
---....,.--...,1,-------1--1 Storage Room __ _ .HiP -------------------·---JI__ Size_ .:½;:.;,---Const.--·--Office ------·----Flat --·-·----·----------____ !S ize_.----·=---Con st.--------Halls ___________ _ ·----1-·-·--1 --------------·· 1 • ·---l ------------19-Poultry House _________Finished Walls and Ceiling Gam brel--·------------------LOCAL IMPROVEMENTS .. _._I _____ l ______ ----· 20-Barn s or Sheds ________ _Laundry _________________ _ Mansard _________________ _ Leanto __________________ _ Street Paving _____________ . __ ---{ --·-l -----------
------------·---------·---. ----Alley Paving ____________ ----_ FINISH PLUMBING Sidewalks ______________ -------Unfinished ·--·-->---.. ____ -------------
O ld St I I V Curbing _________________ -----✓--Plastered, Plain. _________ ,/_ _______ EXTERIOR -------------+--1 Ye -------------·--······ Water ---------·-----------------c B • k M d Plastered,Ornam ------·-••. ·--··---CONSTRUCTION om mon ric ----------·· o ern -----------------·· -•• Storm Sewer ________ �-------p d B • k N B th T b I / v.: __ Papered ______ • •• ·----··---·-----------------+-/---r1 resse ric ------------· o. a u s------··--·· -·-· Sanitar y Sewer----------·---.t_/ __Painted or Tinted ··---· -Fr am e------·--·----·------L •• Wire Cut Brick _____ .______No. Shower Baths _____ ··---·--Electricity-----------·-----·-Brick ·---··-------·--·-----Glazed Brick·-----------·· / No. Toilets _______________ • _[ __ Gas---·--------------------·-____ �o:rt;;::d�;0°:r·:---· ·----Tile.·---··---------· -------Wood Siding---------------·--No. Lavatories--·------·-· --·· Telephone------·--·-.=.=..-------Y.:.__Softwood Fin ish_ Stone-·-··-··---·-------·--Wood Shingles---------·-· No. Urinals ____________ ... Concrete, Plain or Block.__ Cem ent Stucco_. _________ . No. Laundry Tubs _____ ·-·-Hardwood Finish
c t R • f d K 11 t N s· k L • Tile-----------·-oncre e, em orce ------· e as on e·----------·-·--o. m s -·•-·-·-�--·--·--_ -· Steel Frame _____ ···-______ . Stone··-------------··__ Sanitary Closets ··-·-··--MISCELLANEOUS ��� Marble or O nyx ·· •••••• ··----··------------------------Cor rugated Iron ________ .__ Cess Pool·------·---·----s·d b d Wall Board·----·······---··----------------;,---i 1 e oar s-··-······-·-------Sheetrock-·--·-··---·---···-·-·---CHARACTER OF CONST. Terra Cotta ----------------- -----------------------------Buffet -----------------------C I t Tile.---------··-----------HEATING C b" t e o ex ----------------------------ch -----1--�i a me --·--------·------·Wainscoting ___ ·-··-·------·---------eaP--------··· ·------·-·· ·---·-·-··-----·------------_(__ -L • I Medinm _____________ ··-·. ·-·---Stove-----·-·--········-· -Book Cases--------? ·<·--f-·--Metal Ceiling_._ _ _______ I ____ -i-----,-Good .----·----------·------L. ·-··-···-------------··---1_··· Hot Air -·----·----··---·· 1··-· Beam Ceiling _____ ._. ____ .:::_._ ���� ·----------------1 --------,--·-·1 ·-
Give Numbers
-----�------------
·----r-----------F• R • t· Hot Water-·-----------·-···--In cinerator __ -----·-------REMARKS ire es1s mg. ____________ _ OUTSIDE TRIM Steam ------------··--··-Sky Lights--···--···-··-·--··-,_ __ t-----------------------Non•Fire Resisting.··-····. Wood ____ ··--------····--· STATE OF REPAIRS Terra Cotta--------·--···· ------------+--1 Stone ----·-----------·----Bad ••••• ·-·-----·--··--·-·· •••• Fair ··-··-··----·---···---./ Good.-•• ·-····--·------···· .New·-···-·-----------·---
Galv. Iron·--------··· .. ·--Concrete ____ ·----------·�-
No. Fireplaces----··---·-· No. Dummy Fireplaces ___ . Air Conditioned -------· Refrigerator or Cooler ··-·--Bay Windows---·---···--··· Dormer Windows ··----·-·--· ------F-U-.E-L----+--I Porches _·--------------··---------------lf---,-1 ·----·-··-··---·-··-----------Ji. Coal ·-------------··--·--· Oil •• ·---. -·--·---· •••••• Gas·-----•• --------··--·-Electricity·------··----· ---'---------�-----------------------
Attachment B - Boulder County Tax Assessor Card - 2725 5th St
Item 5C 2725 5th St Memo 01.08.25 Page 210 of 210