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James D. Krumm (CMI)
1267 S. Wright Court
Lakewood, Colorado
Office: 303-988-1895
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What Colorado’s Best Homes Inspections, LLC inspects
…. Serving you with Honesty and Integrity,
Accredited and Trusted BBB Member
Quality Does Matter, CBHI inspects:
A visual and non-invasive inspection process of the home/building structure according to InterNACHI Standards of Practice and Code of Ethics; visually inspecting the home/building structure, systems, elements, components which are physically accessible - respecting the home and the current/future ownership of the home.
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Roof, vents, flashings and trim
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Gutters and downspounts
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Skylights, chimney and roof penetrations
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Walkways, driveways, sidewalks, patios
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Eaves, soffit and fascia
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Grading and drainage
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Basement, foundation and crawlspace
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Water penetration, Moisture Instrusion
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Foundation movement
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Heating and Cooling Systems
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Main Water Shut of valves
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Water heating systems
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Interior plumbing fixtures, faucets,components
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Drainage sump pumps
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Electrical service line and meter box
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Main disconnect and service amerage
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Electrical panels, breakers and fuses
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Grounding and bonding
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GFCI'S and AFCI'S
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Walls, ceilings and floors
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Fireplace damper door and hearth
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Attic, insulation and ventilatin
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Garage doors, sensors and openers
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Built-In kitchen appliances
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Detached garages and carports
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Plus 350 more visually accessible components
A thorough and complete inspection does rely upon the dedication and knowledge of the performing Home Inspector and the insurance enforce of the home inspection company. Colorado's Best Inspections, LLC is insured to perform and CBHI service protocol DOES provide for Certified Master Inspector James D. Krumm to:
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Walk Roofs: when site conditions are safe, visually and physically accessible, and permitted, CBHI Inspector James D. Krumm/CMI will access the roof surface to inspect the roofing system and application thereof, and any penetrations to the roofing system such as around the chimney and venting systems. Dependent upon site conditions, if in the event the roof cannot be visually and physically access; CBHI Inspector James D. Krumm will inspect the roof from various ladder positions, vantage areas from within the premise, and from the ground using high powered binoculars.
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Access Attic Areas: when site conditions are safe, visually and physically accessible, and permitted, CBHI Inspector James D. Krumm/CMI will physically access and enter the attic area of the home to inspect the roofing system from the interior, the roofing structural system such as the trusses and/or the roof joices/rafters dependent upon build age of the home. Also inspected if visually and physically accessible while in the attic area; electrical that is boxed and capped properly, insulation presence, and any noted site conditions requiring reporting to the client.
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Access Crawlspace Areas: when site conditions are safe, visually and physically accessible, and permitted, CBHI Inspector James D. Krumm/CMI will physically access and enter crawlspace areas of the home to inspect building systems, elements, components located in this area of the home and noting site conditions requiring reporting to the client.
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Test for Gas Leaks: when site conditions are safe, visually and physically accessible, and permitted, CBHI Inspector James D. Krumm/CMI will test for gas leaks in the home using certified and calibrated equipment; this service is typically completed in the utility area of the home around the furnace, hot water heater, and other gas appliances such as dryers and stoves . Please note that if ever you feel you smell a gas leak in a home - follow the public service message of the local utility providers by leaving the premise immediately and contacting the local service provider. Gas Meters located on the exterior (outside) of the home are usually the responsiblity of the local utility provider.
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Test for Carbon Monoxide: when site conditions are safe, visually and physically accessible, and permitted, CBHI Inspector James D. Krumm/CMI will test for carbon monoxide using certified and calibrated equipment during the inspection of the home heating system per CBHI protocol.
Notes:
- Please visit the Standards of Practice Section to view the InterNACHI Standards of Practice and Code of Ethics: Serving our Clients with Honesty, Integrity, and Respect - CBHI does not wait until inspection site to disclose to our clients - rather CBHI prefers to disclose upfront prior to site visitation that CBHI does not inspect home ancillary systems such as but not limited to: Home Theatre/Stereo, Business/Office, Telephone, Security, Alarm, Cable, Solar, Exterior Sprinkler Systems, Spas/Hot Tubs/Pools/Garden Water Features, free standing appliances, sheds and/or out-buildings etc. excluded. All Certified Inspectors operate under Standards of Practice which vary from each organization of certification. However, if in the event an inspector is operating "outside" of their scope of service as presented by their chosen Standards of Practice, providing additional services they are not certified, qualified, and/or approved by their insurance company to perform, such actions may result in adverse results for the client; such as if in the event an incident and/or damages are incurred during the inspection process and an insurance claim is necessary - the claim could be denied/refused by the insurance provider - making a "small favor" a big risk and not a benefit to or for the client and/or related parties to the inspection process, however - that is only if the inspector is insured. Always confirm and review the Standards of Practice your chosen Home Inspector is performing under.
- HOA/Co-Operatively owned/managed/controlled Home/Building Systems, Elements, Components: such as but not limited to roofs, detached garaging/carports, exterior home/building systems, elements, components are excluded from Colorado’s Best Home Inspection, LLC services. Once an inspector "inspects" such HOA/Co-Op owned/managed/controlled home/building systems, elements, and or components - dependent upon how the inspector is insured and underwritten by the insurance company, it could be then recognized that the inspector is performing for the HOA/Co-Op who the inspector is not contracted to perform for - therefore, if in the event of an incident and/or damages to such home/building, element, system, component, the inspector, and/or the prospective unit/suite under consideration, an insurance claim could be denied/refused by the Home Inspector's insurance provider - making a "small favor" a big risk and not a benefit to or for the client and/or related partys to the inspection process - however - that is only if the inspector is insured.
- Stand Alone Repairs/Service Work Performed: typically Home Inspectors are insured for the services they render, perform, and provide under the executed Inspection Agreement, directed by their chosen Standards of Practice, of existing site conditions as of inspection date and time. If in the event a Home Inspector inspects stand alone repair/service work performed by other service contractors, the liability of the service contractor who performed "the work" could then be transferred to the Home Inspector; thereby relieving the performing service contractor free from any recourse if in the event any further services and/or repairs are needed and/or required. If in the event an incident and/or damages should arise from the performed repairs/contractor services - an insurance claim could be denied/refused by the insurance provider of the Home Inspector as the repair/service contractor who performed the work is not on the Home Inspector's insurance policy - making a "small favor" a big risk and not a benefit to or for the client and/or related partys to the inspection process - however - that is only if the inspector is insured. CBHI does not inspect stand alone repairs and/or service work performed by other repair/service contractors prior to or after inspection date/time such as but not limited to insurance claims, seller work performed, and/or homeowner maintenance due diligence. However, CBHI will always respond and be accountable to our Clients regarding CBHI's performed services as of inspection date/time.
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Repair/Service Work Performed services may be followed up by a request for: Receipts for performed services - listing a detailed description and cost of such services, Make sure to identify what is a Receipt and What is A Quote, confirmation that repairs/services have been performed by a qualified, licensed, and insured repair/service provider, it would be best to speak with your representing Real Estate Professional regarding the coordination and review of such documenation of noted Repair/Service Work services and the options available under such circumstances.
- 65 Degrees Fahrenheit outside temperature is required to operate and inspect any unwinterized Air Conditioning/Cooling Unit/Swamp Cooler; without an outside temperature of a least 65 Degrees an Air Conditioning/Cooling Unit/Swamp Cooler could be damaged
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Vacant Properties: Colorado’s Best Home Inspections, LLC is not a Field Service Company, Colorado’s Best Home Inspections, LLC does not “turn” water supply valves, does not de/re-winterize properties, nor does Colorado’s Best Home Inspections, LLC light gas pilot lights. If in fact you are requiring Water Restoration/De-Re Winterization Services it would be best to speak with your representing Real Estate Professional regarding the coordination of such Field Services, receiving the proper authorization/expressed consent for the performace of such services from the property owner. CBHI does offer to our Clients Air-Pressure Testing Services (see "Services Offered" Section of Website) if in the event water service cannot be restored and/or available and operating within the premise for inspection date/time.
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Pilot Lights: All home systems which require pilot lights to be lit carry warning labels which inform the public that the handling and service of such appliances should follow the manufacturer's published instructions. If in fact you are requiring Gas Pilot Lights to be lit it would be best to speak with your representing Real Estate Professional regarding the coordination of such Field Services, receiving the proper authorization/expressed consent for the performace of such services from the property owner. Colorado’s Best Home Inspections, LLC does not light gas pilot lights. Always confirm that your chosen Home Inspector is performing within the scope of their Standards of Practice and Insurance Policy/Underwriting Conditions.
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Water Service/Plumbing Faucets: CBHI is not a Field Service Company, CBHI does not turn on, turn off Water Supply Valves within subject properties due to the liability/flooding that may occur (i.e. de/re winterization of homes, vacant properties) Water Service at the "street" does not provide for water services to be on and operating within a premise - the supply valve within the premise must be turned on to have water service within the plumbing supply lines. CBHI does offer to our Clients Air-Pressure Testing Services (see "Services Offered" Section of Website) if in the event water service cannot be restored and/or available and operating within the premise for inspection date/time. Plumbing faucets are visually inspected; at no time does CBHI Service Protocol and/or InterNACHI Standards of Practice (visual non-invasive inspection process) allow or require the CBHI Inspector to dismantle, disassemble, and/or remove plumbing faucets. All plumbing fixtures and components are operated as found within the premise as of inspection date/time.
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Adverse Weather Conditions: since CBHI's Services are contained to the home inspection process, and CBHI is not Real Estate Agent/and/or expert, it is recommended that our Clients should speak with their and/or the representing Real Estate Professional(s) involved in your real estate transaction to confirm any aspect of your real estate transaction and subsequent action as related and could cause and/or affect to the real estate transaction process.
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1. At times sellers will have on hand all ready performed certifications to share with potential buyers in anticipation of seasonal weather conditions i.e. roof certifications, furnace certifications, structural evaluations (foundations), etc. that can provide for home/building systems, elements, components that may not be visually and/or physically accessible during the inspection process due to adverse weather conditions.
- 2. Dependent upon client contractual time lines and the negotiation thereof (if extensions to the real estate contract are needed/requested/approved between selling and purchasing parties); some CBHI clients call and suspend confirmed services and move to a different preferred date if weather conditions prevent the inspection of exterior home/building systems, elements, components. CBHI understands the spontaneity of the real estate calendar and respects our Clients' decisions - that is why our company does not charge rescheduling fees and/or cancellation fees at any time.
- 3. CBHI's visual, non-invasive home inspection services according to InterNACHI Standards of Practice and with gifted radon testing services (as quoted/confirmed); such CBHI Service does require two separate trips to the subject property - typically if in the event adverse weather conditions prevent the inspection of i.e. the roof on the date/time of inspection - if weather permits and conditions are safe CBHI can inspect the roof on the date of radon monitor pickup (typically the second day after inspection date/time per EPA guidelines/standards 48 hours minimum testing time) under the executed Inspection Agreement/Contract and insured underwriting conditions. However, if in the event a home/building system, element, component is not visually and/or physically accessible to the inspector on inspection date/time or at radon monitor pickup, the existing site condition would state that the specified home/building system, element, component was not/could not be inspected and CBHI would recommend further evaluation of the home/building system, element, component by a qualified, licensed, and insured contractor prior to escrow date (closing).
- 4) Occupied Properties: if you are considering to purchase an occupied property, maybe you would be able to speak with the Seller (property owner)/Selling Agent regarding the current and ongoing maintenance of the property so that inspection site conditions would be to the prospective Buyer's satisfaction, i.e. snow removal, shoveling, making sure that safe conditions exist and home/building systems, elements, components will be visually and/or physically accessible as of inspection date/time.
- Please note that CBHI does monitor weather conditions and forecasts and we work with our Clients to ensure they are well served within the limits of our control. Last winter season (2008) weather did not prevent a single inspection from taking place as requested by our clients.
- As we know, Denver can have 12" inches of snow on the ground one day and be followed by sunny skys and warm weather, snow melt can be rapid, but weather conditions can never be guaranteed, especially in mountain communities of higher elevations to that of greater Denver. CBHI looks forward to having the pleasure and privilege of performing your CBHI Home Inspection Services here in Sunny (and sometimes Snowy) Colorado!
Be ... Informed, Prepared, and Proactive!
Home Owners, Home Buyers, Home Sellers, Investors, Businesses, whether your are buying, selling, staying, renting, or investing, Colorado's Best Home Inspections, LLC's website conatins a collection of resource information and articles that will help and inform you! CBHI welcomes you to browse CBHI’s site and enjoy the many resources and information offered. Colorado's Best Home Inspections, LLC looks forward to the privilege of serving YOU with the respect, honesty and integrity it takes to be the BEST! Have a safe and pleasant day!
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