2 – Roof
2.3.1 – Roof Structure
DECKING DEFLECTION

Excessive deflection of the roof decking in some areas was noted. This can be an indication of roof decking that is too thin, incorrect rafter spacing, or damage to the roof decking. A qualified contractor should evaluate the entire component and repair or replace it according to current standards.

2.6.1 – Flue Gas Vent Pipes
Flue Gas Vent Pipes 1
FLASHING NOT SEALED

One or more combustion appliance exhaust flue(s) were not sealed at the flashing properly.  A qualified contractor should evaluate and repair/replace as necessary.

2.7.1 – Roof Drainage Systems
Roof Drainage Systems 1
Roof Drainage Systems 2
Roof Drainage Systems 3
DEBRIS IN GUTTERS

Gutters were full of debris or granules in areas and need to be cleaned. The debris in gutters can clog drainage, or be sign gutters are sloped improperly – Either of which may cause problems by overflowing to introduce excessive amounts of moisture to the soil beneath the foundation. Excessive moisture in the soil supporting the foundation can affect its ability to support the weight of the structure above and may cause foundation damage from soil movement.

Debris in gutters can also conceal rust, deterioration, or leaks that are not visible until cleaned.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 3 – Attic, Insulation, and Ventilation
3.4.1 – Insulation in Attic
Insulation in Attic 1
Insulation in Attic 2
COMPRESSED – INSULATION

The insulation had been walked on or had stored items compressing it, which reduces the R-value.

Recommend a qualified contractor to evaluate and repair or replace as needed.

3.6.1 – Electrical Wiring In Attic
Electrical Wiring In Attic 1
LOOSE WIRE END/SPLICE

A loose wire end and/or splice was located. A qualified contractor should evaluate and repair or replace as necessary.

3.6.2 – Electrical Wiring In Attic
Electrical Wiring In Attic 2
JUNCTION BOX MISSING COVER PLATE

The splice/Junction box was missing a cover plate. A qualified contractor should evaluate and repair or replace as necessary.

 4 – Exterior
4.2.1 – Driveways
Driveways 1
Driveways 2
Driveways 3
HEAVING AND/OR SETTLING

The driveway showed signs of heaving and/or settling in areas. Heaving is often caused by soil that has expanded in volume due to increased moisture content, or by wet soil which has expanded as it became frozen. Settlement is when the soil below a concrete slab is loose, or it can no longer support the weight causing it to sink or crack. This condition could potentially cause a trip hazard.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
LOOSE – SIDING

The exterior wall-covering material was loose in one or more areas.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.4.2 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 2
Wall-Covering, Flashing & Trim 3
Wall-Covering, Flashing & Trim 4
PEELING PAINT

Peeling paint was present in areas.

Recommend a qualified contractor should evaluate and repair or replace as needed.

4.4.3 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 5
Wall-Covering, Flashing & Trim 6
SEAL GAPS AT INTERSECTIONS
MULTIPLE AREAS

Gaps at intersections of the siding, trim, and door and window openings, as well as any other holes in the siding, should be sealed with an appropriate sealant to prevent water penetration into the wall system. A qualified contractor should evaluate and repair or replace as necessary.

4.5.1 – Eaves, Soffits & Fascia
Eaves, Soffits & Fascia 1
GAPS AT INTERSECTIONS

The eaves had gaps at the edges between soffit panels or roof sheathing which allows insects to enter the attic.

Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.5.2 – Eaves, Soffits & Fascia
Eaves, Soffits & Fascia 2
Eaves, Soffits & Fascia 3
WASP NEST

It Wasp nest is present at the time of inspection. Recommend removing by a qualified contractor.

4.8.1 – Electrical Outlets
Electrical Outlets 1
NO EXTERIOR GFCI PROTECTION

No Ground Fault Circuit Interrupter (GFCI) protection was provided for the exterior electrical outlets. Although GFCI protection of exterior circuits may not have been required at the time in which this property was built, modern building and safety standards now require them. This is a reflection of the current understanding of the potential hazards. The inspector recommends updating the existing exterior electrical circuits to include GFCI protection. A qualified contractor should evaluate and implement according to current standards.

4.10.1 – Window Wells
Window Wells 1
WINDOW WELLS MISSING COVERS

Window Well(s) lack covers and may represent a danger to small children and may trap pests. A qualified contractor should evaluate and repair or replace as necessary.

4.12.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
Vegetation, Grading & Drainage 2
Vegetation, Grading & Drainage 3
DENSE VEGETATION

Dense vegetation was present around the house in areas.  This condition limited and restricted my visual inspection.  Dense vegetation and landscaping up against or near the house foundation and exterior walls may be prone to water penetration and insect infestation. Trimming, pruning, and some landscaping are recommended by a qualified contractor

4.12.2 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 4
Vegetation, Grading & Drainage 5
Vegetation, Grading & Drainage 6
DEFECT – FENCE

The fence is damaged or missing pieces.

Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.12.3 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 7
Vegetation, Grading & Drainage 8
NEGATIVE GRADING

The property had areas of neutral or negative drainage, which will route runoff from precipitation to the foundation.  Excessive moisture content in soil supporting the foundation can cause foundation and other structural damage from undermining, heaving, or settling, depending on soil composition, moisture content, and other conditions. The ground around the property should slope away from all sides, ideally 6 inches for the first 10 feet from the house foundation perimeter. Downspouts, surface gutters, and drains should also be directing water away from the foundation. A qualified contractor should evaluate and repair as necessary according to current standards.

4.13.1 – Sprinkler System Supply Line
Sprinkler System Supply Line 1
MINOR CORROSION

Pipes or valves had minor surface corrosion at the sprinkler supply line. Monitoring and contacting a qualified professional to further evaluate for repairs is recommended

4.14.1 – Exterior Faucets (Hose Bibs)
DRIPS AT KNOB

The outside water faucet drips at the knob when turned on. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.19.1 – Decks & Balconies
Decks & Balconies 1
CONTACT WITH GROUND

A wood support post or wood portion of the deck was in direct contact with the ground/dirt. The wood should be pressure treated and ideally be: placed in a metal bracket and/or cement casing, and have clearance from the ground level. Wood in direct contact with dirt will wick up ground moisture and deteriorate at an accelerated rate if routine maintenance is not kept.

Recommend a qualified contractor to evaluate and repair or replace as needed.

4.19.2 – Decks & Balconies
Decks & Balconies 2
PEELING PAINT – DECK

The exterior deck floor and/or other components were peeling paint. A qualified contractor should evaluate and repair or replace as necessary.

4.20.1 – Railings & Handrails
LOOSE – HANDRAIL

The guard/handrail was loose and should be secured. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

4.21.1 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 1
Roof Drainage - Downspouts & Extensions 2
MISSING – EXTENSIONS

The downspout (s) are missing the proper 6 ft. extensions. This condition may cause problems by introducing excessive amounts of moisture to the soil beneath the foundation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 5 – Attached Garage
5.3.1 – Ceiling, Walls & Firewalls
Ceiling, Walls & Firewalls 1
DAMAGE – WALL

An interior wall in the garage was damaged.

Recommend a qualified contractor to evaluate and repair or replace as needed.

5.4.1 – Floor
Floor 1
SPALLING

The garage floor had surface spalling in areas. This condition will continue to degrade if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

5.5.1 – Vehicle Door
Vehicle Door 1
DAMAGE – PANELS

The garage door paneling was dented, corroded, or damaged and should be further evaluated by a qualified contractor to repair or replace it as needed.

5.5.2 – Vehicle Door
Vehicle Door 2
NOT SEALED ON THE FLOOR

The garage door was missing weather stripping or did not evenly seal at the floor or sides of the door. A qualified contractor should evaluate and make adjustments, repair, or replace as necessary.

5.5.3 – Vehicle Door
Vehicle Door 3
WEAK SPRINGS

The garage door was hard to lift or the spring(s) did not support the weight of the door when tested.

Recommend a qualified contractor to evaluate and repair or replace as necessary.

5.6.1 – Door Opener
Door Opener 1
Door Opener 2
REVERSE SENSORS TOO HIGH

The photo-electric reverse sensors are installed too high from the garage floor surface.

The vertical distance between the photo-eye beam and the floor should be no more than 6 inches.

5.7.1 – Electrical Outlets & Fixtures
Electrical Outlets & Fixtures 1
NO GFCI PROTECTION

The garage had one or more outlets without GFCI (or ground fault circuit interrupter) protection.

GFCI protection is required for all 15- and 20-amp receptacles, including outlets for refrigerators, sprinkler systems, garage door openers, and washing machines – some items may not be protected on purpose due to the potential for them to go unnoticed and cause damage. A qualified contractor should evaluate and repair or replace as necessary.

5.9.1 – Stairs & Railings
Stairs & Railings 1
RISER TOO TALL, OVER 7 3/4″

The stair riser height is more than what is accepted for current safety standards.

The riser height maximum is 7 3/4 inches measured vertically between the stair treads. This poses a trip hazard.

Recommend a qualified contractor to evaluate and repair or replace as needed.

 6 – Interior, Doors, Windows
6.2.1 – Ceilings & Walls

Ceilings & Walls 1

ASBESTOS CEILING

The property had ceiling materials that may contain asbestos. Ceiling tiles or popcorn textures were manufactured or installed using asbestos as late as the early 90s.

In the past, asbestos fibers were added during production to strengthen and increase durability. Materials that contain asbestos, when intact and in good condition, are generally considered non-friable and not hazardous. Heat, water, weathering, or aging can weaken asbestos materials to the point where it is considered friable. Friable material includes any material containing more than 1 percent asbestos that can be crumbled, pulverized, or reduced to powder with hand pressure. This includes previously non-friable material which has been damaged to the extent that it may be crumbled, pulverized, or reduced to powder by hand pressure and can also be made friable during its removal. Friable materials can release asbestos fibers into the air. Once in the air, asbestos fibers present a health hazard to people who inhale those fibers.

6.2.2 – Ceilings & Walls

Ceilings & Walls 2

DAMAGED – WALLS

The walls showed signs of minor damage and wear.  A qualified contractor should evaluate and repair or replace as necessary.

6.3.1 – Floors
FLOOR SQUEAKS
THROUGHOUT PROPERTY

The floor squeaks when stepped on.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.1 – Doors
Doors 1
Doors 2
Doors 3
MISSING – FLOOR GUIDES

The door had missing or damaged floor guides.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.2 – Doors
NOT LATCHING SECURELY
PRIMARY BEDROOM CLOSET

An interior door did not latch properly. This may be that it was not shimmed properly at the jamb (too wide) or the strike plate was not in the correct position.

A qualified contractor should evaluate and repair or replace as necessary.

6.4.3 – Doors
RUBS FRAME
2ND FLOOR RIGHT BEDROOM

An interior door rubs at the door frame when closing. This may mean the door or frame is out of square or that hinges may not be installed properly.

A qualified contractor should evaluate and repair or replace as necessary.

6.5.1 – Windows
Windows 1
Windows 2
SEALANT DAMAGED AROUND FRAME

The sealant was damaged and deteriorated around the window. Recommend a qualified contractor to repair or replace as necessary.

6.6.1 – Electrical Outlets

Electrical Outlets 1

MISSING – FACEPLATE

An electrical outlet had a missing faceplate. A qualified contractor should evaluate and repair or replace as necessary.

6.7.1 – Electrical Fixtures & Switches

Electrical Fixtures & Switches 1

NOT WORKING – BULB(S)

One or more light bulbs were not working at the time of inspection. Recommend a qualified contractor to evaluate and repair or replace as needed.

6.10.1 – Installed Heat Source

Installed Heat Source 1

LOW HEAT FURNACE

The supply register supplied lower detectable heat temperatures than adjacent heat sources at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

6.10.2 – Installed Heat Source

Installed Heat Source 1

MISSING REGISTER COVER

A supply register was missing the cover. A qualified contractor should evaluate and repair or replace as necessary.

 7 – Kitchen
7.6.1 – Electrical Outlets
Electrical Outlets 1
Electrical Outlets 2
GFCI-NOT ALL PROTECTED

Ground fault circuit interrupter (GFCI) Protection was not provided for all kitchen electrical outlets. Although GFCI protection of kitchen outlets may not have been required at the time in which this property was built, as general knowledge of say fielding practices has improved with the passage of time building standards have changed to reflect current understanding.  A qualified contractor should evaluate and repair or replace as necessary.

 8 – Laundry
8.9.1 – Electrical Outlets

Electrical Outlets Laundry 1

GFCI PROTECTION IS NOT PRESENT

An outlet did not provide Ground Fault Circuit Interrupter (GFCI) protection. Although GFCI protection of circuits may not have been required at the time in which this home was built, safe building practices have improved with the passage of time and building standards have changed to reflect current understanding. The inspector recommends updating the existing electrical circuits to include GFCI protection. A qualified contractor should evaluate and repair or replace as necessary.

8.10.1 – 220 Volt Dryer Outlet

220 Volt Dryer Outlet 1

MISSING COVER PLATE

The 220-volt dryer electrical outlet had a damaged or missing cover plate.  A qualified contractor should evaluate and repair or replace as necessary.

 9 – Bathroom
9.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
LEAKING
PRIMARY BATHROOM LEFT

The sink drain pipe was leaking at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

 11 – Bathroom 3
11.9.1 – Cabinets & Counters
Cabinets & Counters 1
MISSING – MIRROR

The bathroom was missing a vanity mirror at the counter/sink area. Recommend a qualified contractor evaluate further and replace it as needed.

11.11.1 – Water Supply Shutoff Valves
Water Supply Shutoff Valves 1
LEAKING
UPSTAIRS BATHROOM

The water supply valve was leaking at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

11.13.1 – Toilets
LOOSE-TOILET TO TANK
UPSTAIRS BATHROOM

The toilet was loose at the tank-to-toilet connection.  A qualified contractor should evaluate and repair or replace as necessary.

 12 – Bathroom 4
12.3.1 – Exhaust Fan

Exhaust Fan 1

NOT PRESENT – FAN RECOMMENDED

There was not an exhaust fan in the bathroom. An exhaust fan or an openable window is needed for proper ventilation.

Some bathroom designs may require installing an exhaust fan in addition to an openable window to achieve proper ventilation.

Should proper ventilation rely solely on an openable window, the window may need to be opened during adverse weather conditions for the ventilation to happen. Using an exhaust fan is the recommended alternative.

A qualified contractor should evaluate and repair or replace as necessary.

12.8.1 – Electrical Fixtures & Switches

Electrical Fixtures & Switches 1

NOT WORKING – BULB

One or more bulbs were not working in the bathroom at the time of inspection.

Recommend a qualified contractor to evaluate and repair or replace as needed.

12.9.1 – Cabinets & Counters

Cabinets & Counters 1

NOT SQUARE – COUNTER

The countertop did not butt evenly against the wall (out of square). Proper waterproofing at a wall or backsplash may be affected. A qualified contractor should evaluate and repair or replace as necessary.

12.13.1 – Toilets

Toilets 1

SEAT LOOSE/DAMAGED

The toilet seat was loose or damaged.  A qualified contractor should evaluate and repair or replace as necessary.

 14 – Electrical
14.2.1 – Distribution Panels
Distribution Panels 1
MISSING – MANUFACTURERS LABEL

The manufacturer’s label was missing, partial, or illegible on the electrical service panel. The manufacturer’s label typically provides information describing the main panel such as the name of the panel manufacturer, the panel model number, the panel amperage rating, limitations related to the environment in which the panel was designed to be installed, and grounding/bonding information for that particular model. The Inspector was unable to confirm the existence of proper conditions when confirmation would require information taken from this missing label.

 15 – Water Heating Equipment
15.13.1 – Water Temperature
Water Temperature 1
WATER TEMPERATURE HIGH

The water temperature was higher than the acceptable range of 120-130 degrees. We recommend adjusting the water heater thermostat.

 16 – Heating
16.1.1 – Heating System Information
SERVICING RECOMMENDED

Based on the age of the heating system it is recommended that it be cleaned and serviced and certified (if possible) by an HVAC professional.

16.1.2 – Heating System Information
BEYOND TYPICAL LIFE EXPECTANCY

Due to the year of manufacture, the heating system is assumed to be near the end of its expected service life. Regular maintenance and monitoring of its condition are recommended. Budgeting for repairs and future replacement is recommended. A qualified contractor should evaluate to clean, service/repair/replace as necessary, and certify the unit if possible.  InterNACHI’s Standard Estimated Life Expectancy Chart for Homes

16.12.1 – Heating System Ignition & Operation
Heating System Ignition & Operation 1
FLAMES

The heating system did fire and appeared to be in a serviceable condition at the time of the inspection. However, the appearance of the flames during operation indicated that gas combustion was not correct. Cleaning, servicing, and/or certification of the HVAC system by a qualified contractor is recommended and repaired or replaced as necessary.

 17 – Cooling
17.1.1 – Cooling System Information
Cooling System Information 1
LABEL WORN OUT

The manufacturing label on the system was worn out and illegible. This is an indication of old age or prolonged exposure to harsh elements. Recommend a qualified contractor further evaluate and repair or replace.

17.1.2 – Cooling System Information
SERVICING RECOMMENDED

Based on the age of the cooling system it is recommended that it be cleaned and serviced and certified (if possible) by an HVAC professional.

17.2.1 – AC Refrigerant Lines
AC Refrigerant Lines 1
DAMAGED INSULATION

The air-conditioner refrigerant suction line (large, insulated) has damaged or missing insulation in areas. A qualified contractor should evaluate and repair/replace as necessary.

17.3.1 – AC Compressor
AC Compressor 1
DENSE VEGETATION

There was dense vegetation around the exterior cooling unit.  When vegetation is too close to the unit, it can limit heat dissipation and limit effectiveness.

A qualified contractor should evaluate and cut back vegetation as necessary to improve performance.

 18 – Structural Basement
18.2.1 – Basement Floor
Basement Floor 1
CRACKED – COMMON

The concrete floor in the basement was cracked in areas. These cracks appear to be common cracks indicating regular settlement or heaving, but not necessarily structural problems. Recommend a qualified contractor to evaluate to make further recommendations and repair as necessary.

Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540 or online at www.axiuminspections.com/structural-engineer.

18.3.1 – Foundation Wall
Foundation Wall 1
Foundation Wall 2
Foundation Wall 3
MINOR CRACKS

There were minor to moderate cracks in the basement foundation wall. These cracks should be sealed to prevent moisture intrusion and monitored for further movement. Further analysis by a licensed structural engineer is recommended. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540 or online at www.axiuminspections.com/structural-engineer.

18.7.1 – Insulation
Insulation 1
NO INSULATION

There is no insulation on the basement exterior walls or floor system. Heat loss can occur more on this property than on one that is properly insulated. A qualified contractor should evaluate and install as necessary.

18.9.1 – Electrical in Basement
Electrical in Basement 1
JUNCTION BOX MISSING COVER PLATE

The splice/Junction box was missing a cover plate. A qualified contractor should evaluate and repair or replace as necessary.

 21 – Structural Crawlspace
21.7.1 – Ventilation
Ventilation 1
OBSTRUCTED

A crawlspace vent was obstructed or covered at the time of inspection. This may prevent proper ventilation into the crawlspace. Recommend a qualified contractor to evaluate and repair or replace as needed.