2 – Roof
2.5.1 – Plumbing Vent Pipes
Plumbing Vent Pipes 1
TOO SHORT

The plumbing vent did not extend far enough above the roof. A plumbing vent should extend a minimum of 6″ above the snow line, which is considered approximately 10″.  A qualified contractor should evaluate and repair or replace as necessary.

2.6.1 – Flue Gas Vent Pipes
Flue Gas Vent Pipes 1
INADEQUATE CLEARANCE – ROOF

One or more combustion appliance exhaust flue(s) did not extend far enough above the roof. To ensure proper draw, furnace flues should extend at least 3 feet above the roof, and 2 feet above any portion of the roof within 10 feet (measured horizontally). The correction could include the addition of a flue extension to encourage a proper draft.  A qualified contractor should evaluate and repair/replace as necessary.

2.7.1 – Masonry Chimney
Masonry Chimney 1
DAMAGE – MORTAR CROWN

The mortar crown was cracked or deteriorated at the time of inspection.

If the crown on top of the chimney is not properly sealed or is extensively cracked, defective, spalled, or displays rust stains, it should be replaced. Sheet metal caps/crowns with minor rust or corrosion should be repaired, but if rust or corrosion is extensive, replacement is recommended.

2.8.1 – Roof Drainage Systems
Roof Drainage Systems 1
Roof Drainage Systems 2
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
3.1.1 – Attic Access
MISSING HATCH

The attic access hatch was missing. A qualified contractor should evaluate and repair or replace as necessary.

 4 – Exterior
4.2.1 – Driveways
Driveways 1
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.

4.3.1 – Garage Door Exterior
Garage Door Exterior 1
DAMAGED – PANEL(S)

The exterior of the garage door has one or more damaged panels. A qualified contractor should inspect and repair as necessary and according to current standards.

4.3.2 – Garage Door Exterior
Garage Door Exterior 1
DAMAGED – WEATHER STRIPPING

The exterior of the garage door has damaged weather stripping. A qualified contractor should inspect and repair as necessary and according to current standards.

4.3.3 – Garage Door Exterior
Garage Door Exterior 2
GAP AROUND DOOR

The door had an opening that was too wide leaving a gap or daylight around the door.  A qualified contractor should evaluate and repair or replace as necessary.

4.3.4 – Garage Door Exterior
Garage Door Exterior 3
PEELING PAINT

The exterior of the garage door has peeling paint in some areas. Caulking and painting are needed to seal the door from moisture intrusion. A qualified contractor should inspect and repair as necessary and according to current standards.

4.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
CRACKING – MINOR

Siding showed cracking and or damage in one or more places. Recommend monitoring, and if the problem exacerbates, 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
PENETRATIONS

There were penetrations in areas of the siding at the time of inspection. Recommend applying the appropriate sealant to these areas to prevent potential moisture or pest intrusion. A qualified contractor should further evaluate and repair or replace as necessary.

4.4.3 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 3
DETERIORATION

The exterior wall covering is beginning to deteriorate or has deteriorated.

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

4.4.4 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 4
INADEQUATE GROUND CLEARANCE

The distance between the bottom of wood components and the ground surface (or grade) was not sufficient. In locations that have little or no snow, the distance should be no less than 8 inches. In locations with significant lasting snow, the bottom of wood elements should be no less than 8 inches above the average snow depth.

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

4.4.5 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 5
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.

4.4.6 – Wall-Covering, Flashing & Trim
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.

4.6.1 – Exterior Doors
Exterior Doors 1
DAMAGE – SCREEN DOOR

The screen door was damaged or deteriorated at the time of inspection.

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

4.7.1 – Electrical Fixtures
Electrical Fixtures 1
LOOSE – FIXTURE

One or more exterior fixtures were loose and not mounted securely. Recommend a qualified contractor to evaluate and repair or replace as needed.

4.9.1 – Windows
Windows 1
Windows 2
Windows 3
DAMAGED – SCREEN

One or more window screens were damaged or deteriorated.

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

4.9.2 – Windows
Windows 4
MISSING/DAMAGED – PAINT

A window frame, still, shutter, and/or trim was missing or damaged paint. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.10.1 – Window Wells
Window Wells 1
Window Wells 2
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.

4.10.2 – Window Wells
Window Wells 3
WINDOW WELL RUSTED

Window well(s) were rusted or corroded in areas. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.11.1 – Walkways
Walkways 1
HEAVING AND/OR SETTLING

The walkway(s) 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 causes cracks in the concrete.
  • This creates trip hazards that could result in injury.

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

4.11.2 – Walkways
Walkways 2
IMPROPERLY SLOPED SURFACE

The walkway(s) has a negative slope and drains towards the home in areas. This condition is prone to water penetration into the home structure. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.12.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
INADEQUATE CLEARANCE GRADE

The top of the foundation wall had inadequate clearance from grade. The top of the foundation wall should be a minimum of six inches above the soil. Inadequate clearance may result in moisture intrusion of the structure.

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

4.12.2 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 2
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.

4.12.3 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 3
TREE LIMBS CONTACT ROOF

The tree limbs that are in contact with the roof or hanging near the roof should be trimmed. Evaluating trees lies beyond the scope of the general property inspection.

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

4.14.1 – Exterior Faucets (Hose Bibs)
Exterior Faucets (Hose Bibs) 1
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.

4.14.2 – Exterior Faucets (Hose Bibs)
DRIPS WHEN OFF

The outside water faucet drips when off. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.16.1 – Gas Meter, Gas Shut-Off
Gas Meter, Gas Shut-Off 1
ACTIVE GAS LEAK AT VALVE

An active gas leak was discovered at the gas meter, and/or main fuel shut-off valve. This is a material defect causing a safety hazard. Failure to correct this issue may result in injury or sickness. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.17.1 – Exterior Foundation Wall

Exterior Foundation Wall 1

CRACKS – AT CORNER(S)

The exterior foundation wall had cracks at the corner. A qualified contractor should evaluate and repair or replace 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.

4.17.2 – Exterior Foundation Wall

Exterior Foundation Wall 2

SURFACE CRACKS

The exterior foundation wall appears to have cracks on the surface or outer portion of concrete. The minimum recommendation is to monitor for any advancement in the defect. The overall recommendation is to have a qualified contractor evaluate and repair or replace as needed.

4.19.1 – Decks & Balconies
Decks & Balconies 1
DAMAGE AT STEP

A step was damaged at the deck. This condition may be a safety hazard.

Correction and further evaluation are recommended.

4.19.2 – Decks & Balconies
Decks & Balconies 2
CRACKED, SPLIT WOOD – DECK

Cracked or split boards were present on the deck.  This condition is a structural defect and potential safety hazard.

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

4.19.3 – Decks & Balconies
Decks & Balconies 3
DETERIORATED – STRUCTURE

There were deteriorated structural components visible on the deck. Depending on the severity of the deterioration, the use of the deck should be cautiously monitored.

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

4.19.4 – Decks & Balconies
Decks & Balconies 4
MISSING – LEDGER FLASHING

Flashing was missing from the ledger board. This flashing problem may allow water to enter the wall cavity or building components. A qualified contractor should evaluate and repair or replace as necessary.

4.19.5 – Decks & Balconies
Decks & Balconies 5
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.

4.19.6 – Decks & Balconies
Decks & Balconies 6
SAGGING – FLOORING

The exterior deck floor war warped or sagging. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.19.7 – Decks & Balconies
Decks & Balconies 7
WORN – SURFACES

The deck had visible indications of bare or worn-out surfaces. A qualified contractor should evaluate and repair or replace as necessary.

4.20.1 – Railings & Handrails
Railings & Handrails 1

Railings & Handrails 2

SPINDLE SPACING OVER 4″

Improper spacing was noted between balusters, spindles, and rails. This is a safety hazard, especially for small children.

Guards may not allow the passage of a sphere 4 inches in diameter.

Correction and further evaluation are recommended.

4.21.1 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 1
DAMAGED – DOWNSPOUTS

Downspouts were damaged in areas of the property. 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.

4.21.2 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 2
Roof Drainage - Downspouts & Extensions 3
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
5.2.1 – Occupant Door
NOT FIRE RATED

The inspector was unable to verify that the door was fire rated. This may be considered a fire safety hazard. The door between the garage and the house should be a solid wood door at least 1-3/8 inches thick, a solid or honeycomb-core steel door at least 1-3/8 inches thick, or a 20-minute fire-rated door. This means that should a fire occur in the garage, the occupant door does not afford protection until firemen arrive. A qualified contractor should evaluate and repair or replace as necessary.

5.2.2 – Occupant Door
NOT SELF CLOSING

The door between the garage and the living space failed to close by itself. Modern safety requirements require that the door between the home interior and the garage be self-closing for safety reasons related to fire hazards and toxic fumes. 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
Vehicle Door 3
NOT SEALED ON 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.

5.6.1 – Door Opener
Door Opener 1
REVERSE SENSORS FAILED

The garage door did not automatically reverse to an upright position after a non-contact auto-reverse test. This is a safety defect.

 6 – Interior, Doors, Windows
6.2.1 – Ceilings & Walls
Ceilings & Walls 1
Ceilings & Walls 2
ACCESS HOLE

The drywall was cut out for an access hole.  A qualified contractor should evaluate and repair or replace as necessary.

6.2.2 – Ceilings & Walls
Ceilings & Walls 3
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.

6.2.3 – Ceilings & Walls
Ceilings & Walls 4
CRACKING AROUND WINDOW

There was cracking around some windows on the interior (where the window meets the wall).  A qualified contractor should evaluate and repair or replace as necessary.

6.2.4 – Ceilings & Walls
Ceilings & Walls 5
Ceilings & Walls 6
Ceilings & Walls 7
DAMAGED – MULTIPLE ITEMS
MULTIPLE AREAS THROUGHOUT THE PROPERTY

The ceiling and/or walls showed various signs of minor defects at numerous locations including all or some of the following: damage, cracks, holes, previous repairs, and/or improper repairs. A representative number of pictures were taken to provide an example. Should any of these issues appear excessive we recommend a qualified contractor should evaluate and repair or replace items as necessary.

6.2.5 – Ceilings & Walls
Ceilings & Walls 8
MINOR CRACKS-WALLS

Minor cracking was visible on the interior walls.  A qualified contractor should evaluate and repair or replace as necessary.

6.2.6 – Ceilings & Walls
Ceilings & Walls 9
SAGGING DRYWALL

The drywall on the ceiling was sagging.  A qualified contractor should evaluate and repair or replace as necessary.

6.2.7 – Ceilings & Walls
Ceilings & Walls 10
SIGNS OF REPAIR-CEILINGS

The interior ceilings have signs of repairs. Recommend asking the current homeowner for more information. Recommend further evaluation from a qualified contractor should the repairs be excessive or of visibly poor quality.

6.2.8 – Ceilings & Walls
Ceilings & Walls 11
SIGNS OF REPAIR-WALLS

The interior walls have signs of repairs. Recommend asking the current homeowner for more information. Recommend further evaluation from a qualified contractor should the repairs be excessive or of visibly poor quality.

6.3.1 – Floors
CARPET STAINS

The carpet was stained in areas. A qualified contractor should evaluate and repair or replace as necessary.

6.3.2 – Floors
Floors 1
CARPET DAMAGED

The carpet was damaged in areas. A qualified contractor should evaluate and repair or replace as necessary.

6.3.3 – Floors
Floors 2
Floors 3
CARPET LOSE

The carpet was loose or baggy and may need to be restretched.  A qualified contractor should evaluate and repair or replace as necessary.

6.3.4 – Floors
Floors 4
DAMAGED – FLOOR COVERING

There appeared to be some damage to the interior flooring in areas. Recommend a qualified contractor to evaluate and repair or replace as needed.

6.3.5 – Floors
Floors 5
SEAMS WIDE/INCONSISTENT

The flooring had seams that were wide or inconsistent possibly indicating of loose flooring or poor installation.  A qualified contractor should evaluate and repair or replace as necessary.

6.3.6 – Floors
Floors 6
Floors 7
WEAR AND TEAR

The floors showed signs of minor damage and wear, particularly in high-traffic areas.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.1 – Doors
Doors 1
DAMAGED – DOOR

The door surface was damaged.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.2 – Doors
Doors 2
DAMAGE – HANDLE

The door had a damaged handle.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.3 – Doors
Doors 3
Doors 4
MISSING – DOOR

The door was missing.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.1 – Windows
Windows 1
GLASS BROKEN/CRACKED

The window had a cracked or broken glass pane.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.2 – Windows
Windows 2
Windows 3
Windows 4
WORN OR NEARING THE END OF LIFE EXPECTANCY

Windows installed in the home appeared to be worn or aged. This apparent condition can mean the windows are deteriorated or difficult to operate, and can also mean they are not consistent with current efficiency standards. They were possibly original and were either at or near their serviceable lifespan. Recommend further evaluation by a qualified contractor and budgeting for potential future replacement.

6.6.1 – Electrical Outlets
Electrical Outlets 1
DEFECT – FACEPLATE

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

6.6.2 – Electrical Outlets
Electrical Outlets 2
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
DAMAGED – SWITCH

The switch was damaged. A qualified contractor should evaluate and repair or replace as necessary.

6.7.2 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 2
LOOSE – LIGHT FIXTURE

The light fixture was loose. A qualified contractor should evaluate and repair or replace as necessary.

6.8.1 – Stairways & Railings
Stairways & Railings 1
MISSING – HANDRAIL

At the interior stairs, the handrail was missing.  A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

6.8.2 – Stairways & Railings
Stairways & Railings 2
SPINDLE SPACING OVER 4″

At the interior stairs, the handrail had spacing between components that were too far apart. Spacing of more than 4 ” could allow a child or pet to fall through. A fall or injury could occur if not corrected.  A qualified contractor should evaluate and repair or replace as necessary.

6.9.1 – Smoke & CO Detectors
Smoke & CO Detectors 1
Smoke & CO Detectors 1
CO DETECTOR MISSING

Carbon monoxide detectors were not installed within a specified distance of each room lawfully used for sleeping purposes. The inspector recommends the installation of carbon monoxide detectors in appropriate locations. Colorado House bill 1091 became effective on July 1, 2009, which requires Carbon Monoxide detectors to be installed in most properties that have a fuel-burning heater or appliance, a fireplace, or an attached garage.

There are no carbon monoxide detectors on the lower or upper levels.

6.9.2 – Smoke & CO Detectors
Smoke & CO Detectors 3
Smoke & CO Detectors 4
Smoke & CO Detectors 5
SMOKE DETECTOR MISSING

The smoke detector was missing. A qualified person should replace them as needed. The existing smoke detectors were tested if present, but they are only noted as to presence and operation as of the date of inspection. Smoke detectors may work today but not work when you need them to work. This is why it is important for you to test them on a regular basis, monthly at least. Smoke detectors are recommended by the U.S. Product Safety Commission to be installed inside each bedroom and adjoining hallway and on each living level of the property and basement level.

6.11.1 – Fireplaces Gas/LP
COULD NOT LOCATE THE CONTROLS

The fireplace controls (wall switch, remote control, or other methods of igniting flames) could not be located. Recommend asking sellers to verify the safe and proper operation of the fireplace. A qualified contractor should evaluate and repair or replace as necessary.

6.11.2 – Fireplaces Gas/LP
Fireplaces Gas/LP 1
GLASS CLOUDY

The glass at the fireplace had a cloudy appearance. A qualified contractor should evaluate and repair or replace as necessary.

6.11.3 – Fireplaces Gas/LP
Fireplaces Gas/LP 2
DAMAGED

The fireplace had damaged components. A qualified contractor should evaluate and repair or replace as necessary.

 7 – Laundry
7.4.1 – Exhaust Fan
NO VENT NO WINDOW

The laundry room did not have an exhaust fan or an openable window. A qualified contractor should evaluate, then repair or replace as advised.

7.9.1 – Electrical Outlets
Electrical Outlets 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.

7.11.1 – Dryer Vent Piping
Dryer Vent Piping 1
KINKED/DAMAGED

A dyer vent connection was installed in the laundry area. The dryer vent was kinked and/or damaged at the back of the dryer.  The inspector recommends repairing or replacing the dryer vent to prevent restricting dryer exhaust air flow, the restriction of which can result in lint accumulation or vent blockage which can cause the dryer to overheat; a potential fire hazard and a condition that will shorten the dryers life span. A qualified contractor should evaluate and repair or replace as necessary.

7.11.2 – Dryer Vent Piping
Dryer Vent Piping 2
Dryer Vent Piping 3
EXCESSIVE LINT BUILD-UP

Excessive lint was built up behind the dryer area and in parts of the laundry area. The dryer vent connection may have become disconnected and should be reconnected to properly route the dryer exhaust to the exterior. Failure to reconnect the vent may result in unsatisfactory conditions from excessive humidity and lint accumulation in the home. Excessively high humidity can damage home materials or components and may encourage the growth of microbes such as mold. A qualified contractor should evaluate and repair or replace as necessary.

 8 – Bathroom
8.2.1 – Doors
Doors 1
DAMAGED – DOOR

The door surface was damaged.  A qualified contractor should evaluate and repair or replace as necessary.

8.4.1 – Ceilings & Walls
Ceilings & Walls 1
MOISTURE DAMAGE-WALLS

The interior walls showed evidence that moisture was entering from behind possibly including damage and deterioration.  A qualified contractor should evaluate and repair or replace as necessary.

8.4.2 – Ceilings & Walls
Ceilings & Walls 2
MOISTURE STAINING-WALLS

The wall showed wet staining indicating moisture intrusion did or does still exist.  A qualified contractor should evaluate and repair or replace as necessary.

8.4.3 – Ceilings & Walls
Ceilings & Walls 3
SIGNS OF REPAIR-WALLS

The walls had signs of a previous repair.  A qualified contractor should evaluate and repair or replace as necessary.

8.9.1 – Cabinets & Counters
Cabinets & Counters 1
CAULKING – BACKSPLASH

The countertop needs caulking with silicone along the backsplash.  A qualified contractor should evaluate and repair or replace as necessary.

8.12.1 – Plumbing Fixtures
Plumbing Fixtures 1
DAMAGE – FAUCET FINISH

The finish on the faucet is damaged.  A qualified contractor should evaluate and repair or replace as necessary.

8.12.2 – Plumbing Fixtures
Plumbing Fixtures 2
LOOSE – HANDLE

A plumbing fixtures control handle was loose at the time of inspection. Recommend a qualified contractor to evaluate and repair or replace as necessary.

8.13.1 – Toilets
Toilets 1
LOOSE ON THE FLOOR

The toilet was loose on the floor. This condition typically is caused by loose bolts or nuts and/or missing floor seals. The loose toilet can result in leaks, water damage, and mold, as well as damage to the toilet, water supply lines, bolts, and drainage pipes. A qualified contractor should evaluate and repair or replace as necessary.

8.14.1 – Tub, Shower Area
Tub, Shower Area 1
DETERIORATED – CAULKING/GROUT

Caulking in the shower/tub area deteriorated at the time of inspection. Recommend a qualified contractor to evaluate and repair or replace as necessary.

8.14.2 – Tub, Shower Area
Tub, Shower Area 2
GROUT REPAIRED WITH CAULK

Caulking in the shower/tub area was repaired using caulk at the time of inspection. This may not be a long-term solution. Recommend a qualified contractor to evaluate and repair or replace as necessary.

 9 – Bathroom 2
9.2.1 – Doors
Bathroom 2 doors 1
MISSING – DOORSTOP

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

9.4.1 – Ceilings & Walls
Ceilings & Walls 1
DAMAGED – WALLS

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

9.4.2 – Ceilings & Walls
Ceilings & Walls 2
MISMATCHED PAINT

The walls/ceilings revealed a mismatch in paint touch-up.  A qualified contractor should evaluate and repair or replace as necessary.

9.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
FLEX PIPE

Flexible drain lines can clog, leak, or fail. Flex lines design includes multiple folds in which moisture may become trapped and mold may grow.  A qualified contractor should evaluate and repair or replace as necessary.

 10 – Kitchen
10.4.1 – Floors
WEAR AND TEAR

The floors showed signs of minor damage and wear – particularly in high-traffic areas.  A qualified contractor should evaluate and repair or replace as necessary.

10.4.2 – Floors
Floors 1
FLOOR DAMAGED

There appeared to be some damage to the interior flooring in areas. Recommend a qualified contractor to evaluate and repair or replace as needed.

10.5.1 – Cabinets & Counters
CAULKING – BACKSPLASH

The countertop needs caulking with silicone along the backsplash.  A qualified contractor should evaluate and repair or replace as necessary.

10.5.2 – Cabinets & Counters
Cabinets & Counters 1
DAMAGED – CABINET FLOOR

The cabinet floor was damaged. This may be from excessive leaking pipes, condensation, or even leaking cleaners stored in cabinets over the years.

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

10.5.3 – Cabinets & Counters
Cabinets & Counters 2
GROUT – BACKSPLASH

The tile backsplash had missing or damaged grout.  A qualified contractor should evaluate and repair or replace as necessary.

10.5.4 – Cabinets & Counters
Cabinets & Counters 3
GROUT – COUNTERTOP

The countertop tiles had missing or damaged grout.  A qualified contractor should evaluate and repair or replace as necessary.

10.5.5 – Cabinets & Counters
DAMAGED – TILE

The tile at the counter or backsplash was cracked or damaged in the kitchen. Recommend a qualified contractor to evaluate and repair or replace as needed.

10.6.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION

No ground fault circuit interrupter (GFCI) protection was provided for kitchen electrical outlets. Although GFCI protection of kitchen circuits may not have been required at the time in which this property was built, as general knowledge of safe building practices has improved with the passage of time building standards have changed to reflect current understanding. The inspector recommends updating the existing kitchen electrical circuits to provide GFCI protection. This can be achieved by:

1. Replacing the current standard outlets with GFCI outlets.

2.  Replacing the first circuit outlet located closest to the main electrical service panel with the GFCI outlet

3.  Replacing the breaker currently protecting the electrical circuit that contains these outlets with the GFCI breaker.

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

10.7.1 – Windows
Windows 1
WORN OR NEARING THE END OF LIFE EXPECTANCY

Windows installed in the home appeared to be worn or aged. This apparent condition can mean the windows are deteriorated or difficult to operate, and can also mean they are not consistent with current efficiency standards. They were possibly original and were either at or near their serviceable lifespan. Recommend further evaluation by a qualified contractor and budgeting for potential future replacement.

10.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
FLEX PIPE

The sink drain line had a flex pipe used as part of the drain line. Flexible drain lines can smell, clog, leak or fail. Flex lines design includes multiple folds in which moisture may become trapped and mold may grow.  A qualified contractor should evaluate and repair or replace as necessary.

10.10.2 – Drain Waste and Vent System
Drain Waste and Vent System 2
DOUBLE TRAP

The drain pipe at the sink was double trapped, which can create an airlock.  A qualified contractor should evaluate and repair or replace as necessary.

10.10.3 – Drain Waste and Vent System
Drain Waste and Vent System 3
SIGNS OF REPAIR/ IMPROPER DRAIN

Recommended qualified plumber repair and replace as necessary

10.13.1 – Dishwasher
Dishwasher 1
NOT OPERATIONAL

The dishwasher was not operational at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

10.17.1 – Refrigerator
NOT COOLING PROPERLY

The refrigerator/freezer was not cooling at proper temperatures.  It is recommended that a refrigerator cools at around 38 degrees while a freezer cools at around zero degrees.  A qualified contractor should evaluate and repair or replace as necessary.

10.18.1 – Installed Heat Source
Installed Heat Source 1
LOW HEAT FURNACE

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

 11 – Bathroom 3
11.4.1 – Ceilings & Walls
Bathroom 3 Ceilings & Walls 1
DAMAGED – CEILINGS

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

11.4.2 – Ceilings & Walls
Ceilings & Walls 2
DAMAGED – MULTIPLE ITEMS

The ceiling and/or walls showed various signs of minor defects at numerous locations including all or some of the following: damage, cracks, holes, previous repairs, and/or improper repairs. A representative number of pictures were taken to provide an example. Should any of these issues appear excessive we recommend a qualified contractor should evaluate and repair or replace items as necessary.

11.4.3 – Ceilings & Walls
Ceilings & Walls 3
DAMAGED – WALLS

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

11.4.4 – Ceilings & Walls
Ceilings & Walls 4
MINOR CRACKS-WALLS

Minor cracking was visible on the interior walls.  A qualified contractor should evaluate and repair or replace as necessary.

11.4.5 – Ceilings & Walls
Ceilings & Walls 5
SAGGING DRYWALL

The drywall on the ceiling was sagging.  A qualified contractor should evaluate and repair or replace as necessary.

11.13.1 – Toilets
Toilets 1
LOOSE ON THE FLOOR

The toilet was loose at the floor. This condition typically is caused by loose bolts or nuts and/or missing floor seals. Loose toilet can result in leaks, water damage, and mold, as well as damage to the toilet, water supply lines, bolts, and drainage pipes. A qualified contractor should evaluate and repair or replace as necessary.

11.14.1 – Tub, Shower Area
Tub, Shower Area 1
POSSIBLE MOLD

Evidence of a possible mold like substance was observed bath or shower area.  We did not inspect, test or determine if this growth is or is not a health hazard. The underlying cause is moisture. It is recommended to consult a mold inspector or mold remediation specialist to determine if further action is needed. Further analysis by a mold remediation specialist is recommended. Axium recommends our premier partner – Mold Removal Express. They can be contacted at 720-464-1555 or online at www.axiuminspections.com/mold-removal-express.

11.14.2 – Tub, Shower Area
Tub, Shower Area 2
CAULK – NEEDS TOUCH-UPS

Some caulking in the tub shower area was loose, old, or poorly done. Recommend a qualified contractor evaluate and re-caulk as needed.

 12 – Plumbing
12.6.1 – Gas Piping
Gas Piping 1
CORROSION

Interior gas piping was corroded or rusted at the time of inspection. Recommend a qualified contractor to evaluate and repair or replace as needed.

 13 – Electrical
13.1.1 – Electric Meter & Base
Electric Meter & Base 1
METER BASE IS NOT SECURE

The electric meter base was loose at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.

13.2.1 – Distribution Panels
Distribution Panels 1
CORROSION, WATER – CABINET

Indications of water intrusion, rust, and corrosion inside the electrical panel cabinet. A qualified contractor should evaluate and repair or replace as necessary.

13.2.2 – Distribution Panels
Distribution Panels 2
LOOSE – PANEL

The electrical panel cabinet was not secured to the wall properly. A qualified contractor should evaluate and repair or replace as necessary.

13.2.3 – Distribution Panels
Distribution Panels 3
MISSING – CIRCUIT LABELS

The circuit labels were missing, partial, or illegible at the electrical distribution panel. The circuit labels provide information describing the locations each individual circuit breaker provides power to.

Recommend a qualified contractor to verify the breakers and accuracy of any existing labeling as necessary.

13.2.4 – Distribution Panels
Distribution Panels 4
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.

13.3.1 – Main Service Shut-Off
Main Service Shut-Off 1
NO DISCONNECT – OLD PANEL

This panel required more than 6 hand movements to shut off power to all breakers since there was not a main electrical service shut-off breaker installed at the distribution panel.

Some older panel designs did not include a main power shut-off switch. Shutting off the power to all breakers should not require more than 6 hand movements in the main electrical panel. Although homes are only required to comply with codes that were in effect at the time they were originally constructed.

Recommend that the main disconnect be installed by a qualified electrical contractor.

 14 – Heating
14.1.1 – Heating System Information
Heating System Information 1
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

14.9.1 – Air Filter
NOT SECURED

The HVAC system air filter was not properly secured. This condition reflects a lack of regular maintenance of the HVAC system. Clogged filters can restrict airflow and increase internal temperatures. A clean air filter will help increase the efficiency and prolong the life expectancy of the heating and cooling system. Due to the damage that can be caused by dirty or clogged coils, recommend replacing the filter, as well as cleaning, servicing, and evaluating the HVAC system by a qualified HVAC professional and repair or replace as necessary.

14.9.2 – Air Filter
Air Filter 1
DIRTY

The HVAC system air filter was dirty. Clogged filters can restrict airflow and increase internal temperatures. A clean air filter will help increase the efficiency and prolong the life expectancy of the system. Due to the damage that can be caused by dirty or clogged coils, recommend replacing the filter, as well as cleaning, servicing, and evaluating the HVAC system by a qualified HVAC professional and repair or replace as necessary.

14.10.1 – Blower
Blower 1
BLOWER, CABINET DIRTY

The blower motor, wheel, and/or cabinet appeared to be dirty at the time of inspection. Blower fans/wheels are subjected to constant dirt, dust, and lint and can become overly dirty when not cleaned on a regular basis and even faster if the air filters are not changed regularly.

A qualified contractor should evaluate, clean, and service as necessary, and certify the unit is in good working order.

 15 – Cooling
15.1.1 – Cooling System Information
Cooling System Information 1
BEYOND TYPICAL LIFE EXPECTANCY

Due to the year of manufacture, the cooling 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

15.3.1 – AC Compressor
AC Compressor 1
COIL FINS DAMAGED

There was damage to the air-conditioner condenser coil fins. This limits the ability to dissipate heat. Further damage to the coil fins should be avoided in order to maintain cooling system efficiency and avoid problems from overheating of the compressor. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 

15.3.2 – AC Compressor
AC Compressor 2
CLEAN/SERVICE

Due to the current conditions at the time of inspection, the air conditioner is recommended to be cleaned, evaluated, and serviced by a qualified contractor. Consult with your real estate agent for your available options prior to closing.

 16 – Water Heating Equipment
16.13.1 – 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.

 17 – Structural Basement
17.7.1 – Insulation
Insulation 1
INSULATION DAMAGED

The basement insulation was damaged. A qualified contractor should evaluate and repair or replace as necessary.

17.9.1 – 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.

17.9.2 – Electrical in Basement
Electrical in Basement 2
DAMAGED OR EXPOSED WIRING

Damaged or exposed wiring was discovered. A qualified contractor should evaluate and repair or replace as necessary.