Inspection Detail
Roof
Attic, Insulation, and Ventilation
Exterior
Interior, Doors, Windows
Kitchen
Laundry
Garage Not Present
Bathroom
Plumbing
Electrical
Heating
Cooling
Structural Basement
Structural Crawlspace
Sewer Scope
Mold Inspection
Premier Partners
Water Heating Equipment
One or more bricks on the chimney stack were cracked, broken, or deteriorated at the time of inspection. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The chimney rain cap/spark arrestor was missing. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
A rain cap covers the top opening of the chimney flue liner and is usually combined with a spark arrestor.
A spark arrestor is used to prevent floating embers from a solid fuel fire setting light to a flammable roofing surface or falling onto other combustible materials on the ground. A spark arrestor typically consists of a double layer of metal mesh, which catches the ember and allows the flue gas to escape. Spark arrestors also help prevent animals from entering the chimney.
The gutters were missing in areas. A qualified contractor should evaluate and repair or replace as necessary.
The attic hatch was not the proper size to access the attic itself. The rough framed opening must measure a minimum of 22 by 30 inches to allow a full-grown adult to safely enter and exit. Should there be an appliance in the attic, the dimensions may be required to increase to allow the appliance to be removed.
The 2012 International Residential Code requires an attic access opening for attics with an area greater than 30 square feet and a vertical height in excess of 30 inches.
Cracking from apparent wall movement was present in the siding at the time of inspection.
Monitoring the walls of the house is needed. Most materials including masonry can deform elastically over long periods of time to accommodate small amounts of movement, large movements normally cause cracking.
Cracking can result from a variety of problems:
- Differential settlement of the foundation
- Drying shrinkage
- Expansion and contraction due to ambient thermal and moisture variations
- Improper support over openings
- The effects of freeze-thaw cycles
- The corrosion of iron and steel wall reinforcement
- Differential movement between building materials; expansion of salts
- The bulging or leaning of walls.
Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The exterior wall covering is beginning to deteriorate or has deteriorated.
Recommend a qualified contractor should evaluate and repair or replace as needed.
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.
A common maintenance task for brick masonry is the repair of mortar joints. The longevity of mortar joints will vary with the exposure conditions and the mortar materials used, but a life span of more than 25 years is typical. The longevity of brick, however, may well exceed 100 years. Consequently, occasional repair of the mortar joints is expected over the life of the brick masonry. It is our observation that the most common reason for repointing brick masonry is to improve water penetration resistance. Repointing deteriorated mortar joints is one of the most effective and permanent ways of decreasing water entry into brickwork. This is because the most common means of water entry into a brick masonry wall is through de-bonded, cracked, or deteriorated mortar joints. A qualified contractor should evaluate and repair all areas as necessary.
Components of the eaves, facia, and/or soffit were deteriorated or rotted. Adjacent portions may also have signs of water damage and be warped, swollen, or have peeling paint and will eventually begin to rot if left untreated or the cause has not been corrected.
A qualified contractor should evaluate and repair or replace as necessary.
An entry door had areas of peeling paint. A qualified contractor should evaluate and repair or replace as necessary.
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.
WINDOW NO WELLThe property had basement windows at grade level without window wells installed. This could allow water intrusion into the property at this point. A qualified contractor should evaluate and repair/replace as necessary.
Cracking or separation was present at the concrete step(s) in areas. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
A walkway was not properly sealed against a foundation wall and may allow excess moisture to enter. Recommend a qualified contractor and repair or replace as needed.
The outside water faucet has a damaged, missing, or loose knob. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
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.
SLOPED
Recommend a qualified contractor to evaluate and repair or replace as needed.
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.
The door swings over the top step of the stairwell when opened. This can lead to a fall and is considered a safety hazard. A qualified contractor should evaluate and repair or replace as necessary.
The spring rail assembly is damaged or not secured to the window sash. This may cause the sash to fail to stay open if not corrected. Recommend a qualified contractor to evaluate and repair or replace as necessary.
At the time of the inspection, the property did not have emergency escape and rescue openings that met generally-accepted current standards. Egress opening requirements:
For safety reasons, all sleeping rooms and basements greater than 200 square feet and new properties should meet the generally-accepted current standards for emergency escape and rescue openings, which include the following requirements:
1. Sill height shall not exceed 44 inches above the floor.
2. Minimum net clear opening shall be 5.7 square feet; exception – grade level windows
may have a minimum clear opening of 5 square feet.
3. Minimum net clear opening height shall be 24 inches.
4. Minimum net clear opening width shall be 20 inches.
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.
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.
A qualified contractor should evaluate and repair or replace as necessary.
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.
Although outside the scope of a general home inspection, the inspector noted the refrigerator ice and/or water dispenser was not working. A qualified contractor should evaluate and repair or replace as necessary.
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.
Recommend a qualified contractor to evaluate and repair or replace as needed.
A shower supply arm was loose in the wall. This will cause caulking/sealant to deteriorate at an accelerated rate and may allow water to enter the wall. Over time, this could potentially put added stress on the plumbing connections and develop a leak. Recommend a qualified contractor evaluate and repair or replace it as necessary.
The valve is not and was not operated during the scope of a home inspection.
Recommend a qualified contractor should evaluate and repair or replace as necessary.
A qualified contractor should install a pressure regulator or evaluate and repair or replace one as necessary.
The combustion air supply for this appliance was not present. A qualified contractor should evaluate and make necessary corrections according to current standards.
The fresh air supply is recommended by manufacturers for the efficient operation of fuel-burning appliances. Years ago, the air could come from inside or outside the building, however, more recent standards prefer for combustion air to come from the outside only.
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.
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.
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.
The foundation wall has 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.
The visible areas of the basement showed signs of possible previous moisture intrusion and/or deterioration. A qualified contractor should evaluate and repair or replace as necessary.
The structural supports did not appear to be installed in accordance with current construction standards. 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
Modifications and repairs or additions were present in the floor structure support system. Recommend qualified contractors evaluate and repair or replace as needed.
Damaged from fire. Recommend qualified contractor repair and replace as necessary.
There is no insulation on the basement exterior walls or floor system. Heat loss can occur more on this property than one that is properly insulated. A qualified contractor should evaluate and install as necessary.
A vapor barrier was not installed in the basement at the time of the inspection. A qualified contractor should evaluate and install as necessary.
Damaged or exposed wiring was discovered. A qualified contractor should evaluate and repair or replace as necessary.
This sewer system is a part of a commonly-shared sewer line with additional condo/townhome units. Conditions of the common line may not be accessible or visible for inspection, including any potential problems. Any such potential problems will require further research into the responsibility and maintenance of the shared line. We recommend investigating this prior to closing.
Sludge is a sticky concoction of soap scum, grease, hair, food particles, and even dissolved minerals in the water. Once a layer of sludge forms, more sludge tends to accumulate in that segment of the pipe, increasingly narrowing the size of the pipe until only a small channel allows free flow of water.
We recommend consulting a qualified drain cleaning contractor within a year to have the line cleaned and reinspected.
The is one or more sections of standing water in the line. Ideally, all water should drain from the line, but areas of standing water will form when the flow is restricted or significantly slowed. This is usually caused by improper pitch, bellies, or obstructions in the line. We recommend the line be cleaned by a qualified cleaning contractor and then reinspected to determine the cause of the standing water. A licensed plumber may need to be consulted to determine any necessary corrective actions.
The main sewer line appears to be compromised. We recommend consulting with a sewer line repair/replacement contractor for further evaluation.
Any time service cleaning or repairs are performed on the sewer line, it is recommended to reinspect the line to ensure it was properly cleaned, repaired, or replaced. This will also ensure that the sewer line was not damaged or compromised during the cleaning, repair, or replacement.
Due to the complexity of the sewer line(s), we were not able to evaluate the entirety of the sewer main. Systems with a large number of angled turns in the line create friction on the sewer scope cable and can be problematic in terms of evaluating the line all the way to its connection to the city main. We are not a plumbing company and cannot alter the current condition or layout of the system. We highly recommend that everything be double-checked by a licensed plumber or qualified contractor prior to your objection (or any other deadline). Please contact our office at 303-831-1202 if you’d like us to coordinate a re-visit from a 3rd party sewer scope provider at no charge.
The water heater was at or beyond its warranty and/or expected life expectancy.
The water heater age was determined by the photo included in this report. According to the U.S. Department of energy, these major appliances are intended to run for between 8 and 12 years. Be advised that every water heater will age differently relative to the following life span factors: water quality, mineral buildup, frequency of flushing, the volume of water utilized, size of the tank, brand, and quality of water heater. Although it was operating at the time of the inspection, the inspector can not determine the remaining life of the water heater.
The piping to the water heater is missing flex tubing to prevent the piping from breaking in case the concrete floor heaves or settles.
The combustion air supply for this appliance was not present. A qualified contractor should evaluate and make necessary corrections according to current standards.
The fresh air supply is recommended by manufacturers for the efficient operation of fuel-burning appliances. Years ago, the air could come from inside or outside the building, however, more recent standards prefer for combustion air to come from the outside only.
Flames were not entirely burning a blue color. Orange and yellow flames may be an indicator that the fuel-air mixture is not right and gas may not be burning as efficiently as possible. Recommend a qualified contractor evaluate to adjust, repair, or replace fuel-burning components as necessary.
