Roof
Attic, Insulation, and Ventilation
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Bathroom 3
Electrical
Plumbing
Water Heating Equipment
Cooling
Heating
Structural Basement
Mold Inspection
Premier Partners
The roof covering material had an “alligatored” look. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The roof covering material was damaged/deteriorated in some areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
Some of the shingles appeared to be de-granulated in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The inspector observed exposed nails on the roof covering. This condition could allow moisture to penetrate the roof component. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The wall flashing was loose. This condition could allow moisture to penetrate the exterior wall component. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The vent flashing, used to protect areas of the roof from moisture intrusion, had exposed/inadequately sealed nails. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
CORRODED FLASHING
A plumbing vent appeared to be capped/blocked. When a plumbing vent stack is blocked, air is not available to the drain system and water may drain slowly inside the house. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
FLASHING NOT SEALEDThe flashing at the chimney was inadequately sealed. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
Gutters were noticeably flat or sloped “away from” the downspouts, which will prevent the water from being properly drained through the downspouts and away from the foundation.
This may even cause the water to overflow and cause damage to exterior walls and siding, or by introducing 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. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The attic access hatch was not properly insulated. A qualified contractor should evaluate and repair or replace as necessary.
Sections of the insulation were loose, falling, or hanging.
Recommend a qualified contractor to evaluate and repair or replace as needed.
The insulation is not uniform: thicker in areas, thinner in areas, or possibly missing in some areas.
Recommend a qualified contractor to evaluate and repair or replace as needed.
The insulation was improperly installed with a paper backing/vapor barrier facing the wrong way. This condition can trap moisture and create condensation, which may bring along more significant hazards such as accelerated wood rot, or mold.
Recommend a qualified contractor to evaluate and repair or replace as needed.
The insulation is thinner than current thermal resistance (R-value) standards.
Recommend a qualified contractor to evaluate and repair or replace as needed.
CRACKING – MINORMinor cracking was visible on the driveway in some areas. Monitoring is the minimum recommendation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The concrete driveway was moderately cracked. Cracks that progress to a separation of 1/4″ and more would be an indication of settlement, heaving, or structural problems. Cracks may present a tripping hazard. A qualified contractor should evaluate and repair as necessary.
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.
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.
Peeling paint was present in areas.
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.
There were signs of previously repaired damage. Recommend inquiring with current homeowners for any further information. Should repairs be significant or failing, we recommend a qualified contractor should evaluate and repair or replace as needed.
The siding/trim had a swollen appearance due to moisture intrusion.
Recommend a qualified contractor should evaluate and repair or replace as needed.
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.
Components of the eaves, facia, and/or soffit were warped, swollen, or had peeling paint which are signs of water damage. The materials will eventually begin to rot if left untreated or cause has not been corrected.
A qualified contractor should evaluate and repair or replace as necessary.
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.
A window was missing a window screen.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The top window flashing was missing around the subject property. Recommend a qualified contractor to evaluate and repair or replace as needed.
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.
Signs of repairs were present in the walkway(s) areas. Recommend asking the current homeowner for more information, and if repairs appear to be of poor quality it is recommended to have a qualified contractor evaluate further for any additional repairs necessary.
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
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.
The outside water faucet is connected to a garden hose. The hose could not be removed to inspect the faucet’s current operation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Adjacent grade has eroded or was poorly back-filled.
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.
Loose board(s) were visible on the flooring at the deck.
A qualified contractor should evaluate and repair or replace as necessary.
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 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.
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.
An opening was in the drywall or gypsum board of the garage.
The wall to separate the garage and living areas, including an attic wall, should be fire-rated. This wall must be covered with at least 1/2-inch thick (and preferably 5/8-inch thick Type X) gypsum board or equivalent applied to the garage side.
Recommend a qualified contractor to evaluate and repair and seal all openings as necessary.
The concrete floor in the garage was cracked. Due to expansive soils, minor cracks are to be expected in the slabs or control joints. Recommend a qualified contractor to evaluate and repair or replace as needed.
The push button opener on the wall was damaged. Recommend a qualified contractor to evaluate and repair or replace as necessary.
The garage door was missing a safety release.
The manual release handle of the garage door should be colored red so that it can be seen easily. The handle should be at a proper height where it’s easily reachable and not so low that it could be in contact with the top of a vehicle.
Recommend a qualified contractor evaluate and replace the safety release as necessary.
The garage door opener had a light bulb that was not working. Recommend a qualified contractor to evaluate and repair or replace as needed.
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.
The drywall was cut out for an access hole. A qualified contractor should evaluate and repair or replace as necessary.
Minor cracking was visible on the interior ceilings. A qualified contractor should evaluate and repair or replace as necessary.
The paint was peeling in areas. A qualified contractor should evaluate and repair or replace as necessary.
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.
An interior door rubs at the door frame when closing. This may mean the door or frame is out of the square or that hinges may not be installed properly.
A qualified contractor should evaluate and repair or replace as necessary.
The window had damaged or missing lock hardware. A qualified contractor should evaluate and repair or replace as necessary.
Some windows had damaged or missing screens. A qualified contractor should evaluate and repair or replace as necessary.
The window could not be opened at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
At the interior stairs, the handrail hand horizontal railings. This creates a climbing risk for children. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
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 visible areas of the firebox and chimney flue were dirty at the time of the inspection. Most of the chimney flue was inaccessible and was not inspected. Dirty flues are potential fire hazards and should be cleaned by a professional. Recommend having the chimney evaluated by a C.S.I. (Chimney Safety Institute) -qualified chimney sweep.
The fireplace had a defect in the chains covering the opening. A qualified contractor should evaluate and repair or replace as necessary.
The fireplace had a defect in the glass doors. A qualified contractor should evaluate and repair or replace as necessary.
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 countertop needs caulking with silicone along the backsplash. A qualified contractor should evaluate and repair or replace as necessary.
Counters or cabinetry had a finish that was worn or peeling. Recommend a qualified contractor to evaluate and repair or replace as needed.
Some windows had damaged or missing screens. A qualified contractor should evaluate and repair or replace as necessary.
The vent hood light was not working at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
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.
The window appeared to have a broken seal that has been compromised. Condensation and/or cloudiness between the two panes of glass were observed. This will have a negative impact on energy efficiency. Also, because there is moisture between the panes with no ventilation, mold can eventually develop. A qualified contractor should evaluate and repair or replace as necessary.
The window had a sash that was unable to be opened without excessive force, possibly from being painted or nailed shut. A qualified contractor should evaluate and repair or replace as necessary.
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 drywall wall, ceiling, and/or trim were not finished properly. This may be one or more of the following: loose sections, missing pieces, missing caulking and/or paint, or poor application of any of the wall, ceiling, or finishing components. A qualified contractor should evaluate and repair or replace as necessary.
A GFCI outlet was defective and will not reset once tripped. A qualified contractor should evaluate and repair or replace as necessary.
The floor covering was not sealed at the edges and may allow moisture intrusion. A qualified contractor should evaluate and repair or replace as necessary.
The countertop needs caulking with silicone along the backsplash. A qualified contractor should evaluate and repair or replace as necessary.
The drain stop did not work or did not hold water in the sink. A qualified contractor should evaluate and repair or replace as necessary.
An interior door rubs at the door frame when closing. This may mean the door or frame is out of the square or that hinges may not be installed properly.
A qualified contractor should evaluate and repair or replace as necessary.
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.
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 countertop needs caulking with silicone along the backsplash. A qualified contractor should evaluate and repair or replace as necessary.
The sink drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.
The bathtub drain stop was damaged, missing, or did not operate properly. A qualified contractor should evaluate and repair or replace as necessary.
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.
Sharp screws/fasteners we used at the electrical panel cover. This could be potentially hazardous if the screws puncture a live electrical wire. A qualified contractor should evaluate and repair or replace as necessary.
The main water shutoff valve was corroded.
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.
The flue pipe was sealed improperly at the time of the inspection. Flue pipe connections should be sealed by 3 or more screws as most tapes (or tape adhesives) are not able to resist prolonged exposure to high heat.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
There was a gap where the refrigerant lines enter the plenum. Recommend a qualified contractor evaluate and seal as needed.
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.
The heating system cabinet was corroded, rusted, or damaged in some areas. A qualified contractor should evaluate and repair or replace as necessary.
Air supply ducts were not sealed. Ideally, all ducts are sealed with mastic in order to be more energy-efficient. A qualified contractor should evaluate and repair as necessary.
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.
Basement walls were not constructed using a method that will allow for soil movement. This method is usually termed “floating” the walls and involves leaving a gap at the bottom of the wall so that vertical movement (heaving) of the concrete slab basement floor will not be transmitted to the rest of the property structure. Colorado has areas with expansive soils. Expansive soils are soils that increase to many times their original volume in response to increases in soil moisture content, creating forces that can easily damage property structural components such as foundations, floor slabs, flat work, and interior and exterior wall coverings. Consider consulting with a qualified contractor before the expiration of your Inspection Objection Deadline to discuss options and costs for correction and/ or stabilization.
Efflorescence (white powdery substance) on the wall indicates moisture is in contact with the concrete or masonry. This does not necessarily indicate that intrusion will occur. I recommend checking the gutters and the downspout drain lines for proper operation. Also, waterproofing paint could be applied to the interior side of the wall if necessary. Efflorescence is found on many properties without water intrusion occurring inside the property. But, it should alert you to the possibility that future steps may be needed. A qualified contractor should evaluate and repair as necessary.
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.
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.
