2 – Roof
2.8.1 – Roof Drainage Systems
Roof Drainage Systems 1
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 a 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 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
3.5.1 – Ventilation in Attic
Ventilation in Attic 1
Ventilation in Attic 2
WHOLE HOUSE FAN INOPERABLE

Whole house fan was inoperable at time of inspection.

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

 4 – Attic, Insulation and Ventilation 2
4.1.1 – Attic Access
Attic Access 1
DAMAGED HATCH

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

 5 – Exterior
5.2.1 – Driveways
Driveways 1
Driveways 2
CRACKING – SIGNIFICANT

The concrete driveway was significantly cracked.  Cracks of 1/4″ or greater separation are typically indicating settlement, heaving, or structural problems. These types of cracks may present a tripping hazard. A qualified contractor should evaluate and repair as necessary.

5.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
LOOSE – SIDING
RIGHT SIDE

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.

5.4.2 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 2
Wall-Covering, Flashing & Trim 3
TUCK POINTING NEEDED

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.

5.8.1 – Electrical Outlets
Electrical Outlets 1
LOOSE OUTLET
FRONT RIGHT

An exterior electrical outlet was loose in the wall. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

5.11.1 – Walkways
Walkways 1
Walkways 2
CRACKING – MINOR

Minor cracking was visible on the walkway(s) in areas. Monitoring is the minimum recommendation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

5.11.2 – Walkways
Walkways 3
Walkways 4
CRACKING – SIGNIFICANT

There were signs of significant cracking on the walkway(s) in areas. Cracks that with a separation of 1/4″ and more would be an indication of settlement, heaving, or structural problems. These cracks may present a tripping hazard. A qualified contractor should evaluate and repair as necessary.

5.12.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
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 evaluate and repair or replace as necessary.

5.13.1 – Sprinkler System Supply Line
Sprinkler System Supply Line 1
CORRODED – SPRINKLER SUPPLY VALVES

The lawn sprinkler system supply valves appeared to be corroded and/or leaking at time of inspection. A qualified contractor should evaluate and repair/replace as necessary according to current standards.

5.14.1 – Exterior Faucets (Hose Bibs)
Exterior Faucets (Hose Bibs)1
LOOSE IN WALL
FRONT

One or more exterior faucet was loose in the wall. The faucet should be securely fastened to the wall using appropriate screws depending on the material at the location of the faucet. Recommend a qualified contractor evaluate and repair or replace as needed.

5.14.2 – Exterior Faucets (Hose Bibs)
Exterior Faucets (Hose Bibs) 2
INADEQUATE CLEARANCE
FRONT

The outside water faucet is installed close to the ground/floor or wall. A hose would likely be difficult to attach. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

5.17.1 – Exterior Foundation Wall
Exterior Foundation Wall 1
Exterior Foundation Wall 2
CRACKS – AT CORNER(S)
BACK RIGHT

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.

5.19.1 – Decks & Balconies
Decks & Balconies 1
BOWED – STRUCURE

A support post or floor joist was bowed at the deck. A qualified contractor should evaluate and repair or replace as necessary.

5.19.2 – Decks & Balconies
Decks & Balconies 2
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 evaluate and repair or replace as needed.

5.19.3 – Decks & Balconies
Decks & Balconies 3
CRACKED, SPLIT WOOD – DECK

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

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

5.19.4 – Decks & Balconies
Decks & Balconies 4
DETERIORATED – FLOORING

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

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

5.21.1 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 1
EXTENSIONS TOO SHORT

One or more down spout extensions were too short. Recommend installing 6-8ft long (or greater as needed) extensions to divert rainwater runoff away from the property.

5.21.2 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 2
MISSING – EXTENSIONS

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.

 6 – Attached Garage
6.2.1 – Occupant Door
Occupant Door 1
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 garage, the occupant door does not afford protection until firemen arrive. A qualified contractor should evaluate and repair or replace as necessary.

6.2.2 – Occupant Door
Occupant Door 2
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 hazard and toxic fumes. A qualified contractor should evaluate and repair or replace as necessary.

6.3.1 – Ceiling, Walls & Firewalls
Ceiling, Walls & Firewalls 1
FIREWALL BREAK – ATTIC ACCESS

An attic access panel in the ceiling of the garage was not properly trimmed or sealed and is considered a break in the firewall between the garage and habitable areas.

Should the interior attic span across the entire structure, the attic access should be installed according to current fire rating standards. Alternatively, there may be a wall to separate the garage and the house or attic space. 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 evaluate and repair or replace as needed.

6.3.2 – Ceiling, Walls & Firewalls
Ceiling, Walls & Firewalls 2
FIREWALL BREAK – CEILING

An opening was in the drywall or gypsum board ceiling of the garage.

The ceiling to separate the garage and the living areas, or shared attic space with living areas, should be fire-rated. This ceiling 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 evaluate and repair and seal all openings as necessary.

6.3.3 – Ceiling, Walls & Firewalls
Ceiling, Walls & Firewalls 3
FIREWALL BREAK – WALL

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 evaluate and repair and seal all openings as necessary.

6.4.1 – Floor
Floor 1
PITTED

The garage floor was pitted in areas the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.

6.5.1 – Vehicle Door
Vehicle Door 1
DAMAGE – ROLLERS

The garage door track rollers were corroded or damaged and should be further evaluated by a qualified contractor to repair or replace as needed.

6.5.2 – Vehicle Door
Vehicle Door 2
Vehicle Door 3
MISSING SPRING CONTAINMENT

The garage door was missing spring containment at the time of inspection. Extension springs should be contained by a cable that runs through the center of the springs. If a spring breaks, containment helps to prevent broken parts from flying around dangerously in the garage.  Recommend a qualified contractor evaluate and repair or replace as needed.

 7 – Interior, Doors, Windows
7.2.1 – Ceilings & Walls
Ceilings & Walls 1
ASBESTOS CEILING
LOFT

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

In the past, asbestos fibers were added during the production to strengthen and increase durability. Materials that contain asbestos, when intact and in good condition, is generally considered non-friable and is 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.

7.2.2 – Ceilings & Walls

Ceilings & Walls 2

Ceilings & Walls 3

MINOR CRACKS-WALLS
THROUGHOUT PROPERTY

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

7.4.1 – Doors

Doors 1

Doors 2

Doors 3

RUBS FRAME
THROUGHOUT PROPERTY

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.

7.5.1 – Windows
Windows 1
DAMAGED FRAME
SUN ROOM

A window had a damaged frame at an interior area.  A qualified contractor should evaluate and repair or replace as necessary.

7.6.1 – Electrical Outlets

Electrical Outlets 1

Electrical Outlets 2

Electrical Outlets 3

NOT GROUNDED – OUTLET
LOFT AND BASEMENT

One or more electrical outlets were not grounded. A qualified contractor should evaluate and repair or replace as necessary.

7.6.2 – Electrical Outlets

Electrical Outlets 4

Electrical Outlets 5

Electrical Outlets 6

OUTLET HOT AND NEUTRAL REVERSED
THROUGHOUT PROPERTY

One or more electrical outlet(s) were wired incorrectly with the hot and neutral wires being reversed. While the outlet still provides power to electronic equipment, a shock hazard has been created as there is still electricity running through the hot wire when the switch is off. A qualified contractor should evaluate and repair or replace as necessary according to current standards.

7.6.3 – Electrical Outlets

Electrical Outlets 7

Electrical Outlets 8

Electrical Outlets 9

TWO-PRONG OUTLETS
LOFT AND BEDROOMS

The inspector observed many two-prong outlets throughout the property. These are outdated outlets that should be upgraded to three-prong outlets with proper grounds. A qualified contractor should evaluate then repair or replace as advised.

7.6.4 – Electrical Outlets
Electrical Outlets 10
CLOTH WRAPPED WIRES
SUN ROOM

In the electrical access behind the kitchen, cloth wrapped wires are present. This may indicate asbestos insulation. A qualified electrician should investigate and repair or replace as necessary.

7.7.1 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 1
INOPERABLE – LIGHT FIXTURE
BACK BEDROOM

The light fixture did not operate when the switch was turned on. Try replacing the bulb first. A qualified contractor should evaluate and repair or replace as necessary.

7.8.1 – Stairways & Railings
Stairways & Railings 1
Stairways & Railings 2
NO RETURN AT ENDS

At the interior stairs, the handrail had a railing end that did not return to the wall or post.  A fall could occur if something (purse, backpack etc.) caught the end of the railing when descending. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

 8 – Kitchen
8.12.1 – Food Waste Disposer
NOT WORKING

The food waste disposer was not working at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

 10 – Bathroom
10.7.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION
UPSTAIRS BATHROOM

No ground fault circuit interrupter (GFCI) protection was provided for the bathroom electrical outlets. Although GFCI protection of bathroom circuits may not have been required at the time of 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 bathroom 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.

10.7.2 – Electrical Outlets
Electrical Outlets 2
NOT GROUNDED
UPSTAIRS BATHROOM

An electrical outlet was not grounded. A qualified contractor should evaluate and repair or replace as necessary.

10.9.1 – Cabinets & Counters
Cabinets & Counters 1
CAULKING – BACK SPLASH

The counter top needs caulking with silicone along the back splash.  A qualified contractor should evaluate and repair or replace as necessary.

10.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
CLOGGED/SLOW – SINK DRAIN

The sink drain line was clogged or drains slowly. 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
NOT WORKING – TUB STOPPER

The drain stop did not work or did not hold water in the tub.  A qualified contractor should evaluate and repair or replace as necessary.

10.14.1 – Tub, Shower Area
Tub, Shower Area 1
CAULK – CORNERS AND FLOOR

The tub/shower area had deteriorated or missing sealant (caulking or grout) at the corners and/or floor. Sealant is needed at wall corners inside the shower, corners from tub to wall, and along the floor perimeter.  A qualified contractor should evaluate and repair or replace as necessary.

 11 – Bathroom 2
11.7.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION
DOWNSTAIRS BATHROOM

No ground fault circuit interrupter (GFCI) protection was provided for the bathroom electrical outlets. Although GFCI protection of bathroom circuits may not have been required at the time of 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 bathroom 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.

11.9.1 – Cabinets & Counters
Cabinets & Counters 1
CAULKING – BACK SPLASH
DOWNSTAIRS BATHROOM

The counter top needs caulking with silicone along the back splash.  A qualified contractor should evaluate and repair or replace as necessary.

11.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
CLOGGED/SLOW – TUB/SHOWER DRAIN
DOWNSTAIRS BATHROOM

The tub/shower drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.

11.14.1 – Tub, Shower Area
Tub, Shower Area 1
CAULK – CORNERS AND FLOOR
DOWNSTAIRS BATHROOM

The tub/shower area had deteriorated or missing sealant (caulking or grout) at the corners and/or floor. Sealant is needed at wall corners inside the shower, corners from tub to wall, and along the floor perimeter.  A qualified contractor should evaluate and repair or replace as necessary.

11.14.2 – Tub, Shower Area
Tub, Shower Area 2
CAULK – TUB TOP
DOWNSTAIRS BATHROOM

The tub/shower area had deteriorated or missing sealant (caulking or grout) where the shower wall rests on the tub and/or at the inside corners. A qualified contractor should evaluate and repair or replace as necessary.

 12 – Plumbing
12.4.1 – Water Pressure
Water Pressure 1
HIGH WATER PRESSURE

The property water supply pressure  measured at the exterior faucet or laundry appliance hose bib. Property water supply pressure exceeded the 80 pounds per square inch (PSI) limit considered the maximum allowable by generally accepted current standards. Excessively high water pressure can stress connections in the plumbing system and appliances is likely to cause leaks.

A qualified contractor should install a pressure regulator or evaluate and repair or replace one as necessary.

 14 – Water Heating Equipment
14.5.1 – Draft Diverter & Exhaust Flue
Draft Diverter & Exhaust Flue 1
EXCESSIVE BENDS

The gas-fired water heater exhaust flue appeared to have an excessive number of bends. This condition may hinder proper venting of the products of combustion and result in toxic gases entering the living space. Exhaust flue requirements are determined by the furnace manufacturer and may vary from one system to the next. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

14.6.1 – Combustion Air Supply
NOT PRESENT

The combustion air supply for this appliance was not present. A qualified contractor should evaluate and make necessary corrections according to current standards.

Fresh air supply is recommended by manufacturers for 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.

14.12.1 – Operation & Response to Controls
Operation & Response to Controls 1
FLAMES

Flames were not entirely burning a blue color. Orange and yellow flames may be an indicator 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.

 16 – Heating
16.3.1 – Combustion Air Supply
NOT PRESENT

The combustion air supply for this appliance was not present. A qualified contractor should evaluate and make necessary corrections according to current standards.

Fresh air supply is recommended by manufacturers for 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.

 7 – Cooling
17.3.1 – AC Compressor1
AC Compressor1
UNIT IS NOT LEVEL

The exterior compressor unit was not level. Over time, this may result in noisy fan operation, damage to the fan bearings and a shortened fan lifespan, or it may result in movement of the compressor housing which can cause leaks in refrigerant lines resulting in expensive service. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 18 – Structural Crawlspace
18.2.1 – Soil Vapor Barrier
NO BARRIER

No soil cover was installed at the time of the inspection. Soil covers help reduce humidity levels in crawlspaces by limiting moisture evaporation into the air from soil. Reducing humidity levels can help reduce the chances for mold growth and deterioration of structural components. A qualified contractor should evaluate and install a soil cover as necessary.

18.3.1 – Moisture Intrusion
Moisture Intrusion 1
EFFLORESCENCE

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, a water proofing 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.

18.6.1 – Insulation
Insulation 1
DAMAGED – INSULATION

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