2 – Roof
2.2.1 – Roof Covering
Roof Covering 1
ALLIGATORING

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.

2.2.2 – Roof Covering

Roof Covering 2

Roof Covering 3
Roof Covering 4
DAMAGED/DETERIORATED

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.

2.2.3 – Roof Covering
Roof Covering 5
Roof Covering 6
DEGRANULATED

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.

2.2.4 – Roof Covering
Roof Covering 7
EXPOSED NAILS

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.

2.2.5 – Roof Covering
Roof Covering 8
MINOR DAMAGE/EROSION

The roof covering material had minor damage or erosion in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.2.6 – Roof Covering
Roof Covering 9
NEARING END OF LIFE CYCLE

The roof covering appeared to be at or near the end of its serviceable life. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.4.1 – Flashing

Flashing 1

VENT FLASHING BENT/DAMAGED

The vent flashing, used to protect areas of the roof from moisture intrusion, was bent/damaged in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.4.2 – Flashing
Flashing 1
VENT FLASHING EXPOSED NAILS

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.

2.6.1 – Flue Gas Vent Pipes
Flue Gas Vent Pipes 1
CORRODED

One or more combustion exhaust flue(s) showed signs of rust/corrosion.  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

 3 – Attic, Insulation and Ventilation
3.1.1 – Attic Access
Attic Access 1
DIRTY

The attic access hatch was dirty and had marks, fingerprints, or scuffs on it. A qualified contractor should evaluate and repair or replace as necessary.

3.3.1 – Attic Moisture Intrusion

Attic Moisture Intrusion 1

WATER INTRUSION – INSULATION

Visible signs of water intrusion in the attic are present on insulation. Water intrusion can lead to more costly repairs and increase damage if not corrected. The extent of intrusion or how often it occurs could not be determined. A qualified contractor should evaluate and repair or replace as necessary.

3.3.2 – Attic Moisture Intrusion
Attic Moisture Intrusion 2
WATER INTRUSION – VENT PIPE

Visible signs of water intrusion in the attic are present on a vent pipe. Water intrusion can lead to more costly repairs and increase damage if not corrected. The extent of intrusion or how often it occurs could not be determined. A qualified contractor should evaluate and repair or replace as necessary.

3.4.1 – Insulation in Attic
Insulation in Attic 1
TOO THIN

The insulation is thinner than current thermal resistance (R-value) standards.

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

3.5.1 – Ventilation in Attic
Ventilation in Attic 1
BIRDSNEST

Apparent Birdsnest in turtle vent north side of the house

 4 – Exterior
4.2.1 – Driveways
Driveways 1
CRACKING – MODERATE

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.

4.2.2 – Driveways
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.

4.2.3 – Driveways
Driveways 1
IMPROPERLY SLOPED SURFACE

The driveway has a negative slope and drains towards the home or garage. 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.

4.2.4 – Driveways
Driveways 2
PITTED

The driveway surface was pitted in areas. A qualified contractor should evaluate and repair or replace as necessary.

4.4.1 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 1

Wall-Covering, Flashing & Trim 2

Wall-Covering, Flashing & Trim 3

CRACKING AND MOVEMENT

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.

4.4.2 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 4
PENETRATIONS

There were penetrations in areas of the siding at the time of inspection. Recommend applying 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 5

PEELING PAINT

Peeling paint was present in areas.

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

4.5.1 – Eaves, Soffits & Fascia

Eaves, Soffits & Fascia 1

DAMAGE – EAVES

The eave(s) was damaged in one or more areas.

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

4.5.2 – Eaves, Soffits & Fascia

Eaves, Soffits & Fascia 2

DETERIORATED, ROTTED

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 cause has not been corrected.

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

4.5.3 – Eaves, Soffits & Fascia
Eaves, Soffits & Fascia 3
Eaves, Soffits & Fascia 4
MOISTURE DAMAGE

Components of the eaves, facia, and/or soffit was 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.

4.5.4 – Eaves, Soffits & Fascia

Eaves, Soffits & Fascia 5

SIGNS OF REPAIR

Signs of repairs were evident at the eaves at the time of inspection. Recommend asking the seller for more information. If repairs appear to be significant or failing we recommend a qualified contractor evaluate further for any possible repair or replacement.

4.6.1 – Exterior Doors
Exterior Doors 1
NOT RINGING – DOORBELL

The doorbell was inoperable at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.

4.6.2 – Exterior Doors
Exterior Doors 2

Exterior Doors 3

Exterior Doors 4

PEELING PAINT

An entry door had areas of peeling paint.  A qualified contractor should evaluate and repair or replace as necessary.

4.6.3 – Exterior Doors

Exterior Doors 5

RUBS FRAME

An entry 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.

4.6.4 – Exterior Doors
Exterior Doors 6
WEATHERED – DOOR

An exterior door is weathered or deteriorated. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.9.1 – Windows

Windows 1

DAMAGED – FRAME

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

4.9.2 – Windows
Windows 2
GLASS REPLACED WITH DRYER VENT
4.10.1 – Window Wells
Window Wells 1
WINDOW WELLS DEBRIS

Window wells had accumulated soil, leaves, and other debris which should be cleared to encourage proper drainage and minimize the retaining of moisture near the foundation and moisture intrusion and damage through the window area. A qualified contractor should evaluate and repair or replace as necessary according to current standards.

4.10.2 – Window Wells
Window Wells 2
WINDOW WELLS MISSING COVERS

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

4.11.1 – Walkways
Walkways 1
CRACK AT STEP(S)

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.

4.11.2 – Walkways
Walkways 2
Walkways 3
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.

4.11.3 – Walkways
Walkways 4
Walkways 5
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.

4.11.4 – Walkways

Walkways 6

SIGNS OF REPAIRS

Signs of repairs were present in the walkway(s) in areas. Recommend asking 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.

4.11.5 – Walkways
Walkways 7
SPALLING

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

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

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

4.12.2 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 3
TREE BRANCHES OVER PROPERTY

Large trees near the house have branches which overhang the property. Falling branches due to conditions such as wood decay, high winds or heavy snow loads may cause injury, death or damage. Significant weakening of large branches by conditions such as core decay may not be visible by persons without special training. Consider having these trees evaluated by a qualified arborist. Evaluating trees lies beyond the scope of the general property inspection.

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

4.14.1 – Exterior Faucets (Hose Bibs)

Exterior Faucets (Hose Bibs) 1

DAMAGED

The outside water faucet is damaged. 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

Exterior Foundation Wall 2

Exterior Foundation Wall 3

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 4

Exterior Foundation Wall 5

Exterior Foundation Wall 6
CRACK – SETTLEMENT

The exterior foundation wall had settlement crack(s.) 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.

4.17.3 – Exterior Foundation Wall

Exterior Foundation Wall 7

Exterior Foundation Wall 8

SIGNS OF REPAIR

The exterior foundation wall had signs of repair. Recommend inquiring with the current sellers for more information. Recommend further evaluation by a qualified contractor if the quality of work is poor.

4.21.1 – 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.

4.21.2 – 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.

 5 – Detached Garage
5.3.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
DETERORIATION

The exterior wall covering is beginning to deteriorate or has deteriorated. A qualified contractor should evaluate and repair or replace as necessary.

5.3.2 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 2
Wall-Covering, Flashing & Trim 3
MOISTURE DAMAGE – SIDING

The siding/trim had a swollen appearance due to moisture intrusion. A qualified contractor should evaluate and repair or replace as necessary.

5.3.3 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 4
MISSING – PAINT

The siding and/or trim in areas was missing paint.

5.3.4 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 4
PEELING PAINT

The inspector observed peeling paint in areas. A qualified contractor should evaluate and repair as necessary.

5.4.1 – Eaves, Soffits & Fascia
Eaves, Soffits & Fascia 1
MOISTURE DAMAGE

The eaves, soffit, and/or facia boards were moisture damaged in areas. Recommend a qualified contractor evaluate and repair or replace as needed.

5.5.1 – Gutters & Downspouts
Gutters & Downspouts 1
Gutters & Downspouts 2
MISSING – GUTTERS

Gutters are necessary to properly collect rain water from the roof, control it, divert it, and discharge that water away from the house and its foundation.

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

5.5.2 – Gutters & Downspouts
Gutters & Downspouts 3
Gutters & Downspouts 4
MISSING – DOWNSPOUT

The detached garage was missing a downspout.  This can cause major moisture intrusion into the house and foundation, which could cause settlement of the structure.

Recommend a qualified contractor install downspouts where needed.  The downspout discharge needs to be extended away from the foundation too.

5.6.1 – Exterior Door
Exterior Door 1
NOT LATCHING SECURELY
5.8.1 – Floor
Floor 1
CRACKED – COMMON

The concrete floor in the garage was cracked.

A qualified contractor should evaluate and repair as necessary.

5.8.2 – Floor
Floor 2
Floor 3
Floor 4
CRACKED – SIGNIFICANT

The concrete floor in the garage 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.

5.9.1 – Vehicle Door
Vehicle Door 1
Vehicle Door 2
DAMAGE – PANELS

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

5.12.1 – Windows
MISSING – SCREEN

I observed a missing window screen.

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

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

Ceilings & Walls 1

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 2
Ceilings & Walls 3
BULGE

The wall was bowed or bulges in areas.  A qualified contractor should evaluate and repair or replace as necessary.

6.2.3 – Ceilings & Walls

Ceilings & Walls 4

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.

6.2.4 – Ceilings & Walls

Ceilings & Walls 5

MISSING – BASEBOARD TRIM

Baseboard trim was missing in areas of the interior walls at the time of inspection. A qualified contractor should evaluate and repair or replace as needed.

6.2.5 – Ceilings & Walls

Ceilings & Walls 6

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 7

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.

6.2.7 – Ceilings & Walls

Ceilings & Walls 8

TAPE PULLING

The drywall showed pulling or wrinkling of the drywall tape at the corner which may reflect structural movement in that area.  A qualified contractor should evaluate and repair or replace as necessary.

6.3.1 – Floors

Floors 1

DAMAGED – FLOOR COVERING

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

6.3.2 – Floors
Floors 2
FLOOR SQUEAKS
1ST FLOOR

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

6.3.3 – Floors
Floors 3
WEAR AND TEAR
THROUGHOUT PROPERTY

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

MISSING – DOOR

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

6.4.2 – Doors

Doors 2

MISSING – FLOOR GUIDES

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

6.4.3 – Doors

Doors 3

OFF TRACK

The sliding/folding door would fall off the track when operated.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.1 – Windows

Windows 1

GLASS NOT TEMPERED

The window did not have tempered glass installed for safety.  Tempered glass is required if the bottom of the window is less than 18 inches above the floor or ground.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.2 – Windows

Windows 2

LOCK DAMAGED/MISSING

The window had damaged or missing lock hardware.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.3 – Windows
Windows 3
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.

6.5.4 – Windows
Windows 4
NO EGRESS
BASEMENT

At the time of the inspection, the property did not have emergency escape and rescue openings which met generally-accepted current standards. Egress opening requirements:

For safety reasons, all sleeping room 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.

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
Electrical Outlets 3
NOT GROUNDED – OUTLET
BASEMENT MECHANICAL ROOM

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

6.7.1 – Electrical Fixtures & Switches

Electrical Fixtures & Switches 1

Electrical Fixtures & Switches 2

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 3

FAN NOT PROPERLY MOUNTED

The ceiling fan may not have been properly mounted.  A qualified contractor should evaluate and repair or replace as necessary.

6.7.3 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 4
FAN WOBBLES
LIVING ROOM AT HIGHER SPEEDS

The ceiling fan wobbles when operated and may need to be balanced.  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.

6.9.1 – Smoke & CO Detectors

Smoke & CO Detectors 1

CO DETECTOR MISSING
THROUGHOUT PROPERTY

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

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

6.9.2 – Smoke & CO Detectors

Smoke & CO Detectors 2

SMOKE DETECTOR NOT SECURED

The smoke detector was not secured properly to ceiling/wall. A qualified person should repair or replace as needed. The existing smoke detectors were tested if present, but they are only noted as to presence and operation as of 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.

6.9.3 – Smoke & CO Detectors

Smoke & CO Detectors 3

Smoke & CO Detectors 4

SMOKE DETECTOR NOT WORKING

The smoke detector did not work when tested. A qualified person should repair or replace as needed. The existing smoke detectors were tested if present, but they are only noted as to presence and operation as of 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.

6.9.4 – Smoke & CO Detectors
SMOKE DETECTOR MISSING

The smoke detector was missing. A qualified person should replace as needed. The existing smoke detectors were tested if present, but they are only noted as to presence and operation as of 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.

 7 – Kitchen
7.3.1 – Ceilings & Walls

Ceilings & Walls 1

SIGNS OF REPAIR-WALLS

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

7.4.1 – Floors

Floors 1
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.

7.5.1 – Cabinets & Counters
 Cabinets & Counters 1
CAULKING – BACKSPLASH

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

7.5.2 – Cabinets & Counters
Cabinets & Counters 2
DAMAGED – CABINET FLOOR

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

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

7.5.3 – Cabinets & Counters
Cabinets & Counters 3
LOOSE – HINGE

The cabinet hinge was loose and not securely fastened.  A qualified contractor should evaluate and repair or replace as necessary.

7.5.4 – Cabinets & Counters
Cabinets & Counters 4
WORN FINISH

Counters or cabinetry had a finish that was worn or peeling. Recommend a qualified contractor evaluate and repair or replace as needed.

7.5.5 – Cabinets & Counters
Cabinets & Counters 5
SIGNS OF REPAIRS
PAINTED OVER

The cabinets and/or counters have signs of repairs. Recommend asking the current homeowner or builder for more information. Recommend further evaluation from a qualified contractor should the repairs be excessive or of visibly poor quality.

7.6.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION
KITCHEN

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.

7.7.1 – Windows
 Windows 1
SCREENS DAMAGED/MISSING
KITCHEN SCREEN MISSING

Some windows had damaged or missing screens.  A qualified contractor should evaluate and repair or replace as necessary.

 8 – Laundry
8.5.1 – Ceilings & Walls
Ceilings & Walls 1
MISSING – DRYWALL

The drywall on the interior walls was missing in areas.  A qualified contractor should evaluate and repair or replace as necessary.

8.7.1 – Windows
Windows 1
NOT FUNCTIONAL

The window was not considered a functional window.  A qualified contractor should evaluate and repair or replace as necessary.

8.9.1 – Electrical Outlets
Electrical Outlets 1
GFCI PROTECTION NOT PRESENT
LAUNDRY AREA

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

8.9.2 – Electrical Outlets

Electrical Outlets 2

OUTLET NOT GROUNDED

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

 9 – Bathroom
9.2.1 – Doors
Doors 1
RUBS FRAME
1ST FLOOR BATHROOM

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.

9.5.1 – Floors
Floors 1
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.

9.9.1 – Cabinets & Counters

Cabinets & Counters 1

LOOSE – COUNTER TOP

The counter top was  loose and not fastened securely.  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
MISSING – TUB DRAIN STOPPER
1ST FLOOR BATHROOM

The bathtub drain stop was damaged, missing or did not operate properly.  A qualified contractor should evaluate and repair or replace as necessary.

9.11.1 – Water Supply Shutoff Valves
Water Supply Shutoff Valves 1
CORRODED
1ST FLOOR BATHROOM

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

9.12.1 – Plumbing Fixtures
Plumbing Fixtures 1
LOOSE IN WALL – CONTROL VALVE
1ST FLOOR

A control valve 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.

9.12.2 – Plumbing Fixtures
Plumbing Fixtures 2
LOOSE IN WALL – SHOWER ARM
1ST FLOOR

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.

9.12.3 – Plumbing Fixtures
Plumbing Fixtures 3
LOOSE IN WALL – TUB SPOUT
1ST FLOOR

The tub spout 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.

9.12.4 – Plumbing Fixtures
Plumbing Fixtures 4
LEAK – SHOWER HEAD
1ST FLOOR BATHROOM

There was a leak at the shower head connection at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.

9.14.1 – Tub, Shower Area
Tub, Shower Area 1
Tub, Shower Area 2
Tub, Shower Area 3
SEALANT – MULTIPLE AREAS
1ST FLOOR BATHROOM

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

9.16.1 – Water Supply Functional Flow
Water Supply Functional Flow 1
PRESSURE DROP
1ST FLOOR

With at least 2 plumbing fixtures running water, there was a noticeable drop in the water flow after the toilet was flushed. A qualified contractor should evaluate and repair or replace as necessary.

 10 – Bathroom 2
10.4.1 – Ceilings & Walls
Ceilings & Walls 1
SIGNS OF REPAIR-CEILINGS
BASEMENT

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

10.5.1 – Floors
Floors 1
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.

10.6.1 – Windows
Windows 1
WORN OR NEARING THE END OF LIFE EXPECTANCY
SINGLE PANE WINDOW BEYOND ITS 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.

10.7.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION
BASEMENT 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 – GFCI OUTLET
BASEMENT BATHROOM

A GFCI outlet was not grounded and did not trip when tested. A GFCI requires a ground wire to route electricity when tripped. A qualified contractor should evaluate and repair or replace as necessary.

10.9.1 – Cabinets & Counters

Cabinets & Counters 2

DAMAGED – CABINET
BASEMENT

The base cabinet was damaged.  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
FLEX PIPE
BASEMENT BATHROOM

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.

10.10.2 – Drain Waste and Vent System
Drain Waste and Vent System 2
NOT WORKING – SINK STOPPER
BASEMENT BATHROOM

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.

10.13.1 – Toilets
FLUSH-SLOW TO FILL
BASEMENT

The toilet was slow to fill when flushed.  A qualified contractor should evaluate and repair or replace as necessary.

10.13.2 – Toilets
Toilets 1
RUNS AFTER FLUSHING
BASEMENT BATHROOM

The toilet continually “runs” after flushing. This generally means the interior tank components are not working properly. A qualified contractor should evaluate and repair or replace as necessary.

10.13.3 – Toilets
Toilets 2
MISSING TANK LID
10.14.1 – Tub, Shower Area
Tub, Shower Area 1
SEALANT – MULTIPLE AREAS

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

 11 – Electrical
11.1.1 – Electric Meter & Base
Electric Meter & Base 1
METER BASE NOT SECURE

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

11.2.1 – Distribution Panels
Distribution Panels 1

Distribution Panels 2

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 too.

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

11.2.2 – Distribution Panels
Distribution Panels 3
SCREWS MISSING – PANEL COVER

Screws / fasteners were missing at the electrical panel cover. A qualified contractor should evaluate and repair or replace as necessary.

11.2.3 – Distribution Panels
Distribution Panels 4
MISSING COVER
JUNCTION BOX AT THE TOP OF THE STAIRS INSIDE THE HOUSE

An electrical distribution panel was missing a front cover allowing access to live wires. Recommend a qualified contractor evaluate and repair or replace as needed.

11.4.1 – Service-Entrance Conductors
Service-Entrance Conductors 1
Service-Entrance Conductors 2
Service-Entrance Conductors 3
CONDUIT DAMAGE
THE SERVICE MAST IS NOT SECURED

The conduit protecting the service entrance conductors is disconnected or damaged exposing the electrical conductors to damage. A qualified contractor should evaluate and repair or replace as necessary.

 13 – Water Heating Equipment
13.1.1 – General Information

General Information 1

OLDER THAN 10 YEARS

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.

13.3.1 – Pipe Connections
Pipe Connections 1
CORRODED – PIPE FITTINGS

Pipe fittings at the water heating equipment were corroded. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

13.9.1 – Exterior Condition/Leakage
Exterior Condition/Leakage 1
RUSTED

The water heating equipment was rusted/corroded showing signs of previously leaking. A qualified contractor should evaluate and repair or replace as necessary.

13.11.1 – Burn Chamber
Burn Chamber 1
RUST CORROSION

The water heater burn chamber had rust/corrosion visible. A qualified contractor should evaluate and repair or replace as necessary.

13.12.1 – 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.

13.13.1 – Water Temperature
Water Temperature 1
Water Temperature 2
WATER TEMPERATURE LOW

The water temperature was below the suggested range of 120-130 degrees. Recommend adjusting the water heater thermostat first. If water does not reach the acceptable range then a qualified contractor should evaluate and repair or replace as necessary.

 14 – Cooling
14.1.1 – Cooling System Information
SERVICING RECOMMENDED
YEARLY SERVICING RECOMMENDED

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

14.2.1 – AC Refrigerant Lines
AC Refrigerant Lines 1
GAP AROUND LINE AT WALL

The air-conditioner refrigerant suction line (large, insulated) exterior wall penetration should be sealed to prevent moisture and insect intrusion. A qualified contractor should evaluate and repair/replace as necessary.

 15 – Heating
15.1.1 – Heating System Information
Heating System Information 1
SERVICING RECOMMENDED
YEARLY SERVICING RECOMMENDED

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

15.8.1 – Ductwork
Ductwork 1
DUCTS NOT SEALED

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.

15.10.1 – 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.

 16 – Structural Basement
16.2.1 – Basement Floor
Basement Floor 1
CRACKED – COMMON

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

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

16.2.2 – Basement Floor
Basement Floor 2
HEAVING & SETTLING OF CONCRETE FLOOR

Indications of movement/settling of the concrete floor were present in the basement area. This may be a compromise to the structural integrity of the foundation or structure of the house which only a qualified structural engineer could comment after further analysis.

Recommend a qualified structural engineer inspect further and provide a professional opinion related to this observation.

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

16.4.1 – Basement Interior Wall Structure
Basement Interior Wall Structure 1

Basement Interior Wall Structure 2

BASEMENT WALLS NOT FLOATING

Basement walls were not constructed using a method which 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 which increase to many times their original volume in response to increases in soil moisture content, creating forces which 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 an/ or stabilization.

16.7.1 – Insulation
Insulation 1
NO INSULATION

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