Inspection Detail
Roof
Attic, Insulation and Ventilation
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Bathroom 3
Plumbing
Electrical
Water Heating Equipment
Heating
Cooling Not Present
Mold Inspection
Premier Partners
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.
A plumbing vent did not extend far enough above the roof. A plumbing vent should extend a minimum of 10″. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The Chimney cap was corroded at the time of inspection. This condition could allow moisture to penetrate the chimney. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
Moisture damage Who is present at the chimney siding at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.
The gutters were missing in areas. A qualified contractor should evaluate and repair or replace as necessary.
Gutters were in poor condition due to old age or accelerated deterioration from the elements. It is hard to tell if they’re actively leaking without active rain, or performing a water test.
This condition may cause problems by introducing 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. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Attic hatch not finished at time of inspection. Recommend a qualified contractor evaluate further once hatch is installed.
There appeared to be daylight coming into the attic area. This mail moisture and or pass into the attic. Recommend a qualified contractor evaluate and repair or replace as needed.
The insulation is thinner than current thermal resistance (R-value) standards.
Recommend a qualified contractor evaluate and repair or replace as needed.
Ventilation may have been insufficient at the time of the inspection.
Inadequate attic ventilation can cause the attic to overheat, causing heat damage to the roof covering, which results in a decreased life expectancy. Adequate ventilation of the attic will actually help prolong the life expectancy of the roof covering and help stabilize interior temperatures when heating and cooling is in use.
Recommend a qualified contractor evaluate to ensure all attic ventilation is unobstructed and fully functional and/or install additional ventilation as needed.
The driveway was deteriorated or was eroded in areas. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
The exterior of garage door has one or more damaged panels. A qualified contractor should inspect and repair as necessary and according to current standards.
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.
Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The paint was peeling or cracking in one or more areas of the eaves.
Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Damage to hardware was present at an exterior entry door.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The sliding glass or screen door did not operate properly. The door(s) were operated and did not slide smoothly on the track and/or close using normal operating force.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
An entry door had a loose knob or handle at the time of inspection.
A screen door was missing at the time of inspection.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The locking hardware is damaged or not installed properly and the door isn’t able to be locked. Recommend a qualified contractor evaluate and repair or replace as needed.
A bulb at an exterior light fixture did not respond to the switch at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary according to current standards.
Ground Fault Circuit Interrupter (GFCI) protection was not provided for all 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.
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 evaluate and repair or replace as needed.
The walkway(s) were deteriorated or was eroded in areas. 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 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 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.
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.
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.
The foundation had vertical cracks in areas. A qualified contractor should evaluate and repair as necessary before your inspection objection deadline.
One or more vent was missing a screen. A damaged vent assembly can allow entry of water, air, or rodents into vent ducts or home. Recommend a qualified contractor to evaluate and repair or replace as necessary.
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.
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.
Deck structure was improperly supported. This may be that support posts were connected to the structure (girder, beams) laterally using lag bolts, or beams are incorrectly notched to posts. The beam(s) should be installed on top of or notched partially on top of the support posts. This is a structural defect that may result in injury if not corrected.
A qualified contractor should evaluate and repair or replace as necessary.
Some or all deck components were constructed using improper fasteners (ie nails or screws). Specific nails or screws must be used with proper shear force and withdrawal force ratings, and are generally galvanized 2 1/2 inch.
A qualified contractor should evaluate and repair or replace as necessary.
Rotted or deteriorated wood was visible at the deck flooring and/or supports. This condition is a structural defect and a safety hazard if not corrected.
A qualified contractor should evaluate and repair or replace as necessary.
The guard/hand rail had horizontal railings. This creates a climbing risk and a fall or injury could occur if not corrected. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
One or more downspout extensions were not properly positioned. Extensions should be properly attached with a proper slope to guide run-off 5 feet away from the foundation structure.
Recommend a qualified contractor evaluate and repair or replace as necessary.
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.
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.
Garage ceiling showed signs of current or past moisture intrusion. Moisture intrusion is visibly noted by the presence of water stains or efflorescence but can not tell whether the issue is active without further water testing.
Recommend a qualified contractor evaluate, and if active, make repairs as necessary to prevent further damage and/or mold.
The concrete garage floor was deteriorated or eroded. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Indications of movement from heaving/settling of the concrete floor were present in the garage. Significant movement may be a compromise the structural integrity of the foundation or structure of the garage 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 720-400-8148 or online at www.axiuminspections.com/structural-engineer.
The garage door track rollers were corroded or damaged and should be further evaluated by a qualified contractor to repair or replace as needed.
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.
The garage door was missing weather stripping or did not evenly seal at the floor or sides of the door. A qualified contractor should evaluate and make adjustments, repair, or replace as necessary.
These are a safety feature to prevent injury, and should be installed no more than 6 inches away from the floor.
Ground Fault Circuit Interrupter (GFCI) protection was not provided for all the garage electrical outlets. A qualified contractor should evaluate and implement according to current standards.
Although GFCI protection of garage circuits may not have been required at the time in which this property was built, GFCI protection is now required for all 15- and 20-amp receptacles in a garage, 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 light bulb did not respond to controls in the garage.
Recommend a qualified contractor evaluate and repair or replace as needed.
A heat source in the garage was tested using normal operating controls and did not produce heat. Recommend asking current homeowners for more information regarding its usage and any known issues. Recommend a qualified contractor evaluate further and repair or replace as necessary.
The ceiling and/or walls showed various signs of minor defects at numerous locations including all or some of the following: damage, cracks, holes, previous repairs, and/or improper repairs. A representative number of pictures were taken to provide an example. Should any of these issues appear excessive we recommend a qualified contractor should evaluate and repair or replace items as necessary.
The floor squeaks when stepped on. A qualified contractor should evaluate and repair or replace as necessary.
One or more floor tiles were missing. 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 door did not fit the opening properly (out of square). 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 was 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.
A window sash would not stay up/open at the time of inspection. The window may have had damaged spring rails or springs that were damaged or weak. If this is an older counterweighted window, the counterweights may need to be adjusted. Recommend a qualified contractor evaluate and repair or replace it as necessary.
An electrical outlet had a missing faceplate. A qualified contractor should evaluate and repair or replace as necessary.
An electrical outlet was obstructed with paint, debris or foreign object. A qualified contractor should evaluate and repair or replace as necessary.
The switch was damaged. A qualified contractor should evaluate and repair or replace as necessary.
One or more light bulbs were not working at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.
At the interior stairs, the handrail was loose. 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.
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.
Some of the smoke detectors appeared to be old and beyond their expected life. 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.
The refrigerator/freezer was not cooling at proper temperatures. It is recommended that a refrigerator cool around 38 degrees while a freezer cool around zero degrees. A qualified contractor should evaluate and repair or replace as necessary.
The fireplace had damage to the interior chamber. A qualified contractor should evaluate and repair or replace as necessary.
Tuck pointing needed At fireplace. Tuck pointing is necessary maintenance task for mortar around bricks. Recommend qualified contractor evaluate and repair or replace as needed.
Missing brick, needs tuck pointing. Recommend qualified contractor evaluate and repair or replace as needed.
Damage brick, needs tuck pointing. Recommend qualified contractor evaluate and repair or replace as needed.
The supply register supplied no detectable heat at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
The counter top needs caulking with silicone along the back splash. A qualified contractor should evaluate and repair or replace as necessary.
The base cabinet was damaged. A qualified contractor should evaluate and repair or replace as necessary.
The window did not close completely. A qualified contractor should evaluate and repair or replace as necessary.
The switch was damaged. A qualified contractor should evaluate and repair or replace as necessary.
The sink sprayer was damaged at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
The dishwasher soap dish had a damaged or missing cover. A qualified contractor should evaluate and repair or replace as necessary.
The drywall wall, ceiling, and/or trim was 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, finishing components. A qualified contractor should evaluate and repair or replace as necessary.
An electrical outlet had a missing faceplate. A qualified contractor should evaluate and repair or replace as necessary.
No vent connection was provided for the dryer. Lack of proper dryer venting to the exterior may result in excessively high humidity levels which can damage property materials or components and may encourage the growth of microbes such as mold. Lack of proper dryer venting can also result in the accumulation of lint in the property. Lint is combustible and it’s accumulation is a potential fire hazard and a possible health hazard from the inhalation of particulates. The Inspector recommends proper installation of an Underwriter’s Laboratory (UL) approved dryer vent for safety reasons. Dryer vents should be clean annually to ensure that safe conditions continue to exist.
That bathroom exhaust fan had a light that was not working. A qualified contractor should evaluate and repair or replace as necessary.
Minor cracking was visible on the interior walls. A qualified contractor should evaluate and repair or replace as necessary.
The drywall wall, ceiling, and/or trim was 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, finishing components. A qualified contractor should evaluate and repair or replace as necessary.
Ground fault circuit interrupter (GFCI) Protection was not provided for all bathroom electrical outlets. Although GFCI protection of kitchen outlets may not have been required at the time in which this property was built, general knowledge, building standards, and field practices have all improved with the passage of time to reflect current understanding. 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.
The shower/tub control lever or knob did not have a lever stop at the off position and continually spins. A qualified contractor should evaluate and repair or replace as necessary.
Caulking in the shower/tub area was deteriorated at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.
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.
The shower/bathtub faucet was weak in volume and/or pressure. A qualified contractor should evaluate and repair or replace as necessary.
The supply register cover was missing or damaged. A qualified contractor should evaluate and repair or replace as necessary.
The bathroom exhaust fan was very dirty and possibly clogged. A qualified contractor should evaluate and repair or replace as necessary.
The tile floor was cracked/damaged. A qualified contractor should evaluate and repair or replace as necessary.
The counter top needs caulking with silicone around the sink. A qualified contractor should evaluate and repair or replace as necessary.
Tiles on the wall in the bath/shower area had missing or damaged grout. A qualified contractor should evaluate and repair or replace as necessary.
The door did not fit the opening properly (out of square). A qualified contractor should evaluate and repair or replace as necessary.
The drywall wall, ceiling, and/or trim was 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, finishing components. A qualified contractor should evaluate and repair or replace as necessary.
The walls had signs of a previous repair. A qualified contractor should evaluate and repair or replace as necessary.
The countertop did not butt evenly against the wall (out of square). Proper waterproofing at a wall or backsplash may be affected. A qualified contractor should evaluate and repair or replace as necessary.
The water supply shutoff valve had a damaged or missing knob. A qualified contractor should evaluate and repair or replace as necessary.
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.
Exposed electrical wires were present in the panel at the time of inspection. All terminated wires in the panel cabinet should be capped with an approved wire nut. A qualified contractor should evaluate and repair or replace as necessary.
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 TPR Valve at the water heating equipment was leaking. A qualified contractor should evaluate and repair or replace as necessary.
The TPRV pipe did not conspicuously terminate within 6 inches of the floor. This may allow high pressure hot water to cause unnecessary damage. A qualified contractor should evaluate and repair or replace as necessary.
There are water stains around the water heater that appear to be from the unit. This may be due to: an active leak in the tank or it’s pipe connections, excessive condensation, or the unit’s age. Recommend a qualified contractor evaluate and repair or replace as necessary.
Due to the year of manufacture, the heating system is assumed to be near the end of its expected service life. Regular maintenance and monitoring of its condition is recommended. Budgeting for repairs and future replacement is recommended. A qualified contractor should evaluate to clean, service/repair/replace as necessary, and certify the unit if possible. InterNACHI’s Standard Estimate Life Expectancy Chart for Homes
The heating system cabinet was corroded, rusted or damaged in some areas. A qualified contractor should evaluate and repair or replace as necessary.
The HVAC system air filter was very dirty or clogged. This condition reflects a lack of regular maintenance of the HVAC system. Clogged filters can restrict airflow and increase internal temperatures. A clean air filter will help increase the efficiency and prolong the life expectancy of the heating and cooling system. Due to the damage that can be caused by dirty or clogged coils, recommend replacing the filter, as well as cleaning, servicing, and evaluating the HVAC system by a qualified HVAC professional and repair or replace as necessary.
