2 – Roof
2.2.1 – Roof Covering
Roof Covering 1
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.

2.2.2 – Roof Covering
Roof Covering 2
Roof Covering 3
SHINGLES LOW SLOPE

Shingles were installed on a portion of the roof that was low slope. Shingles require a special underlayment on a low slope of 3:12. The inspector is not able to verify if the special underlayment is present. Shingles on a low slope May provide an easy area for ice damming . Recommend a qualified contractor evaluate and repair or replace as needed.

2.4.1 – Flashing
Flashing 1
Flashing 2
RIDGE FLASHING DAMAGED

The ridge shingles, used to protect areas of the roof from moisture intrusion, were damaged in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.5.1 – Plumbing Vent Pipes
Plumbing Vent Pipes 1
RUBBER BOOT DAMAGED
GAP PRESENT

One or more plumbing vents had a rubber boot flange that was damaged. 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.

2.7.1 – Roof Drainage Systems
Roof Drainage Systems 1
Roof Drainage Systems 2
Roof Drainage Systems 3
DEBRIS IN GUTTERS
MULTIPLE AREAS

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.

2.7.2 – Roof Drainage Systems
Roof Drainage Systems 4
MISSING GUTTERS
BACK, 2ND LEVEL

The gutters were missing in areas.  A qualified contractor should evaluate and repair or replace as necessary.

3 – Attic, Insulation and Ventilation
3.1.1 – Attic Access
Attic Access 1
HATCH NOT INSULATED

The attic access hatch was not properly insulated. A qualified contractor should evaluate and repair or replace as necessary.

4 – Exterior
4.2.1 – Driveways
Driveways 1
Driveways 2
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.

4.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
Wall-Covering, Flashing & Trim 2
SEAL GAPS AT INTERSECTIONS
MULTIPLE AREAS

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.

4.5.1 – Eaves, Soffits & Fascia
Eaves, Soffits & Fascia 1
GAPS AT INTERSECTIONS

The eaves had gaps at the edges between soffit panels or roof sheathing which allows insects to enter the attic.

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

4.10.1 – Window Wells
Window Wells 1
Window Wells 2
WINDOW WELL NO LADDER
BASEMENT LIVING ROOM

Window well(s) lacked an egress ladder. Window wells more that 44″ below grade should have a permanent ladder installed. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.11.1 – Walkways
Walkways 1
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.

4.11.2 – Walkways
Walkways 2
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.

4.18.1 – Exterior Vents
Exterior Vents 1
VENT FLAP STUCK OPEN

The dryer vent had a flap that was stuck open. The clothes dryer vent may be clogged which is a potential fire hazard. This may also allow rodents or insects to enter the interior.  Recommend qualified contractor should evaluate and clean, repair, or replace as necessary.

5 – Attached Garage
5.3.1 – Ceiling, Walls & Firewalls
Ceiling, Walls & Firewalls 1
DAMAGE – CEILING

The ceiling in the garage was damaged.

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

5.5.1 – Vehicle Door
Vehicle Door 1
NOT SEALED AT FLOOR

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.

5.5.2 – Vehicle Door
Vehicle Door 2
WEAK SPRINGS

The garage door was hard to lift or the spring(s) did not support the weight of the door when tested.

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

6 – Interior, Doors, Windows
6.2.1 – Ceilings & Walls
Ceilings & Walls 1
DAMAGED – WALLS
PICTURE HANGING NAILS, NAIL HOLES

The walls showed signs of minor damage and wear.  A qualified contractor should evaluate and repair or replace as necessary.

6.2.2 – Ceilings & Walls
Ceilings & Walls 2
Ceilings & Walls 3
Ceilings & Walls 4
MISMATCHED PAINT
MULTIPLE AREAS THROUGHOUT PROPERTY

The walls/ceilings revealed a mismatch in paint touch up.  A qualified contractor should evaluate and repair or replace as necessary.

6.2.3 – Ceilings & Walls
Ceilings & Walls 5
Ceilings & Walls 6
NAIL POPS-CEILINGS
MULTIPLE AREAS

There were “nail pops” visible on the interior ceilings.  A qualified contractor should evaluate and repair or replace as necessary.

6.3.1 – Floors
Floors 1
CARPET STAINS
UNDER THE STAIRS

The carpet was stained in areas. A qualified contractor should evaluate and repair or replace as necessary.

6.3.2 – Floors
Floors 2
WEAR AND TEAR
SCRATCHES

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
RUBS FRAME
BACK SIDE BEDROOM

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.

6.5.1 – Windows
Windows 1
Windows 2
SCREENS DAMAGED/MISSING

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

6.5.2 – Windows
WONT STAY OPEN

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.

6.7.1 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 1
CAN’T FIND SWITCH
BACK SIDE BEDROOM

A light fixture was not inspected because the switch could not be located. A qualified contractor should evaluate and repair or replace as necessary.

6.7.2 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 2
FLICKERING LIGHT
FRONT RIGHT BEDROOM CLOSET

The light fixture flickered possibly indicating a loose connection at the switch or fixture.  A qualified contractor should evaluate and repair or replace as necessary.

6.10.1 – Installed Heat Source
Installed Heat Source 1
Installed Heat Source 2
LOOSE, DAMAGED – REGISTER COVER

The supply register cover was loose or damaged.  A qualified contractor should evaluate and repair or replace as necessary.

7 – Kitchen
7.14.1 – Range/Oven/Cooktop
Range/Oven/Cooktop 1
NOT IGNITING – BURNER

A cook top burner was not igniting at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

7.17.1 – Refrigerator
Refrigerator 1
DAMAGED

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

8 – Laundry
8.5.1 – Ceilings & Walls
Ceilings & Walls 1
DAMAGED – TRIM

Trim was damaged at areas of the interior walls at the time of inspection.

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

8.5.2 – Ceilings & Walls
Ceilings & Walls 2
MISMATCHED PAINT

The walls/ceilings revealed a mismatch in paint touch up.  A qualified contractor should evaluate and repair or replace as necessary.

9 – Bathroom
9.2.1 – Doors
Doors 1
LOOSE – HANDLE/KNOB

The door had a loose handle or knob.  A qualified contractor should evaluate and repair or replace as necessary.

9.3.1 – Exhaust Fan
Exhaust Fan 1
Exhaust Fan 2
DIRTY

The bathroom exhaust fan was very dirty and possibly clogged.  A qualified contractor should evaluate and repair or replace as necessary.

9.4.1 – Ceilings & Walls
Ceilings & Walls 1
Ceilings & Walls 2
NAIL POPS-CEILINGS

There were “nail pops” visible on the interior ceilings.  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
DIDN’T POP UP – SINK STOPPER
LEFT SIDE

The sink drain stop did not pop up allowing the water to drain.  A qualified contractor should evaluate and repair or replace as necessary.

9.14.1 – Tub, Shower Area
Tub, Shower Area 1
Tub, Shower Area 2
DETERIORATED – CAULKING/GROUT

Caulking in the shower/tub area was deteriorated at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.

9.15.1 – Fixture Valve Installation And Temperature
Fixture Valve Installation And Temperature 1
Fixture Valve Installation And Temperature 2
WATER NOT HOT
WATER HEATER POWER OFF

The hot water in the shower did not get over 100 degrees whereas the nearby faucets did. This may indicate that either the mixing valve (safety feature to limit potential scalding) or control cartridge needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.

Hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range.

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

10 – Bathroom 2
10.3.1 – Exhaust Fan
Exhaust Fan 1
DIRTY

The bathroom exhaust fan was very dirty and possibly clogged.  A qualified contractor should evaluate and repair or replace as necessary.

11 – Bathroom 3
11.4.1 – Ceilings & Walls
Ceilings & Walls 1
DAMAGED – TRIM

Baseboard or accent trim was damaged at areas of the bathroom walls at the time of inspection.

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

11.8.1 – Electrical Fixtures & Switches
FLICKERED

The light fixture flickered possibly indicating a loose connection at the switch or fixture.  A qualified contractor should evaluate and repair or replace as necessary.

11.15.1 – Fixture Valve Installation And Temperature
Fixture Valve Installation And Temperature 1
Fixture Valve Installation And Temperature 2
WATER NOT HOT
WATER HEATER POWER OFF

The hot water in the shower did not get over 100 degrees whereas the nearby faucets did. This may indicate that either the mixing valve (safety feature to limit potential scalding) or control cartridge needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.

Hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range.

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

12 – Bathroom 4
12.3.1 – Exhaust Fan
Exhaust Fan 1
DIRTY

The bathroom exhaust fan was very dirty and possibly clogged.  A qualified contractor should evaluate and repair or replace as necessary.

12.15.1 – Fixture Valve Installation And Temperature
Fixture Valve Installation And Temperature 1
WATER NOT HOT
WATER HEATER POWER OFF

The hot water in the shower did not get over 100 degrees whereas the nearby faucets did. This may indicate that either the mixing valve (safety feature to limit potential scalding) or control cartridge needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.

Hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range.

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

13 – Bathroom 5
13.3.1 – Exhaust Fan
Exhaust Fan 1
DIRTY

The bathroom exhaust fan was very dirty and possibly clogged.  A qualified contractor should evaluate and repair or replace as necessary.

14 – Plumbing
14.4.1 – 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.

15 – Electrical
15.2.1 – Distribution Panels
Distribution Panels 1
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.

15.2.2 – Distribution Panels
Distribution Panels 2
MISSING – MANUFACTURERS LABEL

The manufacturer’s label was missing, partial, or illegible at the  electrical service panel. The manufacturer’s label typically provides information describing the main panel such as the name of the panel manufacturer, the panel model number, the panel amperage rating, limitations related to the environment in which the panel was designed to be installed and grounding/bonding information for that particular model. The Inspector was unable to confirm the existence of proper conditions when confirmation would require information taken from this missing label.

16 – Water Heating Equipment
16.6.1 – Combustion Air Supply
Combustion Air Supply 1
NOT PRESENT
MISSING FRESH AIR PIPE CONNECTION

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.

16.12.1 – 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.

16.12.2 – Operation & Response to Controls
Operation & Response to Controls 2
WATER HEATER PLUGGED INTO GFCI PROTECTED CIRCUIT.
OUTLET TRIPPED. POWER CUT OFF FOR MOST OF INSPECTION

Water heater plugged into GFCI protected circuit. The circuit may trip if an exterior outlet trips, making the the water heating unit’s power cut out until the outlet is reset. Recommend qualified contractor evaluate and repair or replace as needed.

16.13.1 – Water Temperature

Water Temperature 1

Water Temperature 2
Water Temperature 3
WATER TEMPERATURE LOW
1ST LOW TEMPERATURE READ BEFORE POWER CUT OFF

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.

18 – Cooling
18.2.1 – 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.

18.3.1 – AC Compressor
AC Compressor 1
AIR FLOW RESTRICTED

Air flow to the air-conditioner condenser coils was restricted by vegetation, dirt, or debris. The unit should be cleaned and anything restricting air flow in or around the air conditioner should be removed in order to maintain cooling system efficiency and avoid problems from overheating of the compressor.

19 – Structural Basement
19.2.1 – 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.