2 – Roof
2.2.1 – Roof Covering
Roof Covering 1
Roof Covering 2
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.

2.2.2 – Roof Covering

Roof Covering 3

DEBRIS

The roof was covered with debris in areas. This condition could trap moisture and conceal damage. Latent defects may exist. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.2.3 – Roof Covering
Roof Covering 4
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.

2.2.4 – Roof Covering

Roof Covering 5

MOSS OR ALGAE GROWTH

The roof covering material shows signs of moss and/or algae growth.  A qualified contractor should evaluate, then repair or replace as necessary prior to the inspection objection deadline.

2.2.5 – Roof Covering

Roof Covering 6

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.

2.2.6 – Roof Covering
Roof Covering 7
SEAMS/EDGES NOT SEALED

The roof covering material was not sealed at the edges and/or seams in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.2.7 – Roof Covering
STANDING WATER

Standing water at the flat roof above garage. A qualified contractor should repair replace a just slope to eliminate puddles.

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.

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

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.

2.5.2 – Plumbing Vent Pipes
Plumbing Vent Pipes 2
CAPPED

A plumbing vent appeared to be capped/blocked. When a plumbing vent stack is blocked, air is not available to the drain system and water may drain slowly inside the house. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.7.1 – Masonry Chimney
Masonry Chimney 1
Masonry Chimney 2
DAMAGE – FLASHING
BENT AND NOT SEALED

The chimney flashing was bent, corroded, loose, or otherwise damaged at the time of inspection. 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.

2.8.1 – Roof Drainage Systems
Roof Drainage Systems 1
CORROSION – MODERATE

Gutters had moderate general corrosion visible. Corrosion is generally a sign of poor sloping or drainage, and continued corrosion will eventually result in leaking gutters.

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.

2.8.2 – Roof Drainage Systems
Roof Drainage Systems 2
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.

2.8.3 – Roof Drainage Systems

Roof Drainage Systems 3

MISSING GUTTERS

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

3 – Attic, Insulation and Ventilation
3.3.1 – Attic Moisture Intrusion
Attic Moisture Intrusion 1
Attic Moisture Intrusion 2
WATER INTRUSION

Signs of previous water penetration or intrusion into the attic. Water marks or stains were observed. Recommend asking seller if there’s any recent incidents that have been documented or mitigated.

Further evaluation is recommended.

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
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.

4.2.3 – Driveways
Driveways 3
NOT SEALED PROPERLY

A driveway was not properly sealed against a foundation wall and may allow excess moisture to enter the home structure. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.2.4 – Driveways
Driveways 4
Driveways 5
SIGNS OF REPAIRS

Signs of repairs were present on the driveway 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.

4.3.1 – Garage Door Exterior
Garage Door Exterior 1
Garage Door Exterior 2
DAMAGED – WEATHER STRIPPING

The exterior of the garage door has damaged weather stripping. A qualified contractor should inspect and repair as necessary and according to current standards.

4.4.1 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 1

Wall-Covering, Flashing & Trim 2
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 3

CRACKING – MINOR

Siding showed cracking and or damage in one or more places. Recommend monitoring, and if the problem exacerbates, a qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.4.3 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 4

LOOSE – SIDING

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.

4.4.4 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 5

Wall-Covering, Flashing & Trim 6

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.

4.4.5 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 7

Wall-Covering, Flashing & Trim 8

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.

4.5.1 – Eaves, Soffits & Fascia

Eaves, Soffits & Fascia 1

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.

4.5.2 – Eaves, Soffits & Fascia

Eaves, Soffits & Fascia 3

WASP NEST
ONE OR MORE AT THE ACCENT COLUMNS ON THE EXTERIOR OF THE HOME

It Wasp nest is present at the time of inspection. Recommend removing by qualified contractor.

4.6.1 – Exterior Doors
Exterior Doors 1
Exterior Doors 2
MISSING THRESHOLD SUPPORT

The front door is missing the threshold support at the exterior above the concrete steps. this threshold support allows the threshold to flex when stepped on. The gap also allows moisture intrusion at the foundation wall. This defect should be repaired replaced by qualified contractor.

4.8.1 – Electrical Outlets
Electrical Outlets 1
NO EXTERIOR GFCI PROTECTION

No Ground Fault Circuit Interrupter (GFCI) protection was provided for 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.

4.8.2 – Electrical Outlets

Electrical Outlets 2

LOOSE OUTLET

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.

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 3

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
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.

4.11.2 – Walkways

Walkways 3

Walkways 4
CRACKING – MODERATE

There were signs of moderate cracking on the walkway(s) in areas. 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.

4.11.3 – Walkways
Walkways 5
Walkways 6

Walkways 7

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 8

Walkways 9

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.

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

DEFECT – FENCE

The fence is damaged or missing pieces.

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

4.12.3 – Vegetation, Grading & Drainage

Vegetation, Grading & Drainage 3

LARGE TREES FOUNDATION

Consideration should be given to trimming or even removing large tree(s) located close to the structure. We suggest consultation with a tree specialist. Evaluating trees lies beyond the scope of the general property inspection.

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

4.12.4 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 4

Vegetation, Grading & Drainage 5

Vegetation, Grading & Drainage 6
NEGATIVE GRADING

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.

4.12.5 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 7
Vegetation, Grading & Drainage 8
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.

4.12.6 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 9
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.

4.12.7 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 10

Vegetation, Grading & Drainage 11

Vegetation, Grading & Drainage 12

VINES ON SIDING

Vegetation growing on siding should be removed and kept away from eaves, woodwork, doors, chimneys, or other building components. They hold moisture against the wall, hide rot and other problems and are conducive conditions for termites, carpenter ants,  etc. The growth does not allow full inspection of the siding and can hide potential defects underneath.

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

4.14.1 – Exterior Faucets (Hose Bibs)

Exterior Faucets (Hose Bibs) 1

SIGNIFICANT LEAK – KNOB

The outside water faucet had a significant leak from the knob/handle when the water pressure gauge was attached. 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

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

4.17.2 – Exterior Foundation Wall

Exterior Foundation Wall 2

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

4.17.3 – Exterior Foundation Wall

Exterior Foundation Wall 3

Exterior Foundation Wall 4
ERODED – GRADE
FRONT PORCH AREA

Adjacent grade has eroded or was poorly back-filled.

4.19.1 – Decks & Balconies

Decks & Balconies 1

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.

4.19.2 – Decks & Balconies
Decks & Balconies 2
LOOSE – RAILING

Railings were loose at the exterior deck at the time of inspection. recommend a qualified contractor evaluate and repair or replace as needed.

4.19.3 – Decks & Balconies
Decks & Balconies 3
PEELING PAINT – DECK

The exterior deck floor and/or other components were peeling paint. A qualified contractor should evaluate and repair or replace as necessary.

4.20.1 – Railings & Handrails

Railings & Handrails 1

LOOSE – HANDRAIL

The guard/hand rail was loose and should be secured. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

4.21.1 – Roof Drainage – Downspouts & Extensions

Roof Drainage - Downspouts & Extensions 1

EXTENSIONS DENTED/DAMAGED

Downspout extensions were dented or damaged in some areas at the time of inspection. This condition can cause a blockage and potential build up of moisture intrusion into the soil next to the foundation walls. This in turn can potentially cause hydro-static pressure against the foundation walls and create adverse results. Recommend further evaluation by a qualified contractor to repair or replace.

5 – Attached Garage
5.2.1 – 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.

5.2.2 – 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.

5.3.1 – Ceiling, Walls & Firewalls
Ceiling, Walls & Firewalls 1
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.

5.3.2 – Ceiling, Walls & Firewalls
Ceiling, Walls & Firewalls 2
Ceiling, Walls & Firewalls 3
MOISTURE INTRUSION – CEILING

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.

5.3.3 – Ceiling, Walls & Firewalls
Ceiling, Walls & Firewalls 4
MOISTURE INTRUSION – WALLS

Garage walls 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.

5.3.4 – Ceiling, Walls & Firewalls
Ceiling, Walls & Firewalls 5
VEGETATION

Exterior vines on the siding have grown against the concrete foundation and into the garage.

5.4.1 – Floor
Floor 1
CRACKING – COMMON

The concrete floor in the garage was cracked. Due to expansive soils, minor cracks are to be expected in the slabs or control joints. Recommend a qualified contractor evaluate and repair or replace as needed.

5.4.2 – Floor
Floor 2
HEAVING/SETTLING

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

5.4.3 – Floor
Floor 3
SPALLING

The garage floor 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.

5.4.4 – Floor
Floor 4
SIGNS OF REPAIR

Signs of repairs were present in the garage floor. 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.

5.7.1 – Electrical Outlets & Fixtures
Electrical Outlets & Fixtures 1
DEFECT – LIGHT FIXTURE
EXTENSION CORD USED FOR PERMANENT WIRING GARAGE

A defect was noted at a light fixture in the garage. Not installed properly.

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

5.7.2 – Electrical Outlets & Fixtures
Electrical Outlets & Fixtures 2
NO GFCI PROTECTION
GARAGE

The garage had one or more outlets without GFCI (or ground fault circuit interrupter) protection.

GFCI protection is required for all 15- and 20-amp receptacles, including outlets for refrigerators, sprinkler systems, garage door openers, and washing machines – some items may not be protected on purpose due to the potential for them to go unnoticed and cause damage. A qualified contractor should evaluate and repair or replace as necessary.

5.7.3 – Electrical Outlets & Fixtures
Electrical Outlets & Fixtures 3
NOT WORKING – BULB

A light bulb did not respond to controls in the garage.

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

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

Ceilings & Walls 1

ASBESTOS CEILING

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.

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

Ceilings & Walls 5

NOT FINISHED PROPERLY
BASEBOARD TRIM MISSING SPACKLE CAULKING AND PAINT IN MULTIPLE AREAS THROUGHOUT THE PROPERTY

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.

6.2.4 – Ceilings & Walls

Ceilings & Walls 6

Ceilings & Walls 7

Ceilings & Walls 8

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.

6.2.5 – Ceilings & Walls

Ceilings & Walls 9

SIGNS OF REPAIR-WALLS

The interior walls 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.

6.2.6 – Ceilings & Walls

Ceilings & Walls 10

Ceilings & Walls 11

Ceilings & Walls 12

TAPE AND BED
MULTIPLE AREAS THROUGHOUT PROPERTY

The drywall in some areas revealed the tape and nail bed. A qualified contractor should evaluate and repair or replace as necessary.

6.2.7 – Ceilings & Walls

Ceilings & Walls 13

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
MISSING TRANSITION PIECE
MISSING CARPET TILE TRANSITIONS THAT BATHROOMS AND CARPET WOULD TRANSITIONS IN OTHER AREAS

A transition piece was missing between two sections of flooring.  A qualified contractor should evaluate and repair or replace as necessary.

6.3.2 – Floors
Floors 2
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
NOT LATCHING – BALL CATCH
2ND FLOOR FRONT BEDROOM

The door had a ball catch at the top that does not contact the strike plate properly so the door does not stay closed.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.2 – Doors

Doors 2

Doors 3

RUBS FLOOR

An interior door rubs on the flooring when opening or closing. Recommend a qualified contractor evaluate and repair or replace as needed.

6.5.1 – Windows
Windows 1
LOCK DAMAGED/MISSING

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

6.5.2 – Windows

Windows 2

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.

6.5.3 – 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.

6.5.4 – Windows

Windows 5

WATER PENETRATION

Signs of water penetration was present at the window(s).  A qualified contractor should evaluate and repair or replace as necessary.

6.6.1 – Electrical Outlets

Electrical Outlets 1

DAMAGED – OUTLET

An electrical outlet was broken/damaged. A qualified contractor should evaluate and repair or replace as necessary.

6.7.1 – Electrical Fixtures & Switches

Electrical Fixtures & Switches 1

MISSING – LIGHT FIXTURE
MISSING CENTER LIGHT FIXTURES IN SOME ROOMS

A light fixture was missing.  A qualified contractor should evaluate and repair or replace as necessary.

6.7.2 – Electrical Fixtures & Switches

Electrical Fixtures & Switches 2

NOT WORKING – BULB(S)

One or more light bulbs were not working at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.

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.

6.8.2 – Stairways & Railings
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.

6.8.3 – Stairways & Railings
Stairways & Railings 3
SPINDLE SPACING OVER 4″

At the interior stairs, the handrail had spacing between components that were too far apart. Spacing of more than 4 ” could allow a child or pet to fall through. A fall or injury could occur if not corrected.  A qualified contractor should evaluate and repair or replace as necessary.

6.8.4 – Stairways & Railings
Stairways & Railings 4
STAIR SQUEAKS

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

6.11.1 – Fireplace Wood-Burning
Fireplace Wood-Burning 1
CLEANING NEEDED

The visible areas of the firebox and chimney flue were dirty at the time of the inspection. Most of the chimney flue was inaccessible and was not inspected. Dirty flues are potential fire hazards and should be cleaned by a professional. Recommend having the chimney evaluated by a C.S.I. (Chimney Safety Institute) -qualified chimney sweep.

7 – Kitchen
7.2.1 – Doors
Doors 1
MISSING – DOOR
KITCHEN LAUNDRY AREA

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

7.3.1 – Ceilings & Walls
Ceilings & Walls 1
Ceilings & Walls 2
Ceilings & Walls 3
ACCESS HOLE
KITCHEN OVERHEAD PLUMBING AND SOFFIT ACCESS

The drywall was cut out for an access hole.  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
Cabinets & Counters 2
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 3
LOOSE – HINGE

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

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.

7.13.1 – Dishwasher
Dishwasher 1
DIRTY – DRAIN LINE

The dishwasher drain line was dirty and/or possibly clogged at the time of inspection. This may be related to the lack of a “high loop” in the drain line. A high loop in the drain hose is to keep water from settling in the hose to prevent any odors from backing up into the dishwasher. A smell or mold may appear if not corrected. Recommend a qualified contractor evaluate and repair or replace as needed.

7.15.1 – Range Hood
Range Hood 1
LIGHT BULB MISSING

The vent hood was missing one or more light bulbs at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

7.15.2 – Range Hood
Range Hood 2
WORKS BUT IS OLD

The vent was operational but was old and not effective.  A qualified contractor should evaluate and repair or replace as necessary.

8 – Laundry
8.5.1 – Ceilings & Walls

Ceilings & Walls 1

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.

8.9.1 – Electrical Outlets
Electrical Outlets 1
GFCI PROTECTION NOT PRESENT
KITCHEN 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.

9 – Bathroom
9.2.1 – Doors

Doors 1

NOT LATCHING SECURELY

An interior door door did not latch properly. This may be that it was not shimmed properly at the jamb (too wide) or the strike plate was not in the correct position.

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

9.4.1 – Ceilings & Walls
Ceilings & Walls 1
SIGNS OF REPAIR-WALLS
1ST FLOOR BATHROOM

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

9.7.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION
1ST FLOOR 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.

9.9.1 – 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.

9.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
Drain Waste and Vent System 2
Drain Waste and Vent System 3
LEAKING
1ST FLOOR BATHROOM SINK LEAKING FROM OVERFLOW DIVERTER

The sink drain pipe was leaking at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

9.13.1 – Toilets
Toilets 1
LOOSE AT THE FLOOR
1ST FLOOR BATHROOM

The toilet was loose at the floor. This condition typically is caused by loose bolts or nuts and/or missing floor seals. Loose toilet can result in leaks, water damage, and mold, as well as damage to the toilet, water supply lines, bolts, and drainage pipes. A qualified contractor should evaluate and repair or replace as necessary.

10 – Bathroom 2
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.

10.7.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION
HALLWAY BATHROOM 2ND FLOOR

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.

10.9.1 – 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 – TUB/SHOWER DRAIN
2ND FLOOR HALLWAY BATHROOM

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

10.12.1 – Plumbing Fixtures
Plumbing Fixtures 1
LEAK – TUB CONTROL VALVE
HALLWAY BATHROOM 2ND FLOOR

A control valve at the tub was leaking during operation at the time of inspection.

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

10.13.1 – Toilets
Toilets 1
LOOSE AT THE FLOOR
2ND FLOOR BATHROOM

The toilet was loose at the floor. This condition typically is caused by loose bolts or nuts and/or missing floor seals. Loose toilet can result in leaks, water damage, and mold, as well as damage to the toilet, water supply lines, bolts, and drainage pipes. A qualified contractor should evaluate and repair or replace as necessary.

10.14.1 – Tub, Shower Area
Tub, Shower Area 1
CAULK – NEEDS TOUCH-UPS

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

11 – Bathroom 3
11.4.1 – Ceilings & Walls
Ceilings & Walls 1
TAPE AND BED
PRIMARY BATHROOM

The drywall in some areas revealed the tape and nail bed. A qualified contractor should evaluate and repair or replace as necessary.

11.7.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION
PRIMARY 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
WORN FINISH

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

11.13.1 – Toilets
Toilets 1
LOOSE AT THE FLOOR
PRIMARY

The toilet was loose at the floor. This condition typically is caused by loose bolts or nuts and/or missing floor seals. Loose toilet can result in leaks, water damage, and mold, as well as damage to the toilet, water supply lines, bolts, and drainage pipes. 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

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
MISSING/DAMAGED GROUT
PRIMARY BATHROOM

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.

12 – Plumbic
12.5.1 – Drain, Waste, & Vent Systems
Drain, Waste, & Vent Systems 1
Drain, Waste, & Vent Systems 2
Drain, Waste, & Vent Systems 3
LEAKING – DRAIN LINE

The drain pipe was actively leaking at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

14 – Water Heating Equipment
14.9.1 – Exterior Condition/Leakage
Exterior Condition/Leakage 1
NOT SUPPORTED/LEVEL

The water heating equipment was not properly supported/level. A qualified contractor should evaluate and repair or replace as necessary.

15 – Heating
15.1.1 – Heating System Information
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
Ductwork 2
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.

16 – Cooling
16.1.1 – Cooling System Information
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.

16.2.1 – AC Refrigerant Lines
AC Refrigerant Lines 1
DAMAGED INSULATION

The air-conditioner refrigerant suction line (large, insulated) has damaged or missing insulation in areas. A qualified contractor should evaluate and repair/replace as necessary.

16.2.2 – AC Refrigerant Lines
AC Refrigerant Lines 2
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.

16.3.1 – AC Compressor
AC Compressor 1
CLEAN/SERVICE

Due to the current conditions at the time of inspection, the air conditioner is recommended to be cleaned, evaluated, and serviced by a qualified contractor. Consult with your real estate agent for your available options prior to closing.

16.4.1 – AC Service Disconnect
AC Service Disconnect 1
PANEL HOUSING LOOSE

The electrical service disconnect for the air conditioning condenser had a loose panel housing and was not properly secured to the wall. A qualified contractor should evaluate and repair/replace as necessary.

16.4.2 – AC Service Disconnect
AC Service Disconnect 2
WASP / HORNET NEST
16.7.1 – Evaporator Coils
Evaporator Coils 1
GAP AT REFRIGERANT LINES

There was a gap where the refrigerant lines enter the plenum. Recommend a qualified contractor evaluate and seal as needed.

17 – Structural Basement
17.2.1 – Basement Floor
Basement Floor 1
Basement Floor 2
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

17.2.2 – Basement Floor
Basement Floor 3
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

17.4.1 – Basement Interior Wall Structure
Basement Interior Wall Structure 1
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.

17.5.1 – Moisture Intrusion
Moisture Intrusion 1
Moisture Intrusion 2
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.

17.7.1 – 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.

17.10.1 – Plumbing in Basement
Plumbing in Basement 1
BASEMENT PLUMBING LEAK

There were signs of an active leak in the plumbing system of the basement. A qualified contractor should evaluate and repair or replace as necessary.

18 – Structural Crawlspace
18.6.1 – Insulation
Insulation 1
INSULATION NEEDED

There is no insulation on the crawlspace 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.