
The attic hatch was not the proper size to access the attic itself. The rough framed opening must measure a minimum of 22 by 30 inches to allow a full-grown adult to safely enter and exit. Should there be an appliance in the attic, the dimensions may be required to increase to allow the appliance to be removed.
The 2012 International Residential Code requires an attic access opening for attics with an area greater than 30 square feet and a vertical height in excess of 30 inches.


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

The garage door had damaged hardware. Damaged hardware may include handle assembly, locking mechanisms, or hinges.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

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 the 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 hazards and toxic fumes. A qualified contractor should evaluate and repair or replace as necessary.

An opening was in the drywall or gypsum board ceiling of the garage.
The ceiling to separate the garage and the living areas, or shared attic space with living areas, should be fire-rated. This ceiling must be covered with at least 1/2-inch thick (and preferably 5/8-inch thick Type X) gypsum board or equivalent applied to the garage side.
Recommend a qualified contractor to evaluate and repair and seal all openings as necessary.

The 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.


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.

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.

The garage door paneling was dented, corroded, or damaged and should be further evaluated by a qualified contractor to repair or replace it as needed.
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 weather stripping at the garage door is damaged or insufficient.
A qualified contractor should 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.

The photo-electric reverse sensors are installed too high from the garage floor surface.
The vertical distance between the photo-eye beam and the floor should be no more than 6 inches.

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 exterior entry door had an opening that was too wide leaving a gap or daylight around the door. A qualified contractor should evaluate and repair or replace as necessary.

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

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.


There were deteriorated flooring components visible on the deck. Depending on the severity of the deterioration, the use of the deck should be cautiously monitored.
A qualified contractor should evaluate and repair or replace as necessary.

The deck had visible indications of bare or worn-out surfaces. A qualified contractor should evaluate and repair or replace as necessary.

Moisture damage What is visible in areas of the deck at the time of inspection? Recommend a qualified contractor to evaluate and repair or replace as needed.

The property had ceiling materials that may contain asbestos. Ceiling tiles or popcorn textures were manufactured or installed using asbestos as late as the early 90s.
In the past, asbestos fibers were added during production to strengthen and increase durability. Materials that contain asbestos, when intact and in good condition, are generally considered non-friable and 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.



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 ceilings showed evidence that moisture was entering from behind possibly including damage and deterioration. A qualified contractor should evaluate and repair or replace as necessary.

The ceiling showed wet staining indicating moisture intrusion did or does still exist. 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 carpet was damaged in areas. A qualified contractor should evaluate and repair or replace as necessary.


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

The door would not latch when closed and may need adjustment at the strike plate to latch properly. 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.
Carbon monoxide detectors were not installed within a specified distance of each room lawfully used for sleeping purposes. The inspector recommends the installation of carbon monoxide detectors in appropriate locations. Colorado House bill 1091 became effective on July 1, 2009, which 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 levels.

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 the 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 gas-fueled fireplace pilot would not light. The fireplace and components could not be inspected for proper operation. A qualified contractor should evaluate and repair as necessary.


The Fossett appears to be dripping when control valves are turned off. Recommend a qualified contractor to evaluate and repair or replace as needed.

The countertop was damaged At the time of inspection. Recommend a qualified contractor to evaluate and repair or replace as needed.

The cabinet door is not closing flush with the Base cabinet. Recommend a qualified contractor to evaluate and repair or replace as needed.

The tile floor was cracked/damaged. 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 cabinet floor was damaged. This may be from excessive leaking pipes, condensation, or even leaking cleaners stored in cabinet over the years.
A qualified contractor should evaluate and repair or replace as necessary.

The countertop tiles had missing or damaged grout. A qualified contractor should evaluate and repair or replace as necessary.

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.

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

The sink sprayer was weak in volume and/or pressure. A qualified contractor should evaluate and repair or replace as necessary.

The food waste disposer was noisy when on. The noise was likely a sign of damage. A qualified contractor should evaluate and repair or replace as necessary.


A cooktop element was not working at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.

Although outside the scope of a general home inspection, the inspector noted the refrigerator ice and/or water dispenser was not working. A qualified contractor should evaluate and repair or replace as necessary.
The laundry room did not have an exhaust fan or an openable window. A qualified contractor should evaluate, then repair or replace as advised.

A dyer vent connection was installed in the laundry area. The dryer was vented using a flexible plastic vent which is not approved by the Underwriter’s Laboratory (UL). The flexible plastic dryer vent is more likely to accumulate lint than a smooth metal vent creating a potential fire hazard. Excessive lint accumulation can increase drying time and shorten the lifespan of the dryer. The inspector recommends replacing the plastic vent with a properly installed UL-approved dryer vent. A qualified contractor should evaluate and repair or replace as necessary.

The door would not latch when closed and may need adjustment at the strike plate to latch properly. 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.

Carpeting was used as a floor covering material in the tub, shower, and/or toilet areas. The carpet is bound to get wet from steam/vapor from the shower, splashing, and water dripping off a body. Carpet tends to act as a sponge and soak up the moisture, which gives mildew and molds an opportunity to grow and spread. Recommend a qualified contractor to evaluate and replace the floor covering materials as needed.

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

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

The cabinet floor was damaged. This may be from excessive leaking pipes, condensation, or even leaking cleaners stored in cabinets over the years.
A qualified contractor should evaluate and repair or replace as necessary.

One or more cabinet or drawer does not operate smoothly. This could be an issue with the drawer not sliding on a proper guide track or a door being difficult to swing open/closed.
A qualified contractor should evaluate and repair or replace as necessary.
The tub/shower drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.


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

The toilet was loose on 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.

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

The shower pan or tub is dirty and possibly stained at the time of the inspection. Recommend further evaluation from a qualified professional for cleaning, repairs, or replacement.

The shower door was off track, improperly installed, or otherwise damaged and/or loose at a hinge at the time of inspection. Recommend a qualified contractor evaluate and repair or replace it 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 bathroom exhaust fan was loose and/or hanging. 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.

Carpeting was used as a floor covering material in the tub, shower, and/or toilet areas. The carpet is bound to get wet from steam/vapor from the shower, splashing, and water dripping off a body. Carpet tends to act as a sponge and soak up the moisture, which gives mildew and molds an opportunity to grow and spread. Recommend a qualified contractor to evaluate and replace the floor covering materials as needed.

The cabinet floor was damaged. This may be from excessive leaking pipes, condensation, or even leaking cleaners stored in cabinets over the years.
A qualified contractor should evaluate and repair or replace as necessary.

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

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

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.

The toilet was loose on 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.

Evidence of a possible mold-like substance was observed bath or shower area. We did not inspect, test, or determine if this growth is or is not a health hazard. The underlying cause is moisture. It is recommended to consult a mold inspector or mold remediation specialist to determine if further action is needed. Further analysis by a mold remediation specialist is recommended. Axium recommends our premier partner – Mold Removal Express. They can be contacted at 720-464-1555 or online at www.axiuminspections.com/mold-removal-express.


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

The bathroom exhaust fan was loose and/or hanging. A qualified contractor should evaluate and repair or replace as necessary.

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

Carpeting was used as a floor covering material in the tub, shower, and/or toilet areas. The carpet is bound to get wet from steam/vapor from the shower, splashing, and water dripping off a body. Carpet tends to act as a sponge and soak up the moisture, which gives mildew and molds an opportunity to grow and spread. Recommend a qualified contractor to evaluate and replace the floor covering materials as needed.

The cabinet floor was damaged. This may be from excessive leaking pipes, condensation, or even leaking cleaners stored in cabinets over the years.
A qualified contractor should evaluate and repair or replace as necessary.

The toilet was loose on 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.

The toilet continually “runs” after flushing. This generally means the interior tank components are not working properly. A qualified contractor should evaluate and repair or replace as necessary.
A saddle valve was present in the plumbing at the time of inspection. They are prone to leak over time as the rubber seal will eventually deteriorate and they clog up as calcium deposits build up at the small opening. Recommend a qualified contractor evaluate and replace it with a permanent valve as needed.


The property water supply pressure is 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 are likely to cause leaks.
A qualified contractor should install a pressure regulator or evaluate and repair or replace one as necessary.

Some of the main drain line components were corroded at the time of inspection. Recommend a qualified contractor to evaluate and repair or replace as needed.
The pump not working properly When tested. Recommend a qualified contractor to evaluate and repair or replace as needed.
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.

Pipe fittings at the water heating equipment were corroded. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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 are 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.
Due to the year of manufacture, the cooling system is assumed to be near the end of its expected service life. Regular maintenance and monitoring of its condition are 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 Estimated Life Expectancy Chart for Homes

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.


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


There was damage to the air-conditioner condenser coil fins. This limits the ability to dissipate heat. Further damage to the coil fins should be avoided in order to maintain cooling system efficiency and avoid problems from overheating of the compressor. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
17 – Structural Basement

The concrete floor in the basement was cracked in areas. These cracks appear to be common cracks indicating regular settlement or heaving, but not necessarily structural problems. Recommend a qualified contractor to evaluate to make further recommendations and repair as necessary.
Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540 or online at www.axiuminspections.com/structural-engineer.

There were minor to moderate cracks in the basement foundation wall. These cracks should be sealed to prevent moisture intrusion and monitored for further movement. Further analysis by a licensed structural engineer is recommended. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540 or online at www.axiuminspections.com/structural-engineer.


Crack/split wood What is visible in areas of the basement? Recommend a qualified contractor to evaluate and repair or replace as needed.



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, waterproofing 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.


Water damage was visible in the crawlspace floor structure around plumbing lines. There may be a past or current leak in the nearby drain or supply lines that could further stain or rot wood if not corrected.

Modifications and repairs or additions were present in the floor structure support system. Recommend a qualified contractor to evaluate and repair or replace as needed.