The insulation had been walked on or had stored items compressing it, which reduces the R-value.

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

The insulation had been walked on or had stored items compressing it, which reduces the R-value.

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

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.

The siding or trim was missing in one or more areas. Recommend a qualified contractor to evaluate and replace as needed.

The siding/trim had a swollen appearance due to moisture intrusion.

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

One or more exterior fixtures were loose and not mounted securely. Recommend a qualified contractor to evaluate and repair or replace as needed.

Window well(s) lacked an egress ladder. Window wells more than 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.

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.

The property had areas of neutral or negative drainage, which will route runoff from precipitation to the foundation.  Excessive moisture content in soil supporting the foundation can cause foundation and other structural damage from undermining, heaving, or settling, depending on soil composition, moisture content, and other conditions. The ground around the property should slope away from all sides, ideally 6 inches for the first 10 feet from the house foundation perimeter. Downspouts, surface gutters, and drains should also be directing water away from the foundation. A qualified contractor should evaluate and repair as necessary according to current standards.

The tree limbs that are in contact with the roof or hanging near the roof should be trimmed. Evaluating trees lies beyond the scope of the general property inspection.

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

The lawn sprinkler system supply valves appeared to be corroded and/or leaking at the time of inspection. A qualified contractor should evaluate and repair/replace as necessary according to current standards.

The outside water faucet drips at the knob when turned on. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

The exterior foundation wall had settlement crack(s.) A qualified contractor should evaluate and repair or replace as necessary. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540 or online at www.axiuminspections.com/structural-engineer.

The exterior foundation wall appears to have cracks on the surface or outer portion of concrete. The minimum recommendation is to monitor for any advancement in the defect. The overall recommendation is to have a qualified contractor evaluate and repair or replace as needed.

A vent connected to the clothes dryer was clogged and is a potential fire hazard.  A qualified contractor should evaluate to clean, repair, or replace as necessary.

A wood support post or wood portion of the deck was in direct contact with the ground/dirt. The wood should be pressure treated and ideally be: placed in a metal bracket and/or cement casing, and have clearance from the ground level. Wood in direct contact with dirt will wick up ground moisture and deteriorate at an accelerated rate if routine maintenance is not kept.

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

Cracked or split boards were present on the deck.  This condition is a structural defect and potential safety hazard.

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

Flashing was missing from the ledger board. This flashing problem may allow water to enter the wall cavity or building components. A qualified contractor should evaluate and repair or replace as necessary.

The guard/handrail 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.

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.

The downspout (s) are missing the proper 6 ft. extensions. This condition may cause problems by introducing excessive amounts of moisture to the soil beneath the foundation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

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.

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.

Walls and/or ceilings had signs of repairs at the time of inspection. Recommend asking current homeowners for more information. Should repairs appear to be poorly done, we recommend having a qualified contractor evaluate further for any further repairs.

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 to evaluate and repair or replace as necessary.

There was cracking around some windows on the interior (where the window meets the wall).  A qualified contractor should evaluate and repair or replace as necessary.

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

Minor cracking was visible on the interior walls.  A qualified contractor should evaluate and repair or replace as necessary.

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

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.

The sink drain line had a flex pipe used as part of the drain line. Flexible drain lines can smell, clog, leak or fail. Flex lines design includes multiple folds in which moisture may become trapped and mold may grow.  A qualified contractor should evaluate and repair or replace as necessary.

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

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.

The walls had signs of a previous repair.  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. The 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.

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.

Flexible drain lines can clog, leak, or fail. Flex lines design includes multiple folds in which moisture may become trapped and mold may grow.  A qualified contractor should evaluate and repair or replace as necessary.

Minor cracking was visible on the interior walls.  A qualified contractor should evaluate and repair or replace as necessary.

The tile floor was cracked/damaged.  A qualified contractor should evaluate and repair or replace as necessary.

The 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 to.

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

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.

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.

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

Due to the year of manufacture, the heating system is assumed to be near the end of its expected service life. Regular maintenance and monitoring of its condition 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

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.

There were water stains or water-damaged areas in the crawlspace at the time of inspection. Recommend a qualified contractor to evaluate and repair or replace as necessary.

The splice/Junction box was missing a cover plate. A qualified contractor should evaluate and repair or replace as necessary.