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 driveway surface was pitted in areas. A qualified contractor should evaluate and repair or replace as necessary.

The deadbolt was not working and the door could not be unlocked.  A qualified contractor should evaluate and repair or replace as necessary.

Window Well(s) lack covers and may represent a danger to small children and may trap pests. A qualified contractor should evaluate and repair or replace as necessary.

Window Well(s) were damaged/rusted. A qualified contractor should evaluate and repair or replace as necessary according to current standards.

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.

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 foundation had vertical cracks in areas. A qualified contractor should evaluate and repair as necessary before your inspection objection deadline.

The exterior foundation wall had signs of repair. Recommend inquiring with the current sellers for more information. Recommend further evaluation by a qualified contractor if the quality of work is poor.

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 support beam at the deck was leaning. A qualified contractor should evaluate and repair or replace as necessary.

A section of the deck at the rear of the home was attached to a cantilevered portion of the home. It was unclear if this portion was engineered to support the weight of a deck. A qualified contractor should evaluate and repair or replace as necessary.

One of the joist hangers at the deck was loose. A qualified contractor should evaluate and repair or replace as necessary.

The support post at the deck was split. A qualified contractor should evaluate and repair or replace as necessary.

The stairs at the deck were sagging. 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.

The concrete floor in the garage 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.

Indications of movement from the heaving/settling of the concrete floor were present in the garage. Significant movement may compromise the structural integrity of the foundation or structure of the garage which only a qualified structural engineer could comment on after further analysis.

Recommend a qualified structural engineer to inspect further and provide a professional opinion related to this observation.

Axium recommends our premier partner – Level Engineering. They can be contacted at 720-400-8148 or online at www.axiuminspections.com/structural-engineer.

The 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.

Ground fault circuit interrupter (GFCI) Protection was not provided for all kitchen electrical outlets. Although GFCI protection of kitchen outlets may not have been required at the time in which this property was built, as general knowledge of say fielding practices has improved with the passage of time building standards have changed to reflect current understanding.  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 bathtub finish was chipped or damaged.  A qualified contractor should evaluate and repair or replace as necessary.

Inspection of the Whirlpool jetted bathtub is beyond the scope of the property inspection. The bathtub was filled and turned on using normal operating controls as a courtesy to the client. The Jetted tub did not turn on and appeared to be inoperable at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.

The drain stop did not work or did not hold water in the sink.  A qualified contractor should evaluate and repair or replace as necessary.

The shower/tub control lever or knob was difficult to operate.  A qualified contractor should evaluate and repair or replace as necessary.

The sump pump appeared to be old and was rusted. 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 water heating equipment had a cold water supply shutoff valve installed. The shut-off valve was corroded. The valve was not operated during the inspection. 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 Estimate Life Expectancy Chart for Homes

There was a flexible gas line entering the furnace cabinet. This pipe should be rigid and flex lines should be used only on the exterior. A qualified contractor should evaluate and repair or replace as necessary.

The HVAC system air filter was very dirty or clogged. This condition reflects a lack of regular maintenance of the HVAC system. Clogged filters can restrict airflow and increase internal temperatures. A clean air filter will help increase the efficiency and prolong the life expectancy of the heating and cooling system. Due to the damage that can be caused by dirty or clogged coils, recommend replacing the filter, as well as cleaning, servicing, and evaluating the HVAC system by a qualified HVAC professional and repair or replace as necessary.

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.

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.

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.