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.

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

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

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

The door needs a strike plate adjustment to close tightly.

The door did not lock properly.  A qualified contractor should evaluate and repair or replace as necessary.

A window had a damaged frame in an interior area.  A qualified contractor should evaluate and repair or replace as necessary.

The window did not lock properly.  A qualified contractor should evaluate and repair or replace as necessary.

An electrical outlet was loose in the wall. A qualified contractor should evaluate and repair or replace as necessary.

A faceplate for an electrical switch was missing. 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 fireplace had damage to the interior chamber. A qualified contractor should evaluate and repair or replace as necessary.

The fireplace had a defect at the damper door. A qualified contractor should evaluate and repair or replace as necessary.

There appeared to be some damage to the interior flooring in areas. 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.

The tile in the kitchen countertop was chipped or damaged.  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 sink faucet was loose.  A qualified contractor should evaluate and repair or replace as necessary.

The food waste disposer was missing the wiring connector (clamp and bushing).  A qualified contractor should evaluate and repair or replace as necessary.

The food waste disposer was noisy or damaged when operated. It may be that this appliance has an improper item stuck in it and it may be this appliance is worn or aged. A qualified contractor should evaluate and repair or replace as necessary.

The dishwasher drain line came out from a low location and did not discharge into a higher drain pipe. Dishwasher drain lines require a “high loop” in the line in order to drain properly. A “high loop” may have been hidden behind the appliance itself. The 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. Food or debris may become stuck in the line and smell or mold if not corrected. Recommend a qualified contractor to evaluate and repair or replace as needed.

The refrigerator/freezer was not cooling at proper temperatures.  It is recommended that a refrigerator cool at around 38 degrees while a freezer cools at around zero degrees.  A qualified contractor should evaluate and repair or replace as necessary.

An interior 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.

The walls showed signs of minor damage and wear.  A qualified contractor should evaluate and repair or replace 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 tile floor was cracked/damaged.  A qualified contractor should evaluate and repair or replace as necessary.

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

The countertop needs caulking with silicone around the sink.  A qualified contractor should evaluate and repair or replace as necessary.

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.

The sink drain pipe was leaking 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 diverter did not divert all of the water to the shower and a stream of water passed through the bathtub spout when the shower was on.  A qualified contractor should evaluate and repair or replace as necessary.

The toilet won’t flush unless the lever is held down briefly.  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.

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.

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.

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

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

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

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

The pipe flowed uphill and may create additional or excessive pressure in the tank during a pressure-relief emergency.  A qualified contractor should evaluate and repair or replace as necessary.

The water temperature was below the suggested range of 120-130 degrees. Recommend adjusting the water heater thermostat first. If water does not reach the acceptable range then a qualified contractor should evaluate and repair or replace it as necessary.

The outlet faceplate was missing at the time of inspection. Recommend a qualified contractor to evaluate and repair or replace as needed.

Gas leakage was detected at one or more gas line connections or burners. This is a safety hazard and immediate repair by a qualified plumbing contractor is recommended. The gas supply piping included a shutoff valve in the vicinity of the heating system for service personnel and emergency use. The valve was not operated as part of the inspection. 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.

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.

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

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 crawlspace vapor barrier was damaged in some areas, which compromises its effectiveness in reducing moisture and/or radon levels. A qualified contractor should evaluate and repair or replace as necessary.

Areas of the crawlspace were visibly wet or soft/squishy under the vapor barrier. The ground showed signs of moisture intrusion. A qualified contractor should evaluate and repair or 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.

Evidence of a possible mold-like substance was observed.  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.

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.

The girders or joists have been incorrectly notched or otherwise altered.

• Holes/notches should not be larger than one-third of the width of the material
• Holes/notches should not be drilled/cut any closer than two inches from the upper or lower edges
• Holes/notches should not be deeper than one-sixth of the joist depth, and never in the middle one-third of the span.

Recommend a qualified contractor to evaluate and repair or replace as needed. Any structural repairs should be performed with the benefit of a permit.

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.

The crawl space insulation was damaged. A qualified contractor should evaluate and repair or replace as necessary.