Sample Commercial Short

The roof covering material has developed an “alligatored” look due to aging.   A qualified contractor should evaluate and repair or replace as necessary.

The roof covering is bulged or bubbled in some areas, which may make it more susceptible to damage.  

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

The roof covering material was damaged/deteriorated in some areas.  A qualified contractor should evaluate and repair or replace as necessary.

Wall flashing was damaged. This may allow moisture intrusion of the exterior walls. A qualified contractor should evaluate and repair or replace as necessary.

Gutters were missing downspouts. Downspouts are necessary to direct water run-off through an extension that leads water 5ft away from 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.

One or more bricks on the chimney stack were cracked, broken, or deteriorated at the time of inspection. 

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

The chimney was missing a rain cap and/or spark arrestor. 

The rain cap covers the top opening of the chimney flue liner and is usually combined with a spark arrestor.

Spark arrestors are to prevent floating embers from a fire (particularly one burning wood) setting light to a flammable roofing surface or falling onto combustible material on the ground. Such a spark arrestor typically consists of a double layer of metal mesh, which catches the ember and allows the flue gas to escape. Spark arrestors also help prevent animals from entering the chimney.

Recommend a qualified contractor evaluate and install the required components.

The walkways around the property showed signs of heaving and/or settling. Heaving is often caused by either soil which has expanded in volume in response to increases in soil moisture content, or by wet soil which has expanded as it has frozen. This is a trip hazard, and could result in injury. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

There were signs of indications of major cracking at the driveway/parking lot. This condition could be a trip hazard. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

There were signs of major cracking and deterioration on the walkways around the property.  This condition could be a trip hazard. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

There were signs of moderate cracking/loose bricks and deterioration on the walkways around the property. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

A stairway of more than 3 steps or drop of over 30″ was missing a handrail at several areas around the property. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

A walkway or drop of over 30″ was missing a handrail/guardrail at the rear of the unit. 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.

A balcony with a drop over 30″ was missing a guardrail. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

Cracking as well as movement was present in the siding at the time of  inspection.  

Monitoring the masonry walls of the house is needed. Although 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.

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. 

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

Observations/indications of an electrical defects at the exterior were noted. A qualified contractor should evaluate and make necessary repairs.

Several exterior light fixtures or lights were missing covers. A qualified contractor should evaluate and repair or replace as necessary according to current standards.

One or more exterior faucet was loose/not properly mounted on the wall. The faucet should be securely fastened to the wall using appropriate screws depending on material at location of the faucet. Recommend a qualified contractor evaluate and repair or replace as needed.

The outside water faucet had a significant leak from the valve within the wall when the water pressure gauge was attached at the left side of the unit. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

The foundation had vertical cracks in areas. A qualified contractor should evaluate and repair as necessary.

The exterior foundation wall has brick and mortar that are loose or missing. A qualified contractor should evaluate and repair or replace as necessary.

One or more vent cover was missing. A missing vent assembly can allow entry of water, air, or rodents into vent ducts or home. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

Downspouts were missing in areas of property. 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 exterior retaining walls were heavily damaged at several areas around the property. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

Visible signs of water intrusion in the attic are present on rafters, trusses, or 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.

Visible signs of water intrusion in the attic are present on a vent pipe. 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.

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

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.

The walls showed signs of minor damage and wear.  A qualified contractor should evaluate and repair or replace as necessary.

Evidence of a possible mold like substance was observed on the interior walls and/or ceilings.  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. 

Significant cracking was visible on the interior walls.  This may indicate a structural issue.  Further analysis by a structural engineer is recommended.  

The carpet revealed a seam.  A qualified contractor should evaluate and repair or replace as necessary. 

The door was missing a strike plate at the door jamb.  A qualified contractor should evaluate and repair or replace as necessary. 

The window had a sill that was damaged. A qualified contractor should evaluate and repair or replace as necessary. 

All observed windows in the hotel appeared to be original and were either at or near their serviceable lifespan. Recommend further evaluation by a qualified contractor and budgeting for potential future replacement. 

The window had peeling paint.  A qualified contractor should evaluate and repair or replace as necessary. 

Sealant was damage deteriorated around many windows. Recommend a qualified contractor repair or replace as necessary. 

Several window had signs of water penetration.  A qualified contractor should evaluate and repair or replace as necessary. 

An electrical outlet was obstructed with paint, debris or foreign object. A qualified contractor should evaluate and repair or replace as necessary.

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

The ceiling fan wobbles when on and may need to be balanced.  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 installation of carbon monoxide detectors in appropriate locations. Colorado House bill 1091 became effective on July 1, 2009 that requires Carbon Monoxide detectors to be installed in most properties that has a fuel-burning heater or appliance, a fireplace, or an attached garage.

The baseboard heater was damaged.  A qualified contractor should evaluate and repair or replace as necessary. 

There was no heat source installed.  A qualified contractor should evaluate and repair or replace as necessary. 

The spray nozzle was loose at the mount.  A qualified contractor should evaluate and repair or replace as necessary. 

The drain pipe at the sink had an “S” trap. Water filling the downstream vertical portion of the “S” trap will cause syphoning and loss of trap seals. Trap seals must be maintained to prevent sewer gases from entering the dwelling. A qualified contractor should evaluate and repair or replace as necessary.

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

The counter top needs caulking with silicone along the back splash.  A qualified contractor should evaluate and repair or replace as necessary.

The sink base showed signs of moisture damage. A qualified contractor should evaluate then repair or replace as advised.

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 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 GFC I breaker.

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

The spray nozzle was not working at the time of the inspection. A qualified contractor should evaluate then repair or replace as advised.

The drain pipe at the sink had an “S” trap. Water filling the downstream vertical portion of the “S” trap will cause syphoning and loss of trap seals. Trap seals must be maintained to prevent sewer gases from entering the dwelling. A qualified contractor should evaluate and repair or replace as necessary.

The water supply valve was corroded at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

The food waste disposer was leaking at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary. 

The dishwasher drain line was not properly installed and was lacking either an air gap or high loop.  A qualified contractor should evaluate and repair or replace as necessary.

The middle garage door opener did not work when tested. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

The tested GFCI outlets would not reset when tested. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

There was not an exhaust fan in the bathroom/laundry areas. An exhaust fan or an openable window is needed for proper ventilation. 

Some bathroom designs may require installing an exhaust fan in addition to an openable window to achieve proper ventilation.  

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.

Flexible drain lines can clog, leak or fail.  A qualified contractor should evaluate and repair or replace as necessary.

The sink drain pipe was leaking in room #8 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 drain pipe at the sink had an “S” trap. Water filling the downstream vertical portion of the “S” trap will cause syphoning and loss of trap seals. Trap seals must be maintained to prevent sewer gases from entering the dwelling. A qualified contractor should evaluate and repair or replace as necessary.

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

A shower supply arm was loose in the wall.  Over time, this could put added stress on the plumbing connections and develop a leak.

There was a leak at the shower head connection at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.

The toilet was missing the shutoff valve at the water supply line in room #8.  A qualified contractor should evaluate and repair or replace as necessary.

The toilet had a tank lid that doesn’t fit properly. A qualified contractor should evaluate then repair or replace as advised.

The tile was missing silicone caulking at the corners and/or floor. Caulking 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 tile was missing caulking or grout where the tile rests on the tub and/or at the inside corners. A qualified contractor should evaluate and repair or replace as necessary. 

The tile had a crack or gap in the caulking or grout at the inside corners.  A qualified contractor should evaluate and repair or replace as necessary. 

The baseboard heater/radiator supplied no detectable heat at the time of inspection.  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.

Moisture intrusion is present on floors and ceilings. Recommend a qualified contractor to evaluate and repair or replace.

The gas fireplace did not respond to available controls and was not operational. A qualified contractor should evaluate and repair or replace as necessary.

Due to the year of manufacture (2004), the heating system is assumed to be near the end of its expected service life. Regular maintenance and monitoring of its condition is recommended. Budgeting for repairs and future replacement is recommended. A qualified contractor should evaluate and repair or replace as necessary.  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.

The heating system did not respond to demand for heat or did not function properly at the time of the inspection. A qualified contractor should evaluate and repair or replace as necessary.

The heating system did fire and appeared to be in serviceable condition at the time of the inspection. However, the interior of the cabinet was dirty. Cleaning, servicing and/or certification of the HVAC system by a qualified contractor is recommended and repaired or replaced as necessary.

No lack or lock present. Recommend a qualified contractor should evaluate and repair or replace.

There was no ventilation (exhaust fan or openable window) In the laundry area. Normally an exhaust fan or an openable window is needed for proper ventilation.  A qualified contractor should evaluate and repair or replace as necessary.

The main water supply line material is considered what enters the home from the city or well. A leak was present at a pipe connection or corroded area at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

Some radiator distribution pipes were corroded at the valve.

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

Kitec plumbing products came under a general recall in 2005. The Kitec line of products  was identified as PEX-AL-PEX, PE-AL-PE, PERT-AL-PERT, PEX pipe, valves, fittings, and/or components as manufactured/distributed by IPEX and sold under other brands including but not limited to KITEC, PlumbBetter, IPEX AQUA, WarmRite, Kitec XPA, AmbioComfort, XPA, KERR Controls and Plomberie Améliorée. Many dwellings containing Kitec may be problem free. It has been suggested that piping found in residential use will surpass its warranty period without defect. However, there is an increased failure probability, of which many homeowners are unaware. Homeowners having Kitec product installed are encouraged to become informed and proceed by way of the avenues available to them. If doubt exists regarding an installed product contact a local certified plumber or supplier. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

Several plumbing fixtures and or piping were disconnected in the basement area at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

Several drain lines were improperly supported at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

Corrosion was noted at the burn chamber or pipe fittings was present on the water heater at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

Observed gas supply lines in the property that are made of corrugated stainless steel tubing (CSST). Nearby lightning strikes can result in an electrical surge that can potentially puncture a hole in CSST and cause a fire. Proper bonding will reduce the risk of damage and fire from a lightning strike. The extra bonding recommended was not observed at the time of the inspection. Recommend further analysis and repair by a licensed electrical contractor. For more information regarding CSST, visit http://www.csstsafety.com.

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

Screws / fasteners were missing at the electrical panel covers in areas. A qualified contractor should evaluate and repair or replace as necessary.

Exposed electrical wires were present in the sub panel. A qualified contractor should evaluate and repair or replace as necessary.

Indications of movement/settling of the concrete floor were present in the basement area. This may be a compromise 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 720-400-8148 or online at www.axiuminspections.com/structural-engineer.

Indications of deterioration/past moisture damage was present on the  sub floor/ceilings in areas. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

There were signs of active water penetration into the property at the time of inspection. A qualified contractor should evaluate and repair as necessary.

Significant cracks were observed at the basement foundation walls. Recommend sealing the cracks to prevent moisture intrusion. Further analysis by a licensed structural engineer is recommended. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-400-8148 or online at www.axiuminspections.com/structural-engineer.

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.

The visible areas of the basement showed signs of possible previous moisture intrusion and/or deterioration. A qualified contractor should evaluate and repair or replace as necessary.

Evidence of possible mold-like substance growth was observed in the basement. We did not inspect, test or determine if this growth is or is not a health hazard. The underlying cause is moisture. I recommend you contact a mold inspector or expert for investigation or correction if needed. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

The structural supports did not appear to be installed in accordance with current construction standards. Further analysis by a licensed structural engineer is recommended. Axium recommends our premier partner – Level Engineering.  They can be contacted at 720-400-8148 or online at www.axiuminspections.com/structural-engineer

Structural posts and/or beams are not plumb/level, and may not be providing the structural support as intended. Further analysis by a licensed structural engineer is recommended.  Axium recommends our premier partner – Level Engineering.  They can be contacted at 720-400-8148 or online at www.axiuminspections.com/structural-engineer/

The floor structure or interior wall structure had cutting, notching and boring of framing members that may, present a structural or safety concern. 

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

• Notches in solid lumber joists, rafters and beams can not be greater than 1/6th of the member’s depth, must not be longer than 1/3rd of the member depth, and must not be located in the middle 1/3rd of the span.
• Notches at the ends must not exceed 1/4th the member depth.
• The tension side of members 4 inches or greater in thickness must not be notched, except at the ends.
• The diameter of holes bored or cut into members must not exceed 1/3rd the member depth.  
• Holes must not be closer than 2 inches to the top or bottom of the member, or to any other hole located in the member. If the member is notched, the hole must not be closer than 2 inches to the notch.
• Any “scab” boards sistered in place around the notch require proper sizing and fastening

The ceiling/floor joists showed signs of repaired damage in areas. Further analysis by a licensed structural engineer is recommended. Axium recommends our premier partner – Level Engineering.  They can be contacted at 720-400-8148 or online at www.axiuminspections.com/structural-engineer

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.

A vapor barrier was not installed in the basement at the time of the inspection. A qualified contractor should evaluate and install as necessary.

A loose wire end and/or splice was located at several areas in the basement area. A qualified contractor should evaluate and repair or replace as necessary.

Splice/Junction box were missing cover plates at several areas in the basement area. A qualified contractor should evaluate and repair or replace as necessary.

Exposed electrical conductor splices or wiring were present in the basement area in several areas and need repaired or need to be installed inside a junction box with cover plate. A qualified contractor should evaluate and repair or replace as necessary.

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.

Several wires or wire connections’ were loose/not properly secured in the basement area. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.