Inspection Detail
Roof
Attic, Insulation, and Ventilation
Exterior
Detached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Plumbing
Electrical
Water Heating Equipment
Heating
Cooling
Structural Basement
Infrared Thermal Imaging
Mold Inspection
Premier Partners
The metal drip edge along the rake/eave is loose. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The metal drip edge along the rake/eave is missing. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The ridge shingles used to protect areas of the roof from moisture intrusion are damaged in areas. A qualified roofing contractor should inspect and repair as necessary.
The galvanized base flashing used at a vent to protect areas of the roof from moisture intrusion is not sealed properly or has deteriorated in areas. A qualified roofing contractor should inspect and repair as necessary.
Valley flashing/shingles used to protect areas of the roof from moisture intrusion appears to be a collection area for debris, which can lead to damage to the roof covering areas. A qualified roofing contractor should evaluate and repair as necessary.
One or more combustion appliance exhaust flue(s) did not extend far enough above the roof. To ensure proper draw, furnace flues should extend at least 3 feet above the roof, and 2 feet above any portion of the roof within 10 feet (measured horizontally). The correction could include the addition of a flue extension to encourage a proper draft. A qualified contractor should evaluate and repair/replace as necessary.
Gutters were full of debris or granules in areas and need to be cleaned. The debris in gutters can clog drainage, or be sign gutters are sloped improperly – Either of which may cause problems by overflowing to introduce excessive amounts of moisture to the soil beneath the foundation. Excessive moisture in the soil supporting the foundation can affect its ability to support the weight of the structure above and may cause foundation damage from soil movement.
Debris in gutters can also conceal rust, deterioration, or leaks that are not visible until cleaned.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The attic access hatch was not properly insulated. A qualified contractor should evaluate and repair or replace as necessary.
The insulation is not uniform: thicker in areas, thinner in areas, or possibly missing in some areas.
Recommend a qualified contractor to evaluate and repair or replace as needed.
The insulation is thinner than current thermal resistance (R-value) standards.
Recommend a qualified contractor to evaluate and repair or replace as needed.
The inspector observed older wiring in the attic. A qualified contractor should evaluate, then repair or replace as advised.
Siding showed cracking and or damage in one or more places. Recommend monitoring, and if the problem exacerbates, a qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Peeling paint was present in areas.
Recommend a qualified contractor should evaluate and repair or replace as needed.
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.
A common maintenance task for brick masonry is the repair of mortar joints. The longevity of mortar joints will vary with the exposure conditions and the mortar materials used, but a life span of more than 25 years is typical. The longevity of brick, however, may well exceed 100 years. Consequently, occasional repair of the mortar joints is expected over the life of the brick masonry. It is our observation that the most common reason for repointing brick masonry is to improve water penetration resistance. Repointing deteriorated mortar joints is one of the most effective and permanent ways of decreasing water entry into brickwork. This is because the most common means of water entry into a brick masonry wall is through de-bonded, cracked, or deteriorated mortar joints. A qualified contractor should evaluate and repair all areas as necessary.
Components of the eaves, facia, and/or soffit were warped, swollen, or had peeling paint which are signs of water damage. The materials will eventually begin to rot if left untreated or cause has not been corrected.
A qualified contractor should evaluate and repair or replace as necessary.
An entry door rubs at the door frame when closing. This may mean the door or frame is out of the square or that hinges may not be installed properly.
A qualified contractor should evaluate and repair or replace as necessary.
No Ground Fault Circuit Interrupter (GFCI) protection was provided for the exterior electrical outlets. Although GFCI protection of exterior circuits may not have been required at the time in which this property was built, modern building and safety standards now require them. This is a reflection of the current understanding of the potential hazards. The inspector recommends updating the existing exterior electrical circuits to include GFCI protection. A qualified contractor should evaluate and implement according to current standards.
The exterior electrical outlet was missing an in-use weatherproof covering. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Cracking or separation was present at the concrete step(s) in areas. A qualified contractor should evaluate and repair or replace as necessary and 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.
There were signs of significant cracking on the walkway(s) in areas. Cracks that with a separation of 1/4″ and more would be an indication of settlement, heaving, or structural problems. These cracks may present a tripping hazard. A qualified contractor should evaluate and repair as necessary.
A trip hazard was present on the walkway(s) in areas. This condition is a safety concern. 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.
Pipes had minor surface rust at the gas meter. Monitoring and contacting a qualified professional to further evaluate for repairs is recommended
The exterior foundation wall had cracks at the corner. 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 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.
The house showed signs of shifting on the foundation. Further analysis by a licensed structural engineer is recommended.
It appears that the radon exhaust vent may be too close to a window, door, chimney, or other vents that may allow radon gases into the interior. A qualified contractor should evaluate, then repair or replace as advised.
A downspout appeared to lack proper support. A qualified contractor should evaluate, then repair or replace as advised.
The roof covering material has minor damage or erosion in some areas. A qualified contractor should evaluate and repair or replace as necessary.
The exterior door swings over a step. A trip or fall may occur if not corrected. A qualified contractor should evaluate, then repair or replace as advised.
The weather stripping at the garage door is damaged or insufficient.
A qualified contractor should evaluate and repair or replace as needed.
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.
Moderate cracking was visible on the interior walls. 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 floor had a noticeable hump, rise, or slope. A qualified contractor should evaluate and repair or replace as necessary.
At the time of the inspection, the property did not have emergency escape and rescue openings that met generally-accepted current standards. Egress opening requirements:
For safety reasons, all sleeping rooms and basements greater than 200 square feet and new properties should meet the generally-accepted current standards for emergency escape and rescue openings, which include the following requirements:
1. Sill height shall not exceed 44 inches above the floor.
2. Minimum net clear opening shall be 5.7 square feet; exception – grade level windows
may have a minimum clear opening of 5 square feet.
3. Minimum net clear opening height shall be 24 inches.
4. Minimum net clear opening width shall be 20 inches.
An electrical outlet was not working. A qualified contractor should evaluate and repair or replace as necessary.
The inspector observed many two-prong outlets throughout the property. These are outdated outlets that should be upgraded to three-prong outlets with proper grounds. A qualified contractor should evaluate and then repair or replace as advised.
An interior handrail was not continuous throughout an interior stairway.
Handrails for stairs must be continuous for the full length of the stairway.
The supply register supplied lower detectable heat temperatures than adjacent heat sources at the time of inspection. 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.
An electrical outlet was not grounded. 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 food waste disposer had exposed or improper wiring. 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.
An electrical outlet lacked proper installation/support. A qualified contractor should evaluate, then repair or replace as advised.
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. 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 bathroom exhaust fan cover was loose and/or hanging. A qualified contractor should evaluate and repair or replace as necessary.
The window could not be opened at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
No ground fault circuit interrupter (GFCI) protection was provided for the bathroom electrical outlets. Although GFCI protection of bathroom 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 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 GFCI breaker.
A qualified contractor should evaluate and repair or replace as necessary.
An electrical outlet was not grounded. A qualified contractor should evaluate and repair or replace as necessary.
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.
The electrical panel cover was not secured properly. 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.
Sharp screws/fasteners we used at the electrical panel cover. This could be potentially hazardous if the screws puncture a live electrical wire. A qualified contractor should evaluate and repair or replace as necessary.
Some or all circuit breakers were a brand different from the main panel brand. Circuit breakers made by different manufacturers vary in design, therefore panel manufacturers require their own manufactured breakers to be used. Select brands are interchangeable, and there are some “semi” universal breaker types or panel types.
Using incompatible breakers in the panel of another manufacturer may result in poor connections which can create a potential fire or shock/electrocution hazard. A qualified contractor should evaluate and repair or replace as necessary.
The electrical wiring had indications of arcing or excessive heat. A qualified contractor should evaluate and repair or replace as necessary.
Solid conductor aluminum branch-circuit wiring could not be ruled out as present. If present, this could be an electrical hazard. A qualified contractor should evaluate the electrical system and repair or replace it as necessary.
The aluminum wire appears to be installed on branch electrical circuits in the subject premises. This single-strand, branch circuit aluminum wires were used widely in houses during the mid-1960s and 1970s. According to the U.S. Consumer Product Safety Commission, problems due to expansion can cause overheating at connections between the wire and devices (switches and outlets) or at splices, which has resulted in fires. For further information on aluminum, wiring contact the U.S. Consumer Product Safety Commission via the Internet at http://www.cpsc.gov.
For more details, visit InterNACHI’s Free Inspection Library.
The service drop did not meet minimum clearances which is a major electrical hazard. Correction and further evaluation is recommended.
In general, a service drop must be at least:
3 feet above the immediate roof decking
- 3 feet away from an openable window or door
- 10 feet above areas accessible only to pedestrians, such as porches or decks
- 12 feet above the ground (grade) as well as sidewalks and residential driveway
- 22 1/2 feet above a swimming pool
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.
The combustion air supply for this appliance was not present. A qualified contractor should evaluate and make necessary corrections according to current standards.
The fresh air supply is recommended by manufacturers for the efficient operation of fuel-burning appliances. Years ago, the air could come from inside or outside the building, however, more recent standards prefer for combustion air to come from the outside only.
The TPR Valve at the water heating equipment was damaged. A qualified contractor should evaluate and repair or replace as necessary.
The water heater burn chamber had rust/corrosion visible. 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 as necessary.
Based on the age of the heating system it is recommended that it be cleaned and serviced and certified (if possible) by an HVAC professional.
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 combustion air supply for this appliance was not present. A qualified contractor should evaluate and make necessary corrections according to current standards.
The fresh air supply is recommended by manufacturers for the efficient operation of fuel-burning appliances. Years ago, the air could come from inside or outside the building, however, more recent standards prefer for combustion air to come from the outside only.
The conduit for the shut-off switch was not properly secured. A qualified contractor should evaluate, then repair or replace as advised.
The heating system cabinet was corroded, rusted, or damaged in some areas. A qualified contractor should evaluate and repair or replace as necessary.
The secondary drain line was capped or not routed to a drain. If the primary drain line becomes blocked, this condition could cause condensation to not drain properly and possibly damage the unit. The inspector recommends installing a secondary drain or installing an overflow protection device. A qualified contractor should evaluate and then repair or replace as advised.
The HVAC system air filter was dirty. 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 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
Based on the age of the cooling system it is recommended that it be cleaned and serviced and certified (if possible) by an HVAC professional.
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 unit did not have proper clearance and the airflow was likely restricted. This may result in inefficient operation.
The concrete floor in the basement was moderately cracked indicating settlement, heaving, or structural problems. Recommend a qualified contractor should evaluate 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.
The foundation wall appeared to be leaning. 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.
Horizontal cracking was observed in the basement foundation wall(s). Horizontal cracks are often serious and are usually caused by hydrostatic pressure (too much water behind the foundation). Poor drainage and grading of soil around a structure can cause water to drain slowly. This water will saturate the ground around the foundation walls, causing an increase in hydrostatic (water) pressure. As the combined forces of hydrostatic pressure and the natural weight of the soils surrounding the foundation bear down, it can exceed the weight-bearing capacity of the walls, causing them to crack, bow, or shear. 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.
Significant cracks were observed in 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 720-706-8540 or online at www.axiuminspections.com/structural-engineer.
Basement walls were not constructed using a method that 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 that increase to many times their original volume in response to increases in soil moisture content, creating forces that can easily damage property structural components such as foundations, floor slabs, flat work, and interior, and exterior walls coverings. Consider consulting with a qualified contractor before the expiration of your Inspection Objection Deadline to discuss options and costs for correction and/ 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.
An infrared inspection of the building envelope from the interior revealed a temperature anomaly in the insulation and or the presence of moisture intrusion. A qualified contractor should evaluate and repair or replace as necessary.
NOTE: Many factors can affect the ability to detect any anomalies including indoor air temperature, outside air temperature, shade/time of day, weather conditions, humidity levels, insulation type, exterior siding type, and more.
