Roof
Attic, Insulation, and Ventilation
Exterior
Attached Garage
Detached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Plumbing
Electrical
Water Heating Equipment
Heating
Mold Inspection
Cooling – Evaporative Cooler
Asbestos Inspection
Well Water
Premier Partners
Fireplace or Stove
Structural Basement
Fireplace or Stove
The roof ridge sagged visibly. This condition could be due to a lack of structural framing members typically installed to prevent the tops of opposing exterior walls from spreading, which in turn allows the ridge to sag. This sag may increase unless the structural problem is corrected. Recommend having a qualified contractor evaluate and replace or repair as necessary.
Excessive deflection of the roof decking in some areas was noted. This can be an indication of roof decking that is too thin, incorrect rafter spacing, or damage to the roof decking. A qualified contractor should evaluate the entire component and repair or replace it according to current standards.
The metal drip edge along rake/eave is missing. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The mortar crown was cracked or deteriorated at the time of inspection.
If the crown on top of the chimney is not properly sealed or is extensively cracked, defective, spalled, or displays rust stains, it should be replaced. Sheet metal caps/crowns with minor rust or corrosion should be repaired, but if rust or corrosion is extensive, replacement is recommended.
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 to evaluate and install the required components.
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 to evaluate and install the required components.
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.
One or more rafters had been damaged or altered. This can affect the overall structural integrity of the roof, and cause the roof to sag or fail in that area.
Trusses are specifically engineered and designed to support the roof and loads placed on it, such as snow. The individual components of a truss — webs, connectors, gusset plates, straps, clips, and fasteners — and all trusses in a roof are designed to perform together as a system. Recommend further evaluation by a licensed roofing contractor and/or structural engineer to determine the effect of the damage or alterations, and options for any necessary repairs.
The roof decking had been damaged or altered. This can affect the overall structural integrity of the roof, and cause the roof to sag or fail in that area.
Trusses are specifically engineered and designed to support the roof and loads placed on it, such as snow. The individual components of a truss — webs, connectors, gusset plates, straps, clips, and fasteners — and all trusses in a roof are designed to perform together as a system. Recommend further evaluation by a licensed roofing contractor and/or structural engineer to determine the effect of the damage or alterations, and options for any necessary repairs.
Visible signs of repairs were noted in the roof structure/decking. Recommend asking current homeowners for more information. Recommend further evaluation by a qualified professional if repairs appear to be poorly done or failing in the future.
Signs of previous water penetration or intrusion into the attic. Water marks or stains were observed. Recommend asking the seller if there are any recent incidents that have been documented or mitigated.
Further evaluation is recommended.
The insulation is thinner than current thermal resistance (R-value) standards.
Recommend a qualified contractor to evaluate and repair or replace as needed.
Ventilation may have been insufficient at the time of the inspection.
Inadequate attic ventilation can cause the attic to overheat, causing heat damage to the roof covering, which results in a decreased life expectancy. Adequate ventilation of the attic will actually help prolong the life expectancy of the roof covering and help stabilize interior temperatures when heating and cooling are in use.
Recommend a qualified contractor evaluate to ensure all attic ventilation is unobstructed and fully functional and/or install additional ventilation as needed.
The bathroom vent duct terminated in the attic and did not vent to the exterior of the property.
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 and/or trim were damaged in areas of the exterior.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
There were penetrations in areas of the siding at the time of inspection. Recommend applying the appropriate sealant to these areas to prevent potential moisture or pest intrusion. A qualified contractor should further evaluate and repair or replace as necessary.
The porch slab heaved and appears to have damaged the support beam. A qualified contractor should evaluate and repair or replace.
Damage to hardware was present at an exterior entry door.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The screen door was damaged or deteriorated at the time of inspection.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The sliding glass or screen door did not operate properly. The door(s) were operated and did not slide smoothly on the track and/or close using normal operating force.
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.
Large trees near the house have branches that overhang the property. Falling branches due to conditions such as wood decay, high winds, or heavy snow loads may cause injury, death, or damage. Significant weakening of large branches by conditions such as core decay may not be visible by persons without special training. Consider having these trees evaluated by a qualified arborist. Evaluating trees lies beyond the scope of the general property inspection.
Recommend a qualified contractor to evaluate and repair or replace as necessary.
The exterior foundation wall had a horizontal crack(s). Horizontal cracking can be a result of excessive hydrostatic pressure in the soil. 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.
One or more downspout extensions were not properly positioned. Extensions should be properly attached with a proper slope to guide run-off 5 feet away from the foundation structure.
Recommend a qualified contractor to evaluate and repair or replace as necessary.
An entry door in the garage had damaged, missing, or loose weather stripping.
The inspector was unable to verify that the door was fire rated. This may be considered a fire safety hazard. The door between the garage and the house should be a solid wood door at least 1-3/8 inches thick, a solid or honeycomb-core steel door at least 1-3/8 inches thick, or a 20-minute fire-rated door. This means that should a fire occur in the garage, the occupant door does not afford protection until firemen arrive. A qualified contractor should evaluate and repair or replace as necessary.
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.
An opening was in the drywall or gypsum board of the garage.
The wall to separate the garage and living areas, including an attic wall, should be fire-rated. This wall must be covered with at least 1/2-inch thick (and preferably 5/8-inch thick Type X) gypsum board or equivalent applied to the garage side.
Recommend a qualified contractor to evaluate and repair and seal all openings as necessary.
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.
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.
The garage door would not close without holding the button down at the time of the inspection. Recommend a qualified contractor to evaluate and repair or replace as needed.
A defect was noted at a light fixture in the garage. Not installed properly.
Recommend a qualified contractor to evaluate and repair or replace as needed.
The garage had one or more outlets without GFCI (or ground fault circuit interrupter) protection.
GFCI protection is required for all 15- and 20-amp receptacles, including outlets for refrigerators, sprinkler systems, garage door openers, and washing machines – some items may not be protected on purpose due to the potential for them to go unnoticed and cause damage. A qualified contractor should evaluate and repair or replace as necessary.
Wood rot was present above the garage window. A qualified contractor should evaluate and repair or replace.
The concrete floor in the garage was cracked.
A qualified contractor should evaluate and repair as necessary.
The garage door paneling was dented, corroded, or damaged and should be further evaluated by a qualified contractor to repair or replace it as needed.
The weather stripping at the garage door is damaged or insufficient.
A qualified contractor should evaluate and repair or replace as needed.
The property had ceiling materials that may contain asbestos. Ceiling tiles or popcorn textures were manufactured or installed using asbestos as late as the early 90s.
In the past, asbestos fibers were added during production to strengthen and increase durability. Materials that contain asbestos, when intact and in good condition, are generally considered non-friable and 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 wall was bowed or bulged in areas. A qualified contractor should evaluate and repair or replace as necessary.
The ceilings showed signs of minor damage and wear. 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.
Minor cracking was visible on the interior walls. A qualified contractor should evaluate and repair or replace as necessary.
The interior ceilings have signs of repairs. Recommend asking the current homeowner for more information. Recommend further evaluation from a qualified contractor should the repairs be excessive or of visibly poor quality.
The interior walls have signs of repairs. Recommend asking the current homeowner for more information. Recommend further evaluation from a qualified contractor should the repairs be excessive or of visibly poor quality.
The property had tiles that may contain asbestos. A qualified contractor should evaluate and repair or replace as necessary. Flooring, including sheet vinyl, vinyl, or asphalt floor tiles, and any associated paper-like backing, mastic, adhesive, or glue, may contain asbestos. In the past, asbestos fibers were added during the production of flooring materials to strengthen the flooring and increase its durability. Flooring that contains asbestos, when intact and in good condition, is generally considered non-friable and is not hazardous. Heat, water, weathering, or aging can weaken flooring 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 carpet revealed a seam. A qualified contractor should evaluate and repair or replace as necessary.
The carpet was damaged in areas. 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 squeaks when stepped on. A qualified contractor should evaluate and repair or replace as necessary.
The floor has a dip or is sloped in areas.
Recommend a qualified contractor to evaluate and repair or replace as needed.
One section of flooring material was slightly higher than the neighboring material creating a trip hazard. A qualified contractor should evaluate and repair or replace as necessary.
The door had damaged weather stripping. A qualified contractor should evaluate and repair or replace as necessary.
The door had an opening that was too wide leaving a gap or daylight around the door. A qualified contractor should evaluate and repair or replace as necessary.
The door had a loose handle or knob. A qualified contractor should evaluate and repair or replace as necessary.
The door would not latch when closed and may need adjustment at the strike plate to latch properly. A qualified contractor should evaluate and repair or replace as necessary.
The door did not operate smoothly. A qualified contractor should evaluate and repair or replace as necessary.
An interior 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.
The door revealed daylight in areas when latched which may indicate missing or damaged weatherstripping. 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 had a missing faceplate. A qualified contractor should evaluate and repair or replace as necessary.
Although the 3-prong outlets installed in this property typically indicate a property with grounded branch wiring, this property had no grounding system installed to protect devices such as switches and electrical outlets. Although this condition may have been commonly considered safe or acceptable at the time the property was originally constructed, as general knowledge of safe building 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.
The light fixture was damaged. 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.
At the interior steps, the risers were taller than acceptable standards. The risers exceeded 7 3/4″ in height. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
An interior handrail was not continuous throughout an interior stairway.
Handrails for stairs must be continuous for the full length of the stairway.
The smoke detector was missing. A qualified person should replace them 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 supply register cover was loose or damaged. A qualified contractor should evaluate and repair or replace as necessary.
The door surface was damaged. A qualified contractor should evaluate and repair or replace as necessary.
A fixture or bulb was not responding to switches at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
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.
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 showed signs of minor damage and wear. 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 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 GFCI breaker.
A qualified contractor should evaluate and repair or replace as necessary.
A GFCI outlet was not grounded and did not trip when tested. A GFCI requires a ground wire to route electricity when tripped. A qualified contractor should evaluate and repair or replace as necessary.
The countertop needs caulking with silicone along the back splash. A qualified contractor should evaluate and repair or replace as necessary.
Cabinet door hinges were loose at the time of inspection. Recommend a qualified contractor to evaluate and repair or replace as needed.
A cabinet knob or handle was loose at the time of inspection. Recommend a qualified contractor to tighten, repair, or replace as necessary.
The finish on the faucet is damaged. A qualified contractor should evaluate and repair or replace as necessary.
The tub was missing the stopper or it did not work properly at the time of the inspection. Recommend a qualified contractor to evaluate and repair or replace as needed.
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 bathroom exhaust fan was noisy when on. 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.
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 unused circuit-breaker panel opening was missing a filler plate. A qualified contractor should evaluate and repair and replace as necessary.
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 leaking. A qualified contractor should evaluate and repair or replace as necessary.
Flames were not entirely burning a blue color. Orange and yellow flames may be an indicator that the fuel-air mixture is not right and gas may not be burning as efficiently as possible. Recommend a qualified contractor evaluate to adjust, repair, or replace fuel-burning components 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.
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 heating system cabinet was corroded, rusted, or damaged in some areas. A qualified contractor should evaluate and repair or replace as necessary.
The reservoir appeared to be leaking at the time of inspection. Recommend a qualified contractor to evaluate and repair or replace as necessary.
An asbestos inspection and test were requested and performed on 7/8/2022 at 100 Starr Ln for the purpose of testing suspect materials prior to performing interior remodel work.
Asbestos-containing materials are defined as mineral substances with an asbestos content of greater than 1%. Asbestos that is digested, inhaled, or otherwise introduced to the body may develop negative health effects.
A total of fourteen samples were taken from four homogeneous areas of possible asbestos-containing materials.
Testing via PLM (Polarized Light Microscopy) performed by an NVLAP (National Volunteer Laboratory Accreditation Program) accredited laboratory found 5 samples to positively contain asbestos within 14 different homogenous areas.
Please reference the EMLab report for further details.
Thank you for choosing Axium Inspections for your environmental inspection services. Please contact Axium at (303) 831-1202 if further clarification is needed. Your inspector was Ron Long.
The visible areas of the firebox and chimney flue were dirty at the time of the inspection. Most of the chimney flue was inaccessible and was not inspected. Dirty flues are potential fire hazards and should be cleaned by a professional. Recommend having the chimney evaluated by a C.S.I. (Chimney Safety Institute) -qualified chimney sweep.
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.
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 an/ or stabilization.
The floor structure did not appear to be properly supported at the time of inspection. Floor joists should have proper hangars with proper fasteners and be correctly installed on top of support posts. Types of wood and length of spans may determine the requirement for additional supports within each span. Recommend a qualified contractor evaluate further and repair or replace as needed.
The splice/Junction box was missing a cover plate. A qualified contractor should evaluate and repair or replace as necessary.
The wood stove fireplace was dirty at the time of inspection. Recommend cleaning from a qualified contractor.
