Roof
Exterior
Attic – Not Present
Detached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Plumbing
Electrical
Water Heating Equipment
Heating
Cooling
Structural Crawlspace
Structural Basement
Mold Inspection
Premier Partners
Guard Home Warranty
2119 W Pikes Peak Ave
Colorado Springs, CO 80904
The roof was covered with debris in areas. This condition could trap moisture and conceal damage. Latent defects may exist. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The roof covering material had minor damage or erosion in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The vent flashing, used to protect areas of the roof from moisture intrusion, was bent/damaged in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
That pipe stack was corroded, and sealant at joints deteriorated. Recommend a qualified contractor to evaluate and repair or replace as needed.
The skylight flashing was damaged/bent at the time of the inspection. This condition could allow moisture to penetrate the roof component. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The inspector observed signs of a possible moisture intrusion at the skylight. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
One or more bricks on the chimney stack were cracked, broken, or deteriorated at the time of inspection. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The chimney rain cap/spark arrestor was missing. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
A rain cap covers the top opening of the chimney flue liner and is usually combined with a spark arrestor.
A spark arrestor is used to prevent floating embers from a solid fuel fire setting light to a flammable roofing surface or falling onto other combustible materials on the ground. 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.
One or more bricks on the chimney stack were cracked, broken, or deteriorated at the time of inspection. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
Gutters were bent and/or damaged at the time of the inspection.
This condition may cause problems by introducing 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. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
Gutters were loose and should be re-fastened to the structure.
This condition may cause problems by introducing 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. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
The exterior wall-covering material was loose in one or more areas.
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.
The fascia was damaged in one or more areas.
Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The soffit was damaged in one or more areas.
Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
DAMAGED – GLAZING PUTTYOne or more window was observed with damaged, deteriorated, or missing glazing putty around the property.
On older single-pane windows, the glass is usually surrounded by putty called a “glazing compound,” which holds the glass in place and seals out the weather. This putty often lasts decades, but over the years it becomes rock-hard, cracks, and even falls off the window. Loose or missing compound lets wind and rain leak in around the glass.
A qualified contractor should evaluate and repair or replace as necessary.
A window was missing a window screen.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The walkway(s) were deteriorated or were eroded in areas. 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 settlement crack(s.) 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 visible concrete foundation wall surface was damaged or deteriorated in areas. Recommend a qualified contractor to evaluate and repair or replace as needed.
Cracked or split boards were present on the deck. This condition is a structural defect and potential safety hazard.
A qualified contractor should evaluate and repair or replace as necessary.
The ledger board does not appear to be properly attached to the building. This can cause the deck to pull away from the building and possibly collapse. Ledger boards should be attached using 5/16 inch galvanized or hot-dipped screws and no more than 16 inches apart as well as lag bolts attached to the structural members of the home depending on the size of the deck.
A qualified contractor should evaluate and repair or replace as necessary.
The deck structure was improperly supported. This may be that support posts were connected to the structure (girder, beams) laterally using lag bolts, or beams are incorrectly notched to posts. The beam(s) should be installed on top of or notched partially on top of the support posts. This is a structural defect that may result in injury if not corrected.
A qualified contractor should evaluate and repair or replace as necessary.
Flashing was missing from the ledger board. This flashing problem may allow water to enter the wall cavity or building components. A qualified contractor should evaluate and repair or replace as necessary.
The deck had visible indications of bare or worn-out surfaces. A qualified contractor should evaluate and repair or replace as necessary.
The guard/handrail was loose and should be secured. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
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.
The exterior garage door was damaged in areas.
The wall and/or ceiling structure including framing, trusses, and decking was damaged at the time of inspection. Depending on the severity, the minimum recommendation is to monitor the condition for any progression. We ultimately recommend a qualified contractor evaluate further and repair or replace as needed.
Indications of movement from the heaving/settling of the concrete floor were present in the garage. Significant movement may compromise the structural integrity of the foundation or structure of the garage which only a qualified structural engineer could comment on after further analysis.
Recommend a qualified structural engineer to inspect further and provide a professional opinion related to this observation.
Axium recommends our premier partner – Level Engineering. They can be contacted at 720-400-8148 or online at www.axiuminspections.com/structural-engineer.
The 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 garage door was missing weather stripping or did not evenly seal at the floor. A qualified contractor should evaluate and make adjustments, 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 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.
There was cracking around some windows on the interior (where the window meets the wall). A qualified contractor should evaluate and repair or replace as necessary.
The ceiling and/or walls showed various signs of minor defects at numerous locations including all or some of the following: damage, cracks, holes, previous repairs, and/or improper repairs. A representative number of pictures were taken to provide an example. Should any of these issues appear excessive we recommend a qualified contractor should evaluate and repair or replace items as necessary.
An interior wall was leaning, wobbly, or weak at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
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 carpet was stained in areas. A qualified contractor should evaluate and repair or replace as necessary.
The carpet was loose or baggy and may need to be restretched. A qualified contractor should evaluate and repair or replace as necessary.
The floor squeaks when stepped on. A qualified contractor should evaluate and repair or replace as necessary.
The flooring had seams that were wide or inconsistent possibly indicating loose flooring or poor installation. 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.
The floors showed signs of minor damage and wear, particularly in high-traffic areas. 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.
A window had a sash that was difficult to slide or operate to get opened/closed. 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.
A window sash would not stay up/open at the time of inspection. The window may have had damaged spring rails or springs that were damaged or weak. If this is an older counterweighted window, the counterweights may need to be adjusted. Recommend a qualified contractor evaluate and repair or replace it as necessary.
The ceiling fan wobbles when operated and may need to be balanced. A qualified contractor should evaluate and repair or replace as necessary.
At the interior stairs, the steps were damaged. A fall or injury could occur if not corrected. 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.
At the interior stairs, the handrail was missing. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
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.
Controls loose At the gas-burning stove. Recommend qualified contractors evaluate and repair or replace as needed.
The flooring had seams that were wide or inconsistent possibly indicating loose flooring or poor installation. A qualified contractor should evaluate and repair or replace as necessary.
The countertop had to face that was loose in some areas. A qualified contractor should evaluate and repair or replace as necessary.
A saddle valve was present in the plumbing at the time of inspection. They are prone to leak over time as the rubber seal will eventually deteriorate and they clog up as calcium deposits build up at the small opening. Recommend a qualified contractor evaluate and replace it with a permanent valve as needed.
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.
A window sash would not stay open at the time of inspection. Recommend a qualified contractor to evaluate and repair or replace as necessary.
The flooring was not installed according to professional standards. A qualified contractor should evaluate and repair or replace as necessary.
The laundry sink was clogged or draining slowly at the time of inspection. Recommend a qualified contractor to evaluate and repair or replace as needed.
There was not an exhaust fan in the bathroom. 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.
Should proper ventilation rely solely on an openable window, the window may need to be opened during adverse weather conditions for the ventilation to happen. Using an exhaust fan is the recommended alternative.
A qualified contractor should evaluate and repair or replace as necessary.
The ceilings had signs of the previous repair. 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.
A window had a damaged frame in an interior area. A qualified contractor should evaluate and repair or replace as necessary.
A window sash would not stay open at the time of inspection. Recommend a qualified contractor to 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 bathtub drain stop was damaged, missing, or did not operate properly. 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 siphoning 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.
There were no water supply valves installed at the sink at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
A shower supply arm was loose in the wall. This will cause caulking/sealant to deteriorate at an accelerated rate and may allow water to enter the wall. Over time, this could potentially put added stress on the plumbing connections and develop a leak. Recommend a qualified contractor evaluate and repair or replace it as necessary.
The diverter valve that diverts water from the tub spout to the shower head was leaking while in the shower position. This may be an indication of the valve beginning to fail.
A qualified contractor should evaluate and repair or replace as necessary.
Tiles on the wall in the bath/shower area had missing or damaged grout. A qualified contractor should evaluate and repair or replace as necessary.
The bathroom 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.
Some caulking and/or grout in the tub & shower area was missing, loose, old, or poorly done. Recommend a qualified contractor evaluate and re-seal as needed.
The water supply valves and supply lines at the shower fixture in the bathroom were installed improperly with a reversed configuration. Current standards for installation produce hot water when the valve is turned to the left and cold water when the valve is turned to the right. A qualified contractor should evaluate and repair or replace as necessary.
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:
- 2 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.
Pipe size reduction Present at cold water supply to the water heater. Recommend a qualified contractor to evaluate and repair or replace as needed.
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 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 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 B-Vent (double wall) exhaust flue had improper clearance from combustible materials. This type of vent requires a 1-inch minimum clearance from combustibles. This condition is a potential fire hazard. A qualified contractor should evaluate and repair or replace as necessary.
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.
Exposed wire splice. Recommend a qualified contractor to evaluate repair or replace as needed.
The ductwork was damaged. A qualified contractor should evaluate and repair or replace as necessary.
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
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.
No soil cover was installed at the time of the inspection. Soil covers help reduce humidity levels in crawlspaces by limiting moisture evaporation into the air from the soil. Reducing humidity levels can help reduce the chances of mold growth and deterioration of structural components. A qualified contractor should evaluate and install a soil cover as necessary.
Wood Is rotted or deteriorated in areas of the structural floor as visible in the crawlspace. Recommend a qualified contractor to evaluate and repair or replace as necessary.
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.
Indications of movement/settling of the concrete floor were present in the basement area. This may be a compromise to the structural integrity of the foundation or structure of the house which only a qualified structural engineer could comment on after further analysis.
Recommend a qualified structural engineer to inspect further and provide a professional opinion related to this observation.
Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540 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.
The foundation wall has 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.
Efflorescence (white powdery substance) on the wall indicates moisture is in contact with the concrete or masonry. This does not necessarily indicate that intrusion will occur. I recommend checking the gutters and the downspout drain lines for proper operation. Also, waterproofing paint could be applied to the interior side of the wall if necessary. Efflorescence is found on many properties without water intrusion occurring inside the property. But, it should alert you to the possibility that future steps may be needed. A qualified contractor should evaluate and repair as necessary.
Modifications and repairs or additions were present in the floor structure support system. Recommend qualified contractors evaluate and repair or replace as needed.
