Inspection Detail
Roof
Attic, Insulation, and Ventilation
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Bathroom 3
Plumbing
Electrical
Water Heating Equipment
Heating
Cooling – Evaporative Cooler
Structural Basement
Mold Inspection
Premier Partners
Guard Home Warranty
The roof covering material was damaged/deteriorated in some areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
Some of the shingles appeared to be de-granulated in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The inspector observed deflection of the roof decking in some areas was noted. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
A plumbing vent did not extend far enough above the roof. A plumbing vent should extend a minimum of 10″. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The flashing at the chimney was inadequately sealed. 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.
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 roof decking was split. A qualified contractor should evaluate and repair or replace as necessary.
Visible signs of water intrusion in the attic are present on rafters, trusses, or the 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.
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 driveway 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 condition could potentially cause a trip hazard.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The exterior of the garage door has damaged weather stripping. A qualified contractor should inspect and repair 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 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.
The siding or trim was missing in one or more areas. Recommend a qualified contractor to evaluate and replace as needed.
Signs of repairs were evident at the eaves at the time of inspection. Recommend asking the seller for more information. If repairs appear to be significant or failing we recommend a qualified contractor evaluate further for any possible repair or replacement.
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.
One or more electrical outlets were not grounded. A qualified contractor should evaluate and repair or replace as necessary.
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 or valves had minor surface corrosion at the sprinkler supply line. Monitoring and contacting a qualified professional to further evaluate for repairs is recommended
Daylight or blank space was visible between door and frame/jamb at an exterior entry door in the garage. The door may be missing weatherstripping or the door is not installed properly. Recommend a qualified contractor to evaluate and repair or replace as necessary.
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 interior wall in the garage was damaged.
Recommend a qualified contractor to evaluate and repair or replace as needed.
An attic access panel in the ceiling of the garage was not properly trimmed or sealed and is considered a break in the firewall between the garage and habitable areas.
Should the interior attic span across the entire structure, the attic access should be installed according to current fire rating standards. Alternatively, there may be a wall to separate the garage and the house or attic space. 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 or replace as needed.
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 ceiling showed signs of current or past moisture intrusion. Moisture intrusion is visibly noted by the presence of water stains or efflorescence but can not tell whether the issue is active without further water testing.
Recommend a qualified contractor evaluate, and if active, make repairs as necessary to prevent further damage and/or mold.
Garage walls showed signs of current or past moisture intrusion. Moisture intrusion is visibly noted by the presence of water stains or efflorescence but can not tell whether the issue is active without further water testing.
Recommend a qualified contractor evaluate, and if active, make repairs as necessary to prevent further damage and/or mold.
The garage door was missing spring containment at the time of inspection. Extension springs should be contained by a cable that runs through the center of the springs. If a spring breaks, containment helps to prevent broken parts from flying around dangerously in the garage. Recommend a qualified contractor to evaluate and repair or replace as needed.
The garage door was missing weather stripping or did not evenly seal at the floor or sides of the door. A qualified contractor should evaluate and make adjustments, repair, or replace 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 garage door opener was improperly installed. Opener buttons on the wall should be 5ft off the floor so that small children are not able to reach them.
The automatic reverse sensors are missing.
These are a safety feature to prevent injury and should be installed no more than 6 inches away from the floor.
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 ceiling showed wet staining indicating moisture intrusion did or does still exist. A qualified contractor should evaluate and repair or replace as necessary.
The door trim was missing in areas of the interior walls at the time of inspection. A qualified contractor should evaluate and repair or replace as needed.
The carpet was stained in areas. 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.
The carpet was loose or baggy and may need to be restretched. 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.
Windows installed in the home appeared to be worn or aged. This apparent condition can mean the windows are deteriorated or difficult to operate, and can also mean they are not consistent with current efficiency standards. They were possibly original and were either at or near their serviceable lifespan. Recommend further evaluation by a qualified contractor and budgeting for potential future replacement.
An electrical outlet had a missing faceplate. A qualified contractor should evaluate and repair or replace as necessary.
One or more electrical outlets were not grounded. A qualified contractor should evaluate and repair or replace as necessary.
One or more light bulbs were not working at the time of inspection. Recommend a qualified contractor to evaluate and repair or replace as needed.
Carbon monoxide detectors were not installed within a specified distance of each room lawfully used for sleeping purposes. The inspector recommends the installation of carbon monoxide detectors in appropriate locations. Colorado House bill 1091 became effective on July 1, 2009, which requires Carbon Monoxide detectors to be installed in most properties that has a fuel-burning heater or appliance, a fireplace, or an attached garage.
There are no carbon monoxide detectors on the lower or upper levels.
The smoke detector did not work when tested. 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.
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 countertop needs caulking with silicone along the backsplash. A qualified contractor should evaluate and repair or replace as necessary.
The laminate in the kitchen countertop was chipped or damaged. 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.
The countertop was swollen and beginning to blister. 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.
A window had a damaged frame in an interior area. A qualified contractor should evaluate and repair or replace as necessary.
The food waste disposer was not working 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.
A dyer vent connection was installed in the laundry area. The dryer was vented using a flexible plastic vent which is not approved by the Underwriter’s Laboratory (UL). The flexible plastic dryer vent is more likely to accumulate lint than a smooth metal vent creating a potential fire hazard. Excessive lint accumulation can increase drying time and shorten the lifespan of the dryer. The inspector recommends replacing the plastic vent with a properly installed UL-approved dryer vent. A qualified contractor should evaluate and repair or replace as necessary.
A dyer vent connection was installed in the laundry area. The dryer vent pipe was too long. This vent can be a maximum of 25 feet long. However, for every 90-degree bend 5 feet are subtracted and for every 45-degree bend 2, 1/2 feet is subtracted. This pipe should be as short as possible to reach the exterior of the home. A qualified contractor should evaluate and repair or replace as necessary.
The dryer vent hose connects with exhaust from the basement bathroom before discharging from the home. A qualified contractor should investigate and repair or replace as necessary.
The door had a broken or cracked glass pane. 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.
Carpeting was used as a floor covering material in the tub, shower, and/or toilet areas. The carpet is bound to get wet from steam/vapor from the shower, splashing, and water dripping off a body. Carpet tends to act as a sponge and soak up the moisture, which gives mildew and molds an opportunity to grow and spread. Recommend a qualified contractor to evaluate and replace the floor covering materials as needed.
The window had a sill that was damaged. 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.
One or more bulbs were not working in the bathroom at the time of inspection.
Recommend a qualified contractor to evaluate and repair or replace as needed.
The light fixture was old and rusted. A qualified contractor should evaluate and repair or replace as necessary.
The countertop needs caulking with silicone along the backsplash. A qualified contractor should evaluate and repair or replace as necessary.
One or more cabinet or drawer does not operate smoothly. This could be an issue with the drawer not sliding on a proper guide track or a door being difficult to swing open/closed.
A qualified contractor should evaluate and repair or replace as necessary.
The sink drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.
The sink drain pipe was leaking at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
The drain stop did not work or did not hold water in the sink. A qualified contractor should evaluate and repair or replace as necessary.
Evidence of a possible mold-like substance was observed bath or shower area. We did not inspect, test, or determine if this growth is or is not a health hazard. The underlying cause is moisture. It is recommended to consult a mold inspector or mold remediation specialist to determine if further action is needed. Further analysis by a mold remediation specialist is recommended. Axium recommends our premier partner – Mold Removal Express. They can be contacted at 720-464-1555 or online at www.axiuminspections.com/mold-removal-express.
Caulking in the shower/tub area deteriorated at the time of inspection. Recommend a qualified contractor to 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.
Carpeting was used as a floor covering material in the tub, shower, and/or toilet areas. The carpet is bound to get wet from steam/vapor from the shower, splashing, and water dripping off a body. Carpet tends to act as a sponge and soak up the moisture, which gives mildew and molds an opportunity to grow and spread. Recommend a qualified contractor to evaluate and replace the floor covering materials as needed.
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.
The countertop needs caulking with silicone along the backsplash. 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 toilet was loose on the floor. This condition typically is caused by loose bolts or nuts and/or missing floor seals. Loose toilet can result in leaks, water damage, and mold, as well as damage to the toilet, water supply lines, bolts, and drainage pipes. A qualified contractor should evaluate and repair or replace as necessary.
The tub/shower area had deteriorated or missing sealant (caulking or grout) where the shower wall rests on the tub and/or at the inside corners. A qualified contractor should evaluate and repair or replace as necessary.
Evidence of a possible mold-like substance was observed bath or shower area. We did not inspect, test, or determine if this growth is or is not a health hazard. The underlying cause is moisture. It is recommended to consult a mold inspector or mold remediation specialist to determine if further action is needed. Further analysis by a mold remediation specialist is recommended. Axium recommends our premier partner – Mold Removal Express. They can be contacted at 720-464-1555 or online at www.axiuminspections.com/mold-removal-express.
One circuit was installed improperly with multiple GFCI outlets or breakers. This configuration prevents the GFCI outlets from resetting properly. 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 main water shutoff valve was corroded.
The valve is not and was not operated during the scope of a home inspection.
Recommend a qualified contractor should evaluate and repair or replace as necessary.
Some of the main drain line components were corroded at the time of inspection. Recommend a qualified contractor to evaluate and repair or replace as needed.
The manufacturer’s label was missing, partial, or illegible on the electrical service panel. The manufacturer’s label typically provides information describing the main panel such as the name of the panel manufacturer, the panel model number, the panel amperage rating, limitations related to the environment in which the panel was designed to be installed, and grounding/bonding information for that particular model. The Inspector was unable to confirm the existence of proper conditions when confirmation would require information taken from this missing label.
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.
The panel cover won’t stay open without a prop. This is a potential safety hazard for working on the panel.
Solid conductor aluminum branch-circuit wiring was present. This is 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 contacts 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 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 too.
Recommend a qualified contractor to verify the breakers and accuracy of any existing labeling as necessary.
The panel was missing a filler plate at either an unused breaker spot or service entrance spot. A qualified contractor should evaluate and repair and replace as necessary.
One or more circuit breakers have two wires that are connected to a breaker designed for only one wire. This is known as a “double-tap” and is a defective condition. A qualified contractor should evaluate and repair or 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.
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 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 HVAC electrical service shut-off switch for the heating system was not present. A disconnect is required unless the heating system is within line of sight of the main electrical panel. A qualified contractor should evaluate and repair/replace as necessary.
The water level in the reservoir comes right up to the edge of the reservoir. The float may need to be repositioned. A qualified contractor should investigate and repair or replace as necessary.
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 wall 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.
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.
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 a possible mold-like substance was observed. We did not inspect, test, or determine if this growth is or is not a health hazard. The underlying cause is moisture. It is recommended to consult a mold inspector or mold remediation specialist to determine if further action is needed. Further analysis by a mold remediation specialist is recommended. Axium recommends our premier partner – Mold Removal Express. They can be contacted at 720-464-1555 or online at www.axiuminspections.com/mold-removal-express.
Exposed electrical conductor splices need to be installed inside a junction box with a cover plate. A qualified contractor should evaluate and repair or replace as necessary.
