Inspection Detail
Roof
Attic, Insulation and Ventilation
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Laundry
Laundry 2
Bathroom
Bathroom 2
Plumbing
Electrical
Water Heating Equipment
Heating
Cooling – Evaporative Cooler
Structural Basement
Mold Inspection
Premier Partners
Guard Home Warranty
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 roof covering material was not sealed at the edges and/or seams in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
Drywall damage at skylight Bead recommend qualified contractor evaluate and repair or replace as needed.
One or more combustion exhaust flue(s) showed signs of rust/corrosion. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The chimney flashing was bent, corroded, loose, or otherwise damaged at the time of 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.
Citing was damaged at the chimney at the time of inspection. Damage also included peeling paint and moisture intrusion. Recommend a qualified contractor evaluate and repair or replace as needed.
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 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 a 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 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 damaged. 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 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 insulation is thinner than current thermal resistance (R-value) standards.
Recommend a qualified contractor evaluate and repair or replace as needed.
At least one vent or exhaust duct terminated in the attic and did not vent to the exterior of property.
A qualified contractor should evaluate and repair or replace as needed.
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 driveway surface was pitted in areas. A qualified contractor should evaluate and repair or replace as necessary.
The exterior of the garage door was damaged at the jamb. A qualified contractor should inspect and repair as necessary and according to current standards.
The exterior of garage door has one or more damaged panels. A qualified contractor should inspect and repair 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 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.
A window appeared fogged windowpane (a lost seal) from the exterior at the time of inspection.
If multiple-pane windows appear misty or foggy, it means that the seal protecting the window assembly has failed, and condensation has formed in between the two panes of glass. Condensation in double-paned windows indicates that the glazing assembly has failed and needs repair or replacement. Visible condensation can damage glazing and is the main indication of sealant failure. Condensation is not always visible. If the failure is recent, a failed window may not be obvious, since condensation doesn’t usually form until the window is heated by direct sunlight. Windows in the shade may show no evidence of failure, so it is nearly impossible to observe and report all failed double-paned windows.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Window well(s) lacked an egress ladder. Window wells more that 44″ below grade should have a permanent ladder installed. 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.
Signs of repairs were present in the walkway(s) in areas. Recommend asking current homeowner for more information, and if repairs appear to be of poor quality it is recommended to have a qualified contractor evaluate further for any additional repairs 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.
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.
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.
A support post was not properly rested on a concrete footer or missing metal connection hardware. This may put the wood in direct contact with the moisture on the ground and accelerate any potential deterioration.
A qualified contractor should evaluate and repair or replace as necessary.
The exterior deck floor war warped or sagging. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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 evaluate and repair or replace as necessary.
An interior wall in the garage was damaged.
Recommend a qualified contractor evaluate and repair or replace as needed.
An opening was in the drywall or gypsum board ceiling of the garage.
The ceiling to separate the garage and the living areas, or shared attic space with living areas, should be fire-rated. This ceiling 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 evaluate and repair and seal all openings as necessary.
Indications of movement from heaving/settling of the concrete floor were present in the garage. Significant movement may be a compromise the structural integrity of the foundation or structure of the garage which only a qualified structural engineer could comment after further analysis.
Recommend a qualified structural engineer inspect further and provide a professional opinion related to this observation.
Axium recommends our premier partner – Level Engineering. They can be contacted at 720-400-8148 or online at www.axiuminspections.com/structural-engineer.
The garage floor had surface spalling in areas. This condition will continue to degrade if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
The weather stripping at the garage door is damaged or insufficient.
A qualified contractor should 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 weather stripping at the garage door is damaged or insufficient.
A qualified contractor should evaluate and repair or replace as needed.
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 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.
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 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.
An outlet or switch box in the garage was missing a faceplate cover. This may be a shock hazard. Recommend a qualified contractor install the missing piece.
A light bulb did not respond to controls in the garage.
Recommend a qualified contractor evaluate and repair or replace as needed.
The property had ceiling materials that may contain asbestos. Ceiling tiles or popcorn texture were manufactured or installed using asbestos as late as the early 90s.
In the past, asbestos fibers were added during the production to strengthen and increase durability. Materials that contain asbestos, when intact and in good condition, is generally considered non-friable and is not hazardous. Heat, water, weathering or aging can weaken asbestos materials to the point where it is considered friable. Friable material includes any material containing more than 1 percent asbestos that can be crumbled, pulverized or reduced to powder with hand pressure. This includes previously non-friable material which has been damaged to the extent that it may be crumbled, pulverized or reduced to powder by hand pressure and can also be made friable during its removal. Friable materials can release asbestos fibers into the air. Once in the air, asbestos fibers present a health hazard to people who inhale those fibers.
The 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.
The drywall wall, ceiling, and/or trim was not finished properly. This may be one or more of the following: loose sections, missing pieces, missing caulking and/or paint, or poor application of any of the wall, ceiling, finishing components. A qualified contractor should evaluate and repair or replace as necessary.
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.
An interior door rubs at the door frame when closing. This may mean the door or frame is out of square or that hinges may not be installed properly.
A qualified contractor should evaluate and repair or replace as necessary.
The door swings open or closed by itself. 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 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 installation of carbon monoxide detectors in appropriate locations. Colorado House bill 1091 became effective on July 1, 2009 that requires Carbon Monoxide detectors to be installed in most properties that has a fuel-burning heater or appliance, a fireplace, or an attached garage.
There are no carbon monoxide detectors on the lower or upper level.
The smoke detector was missing. A qualified person should replace as needed. The existing smoke detectors were tested if present, but they are only noted as to presence and operation as of 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 glass at the fireplace had a cloudy appearance. 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.
Ground fault circuit interrupter (GFCI) Protection was not provided for all kitchen electrical outlets. Although GFCI protection of kitchen outlets may not have been required at the time in which this property was built, as general knowledge of say fielding 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.
An electrical outlet was loose in the wall. A qualified contractor should evaluate and repair or replace as necessary.
Although outside the scope of a general home inspection, the inspector noted the refrigerator ice and/or water dispenser was not working. A qualified contractor should evaluate and repair or replace as necessary.
The door was missing. A qualified contractor should evaluate and repair or replace as necessary.
The laundry area exhaust fan had a damaged or missing cover. A qualified contractor should evaluate and repair or replace as necessary.
The supply register cover was loose or damaged. 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.
The walls showed signs of minor damage and wear. A qualified contractor should evaluate and repair or replace as necessary.
The 220-volt dryer electrical outlet had a damaged or missing cover plate. A qualified contractor should evaluate and repair or replace as necessary.
An electrical outlet was loose in the wall. 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 faucet was loose. 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.
The toilet won’t flush unless the lever is held down briefly. 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 was deteriorated at the time of inspection. Recommend a qualified contractor evaluate and repair or replace 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.
The toilet won’t flush unless the lever is held down briefly. A qualified contractor should evaluate and repair or replace as necessary.
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 sump pump discharge pipe was discharging into the sanitary sewer line. This is not recommended or allowed by most cities and the discharge pipe should be routed to exterior. One reason that cities don’t allow this is that during big storms their sewage treatment facilities can be overloaded. The other reason that sump pumps shouldn’t discharge to the sanitary sewer is that municipal water departments bill homeowners for their sewer usage based on their water usage. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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 verify the breakers and accuracy of any existing labeling as necessary.
Unused circuit-breaker panel opening was missing filler plate. A qualified contractor should evaluate and repair and replace as necessary.
The main electrical distribution panel is a Federal Pacific Electric (FPE) panel. These panels have a reputation for being problematic and further evaluation by a qualified electrician is recommended. FPE panel breakers are known to fail to trip at a much higher rate than standard panels. When a breaker fails to trip, the breaker and other components, including wires, may overheat and melt. The panel itself could overheat and catch fire.
Due to safety concerns, no further evaluation was conducted on this panel. A qualified contractor should evaluate 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.
A saddle valve was present at 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 water heater burn chamber had rust/corrosion visible. 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 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.
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 is 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 HVAC system air filter was incorrectly sized. This condition reflects a lack of regular maintenance of the HVAC system. Clogged filters can restrict air flow and increase internal temperatures. A clean air filter will help increase the efficiency and prolong the life expectancy of the heating and cooling system. Due to the damage that can be caused by dirty or clogged coils, recommend replacing filter, as well as cleaning, servicing and evaluating of the HVAC system by a qualified HVAC professional and repair or replace as necessary.
The HVAC system air filter was very dirty or clogged. This condition reflects a lack of regular maintenance of the HVAC system. 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 heating and cooling 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.
The blower motor and/or wheel appeared to be dirty at the time of inspection. Blower fan motors and fan wheels are subjected to constant dirt, dust, and lint and can become overly dirty when not cleaned on a regular basis and even faster if the air filters are not changed regularly.
A qualified contractor should evaluate, clean, and service as necessary, and certify the unit is in good working order.
The heating system did fire and appeared to be in serviceable condition at the time of the inspection. However, the interior of the cabinet was dirty. Cleaning, servicing and/or certification of the HVAC system by a qualified contractor is recommended and repaired or replaced as necessary.
The reservoir appears to be corroded or rusted in areas. Recommend a qualified contractor evaluate and repair or replace as necessary.
Recommend replacing the evaporative cooling pads on the swamp cooler and cleaning the reservoir.
There were minor to moderate cracks in the basement foundation wall. These cracks should be sealed to prevent moisture intrusion and monitored for further movement. 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.
A loose wire end and/or splice was located. A qualified contractor should evaluate and repair or replace as necessary.
Splice/Junction box was missing a cover plate. A qualified contractor should evaluate and repair or replace as necessary.
Outlet box was missing a cover plate. A qualified contractor should evaluate and repair or replace as necessary.
