2 – Roof
2.2.1 – Roof Covering

Roof Covering 1

DAMAGED/DETERIORATED

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.

2.2.2 – Roof Covering

Roof Covering 2

DEBRIS

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.

2.3.1 – Roof Structure

Roof Structure 1

DECKING DEFLECTION

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.

2.7.1 – Masonry Chimney
Masonry Chimney 1
DAMAGE – MORTAR CROWN

The mortar crown was damaged, cracked or deteriorated at the time of inspection. This condition could allow moisture to penetrate the chimney. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.7.2 – Masonry Chimney

Masonry Chimney 2

DAMAGE – RAIN CAP/SPARK ARRESTOR

The chimney rain cap/spark arrestor was damaged. 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 from 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.

2.8.1 – Roof Drainage Systems

Roof Drainage Systems 1

BENT/DAMAGED

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.

2.8.2 – Roof Drainage Systems
Roof Drainage Systems 2
CORROSION – MODERATE

Gutters had moderate general corrosion visible. Corrosion is generally a sign of poor sloping or drainage, and continued corrosion will eventually result in leaking gutters.

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.

2.8.3 – Roof Drainage Systems

Roof Drainage Systems 3

INCORRECT SLOPE

Gutters were noticeably flat or sloped “away from” the downspouts, which will prevent the water from being properly drained through the downspouts and away from the foundation.

This may even cause the water to overflow and cause damage to exterior walls and siding, or 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.

2.8.4 – Roof Drainage Systems
Roof Drainage Systems 4
MISSING GUTTERS
BACK PORCH

The gutters were missing in areas.  A qualified contractor should evaluate and repair or replace as necessary.

 3 – Attic, Insulation and Ventilation
3.1.1 – Attic Access
Attic Access 1
DAMAGED HATCH

The attic access hatch was damaged. A qualified contractor should evaluate and repair or replace as necessary.

3.2.1 – Attic Structural Components

Attic Structural Components 1

SIGNS OF 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.

3.4.1 – Insulation in Attic
Insulation in Attic 1
MISSING IN AREAS

The insulation is missing in some areas.

Recommend a qualified contractor evaluate and repair or replace as needed.

3.4.2 – Insulation in Attic
Insulation in Attic 2
TOO THIN

The insulation is thinner than current thermal resistance (R-value) standards.

Recommend a qualified contractor evaluate and repair or replace as needed.

3.4.3 – Insulation in Attic
Insulation in Attic 3
DEBRIS OVER THE INSULATION

There appeared to be debris, cardboard, plastic, wood, etc. on the insulation. This configuration could lead to a possible mold environment. The inspector recommends that it be removed.

 4 – Exterior
4.3.1 – Garage Door Exterior
Garage Door Exterior 1

Garage Door Exterior 2

DAMAGED – PANEL(S)

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.

4.3.2 – Garage Door Exterior
Garage Door Exterior 3
Garage Door Exterior 4
MISSING – WEATHER STRIPPING

The exterior of the garage door has weatherstripping missing in one or more areas. A qualified contractor should inspect and repair as necessary and according to current standards.

4.4.1 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 1

Wall-Covering, Flashing & Trim 2

Wall-Covering, Flashing & Trim 3

DAMAGED – SIDING

The siding and/or trim was damaged in areas of the exterior.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.4.2 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 4

PENETRATIONS

There were penetrations in areas of the siding at the time of inspection. Recommend applying appropriate sealant to these areas to prevent potential moisture or pest intrusion. A qualified contractor should further evaluate and repair or replace as necessary.

4.4.3 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 5

DETERIORATION

The exterior wall covering is beginning to deteriorate or has deteriorated.

Recommend a qualified contractor should evaluate and repair or replace as needed.

4.4.4 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 6
MISSING – PAINT

The siding and/or trim in areas was missing paint.

Recommend a qualified contractor should evaluate and repair or replace as needed.

4.4.5 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 7
PEELING PAINT

Peeling paint was present in areas.

Recommend a qualified contractor should evaluate and repair or replace as needed.

4.4.6 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 8

SEAL GAPS AT INTERSECTIONS
MULTIPLE AREAS

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.

4.4.7 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 9

Wall-Covering, Flashing & Trim 10

Wall-Covering, Flashing & Trim 11

SWOLLEN – MOISTURE INTRUSION

The siding/trim had a swollen appearance due to moisture intrusion.

Recommend a qualified contractor should evaluate and repair or replace as needed.

4.4.8 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 12

TUCK POINTING NEEDED

A common maintenance task for brick masonry is the repair of mortar joints. The longevity of mortar joints will vary with the exposure conditions and the mortar materials used, but a life span of more than 25 years is typical. The longevity of brick, however, may well exceed 100 years. Consequently, occasional repair of the mortar joints is expected over the life of the brick masonry. It is our observation that the most common reason for repointing brick masonry is to improve water penetration resistance. Repointing deteriorated mortar joints is one of the most effective and permanent ways of decreasing water entry into brickwork. This is because the most common means of water entry into a brick masonry wall is through de-bonded, cracked or deteriorated mortar joints. A qualified contractor should evaluate and repair all areas as necessary.

4.5.1 – Eaves, Soffits & Fascia
Eaves, Soffits & Fascia 1
GAPS AT INTERSECTIONS

The eaves had gaps at the edges between soffit panels or roof sheathing which allows insects to enter the attic.

Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.5.2 – Eaves, Soffits & Fascia
Eaves, Soffits & Fascia 2

Eaves, Soffits & Fascia 3

MOISTURE DAMAGE

Components of the eaves, facia, and/or soffit was warped, swollen, or had peeling paint which are signs of water damage. The materials will eventually begin to rot if left untreated or cause has not been corrected.

A qualified contractor should evaluate and repair or replace as necessary.

4.5.3 – Eaves, Soffits & Fascia

Eaves, Soffits & Fascia 4

WASP NEST

It Wasp nest is present at the time of inspection. Recommend removing by qualified contractor.

4.6.1 – Exterior Doors

Exterior Doors 1

DAMAGE – FRAME

The door frame appears to be damaged. This is possibly from excessive force such as ramming the door when locked, or from heavy usage. Recommend a qualified contractor evaluate and repair or replace as necessary.

4.7.1 – Electrical Fixtures

Electrical Fixtures 1

MISSING – BULB

An exterior light fixture or light bulb was missing. A qualified contractor should evaluate and repair or replace as necessary according to current standards.

4.8.1 – Electrical Outlets
Electrical Outlets 1
NO EXTERIOR GFCI PROTECTION

No Ground Fault Circuit Interrupter (GFCI) protection was provided for the exterior electrical outlets. Although GFCI protection of exterior circuits may not have been required at the time in which this property was built, modern building and safety standards now require them. This is a reflection of the current understanding of the potential hazards. The inspector recommends updating the existing exterior electrical circuits to include GFCI protection. A qualified contractor should evaluate and implement according to current standards.

4.9.1 – Windows

Windows 1

DAMAGED – FRAME

The window frame was damaged. A qualified contractor should evaluate and repair or replace as necessary.

4.9.2 – Windows

Windows 2

Windows 3

Windows 4

FOGGED WINDOWPANE

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.

4.9.3 – Windows

Windows 5

MISSING TOP FLASHING

The top window flashing was missing around the subject property. Recommend a qualified contractor evaluate and repair or replace as needed.

4.11.1 – Walkways

Walkways 1

CRACKING – MINOR

Minor cracking was visible on the walkway(s) in areas. Monitoring is the minimum recommendation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.11.2 – Walkways

Walkways 2

Walkways 3
HEAVING AND/OR SETTLING

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.

4.11.3 – Walkways
Walkways 4
PITTED

The walkway(s) surface was pitted in areas. A qualified contractor should evaluate and repair or replace as necessary.

4.12.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
DENSE VEGETATION

Dense vegetation was present around the house in areas.  This condition limited and restricted my visual inspection.  Dense vegetation and landscaping up against or near the house foundation and exterior walls may be prone to water penetration and insect infestation. Trimming, pruning and some landscaping is recommended by a qualified contractor

4.12.2 – Vegetation, Grading & Drainage

Vegetation, Grading & Drainage 2

SIGNS OF RODENTS
4.14.1 – Exterior Faucets (Hose Bibs)
LEAKS AT ANTI-SIPHON
FRONT

The exterior hose bib dripped from the anti-siphon when operated.

4.17.1 – Exterior Foundation Wall

Exterior Foundation Wall 1

MINOR DAMAGE TO CONCRETE

The visible concrete foundation wall surface was damaged or deteriorated in areas. Recommend a qualified contractor evaluate and repair or replace as needed.

4.17.2 – Exterior Foundation Wall

Exterior Foundation Wall 2

Exterior Foundation Wall 3

Exterior Foundation Wall 4

SIGNS OF REPAIR

The exterior foundation wall had signs of repair. Recommend inquiring with the current sellers for more information. Recommend further evaluation by a qualified contractor if the quality of work is poor.

4.21.1 – Roof Drainage – Downspouts & Extensions

Roof Drainage - Downspouts & Extensions 1

EXTENSIONS DENTED/DAMAGED

Downspout extensions were dented or damaged in some areas at the time of inspection. This condition can cause a blockage and potential build up of moisture intrusion into the soil next to the foundation walls. This in turn can potentially cause hydro-static pressure against the foundation walls and create adverse results. Recommend further evaluation by a qualified contractor to repair or replace.

4.21.2 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 2

Roof Drainage - Downspouts & Extensions 3

Roof Drainage - Downspouts & Extensions 4

MISSING – EXTENSIONS

Downspout(s) are missing the proper 6 ft. extensions. This condition may cause problems by introducing excessive amounts of moisture to the soil beneath the foundation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 5 – Attached Garage
5.2.1 – Occupant Door
NOT FIRE RATED
MISSING THE FIRE RATED LABEL

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 garage, the occupant door does not afford protection until firemen arrive. A qualified contractor should evaluate and repair or replace as necessary.

5.2.2 – Occupant Door
Occupant Door 1
NOT SELF CLOSING

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 hazard and toxic fumes. A qualified contractor should evaluate and repair or replace as necessary.

5.2.3 – Occupant Door
Occupant Door 2
OPENS OVER STEP

The door swings over the top step of the stairway when opened.  This can lead to a fall and is considered a safety hazard.  A qualified contractor should evaluate and repair or replace as necessary.

5.3.1 – Ceiling, Walls & Firewalls
Ceiling, Walls & Firewalls 1
FIREWALL BREAK – ATTIC ACCESS

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 evaluate and repair or replace as needed.

5.3.2 – Ceiling, Walls & Firewalls
Ceiling, Walls & Firewalls 2
FIREWALL BREAK – WALL

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 evaluate and repair and seal all openings as necessary.

5.3.3 – Ceiling, Walls & Firewalls
Ceiling, Walls & Firewalls 3
MOISTURE INTRUSION – WALLS

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.

5.3.4 – Ceiling, Walls & Firewalls

Ceiling, Walls & Firewalls 4

SIGNS OF REPAIRS

Walls and/or ceilings had signs of repairs at the time of inspection. Recommend asking current home owners for more information. Should repairs appear to be poorly done, we recommend having a qualified contractor evaluate further for any further repairs.

5.4.1 – Floor
Floor 1
HEAVING/SETTLING

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.

5.4.2 – Floor
Floor 2
Floor 3
SPALLING

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.

5.6.1 – Door Opener
Door Opener 1
Door Opener 2
EXTENSION CORD USED

An extension cord was being used to power the garage door operator. Extension cords are for temporary use only, and the operator should be plugged into a dedicated outlet. Recommend a qualified contractor evaluate and update to current building standards as necessary.

5.7.1 – Electrical Outlets & Fixtures

Electrical Outlets & Fixtures 1

DEFECT – WIRING

A defect was noted in the electrical wiring in the garage. Not installed properly.

Recommend a qualified contractor evaluate and repair or replace as needed.

5.7.2 – Electrical Outlets & Fixtures
Electrical Outlets & Fixtures 2
NO GFCI PROTECTION
GARAGE

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.

5.7.3 – Electrical Outlets & Fixtures
Electrical Outlets & Fixtures 3
MISSING – BULB

A light fixture was missing a bulb at the time of inspection. Recommend a qualified contractor evaluate the fixture for any necessary repairs and replace bulb as needed.

5.7.4 – Electrical Outlets & Fixtures
Electrical Outlets & Fixtures 4
NOT WORKING – BULB

A light bulb did not respond to controls in the garage.

Recommend a qualified contractor evaluate and repair or replace as needed.

 6 – Interior, Doors, Windows
6.2.1 – Ceilings & Walls
Ceilings & Walls 1
ASBESTOS CEILING
POPCORN CEILINGS POSSIBLY CONTAINING ASBESTOS

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.

6.2.2 – Ceilings & Walls
MINOR CRACKS-CEILING

Minor cracking was visible on the interior ceilings.  A qualified contractor should evaluate and repair or replace as necessary.

6.2.3 – Ceilings & Walls

Ceilings & Walls 2

Ceilings & Walls 3

SIGNS OF REPAIR-CEILINGS

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.

6.2.4 – Ceilings & Walls

Ceilings & Walls 4

Ceilings & Walls 5
SIGNS OF REPAIR-WALLS

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.

6.2.5 – Ceilings & Walls

Ceilings & Walls 6

TAPE AND BED

The drywall in some areas revealed the tape and nail bed. A qualified contractor should evaluate and repair or replace as necessary.

6.3.1 – Floors

Floors 1

CRACKED/DAMAGED TILE

The tile floor was cracked/damaged.  A qualified contractor should evaluate and repair or replace as necessary.

6.3.2 – Floors

Floors 2

Floors 3

FLOOR SQUEAKS

The floor squeaks when stepped on.  A qualified contractor should evaluate and repair or replace as necessary.

6.3.3 – Floors

Floors 4

Floors 5

Floors 6

MISSING TRANSITION PIECE

A transition piece was missing between two sections of flooring.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.1 – Doors

Doors 1

MISSING – DOOR

The door was missing.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.2 – Doors

Doors 2

OFF TRACK

The sliding/folding door would fall off the track when operated.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.1 – Windows

Windows 1

Windows 2

BROKEN SEALS

The window appeared to have a broken seal that has been compromised.  Condensation and/or cloudiness between the two panes of glass was observed.  This will have a negative impact on energy efficiency.  Also, because there is moisture between the panes with no ventilation, mold can eventually develop.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.2 – Windows

Windows 3

LOCK DAMAGED/MISSING

The window had damaged or missing lock hardware.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.3 – Windows

Windows 4

Windows 5

WORN OR NEARING THE END OF LIFE EXPECTANCY

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.

6.6.1 – Electrical Outlets

Electrical Outlets 1

LOOSE – OUTLET

An electrical outlet was loose in the wall. A qualified contractor should evaluate and repair or replace as necessary.

6.7.1 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 1
MISSING – LIGHT FIXTURE
MISSING CEILING MOUNTED LIGHT FIXTURES IN THE CENTER OF MOST ROOMS

A light fixture was missing.  A qualified contractor should evaluate and repair or replace as necessary.

6.7.2 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 2
Electrical Fixtures & Switches 3
ODDLY PLACED LIGHT SWITCHES

The basement level lights around the fireplace are located on the wall at shin level next to the electrical outlet.

6.8.1 – Stairways & Railings
Stairways & Railings 1
Stairways & Railings 2
Stairways & Railings 3
LOOSE – HANDRAIL

At the interior stairs, the handrail was loose.  A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

6.8.2 – Stairways & Railings
Stairways & Railings 4
Stairways & Railings 5
NO RETURN AT ENDS

At the interior stairs, the handrail had a railing end that did not return to the wall or post.  A fall could occur if something (purse, backpack etc.) caught the end of the railing when descending. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

6.9.1 – Smoke & CO Detectors
SMOKE DETECTOR MISSING
2ND FLOOR KITCHEN

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.

6.11.1 – Fireplace Wood-Burning
Fireplace Wood-Burning 6
CLEANING NEEDED

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.

6.11.2 – Fireplace Wood-Burning
Fireplace Wood-Burning 7
MISSING / DAMAGED MANTLE
 7 – Kitchen
7.3.1 – Ceilings & Walls
Ceilings & Walls 1
MINOR CRACKS-CEILING

Minor cracking was visible on the interior ceilings.  A qualified contractor should evaluate and repair or replace as necessary.

7.3.2 – Ceilings & Walls
Ceilings & Walls 2
Ceilings & Walls 3
SIGNS OF REPAIR-CEILINGS
KITCHEN

The ceilings had signs of previous repair.  A qualified contractor should evaluate and repair or replace as necessary.

7.4.1 – Floors
Floors 1
WEAR AND TEAR
KITCHEN

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.

7.5.1 – Cabinets & Counters
Cabinets & Counters 1
DAMAGED – CABINET FLOOR

The cabinet floor was damaged. This may be from excessive leaking pipes, condensation, or even leaking cleaners stored in cabinet over the years.

A qualified contractor should evaluate and repair or replace as necessary.

7.5.2 – Cabinets & Counters
Cabinets & Counters 2
LOOSE – CABINET

The base cabinetry was loose and not securely fastened to the wall.  A qualified contractor should evaluate and repair or replace as necessary.

7.5.3 – Cabinets & Counters
Cabinets & Counters 3
LOOSE – HINGE

The cabinet hinge was loose and not securely fastened.  A qualified contractor should evaluate and repair or replace as necessary.

7.5.4 – Cabinets & Counters
Cabinets & Counters 4
LOOSE – COUNTER TOP

The counter top was  loose and not fastened securely.  A qualified contractor should evaluate and repair or replace as necessary.

7.5.5 – Cabinets & Counters
Cabinets & Counters 5
SWOLLEN/BLISTERED – COUNTER TOP

The counter top was swollen and beginning to blister.  A qualified contractor should evaluate and repair or replace as necessary.

7.5.6 – Cabinets & Counters
Cabinets & Counters 6
Cabinets & Counters 7
WORN FINISH

Counters or cabinetry had a finish that was worn or peeling. Recommend a qualified contractor evaluate and repair or replace as needed.

7.6.1 – Electrical Outlets
Electrical Outlets 1
Electrical Outlets 2
Electrical Outlets 3
GFCI-NOT ALL PROTECTED

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.

7.6.2 – Electrical Outlets
Electrical Outlets 4
FACEPLATE MISSING

An electrical outlet had a missing faceplate. A qualified contractor should evaluate and repair or replace as necessary.

7.7.1 – Windows

Windows 1

SCREENS DAMAGED/MISSING
MULTIPLE THROUGHOUT PROPERTY

Some windows had damaged or missing screens.  A qualified contractor should evaluate and repair or replace as necessary.

7.13.1 – Dishwasher

Dishwasher 1

NOT SECURED

The dishwasher was loose and not properly secured to the counter top or cabinets. A qualified contractor should evaluate and repair or replace as necessary.

7.13.2 – Dishwasher
Dishwasher 2
MISSING SILVERWARE BASKET

The silverware basket was missing at the time of the inspection.

7.14.1 – Range/Oven/Cooktop

Range/Oven/Cooktop 1

DAMAGED DISPLAY

The oven display was damaged in somewhat illegible at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed

7.14.2 – Range/Oven/Cooktop
Range/Oven/Cooktop 2
NOT WORKING – OVEN LIGHT

The oven light was not working.  A qualified contractor should evaluate and repair or replace as necessary.

 8 – Laundry
8.8.1 – Floors
Floors 1
MISSING TRANSITION PIECE
BASEMENT LAUNDRY AREA & BATHROOM

A transition piece was missing between two sections of flooring.  A qualified contractor should evaluate and repair or replace as necessary.

8.9.1 – Electrical Outlets
Electrical Outlets 1
GFCI PROTECTION NOT PRESENT
BASEMENT LAUNDRY AREA

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.

 9 – Bathroom
9.4.1 – Ceilings & Walls
Ceilings & Walls 1
SIGNS OF REPAIR-CEILINGS
3RD FLOOR BATHROOM

The ceilings had signs of previous repair.  A qualified contractor should evaluate and repair or replace as necessary.

9.4.2 – Ceilings & Walls
Ceilings & Walls 2
SIGNS OF REPAIR-WALLS
3RD FLOOR BATHROOM

The walls had signs of a previous repair.  A qualified contractor should evaluate and repair or replace as necessary.

9.5.1 – Floors
Floors 1
CRACKED/DAMAGED TILE

The tile floor was cracked/damaged.  A qualified contractor should evaluate and repair or replace as necessary.

9.6.1 – Windows
Windows 1
WORN OR NEARING THE END OF LIFE EXPECTANCY
3RD FLOOR BATHROOM

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.

9.6.2 – Windows
Windows 2
Windows 3
SASH NOT ALLIGNED

The window had a sash that did not align properly at the meeting rail (where the top and bottom sash meet). A qualified contractor should evaluate and repair or replace as necessary.

9.7.1 – Electrical Outlets
Electrical Outlets 1
OPEN NEUTRAL
3RD FLOOR BATHROOM

An electrical outlet was wired incorrectly with an open neutral. This could create an electrical shock hazard. This could create an electrical shock hazard. A qualified contractor should evaluate and repair or replace as necessary.

9.9.1 – Cabinets & Counters
Cabinets & Counters 1
DAMAGED – CABINET FLOOR

The cabinet floor was damaged. This may be from excessive leaking pipes, condensation, or even leaking cleaners stored in cabinet over the years.

A qualified contractor should evaluate and repair or replace as necessary.

9.9.2 – Cabinets & Counters
Cabinets & Counters 2
WORN FINISH

Wood cabinetry had a finish that was worn or peeling. Recommend a qualified contractor evaluate and repair or replace as needed.

9.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
NOT WORKING – SINK STOPPER
3RD FLOOR BATHROOM

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.

9.12.1 – Plumbing Fixtures
Plumbing Fixtures 1
DIVERTER NOT FUNCTIONING PROPERLY

The diverter at the third-floor bathroom tub did not completely engage. suggest a qualified contractor repair or replace as necessary.

9.13.1 – Toilets
Toilets 1
FLUSH WEAK
3RD FLOOR BATHROOM

The toilet flush very slowly. This may indicate the presence of a clog or obstruction in the toilet or sewer drain. A qualified contractor should evaluate and repair or replace as necessary.

9.14.1 – Tub, Shower Area
Tub, Shower Area 1
SEALANT – MULTIPLE AREAS
3RD FLOOR BATHROOM

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.

 10 – Bathroom 2
10.2.1 – Doors
Doors 1
DAMAGED – DOOR
ACCORDION DOOR DAMAGED AND LOOSE NOT FUNCTIONING CORRECTLY

The door surface was damaged.  A qualified contractor should evaluate and repair or replace as necessary.

10.4.1 – Ceilings & Walls
Ceilings & Walls 1
SIGNS OF REPAIR-CEILINGS
BASEMENT BATHROOM

The ceilings had signs of previous repair.  A qualified contractor should evaluate and repair or replace as necessary.

10.4.2 – Ceilings & Walls
Ceilings & Walls 2
SIGNS OF REPAIR-WALLS
BASEMENT BATHROOM

The walls had signs of a previous repair.  A qualified contractor should evaluate and repair or replace as necessary.

10.4.3 – Ceilings & Walls
Ceilings & Walls 3
TAPE AND BED
BASEMENT BATHROOM

The drywall in some areas revealed the tape and nail bed. A qualified contractor should evaluate and repair or replace as necessary.

10.5.1 – Floors
Floors 1
WEAR AND TEAR
BASEMENT BATHROOM

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.

10.6.1 – Windows
Windows 1
WORN OR NEARING THE END OF LIFE EXPECTANCY
BASEMENT BATHROOM

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.

10.6.2 – Windows
Windows 2
SPRING RAIL LOOSE
BASEMENT BATHROOM

The window had spring rails that are loose and the window doesn’t operate properly.  A qualified contractor should evaluate and repair or replace as necessary.

10.7.1 – Electrical Outlets
Electrical Outlets 1
DID NOT TRIP – GFCI OUTLET
BASEMENT BATHROOM

A GFCI outlet was defective (did not trip when tested). A qualified contractor should evaluate and repair or replace as necessary.

10.7.2 – Electrical Outlets
Electrical Outlets 2
NOT GROUNDED – GFCI OUTLET
BASEMENT BATHROOM

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.

10.9.1 – Cabinets & Counters
Cabinets & Counters 1
CAULKING – BACK SPLASH
BASEMENT BATHROOM

The counter top needs caulking with silicone along the back splash.  A qualified contractor should evaluate and repair or replace as necessary.

10.14.1 – Tub, Shower Area
Tub, Shower Area 1
CAULK – CORNERS AND FLOOR

The tub/shower area had deteriorated or missing sealant (caulking or grout) at the corners and/or floor. Sealant is needed at wall corners inside the shower, corners from tub to wall, and along the floor perimeter.  A qualified contractor should evaluate and repair or replace as necessary.

10.14.2 – Tub, Shower Area
Tub, Shower Area 2
Tub, Shower Area 3
MISSING/DAMAGED GROUT
BASEMENT BATHROOM

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.

10.14.3 – Tub, Shower Area
Tub, Shower Area 4
SEALANT – MULTIPLE AREAS
BASEMENT BATHROOM

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.

 11 – Electrical
11.1.1 – Electric Meter & Base
Electric Meter & Base 1
METER BASE NOT SECURE

The electric meter base was loose at time of inspection. A qualified contractor should evaluate and repair or replace as necessary.

11.2.1 – Distribution Panels
Distribution Panels 1
DAMAGE – PANEL

The electrical panel was damaged. A qualified contractor should evaluate and repair or replace as necessary.

11.2.2 – Distribution Panels

Distribution Panels 2

LOOSE – CLAMP, CONNECTOR, BUSHING

A clamp, connector, or bushing component at the electrical panel was loose. A qualified contractor should evaluate and repair or replace as necessary.

11.2.3 – Distribution Panels
Distribution Panels 3
MISSING – CIRCUIT LABELS

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.

11.2.4 – Distribution Panels
Distribution Panels 4
WON’T STAY OPEN

Panel cover won’t stay open without a prop. This is a potential safety hazard for working on the panel.

11.3.1 – Main Service Shut-Off
Main Service Shut-Off 1
Main Service Shut-Off 2
LESS THAN 100 AMPS

The size of the service to the main or secondary panel was less than 100 amps which is the minimum for modern day electrical demands. 200 amp is the current standard on most newer homes. If additional electrical components need to be added, it may require updating and replacing the main electrical panel. If this is a concern or the client requires additional information the inspector would recommend contacting a qualified electrical contractor to further evaluate before the inspection objection period.

Determining the electrical service capacity is outside the scope of a general home inspection according to the InterNACHI (International Association of Certified Home Inspectors) standards of practice. The inspector does not measure/calculate the amperage or voltage of the property according to these standards.

11.5.1 – Electrical Circuit Breakers
Electrical Circuit Breakers 1
DIFFERENT BRANDS
SIMEON BREAKERS IN AN ITE ELECTRICAL PANEL

Some or all circuit breakers were a brand different from the main panel brand. Circuit breakers made by different manufacturers vary in design, therefore panel manufacturers require their own manufactured breakers to be used. Select brands are interchangeable, and there are some “semi” universal breaker types or panel types.

Using incompatible breakers in the panel of another manufacturer may result in poor connections which can create a potential fire or shock/electrocution hazard. A qualified contractor should evaluate and repair or replace as necessary.

11.6.1 – Electrical Wiring
Electrical Wiring 2
SOLID ALUMINUM BRANCH-CIRCUIT WIRING

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 as necessary.

Aluminum wire appears to be installed on branch electrical circuits in the subject premises. These single strand, branch circuit aluminum wires were used widely in houses during the mid 1960s and 1970s. According to the U.S. Consumer Product Safety Commission, problems due to expansion can cause overheating at connections between the wire and devices (switches and outlets) or at splices, which has resulted in fires. For further information on aluminum wiring contact the U.S. Consumer Product Safety Commission via the Internet at http://www.cpsc.gov.

For more details, visit InterNACHI’s Free Inspection Library.

 12 – Plumbing
12.1.1 – Main Water Shut-Off Valve
Main Water Shut-Off Valve 1
CORRODED – VALVE
MINOR CORROSION

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.

12.3.1 – Water Supply & Distribution Systems
Water Supply & Distribution Systems 1
CORROSION – DISTRIBUTION LINE

The water distribution supply pipe was corroded in one or more areas. The distribution piping runs from the main source to each faucet or fixture.

A qualified contractor should evaluate and repair or replace as necessary.

12.4.1 – Water Pressure
Water Pressure 1
LOW WATER PRESSURE

The property water supply pressure was measured at the exterior faucet or laundry hose bib. Property water supply pressure was lower than the 40 pounds per square inch (PSI), which is considered inadequate by generally-accepted current standards.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

12.5.1 – Drain, Waste, & Vent Systems
Drain, Waste, & Vent Systems 1
CORROSION

Some of the main drain line components were corroded at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.

 13 – Water Heating Equipment
13.2.1 – Water Shut-Off
Water Shut-Off 1
CORRODED – VALVE

The water heating equipment had a cold water supply shutoff valve installed. The shut-off valve was corroded. The valve was not operated during the inspection. A qualified contractor should evaluate and repair or replace as necessary.

13.5.1 – Draft Diverter & Exhaust Flue
Draft Diverter & Exhaust Flue 1
DRAFT DIVERTER NOT ALIGNED/SECURED

The draft diverter of the gas-fired water heater was not properly aligned/secured. A qualified contractor should evaluate and repair as necessary.

13.6.1 – Combustion Air Supply
NOT PRESENT

The combustion air supply for this appliance was not present. A qualified contractor should evaluate and make necessary corrections according to current standards.

Fresh air supply is recommended by manufacturers for 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.

13.7.1 – Gas Supply Shut-Off Valve
Gas Supply Shut-Off Valve 1
NO DRIP LEG

The gas supply line lacked a sediment or drip leg. This condition could allow small particles in the gas supply to enter the mechanical. A qualified contractor should evaluate then repair or replace as advised.

13.12.1 – Operation & Response to Controls
Operation & Response to Controls 1
FLAMES

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.

13.13.1 – Water Temperature
Water Temperature 1
Water Temperature 2
WATER TEMPERATURE HIGH
SLIGHTLY ELEVATED

The water temperature was higher than the acceptable range of 120-130 degrees. We recommend adjusting the water heater thermostat.

 14 – Cooling – Evaporative Cooler
14.1.1 – System Information
System Information 1
BEYOND TYPICAL LIFE EXPECTANCY

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 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 Estimated Life Expectancy Chart for Homes

14.2.1 – Cabinet, Reservoir, Drain Line
Cabinet, Reservoir, Drain Line 1
CORROSION

The reservoir appears to be corroded or rusted in areas. Recommend a qualified contractor evaluate and repair or replace as necessary.

14.2.2 – Cabinet, Reservoir, Drain Line
Cabinet, Reservoir, Drain Line 2
MISSING DRAIN LINE

The evaporative cooler was missing a drain line. This may cause accelerated wear to the nearby roofing components. Recommend a qualified contractor evaluate and add a proper drain line as necessary.

14.5.1 – Cooling System Operation
DID NOT PRODUCE COOLED AIR

The cooling system turned on but did not operate as expected by producing adequate conditioned cooled air. An ambient air test was performed to determine if the temperatures of the supply air was at least 5 degrees cooler than ambient air. Typical performance of these units is about 5 – 15 degrees of difference. A qualified contractor should evaluate and repair/replace as necessary.

 15 – Heating
15.1.1 – Heating System Information
SERVICING RECOMMENDED

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.

15.5.1 – Gas Supply Shut-Off Valve
Gas Supply Shut-Off Valve 1
NO DRIP LEG

The gas supply line lacked a sediment or drip leg. This condition could allow small particles in the gas supply to enter the mechanical. A qualified contractor should evaluate then repair or replace as advised.

15.8.1 – Ductwork
Ductwork 1
DUCTS NOT SEALED

Air supply ducts were not sealed. Ideally all ducts are sealed with mastic in order to be more energy-efficient. A qualified contractor should evaluate and repair as necessary.

15.9.1 – Air Filter
Air Filter 1
MISSING

The HVAC system air filter was missing. 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.

 16 – Structural Basement
16.6.1 – Floor Structure & Supports

Floor Structure & Supports 1

Floor Structure & Supports 2

Floor Structure & Supports 3

POSTS NOT LEVEL

Structural posts and/or beams are not plumb/level, and may not be providing the structural support as intended. 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/

 17 – Structural Crawlspace
17.2.1 – Soil Vapor Barrier
Soil Vapor Barrier 1
NO BARRIER

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 soil. Reducing humidity levels can help reduce the chances for mold growth and deterioration of structural components. A qualified contractor should evaluate and install a soil cover as necessary.

17.9.1 – Plumbing in Crawlspace
Plumbing in Crawlspace 1
CORRODED – DRAIN PIPES

Drain pipes in the crawlspace were corroded or rusted in areas. Recommend a qualified contractor evaluate and repair or replace as necessary.