Roof
Attic, Insulation and Ventilation
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Plumbing
Electrical
Water Heating Equipment
Heating
Cooling – Evaporative Cooler
Structural Basement
Mold Inspection
Premier Partners
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.
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 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.
The chimney had deteriorated mortar joints at the time of inspection and may require repairs such as “tuck-pointing” or “re-pointing”. This is a common maintenance task for masonry. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The concrete driveway was significantly cracked. Cracks of 1/4″ or greater separation are typically indicating settlement, heaving, or structural problems. These types of 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.
Cracking from apparent wall movement was present in the siding at the time of inspection.
Monitoring the walls of the house is needed. Most materials including masonry can deform elastically over long periods of time to accommodate small amounts of movement, large movements normally cause cracking.
Cracking can result from a variety of problems:
- Differential settlement of the foundation
- Drying shrinkage
- Expansion and contraction due to ambient thermal and moisture variations
- Improper support over openings
- The effects of freeze-thaw cycles
- The corrosion of iron and steel wall reinforcement
- Differential movement between building materials; expansion of salts
- The bulging or leaning of walls.
Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Siding showed cracking and or damage in one or more places. Recommend monitoring, and if the problem exacerbates, a qualified contractor should evaluate and repair or replace as necessary and according to current standards.
There were penetrations in areas of the siding at the time of inspection. Recommend applying appropriate sealant to these areas to prevent potential moisture or pest intrusion. A qualified contractor should further evaluate and repair or replace as necessary.
There were signs of previously repaired damage. Recommend inquiring with current homeowners for any further information. Should repairs be significant or failing, we recommend a qualified contractor should evaluate and repair or replace as 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.
Window Well(s) lacked covers and may represent a danger to small children and may trap pests. A qualified contractor should evaluate and repair or replace as necessary.
There were signs of significant cracking on the walkway(s) in areas. Cracks that with a separation of 1/4″ and more would be an indication of settlement, heaving, or structural problems. These cracks may present a tripping hazard. A qualified contractor should evaluate and repair as necessary.
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 walkway(s) 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.
A trip hazard was present at the step(s) in areas. This condition is a safety hazard and could result in injury if not corrected. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Grade has eroded or was poorly back-filled near the foundation wall, patio, or stairway. This may allow moisture to pool near the structure, and this may allow significant cracking if not corrected.
Recommend a qualified contractor 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.
Large trees near the house have branches which overhang the property. Falling branches due to conditions such as wood decay, high winds or heavy snow loads may cause injury, death or damage. Significant weakening of large branches by conditions such as core decay may not be visible by persons without special training. Consider having these trees evaluated by a qualified arborist. Evaluating trees lies beyond the scope of the general property inspection.
Recommend a qualified contractor evaluate and repair or replace as necessary.
Sprinkler system is not leveled which is usually a sign of ground movement or heaving and settling recommend a qualified contractor for reevaluation or repairs as necessary.
The outside water faucet drips when off. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The sump pump discharge pipe was missing a proper extension and doesn’t properly route drainage away from the foundation. Erosion can continue or become worse if not corrected possibly leading to water intrusion. This condition may cause problems by introducing excessive amounts of moisture to the soil near the foundation. A qualified contractor should evaluate and install a proper extension, to properly route drainage away from the foundation, usually at least 6 feet.
Downspouts were damaged in areas of property. 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.
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.
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.
An interior wall in the garage was damaged.
Recommend a qualified contractor evaluate and repair or replace as needed.
The concrete floor in the garage 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.
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 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.
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.
Baseboard trim was damaged at areas of the interior walls at the time of inspection.
Recommend a qualified contractor evaluate and repair or replace as needed.
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.
A window had a sash that was difficult to slide or operate to get opened/closed. A qualified contractor should evaluate and repair or replace as necessary.
At the time of the inspection, the property did not have emergency escape and rescue openings which met generally-accepted current standards. Egress opening requirements:
For safety reasons, all sleeping room and basements greater than 200 square feet and new properties should meet the generally-accepted current standards for emergency escape and rescue openings, which include the following requirements:
1. Sill height shall not exceed 44 inches above the floor.
2. Minimum net clear opening shall be 5.7 square feet; exception – grade level windows
may have a minimum clear opening of 5 square feet.
3. Minimum net clear opening height shall be 24 inches.
4. Minimum net clear opening width shall be 20 inches.
The window had peeling paint. 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.
The switch was damaged. A qualified contractor should evaluate and repair or replace as necessary.
The light fixture did not operate when the switch was turned on. Try replacing the bulb first. A qualified contractor should evaluate and repair or replace as necessary.
At the interior stairs, the handrail was missing. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
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.
Drain pipe underneath the sink is not installed correctly. Recommend a qualified contractor for reevaluation or repair as necessary.
The dishwasher drain line came out from a low location and did not discharge into a higher drain pipe. Dishwasher drain lines require a “high loop” in the line in order to drain properly. A “high loop” may have been hidden behind the appliance itself. The high loop in the drain hose is to keep water from settling in the hose to prevent any odors from backing up into the dishwasher. Food or debris may become stuck in the line and smell or mold if not corrected. Recommend a qualified contractor evaluate and repair or replace as needed.
Signs of Repair /drain line. Recommend a qualified contractor for reevaluation or repair as necessary.
A cook top element was not working at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
The vent hood light was not working at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
The ceilings showed signs of minor damage and wear. A qualified contractor should evaluate and repair or replace as necessary.
The walls showed signs of minor damage and wear. A qualified contractor should evaluate and repair or replace as necessary.
A window had a sash that was difficult to slide or operate to get opened/closed. A qualified contractor should evaluate and repair or replace as necessary.
There appeared to be some damage to the interior flooring in areas. Recommend a qualified contractor evaluate and repair or replace as needed.
An outlet did not provide Ground Fault Circuit Interrupter (GFCI) protection. Although GFCI protection of circuits may not have been required at the time in which this home was built, safe building practices have improved with the passage of time and building standards have changed to reflect current understanding. The inspector recommends updating the existing electrical circuits to include GFCI protection. A qualified contractor should evaluate and repair or replace as necessary.
The 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.
The water supply valve was leaking at the time of inspection. 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 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.
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.
The TPRV pipe did not conspicuously terminate within 6 inches of the floor. This may allow high pressure hot water to cause unnecessary damage. A qualified contractor should evaluate and repair or replace as necessary.
The water heating equipment was not properly supported/level. A qualified contractor should evaluate and repair or replace as necessary.
The combustion air supply for this appliance was not present. A qualified contractor should evaluate and make necessary corrections according to current standards.
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.
The HVAC system air filter was dirty. Clogged filters can restrict airflow and increase internal temperatures. A clean air filter will help increase the efficiency and prolong the life expectancy of the system. Due to the damage that can be caused by dirty or clogged coils, recommend replacing the filter, as well as cleaning, servicing, and evaluating the HVAC system by a qualified HVAC professional and repair or replace as necessary.
The concrete floor in the basement was cracked in areas. These cracks appear to be common cracks indicating regular settlement or heaving, but not necessarily structural problems. Recommend a qualified contractor to evaluate to make further recommendations and repair as necessary.
Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540 or online at www.axiuminspections.com/structural-engineer.
The concrete floor in the basement was moderately cracked indicating settlement, heaving or structural problems. Recommend a qualified contractor should evaluate and repair as necessary.
Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540 or online at www.axiuminspections.com/structural-engineer.
