2 – Roof
2.4.1 – Flashing
Flashing 1
KICK-OUT FLASHING MISSING

The wall flashing was missing kick-out/diverter flashing at the time of the inspection.  This condition could allow moisture to penetrate the exterior wall component. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.4.2 – Flashing
Flashing 2
EDGE FLASHING MISSING

The drip edge flashing along the rake/eave was missing in areas.  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

2.7.1 – Flue Gas Vent Pipes
Flue Gas Vent Pipes 1
INADEQUATE CLEARANCE – ROOF

One or more combustion appliance exhaust flue(s) did not extend far enough above the roof. To ensure proper and safe operation, exhaust flues should extend at least 3 feet above the roof, and 2 feet above any portion of the roof within 10 feet (measured horizontally).  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

3 – Attic, Insulation and Ventilation
3.4.1 – Insulation in Attic
Insulation in Attic 1
Insulation in Attic 2
NOT UNIFORM
The insulation is not uniform: thicker in areas, thinner in areas, or possibly missing in some areas.

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

4 – Exterior
4.2.1 – Driveways
Driveways 1
Driveways 2
CRACKING – MODERATE

The concrete driveway was moderately cracked. Cracks that progress to a separation of 1/4″ and more would be an indication of settlement, heaving, or structural problems. Cracks may present a tripping hazard. A qualified contractor should evaluate and repair as necessary.

4.2.2 – Driveways
 Driveways 3
Driveways 4
DROPPED SURFACE/SLAB

The driveway has dropped or settled in areas, causing a steep or uneven step. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.2.3 – Driveways
Driveways 5
HEAVING AND/OR SETTLING

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.

4.2.4 – Driveways
Driveways 6
Driveways 7
Driveways 8
IMPROPERLY SLOPED SURFACE

The driveway has a negative slope and drains towards the home or garage. This condition is prone to water penetration into the home structure. A qualified contractor should evaluate and repair or replace 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
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.

4.4.2 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 4

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.

4.6.1 – Exterior Doors
Exterior Doors 1
DAMAGE – SCREEN DOOR

The screen door was damaged or deteriorated at the time of inspection.

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

4.6.2 – Exterior Doors
Exterior Doors 2
GAP AROUND DOOR

An exterior entry door had an opening that was too wide leaving a gap or daylight around the door.  A qualified contractor should evaluate and repair or replace as necessary.

4.11.1 – Walkways
Walkways 1
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.

4.17.1 – Exterior Foundation Wall
Exterior Foundation Wall 1
Exterior Foundation Wall 2
CRACK – VERTICAL
BACK

The foundation had vertical cracks in areas. A qualified contractor should evaluate and repair as necessary before your inspection objection deadline.

4.19.1 – Decks & Balconies
Decks & Balconies 1
Decks & Balconies 2
IMPROPERLY SECURED – LEDGER BOARD

The ledger board does not appear to be properly attached to the building. This can cause the deck to pull away from the building and possibly collapse. Ledger boards should be attached using 5/16 inch galvanized or hot-dipped screws and no more than 16 inches apart as well as lag bolts attached to the structural members of the home depending on the size of the deck.

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

4.19.2 – Decks & Balconies
Decks & Balconies 3
Decks & Balconies 4
Decks & Balconies 5
IMPROPER FASTENERS – DECK

Some or all deck components were constructed using improper fasteners (ie nails or screws). Specific nails or screws must be used with proper shear force and withdrawal force ratings, and are generally galvanized 2 1/2 inch. Joist hangers were not installed at the correct locations.

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

4.19.3 – Decks & Balconies
Decks & Balconies 6
Decks & Balconies 7
Decks & Balconies 8
IMPROPER FOOTING – SUPPORT POST

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.

4.19.4 – Decks & Balconies
MISSING – LEDGER FLASHING
Flashing was missing at the ledger board. This flashing problem may allow water to enter into the wall cavity or building components. A qualified contractor should evaluate and repair or replace as necessary.
4.19.5 – Decks & Balconies
Decks & Balconies 1
Decks & Balconies 2
DAMAGED/WARPED – POSTS

Support posts for the deck were bowed, warped, and/or damaged. The did not appear to be properly supporting the deck and presented a safety hazard. A qualified contractor should evaluate and repair or replace as necessary.

4.19.6 – Decks & Balconies
Decks & Balconies 3
Decks & Balconies 4
WARPED – FLOORING

The exterior deck floor war warped or sagging. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.20.1 – Railings & Handrails

Railings & Handrails 1

Railings & Handrails 2

FENCE DAMAGED
LEFT SIDE

The fence was damaged in areas. Recommend a qualified contractor evaluate and repair or replace as necessary.

4.21.1 – Roof Drainage – Downspouts & Extensions

Roof Drainage - Downspouts & Extensions 1

Roof Drainage - Downspouts & Extensions 2

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
Occupant Door 1
DAMAGED – DOOR
An entry door in the garage area was damaged. A qualified contractor should evaluate and repair or replace as necessary.
5.5.1 – Vehicle Door
WEAK SPRINGS
The garage door was hard to lift or the spring(s) did not support the weight of the door when tested. This could be a safety hazard if escape is needed through the area but door could not be lifted.

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

5.6.1 – Door Opener
REVERSE SENSORS TOO HIGH
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.

5.7.1 – Electrical Outlets & Fixtures
Electrical Outlets & Fixtures 1
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.

6 – Interior, Doors, Windows
6.2.1 – Ceilings & Walls

Ceilings & Walls 1

Ceilings & Walls 2

Ceilings & Walls 3

DAMAGED – MULTIPLE ITEMS
MULTIPLE AREAS THROUGHOUT PROPERTY

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.

6.4.1 – Doors

Doors 1

Doors 2

Doors 3

DAMAGED – DOOR

Some doors were damaged at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.

6.6.1 – Electrical Outlets

Electrical Outlets 1

NOT WORKING – OUTLET

An electrical outlet was not working. A qualified contractor should evaluate and repair or replace as necessary.

6.9.1 – Smoke & CO Detectors
Smoke & CO Detectors 1
CO DETECTOR MISSING
UPSTAIRS HALLWAY

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.

6.9.2 – Smoke & CO Detectors
SMOKE DETECTOR MISSING
BEDROOMS

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.

7 – Kitchen
7.5.1 – Cabinets & Counters
Cabinets & Counters 1
Cabinets & Counters 2
OFF TRACK

One or more cabinet drawers were missing the tracks or did not slide properly on a guide track.

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

7.6.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION

No ground fault circuit interrupter (GFCI) protection was provided for kitchen electrical outlets. Although GFCI protection of kitchen circuits may not have been required at the time in which this property was built, as general knowledge of safe building practices has improved with the passage of time building standards have changed to reflect current understanding. The inspector recommends updating the existing kitchen electrical circuits to provide GFCI protection. This can be achieved by:

1. Replacing the current standard outlets with GFCI outlets.

2.  Replacing the first circuit outlet located closest to the main electrical service panel with the GFCI outlet

3.  Replacing the breaker currently protecting the electrical circuit that contains these outlets with the GFCI breaker.

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

8 – Laundry
8.4.1 – Exhaust Fan
NO VENT NO WINDOW
The laundry room did not have an exhaust fan or an openable window. A qualified contractor should evaluate, then repair or replace as advised.
8.9.1 – Electrical Outlets
Electrical Outlets 2
GFCI PROTECTION NOT PRESENT
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
9.2.1 – Doors
Doors 1
DAMAGED – DOOR
BATHROOM

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

9.3.1 – Exhaust Fan
Exhaust Fan 1
DIRTY
BATHROOM

The bathroom exhaust fan was very dirty and possibly clogged.  A qualified contractor should evaluate and repair or replace as necessary.

9.12.1 – Plumbing Fixtures
Plumbing Fixtures 1
DIVERTER STUCK
BATHROOM

The shower diverter was stuck and did not release when the water was turned off.  A qualified contractor should evaluate and repair or replace as necessary.

11 – Electrical
11.2.1 – Distribution Panels
Distribution Panels 1
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.

11.2.2 – Distribution Panels
Distribution Panels 2
MISSING – MANUFACTURERS LABEL

The manufacturer’s label was missing, partial, or illegible at the  electrical service panel. The manufacturer’s label typically provides information describing the main panel such as the name of the panel manufacturer, the panel model number, the panel amperage rating, limitations related to the environment in which the panel was designed to be installed and grounding/bonding information for that particular model. The Inspector was unable to confirm the existence of proper conditions when confirmation would require information taken from this missing label.

12 – Water Heating Equipment
12.5.1 – Draft Diverter & Exhaust Flue
Draft Diverter & Exhaust Flue 1
IMPROPER Y CONNECTION
The gas-fired water heater exhaust flue had an improper connection to the furnace. This Y-Vent connection should have a double wall and it appeared to not have the proper connection. This could be a safety hazard. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
12.5.2 – Draft Diverter & Exhaust Flue
Draft Diverter & Exhaust Flue 2
Draft Diverter & Exhaust Flue 3
LOOSE CONNECTIONS

The gas-fired water heater draft diverter was not secured at a connection properly and/or separated. This is a hazardous condition which will allow toxic products of combustion (such as carbon monoxide) to enter the living space. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

12.10.1 – Drain Valve & Drip Pan
Drain Valve & Drip Pan 1
NO DRIP PAN

The water heater did not have a drip pan installed at the time of inspection. The floor drain was directly underneath the water heater and had pooling water from the condensate drain. This could lead to accelerated rust at the bottom of the water heater. Recommend a qualified contractor evaluate and repair or replace as needed.

12.13.1 – Water Temperature
Water Temperature 1
WATER TEMPERATURE HIGH

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

13 – Heating
13.9.1 – Air Filter
INSTALLED BACKWARDS/UPSIDE DOWN

The HVAC system air filter was installed upside down or backwards. This condition reflects a lack of regular maintenance of the HVAC system. Improperly installed filters can restrict air flow and increase internal temperatures. A clean, properly installed 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.

13.9.2 – Air Filter
Air Filter 1
DIRTY

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.

13.12.1 – Heating System Ignition & Operation
SHORT CYCLING

The furnace was short-cycling (repeated start-up and shut-down within minutes of each other) at the time of the inspection. Most systems should run about 2-3 cycles per hour. A qualified contractor should evaluate and repair or replace as necessary.

14 – Cooling
14.3.1 – AC Compressor
AC Compressor 1
AC Compressor 2
AIR FLOW RESTRICTED
Air flow to the air-conditioner condenser coils was restricted by vegetation, dirt, or debris. The unit should be cleaned and anything restricting air flow in or around the air conditioner should be removed in order to maintain cooling system efficiency and avoid problems from overheating of the compressor.
15 – Structural Basement
15.2.1 – Basement Floor
Basement Floor 1
HEAVING & SETTLING OF CONCRETE FLOOR

Indications of possible movement/settling of the concrete floor were present in the basement area. The floor was finished with carpet and was not visible at the time of inspection. This may be a compromise to the structural integrity of the foundation or structure of the house which only a qualified structural engineer could comment 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 720-706-8540 or online at www.axiuminspections.com/structural-engineer.

15.9.1 – Electrical in Basement
Electrical in Basement 1
Electrical in Basement 2
EXPOSED WIRING

Exposed wiring was present in the basement area. It appeared that the wires were not live and did not have any power to them at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.