Inspection Detail
Roof
Attic, Insulation and Ventilation
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Plumbing
Electrical
Water Heating Equipment
Heating
Cooling
Structural Basement
Mold Inspection
Premier Partners
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.
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.
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.
Recommend a qualified contractor evaluate and repair or replace as needed.
The concrete driveway was moderately cracked. Cracks that progress to a separation of 1/4″ and more would be an indication of settlement, heaving, or structural problems. Cracks may present a tripping hazard. A qualified contractor should evaluate and repair as necessary.
The driveway 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.
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 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.
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.
Recommend a qualified contractor should evaluate and repair or replace as needed.
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.
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.
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.
The foundation had vertical cracks in areas. A qualified contractor should evaluate and repair as necessary before your inspection objection deadline.
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.
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.
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.
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.
The exterior deck floor war warped or sagging. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The fence was damaged in areas. Recommend a qualified contractor evaluate and repair or replace as necessary.
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.
Recommend a qualified contractor evaluate and repair or replace as necessary.
The vertical distance between the photo-eye beam and the floor should be no more than 6 inches.
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.
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.
Some doors were damaged at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
An electrical outlet was not working. A qualified contractor should evaluate and repair or replace as necessary.
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.
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.
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.
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 door surface was damaged. A qualified contractor should evaluate and repair or replace as necessary.
The bathroom exhaust fan was very dirty and possibly clogged. A qualified contractor should evaluate and repair or replace as necessary.
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.
Recommend a qualified contractor verify the breakers and accuracy of any existing labeling as necessary.
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.
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.
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.
The water temperature was higher than the acceptable range of 120-130 degrees. We recommend adjusting the water heater thermostat.
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.
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 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.
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.
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.
