Inspection Detail
Roof
Attic, Insulation and Ventilation
Attic, Insulation and Ventilation 2
Exterior
Attached Garage
Attached Garage 2
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Bathroom 3
Plumbing
Electrical
Water Heating Equipment
Cooling Not Present
Heating – Baseboard
Mold Inspection
Premier Partners
Structural Basement
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.
The roof covering material had minor damage or erosion in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The inspector observed one or more shingles that appeared to be lifting. Shingles that are lifting may become detached from the roof decking in high wind conditions. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
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.
The wall flashing was bent/damaged in areas. Â A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The ridge shingles, used to protect areas of the roof from moisture intrusion, were damaged in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The ridge shingles, used to protect areas of the roof from moisture intrusion, had exposed/inadequately sealed nails. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The vent flashing, used to protect areas of the roof from moisture intrusion, had exposed/inadequately sealed nails. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The vent flashing, used to protect areas of the roof from moisture intrusion, appeared to be installed improperly. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The flashing appeared to be improperly installed at the time of the inspection. This condition could allow moisture to penetrate the roof component. A qualified contractor evaluate, then repair or replace as advised prior to the inspection objection deadline.
Gutters were full of debris or granules in areas and need to be cleaned. The debris in gutters can clog drainage, or be a sign gutters are sloped improperly – Either of which may cause problems by overflowing to introduce excessive amounts of moisture to the soil beneath the foundation. Excessive moisture in soil supporting the foundation can affect its ability to support the weight of the structure above and may cause foundation damage from soil movement.
Debris in gutters can also conceal rust, deterioration or leaks that are not visible until cleaned.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Visible signs of water intrusion in the attic are present on rafters, trusses, or roof decking. Water intrusion can lead to more costly repairs and increase damage if not corrected. The extent of intrusion or how often it occurs could not be determined. A qualified contractor should evaluate and repair or replace as necessary.
One or more engineered truss was missing.  A qualified contractor should evaluate and repair or replace as necessary. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-400-8148 or online at www.axiuminspections.com/structural-engineer.
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 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.
The distance between the bottom of wood components and the ground surface (or grade) was not sufficient. In locations that have little or no snow, the distance should be no less than 8 inches. In locations with significant lasting snow, the bottom of wood elements should be no less than 8 inches above the average snow depth.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The siding or trim was missing in one or more areas. Recommend a qualified contractor evaluate and replace as needed.
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.
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.
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.
A screen door was missing at the time of inspection.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The exterior electrical outlet was missing a cover plate along with a weatherproof covering. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
An exterior electrical outlet was not working. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
An exterior outlet was clogged or obstructed with paint, debris, or a foreign object. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
A window was a missing a window screen.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The top window flashing was missing around the subject property. Recommend a qualified contractor evaluate and repair or replace as needed.
The walkway(s) were deteriorated or was eroded in areas. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The property had areas of neutral or negative drainage, which will route runoff from precipitation to the foundation. Â 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.
The outside water faucet drips at the knob when turned on. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
One or more vent cover(s)Â was missing. A missing vent assembly can allow entry of water, air, or rodents into vent ducts or home. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
One or more downspout extensions were not properly positioned. Extensions should be properly attached with a proper slope to guide run-off 5 feet away from the foundation structure.
Recommend a qualified contractor evaluate and repair or replace as necessary.
Downspouts were missing in areas of property. This condition may cause problems by introducing excessive amounts of moisture to the soil beneath the foundation. Â A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
Downspout(s) need to have extensions reconnected. 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. When moisture is introduced to the foundation it could also cause possible mold growth. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
A pet door was installed in the garage occupant door. This compromises the firewall and the fire rating of the door. A qualified contractor should valuate and repair or replace as necessary.
Deadbolt damaged, Not locking. Recommend qualified contractor evaluate and repair or replace as needed.
An interior wall in the garage was damaged.
Recommend a qualified contractor evaluate and repair or replace as needed.
An opening was in the drywall or gypsum board 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.
Recommend a qualified structural engineer inspect further and provide a professional opinion related to this observation.
Axium recommends our premier partner – Level Engineering. They can be contacted at 720-400-8148 or online at www.axiuminspections.com/structural-engineer.
The garage door track rollers were corroded or damaged and should be further evaluated by a qualified contractor to repair or replace as needed.
The garage door was missing weather stripping or did not evenly seal at the floor or sides of the door. A qualified contractor should evaluate and make adjustments, repair, or replace as necessary.
The garage door and operator motor moved or vibrated excessively when opening/closing. This may relate to a defect with the roller and track assembly, spring assembly, operator motor mount, or possibly the operator motor itself. Recommend a qualified contractor evaluate and repair or replace as needed.
The vertical distance between the photo-eye beam and the floor should be no more than 6 inches.
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.
Entry door missing at garage. Recommend qualified contractor evaluate and install as needed
Recommend a qualified contractor evaluate and repair or replace as needed.
Walls and/or ceilings separating the living areas and garage are not compliant with modern building standards. Current building standards require walls and ceilings that are shared with living areas to be fire resistant and are known as a Firewall.
The walls to separate the garage and living areas, including an attic 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 bring firewall up to standards 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.
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 ceiling and/or walls showed various signs of minor defects at numerous locations including all or some of the following: damage, cracks, holes, previous repairs, and/or improper repairs. A representative number of pictures were taken to provide an example. Should any of these issues appear excessive we recommend a qualified contractor should evaluate and repair or replace items as necessary.
The interior walls showed evidence that moisture was entering from behind possibly including damage and deterioration. Â A qualified contractor should evaluate and repair or replace as necessary.
The carpet was loose or baggy and may need to be restretched. Â A qualified contractor should evaluate and repair or replace as necessary.
The floor squeaks when stepped on. Â A qualified contractor should evaluate and repair or replace as necessary.
The floors showed signs of minor damage and wear, particularly in high-traffic areas. Â A qualified contractor should evaluate and repair or replace as necessary.
The door had missing or damaged floor guides. Â A qualified contractor should evaluate and repair or replace as necessary.
The window appeared to have a broken seal that has been compromised. Â Condensation and/or cloudiness between the two panes of glass was observed. Â This will have a negative impact on energy efficiency. Â Also, because there is moisture between the panes with no ventilation, mold can eventually develop. Â A qualified contractor should evaluate and repair or replace as necessary.
The window did not fit the opening properly. A qualified contractor should evaluate and repair or replace as necessary.
The window had pulled loose at the frame. Â A qualified contractor should evaluate and repair or replace as necessary.
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.
Hot and ground wires reversed If you’d recommend a qualified contractor evaluate and repair or replace as needed.
The light fixture was damaged. A qualified contractor should evaluate and repair or replace as necessary.
The smoke detector did not work when tested. A qualified person should repair or replace as needed. The existing smoke detectors were tested if present, but they are only noted as to presence and operation as of date of inspection. Smoke detectors may work today but not work when you need them to work. This is why it is important for you to test them on a regular basis, monthly at least. Smoke detectors are recommended by the U.S. Product Safety Commission to be installed inside each bedroom and adjoining hallway and on each living level of the property and basement level.
The bar sink was loose and not properly secured in the countertop. Â A qualified contractor should evaluate and repair or replace as necessary.
The wood stove fireplace was dirty at the time of inspection. Recommend cleaning from a qualified contractor.
Damage at mantle, Rock work damaged or missing. Recommend qualified contractor evaluate and repair or replace as needed.
The tile floor had missing or damaged grout. Â A qualified contractor should evaluate and repair or replace as necessary.
The base cabinet was damaged. Â 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 sink drain pipe was leaking at the time of inspection. Â A qualified contractor should evaluate and repair or replace as necessary.
The oven display was damaged in somewhat illegible at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed
The oven had excess grease or was dirty at the time of inspection. Excess grease may be a fire hazard. Recommend a qualified contractor evaluate and clean as needed.
The baseboard heater/radiator supplied no detectable heat at the time of inspection. Â A qualified contractor should evaluate and repair or replace as necessary.
Damaged thermostat For baseboard heat. Recommend call the contractor evaluate and repair or replace as necessary.
The walls had signs of a previous repair. Â A qualified contractor should evaluate and repair or replace as necessary.
Signs of water penetration was present at the window(s). Â A qualified contractor should evaluate and repair or replace as necessary.
No ground fault circuit interrupter (GFCI) protection was provided for the bathroom electrical outlets. Although GFCI protection of bathroom circuits may not have been required at the time of 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 bathroom electrical circuits to provide GFCI protection. This can be achieved by:
1. Replacing the current standard outlets with GFCI outlets.
2. Â Replacing the first circuit outlet located closest to the main electrical service panel with the GFCI outlet
3. Â 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.
The bathtub drain stop was damaged, missing or did not operate properly. Â A qualified contractor should evaluate and repair or replace as necessary.
The drain stop did not work or did not hold water in the sink. Â A qualified contractor should evaluate and repair or replace as necessary.
The sink basin was loose and not secured properly to the base countertop. Recommend a qualified contractor evaluate and repair or replace as needed.
The diverter valve that diverts water from the tub spout to the shower head was leaking while in the shower position. This may be an indication of the valve beginning to fail.
A qualified contractor should evaluate and repair or replace as necessary.
The hot water in the shower did not get over 100 degrees whereas the nearby faucets did. This may indicate that either the mixing valve (safety feature to limit potential scalding) or control cartridge needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.
Hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range.
Recommend a qualified contractor evaluate and repair or replace as necessary.
The shower/bathtub faucet was weak in volume and/or pressure. Â A qualified contractor should evaluate and repair or replace as necessary.
The door was deteriorated at the bottom of the jamb. Â A qualified contractor should evaluate and repair or replace as necessary.
The tile floor had missing or damaged grout. Â A qualified contractor should evaluate and repair or replace as necessary.
The counter top was  loose and not fastened securely.  A qualified contractor should evaluate and repair or replace as necessary.
The drain stop did not work or did not hold water in the sink. Â A qualified contractor should evaluate and repair or replace as necessary.
The walls showed signs of minor damage and wear. Â A qualified contractor should evaluate and repair or replace as necessary.
The shower head was missing. Â A qualified contractor should evaluate and repair or replace as necessary.
The toilet was loose at the floor. This condition typically is caused by loose bolts or nuts and/or missing floor seals. Loose toilet can result in leaks, water damage, and mold, as well as damage to the toilet, water supply lines, bolts, and drainage pipes. A qualified contractor should evaluate and repair or replace as necessary.
The electrical panel was damaged. A qualified contractor should evaluate and repair or replace as necessary.
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.
The conduit protecting the service entrance conductors is disconnected or damaged exposing the electrical conductors to damage. A qualified contractor should evaluate and repair or replace as necessary.
The water heater was at or beyond its warranty and/or expected life expectancy.
The water heater age was determined by the photo included in this report. According to the U.S. Department of energy, these major appliances are intended to run for between 8 and 12 years. Be advised that every water heater will age differently relative to the following life span factors: water quality, mineral buildup, frequency of flushing, the volume of water utilized, size of the tank, brand, and quality of water heater. Although it was operating at the time of the inspection, the inspector can not determine the remaining life of the water heater.
Pipe fittings at the water heating equipment were corroded. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The expansion tank was not properly secured. A qualified contractor should evaluate and repair or replace as necessary.
An improper material was used for the TPR pipe. The pipe should be a heat rated material. A qualified contractor should evaluate and repair or replace as necessary.
The TPR Valve at the water heating equipment was leaking. A qualified contractor should evaluate and repair or replace as necessary.
The water heating equipment was rusted/corroded showing signs of previously leaking. A qualified contractor should evaluate and repair or replace as necessary.
The basement floor was deteriorated in areas at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.
Splice/Junction box was missing a cover plate. A qualified contractor should evaluate and repair or replace as necessary.
Damaged or exposed wiring was discovered. A qualified contractor should evaluate and repair or replace as necessary.
