2 – Roof
2.2.1 – Roof Covering
Roof Covering 1
Roof Covering 2
OLDER ROOFING

The built up roofing on the low slope roof above the addition had displaced gravel and wear and appeared to be older than the rest of the roof. A qualified contractor should evaluate and repair overplace as necessary.

2.7.1 – Masonry Chimney
Masonry Chimney 1
MISSING – RAIN CAP/SPARK ARRESTOR

The chimney rain cap/spark arrestor was missing. 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 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.

2.7.2 – Masonry Chimney
Masonry Chimney 2
TUCK POINTING NEEDED

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.

3 – Attic, Insulation and Ventilation
3.3.1 – Attic Moisture Intrusion
Attic Moisture Intrusion 1
WATER INTRUSION

Signs of previous water penetration or intrusion into the attic. Water marks or stains were observed. Recommend asking seller if there’s any recent incidents that have been documented or mitigated.

Further evaluation is recommended.

3.4.1 – Insulation in Attic
Insulation in Attic 1
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.

3.4.2 – Insulation in Attic
TOO THIN
The insulation is thinner than current thermal resistance (R-value) standards.

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

4 – Exterior
4.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
DETERIORATION

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

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

4.4.2 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 2
INADEQUATE GROUND CLEARANCE

The distance between the bottom of wood components and the ground surface (or grade) was not sufficient. There should be a 6 inch gap between the bottom of siding and ground and a 2 inch gap between the bottom of siding and hard surfaces.

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

4.4.3 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 3
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.

4.8.1 – Electrical Outlets
Electrical Outlets 1
NOT GROUNDED – GFCI OUTLET

A GFCI outlet was not grounded and did not trip when tested. A GFCI requires a ground wire to route electricity when tripped. 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.

4.10.1 – Window Wells
Window Wells 1
WINDOW NO WELL

The property had basement windows at grade level without window wells installed. This could allow water intrusion into property at this point. A qualified contractor should evaluate and repair/replace as necessary.

4.11.1 – Walkways
Walkways 1
CRACKING – MODERATE

There were signs of moderate cracking on the walkway(s) in areas. 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.

4.11.2 – Walkways
Walkways 2
CRACKING – SIGNIFICANT

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.

4.11.3 – Walkways
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.

4.11.4 – Walkways
Walkways 4
TRIP HAZARD – WALKWAY(S)

A trip hazard was present on the walkway(s) in areas.  This condition is a safety concern. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.12.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
NEGATIVE GRADING

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.

4.12.2 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 2
TREE LIMBS CONTACT ROOF

The tree limbs that are in contact with the roof or hanging near the roof should be trimmed. Evaluating trees lies beyond the scope of the general property inspection.

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

4.14.1 – Exterior Faucets (Hose Bibs)
Exterior Faucets (Hose Bibs) 1
DRIPS AT KNOB

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.

4.14.2 – Exterior Faucets (Hose Bibs)
Exterior Faucets (Hose Bibs) 2
Exterior Faucets (Hose Bibs) 3
LOOSE IN WALL
One or more exterior faucet was loose in the wall. The faucet should be securely fastened to the wall using appropriate screws depending on the material at the location of the faucet. Recommend a qualified contractor evaluate and repair or replace as needed.
4.18.1 – Exterior Vents
Exterior Vents 1
MISSING VENT COVER

One or more vent cover(s) 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.

4.20.1 – Railings & Handrails
Railings & Handrails 1
HEIGHT NOT 36″

A railing height was measured less than 36 inches. This is a safety hazard for small children.

Guardrails are normally required to be 36 inches above standing surface next to the guardrail.

Correction and further evaluation is recommended.

4.21.1 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 1
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.

6 – Interior, Doors, Windows
6.2.1 – 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.

6.2.2 – Ceilings & Walls
Ceilings & Walls 2
MINOR CRACKS-WALLS

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

6.3.1 – Floors
Floors 1
CRACKED/DAMAGED TILE
GUEST HOUSE

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

6.3.2 – Floors
Floors 2
WEAR AND TEAR

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.

6.4.1 – Doors
Doors 1
DIFFICULT TO SLIDE

The closet door was very difficult to slide on the track.  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.

6.4.3 – Doors
Doors 3
SWINGS OVER STEP

The door swings over the top step of the stairwell 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.

6.5.1 – Windows
Windows 1
NO EGRESS

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.

6.6.1 – Electrical Outlets
Electrical Outlets 1
Electrical Outlets 2
NOT GROUNDED – OUTLETS

Several electrical outlets were not grounded throughout the property. A qualified contractor should evaluate and repair or replace as necessary.

6.7.1 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 1
NOT WORKING – BULB(S)

One or more light bulbs were not working at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.

6.7.2 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 2
FAN NOISY

The ceiling fan was noisy when on.  A qualified contractor should evaluate and repair or replace as necessary.

6.8.1 – Stairways & Railings
Stairways & Railings 1
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 & CO Detectors 1
CO DETECTOR MISSING
GUEST HOUSE

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.

6.11.1 – Installed Heat Source
Installed Heat Source 1
NO HEAT SOURCE
BASEMENT

There was no heat source installed.  A qualified contractor should evaluate and repair or replace as necessary.

7 – Kitchen
7.5.1 – Cabinets & Counters
Cabinets & Counters 1
DRAWER FRONT LOOSE

One kitchen drawer had a loose drawer front. A qualified contractor should evaluate and repair or replace as necessary.

7.5.2 – Cabinets & Counters
Cabinets & Counters 2
REVOLVING SHELF DIFFICULT

The revolving shelf was difficult to move. A qualified contractor should evaluate and repair or replace as necessary.

7.7.1 – Windows
Windows 1
SCREENS DAMAGED/MISSING

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

7.8.1 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 1
INOPERABLE

The light fixture did not operate when switch was turned on. Try replacing bulb first. A qualified contractor should evaluate and repair or replace as necessary.

7.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
FLEX PIPE

The sink drain line had a flex pipe used as part of the drain line. Flexible drain lines can smell, clog, leak or fail. Flex lines design includes multiple folds in which moisture may become trapped and mold may grow.  A qualified contractor should evaluate and repair or replace as necessary.

7.12.1 – Food Waste Disposer
Food Waste Disposer 1
NOISY

The food waste disposer was noisy or damaged when operated. It may be that this appliance has an improper item stuck in it and it may be this appliance is worn or aged. A qualified contractor should evaluate and repair or replace as necessary.

7.13.1 – Dishwasher
Dishwasher 1
MISSING WHEELS

The dishwasher rack was missing one or more wheels.  A qualified contractor should evaluate and repair or replace as necessary.

7.15.1 – Range Hood
Range Hood 1
GAP

The microwave vent hood had a gap between the bottom of the cabinet and the top of the vent hood. This creates a space between the vent and the hood possibly allowing airflow in the gap. A qualified contractor should evaluate and repair or replace as necessary.

7.17.1 – Refrigerator
Refrigerator 1
WATER NOT WORKING

The water and ice feature at the refrigerator was not working at the time of the inspection. A qualified contractor should evaluate, then repair or replace as advised.

9 – Bathroom
9.5.1 – Floors
Floors 1
WEAR AND TEAR

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.

9.7.1 – Electrical Outlets
Electrical Outlets 1
NOT GROUNDED – GFCI OUTLET

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.

9.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
MISSING – TUB DRAIN STOPPER

The bathtub drain stop was damaged, missing or did not operate properly.  A qualified contractor should evaluate and repair or replace as necessary.

9.10.2 – Drain Waste and Vent System
Drain Waste and Vent System 2
NOT WORKING – SINK STOPPER

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
LEAK – DIVERTER VALVE

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.

9.12.2 – Plumbing Fixtures
Plumbing Fixtures 2
LEAK – SHOWER HEAD

There was a leak at the shower head connection at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.

9.17.1 – Tub/Shower Area
TOO SHORT

The overall ceiling height above the bathtub/shower was too short. The height should be a minimum of 80 inches over a majority of the tub. A qualified contractor should evaluate and repair or replace as necessary.

10 – Bathroom 2
10.7.1 – Electrical Outlets
Electrical Outlets 1
NOT GROUNDED – GFCI OUTLET

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.

10.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
CLOGGED/SLOW – SINK DRAIN

The sink drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.

10.10.2 – Drain Waste and Vent System
Drain Waste and Vent System 2
NOT WORKING – SINK STOPPER

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.

10.13.1 – Toilets
Toilets 1
FLUSH-SLOW TO FILL

The toilet was slow to fill when flushed.  A qualified contractor should evaluate and repair or replace as necessary.

10.13.2 – Toilets
Toilets 2
SEAT LOOSE/DAMAGED

The toilet seat was loose or damaged.  A qualified contractor should evaluate and repair or replace as necessary.

10.14.1 – Tub, Shower Area
Tub, Shower Area 1
CAULK – TUB TOP

The tub/shower area had deteriorated or missing sealant (caulking or grout) where the shower wall rests on the tub and/or at the inside corners. A qualified contractor should evaluate and repair or replace as necessary.

11 – Bathroom 3
11.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
CLOGGED/SLOW – SINK DRAIN

The sink drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.

11.10.2 – Drain Waste and Vent System
Drain Waste and Vent System 2
LEAKING

The sink drain pipe was leaking at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

11.11.1 – Water Supply Shutoff Valves
Water Supply Shutoff Valves 1
MISSING – SHUTOFF VALVE

There were no water supply valves installed at the sink at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

12 – Bathroom 4
12.3.1 – Exhaust Fan
Exhaust Fan 1
INEFFICIENT WINDOWS

The basement windows were not energy efficient and would allow cold air to pass between the panes. A qualified contractor should evaluate and repair or replace as necessary.

12.7.1 – Electrical Outlets
Electrical Outlets 1
NOT GROUNDED – GFCI OUTLET

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.

12.14.1 – Tub, Shower Area
Tub, Shower Area 1
Tub, Shower Area 2
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.

12.15.1 – Fixture Valve Installation And Temperature
Fixture Valve Installation And Temperature 1
Fixture Valve Installation And Temperature 2
SINK REVERSED

The water supply valves and supply lines at the sink fixture in the bathroom were installed improperly with a reversed configuration. Current standards for installation produce hot water when the valve is turned to the left and cold water when the valve is turned to the right. A qualified contractor should evaluate and repair or replace as necessary.

13 – Bathroom 5
13.12.1 – Plumbing Fixtures
Plumbing Fixtures 1
CRACKED/DAMAGED – SINK

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

14 – Plumbing
14.4.1 – Water Pressure
Water Pressure 1
HIGH WATER PRESSURE

The property water supply pressure  measured at the exterior faucet or laundry appliance hose bib. Property water supply pressure exceeded the 80 pounds per square inch (PSI) limit considered the maximum allowable by generally accepted current standards. Excessively high water pressure can stress connections in the plumbing system and appliances is likely to cause leaks.

A qualified contractor should install a pressure regulator or evaluate and repair or replace one as necessary.

15 – Electrical
15.2.1 – Distribution Panels
Distribution Panels 1
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.

15.2.2 – Distribution Panels
Distribution Panels 2
WON’T STAY OPEN

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

15.2.3 – Distribution Panels
Distribution Panels 3
JUNCTION BOXES

There were two former electrical panels that are no junction boxes. These covers should be screwed shut since there are live wires inside. A qualified contractor should evaluate and repair or replace as necessary.

16 – Water Heating Equipment
16.8.1 – Temperature & Pressure Relief Valve
Temperature & Pressure Relief Valve 1
OVER 6″ FROM FLOOR

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.

16.13.1 – Water Temperature
Water Temperature 1
WATER TEMPERATURE LOW

The water temperature was below the suggested range of 120-130 degrees. Recommend adjusting the water heater thermostat first. If water does not reach the acceptable range then a qualified contractor should evaluate and repair or replace as necessary.

17 – Heating
17.1.1 – Heating System Information
BEYOND TYPICAL LIFE EXPECTANCY

Due to the year of manufacture, the heating 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.

17.3.1 – 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.

17.9.1 – Air Filter
Air Filter 1
VERY DIRTY

The HVAC system air filter was very dirty or clogged. This condition reflects a lack of regular maintenance of the HVAC system. 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 heating and cooling 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.

17.9.2 – Air Filter
Air Filter 2
NOT ACCESSIBLE

Replacement of the air filter was very difficult because of the size of the opening. A qualified contractor should evaluate and repair or replace as necessary.

18 – Cooling
18.1.1 – Cooling System Information
Cooling System Information 1
LABEL WORN OUT

The manufacturing label on the system was worn out and illegible. This is an indication of old age, or prolonged exposure to harsh elements. Recommend a qualified contractor further evaluate and repair or replace.

18.1.2 – Cooling System Information
TOO SMALL

Although outside the scope of normal home inspection in the inspectors opinion the air conditioning condenser unit appeared to be undersized for this size of house. A qualified contractor should evaluate and repair or replace as necessary.

18.3.1 – AC Compressor
AC Compressor 1
UNIT IS NOT LEVEL

The exterior compressor unit was not level. Over time, this may result in noisy fan operation, damage to the fan bearings and a shortened fan lifespan, or it may result in movement of the compressor housing which can cause leaks in refrigerant lines resulting in expensive service. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

19 – Structural Crawlspace
19.2.1 – Soil Vapor Barrier
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.

19.5.1 – Foundation Wall
Foundation Wall 1
MISSING MORTAR

Some of the mortar between the stones of the foundation was missing and deteriorated. A qualified contractor should evaluate and repair or replace as necessary.

19.7.1 – Ventilation
NEEDED – PASSIVE VENTS
There were not passive vents installed for the crawlspace at the time of inspection. If a crawlspace is not a conditioned air space, it is recommended to have passive vents in order to maintain satisfactory heat and humidity levels.
22 – Fireplace or Stove
22.1.1 – Fireplace Wood-Burning
Fireplace Wood-Burning 1
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.
23 – Structural Basement
23.2.1 – Basement Floor
Basement Floor 1
HEAVING & SETTLING OF CONCRETE FLOOR

Indications of movement/settling of the concrete floor were present in the basement area. 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.

23.4.1 – Basement Interior Wall Structure
Basement Interior Wall Structure 1
BASEMENT WALLS NOT FLOATING

Basement walls were not constructed using a method which will allow for soil movement. This method is usually termed “floating” the walls and involves leaving a gap at the bottom of the wall so that vertical movement (heaving) of the concrete slab basement floor will not be transmitted to the rest of the property structure. Colorado has areas with expansive soils. Expansive soils are soils which increase to many times their original volume in response to increases in soil moisture content, creating forces which can easily damage property structural components such as foundations, floor slabs, flat work and interior and exterior wall coverings. Consider consulting with a qualified contractor before the expiration of your Inspection Objection Deadline to discuss options and costs for correction an/ or stabilization.

23.5.1 – Moisture Intrusion
Moisture Intrusion 1
EFFLORESCENCE

Efflorescence (white powdery substance) on the wall indicates moisture is in contact with the concrete or masonry. This does not necessarily indicate that intrusion will occur. I recommend checking the gutters and the downspout drain lines for proper operation. Also, a water proofing paint could be applied to the interior side of the wall if necessary. Efflorescence is found on many properties without water intrusion occurring inside the property. But, it should alert you to the possibility that future steps may be needed. A qualified contractor should evaluate and repair as necessary.