Roof
Attic, Insulation and Ventilation
Exterior
Detached Garage
Detached Garage 2
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Plumbing
Electrical
Water Heating Equipment
Heating
Cooling Not Present
Structural Basement
Mold Inspection
Premier Partners
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 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 vent flashing, used to protect areas of the roof from moisture intrusion, was missing in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
One or more plumbing vents had a rubber boot flange that was damaged. This condition could allow moisture to penetrate the roof component. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The chimney extends 5 feet or more above the roof surface without a proper brace to keep it secure. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
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.
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.
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.
The attic access hatch was not properly insulated. A qualified contractor should evaluate and repair or replace as necessary.
The attic hatch was not the proper size to access the attic itself. The rough framed opening must measure a minimum of 22 by 30 inches to allow a full-grown adult to safely enter and exit. Should there be an appliance in the attic, the dimensions may be required to increase to allow the appliance to be removed.
The 2012 International Residential Code requires an attic access opening for attics with an area greater than 30 square feet and a vertical height in excess of 30 inches.
Visible signs of repairs were noted in the roof structure/decking. Recommend asking current homeowners for more information. Recommend further evaluation by a qualified professional if repairs appear to be poorly done or failing in the future.
The insulation is thinner than current thermal resistance (R-value) standards.
Recommend a qualified contractor evaluate and repair or 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.
An entry door had damaged or deteriorated weather stripping at the time of the inspection. A qualified contractor should evaluate, then repair or replace as advised.
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.
An entry door rubs at the door frame when closing. This may mean the door or frame is out of square or that hinges may not be installed properly.
A qualified contractor should evaluate and repair or replace as necessary.
No Ground Fault Circuit Interrupter (GFCI) protection was provided for the exterior electrical outlets. 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.
An exterior electrical outlet was loose in the wall. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The exterior electrical outlet was missing an in-use weatherproof covering. 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) 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 top of the foundation wall had inadequate clearance from grade. The top of the foundation wall should be a minimum of six inches above soil. Inadequate clearance may result in moisture intrusion of the structure.
Recommend a qualified contractor should evaluate and repair as necessary according to current standards.
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.
The outside water faucet is installed close to the ground/floor or wall. A hose would likely be difficult to attach. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The exterior foundation wall had signs of repair. Recommend inquiring with the current sellers for more information. Recommend further evaluation by a qualified contractor if the quality of work is poor.
The dryer vent had a flap that was stuck open. The clothes dryer vent may be clogged which is a potential fire hazard. This may also allow rodents or insects to enter the interior. Recommend qualified contractor should evaluate and clean, 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.
An exterior entry door had a weathered or worn surface.
Recommend a qualified contractor evaluate and repair or replace as needed.
Garage walls/ceilings showed signs of moisture intrusion. Recommend a qualified contractor evaluate and find source of moisture to prevent further damage and/or mold.
Doors not opening fully, will require some dirt removal and or re-hanging of the doors. Recommend qualified contractor evaluate and repair or replace as needed.
An outlet or switch box was loose in the garage at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.
Garage wall had damaged drywall. Recommend drywall contractor repair.
The concrete floor in the garage was cracked.
A qualified contractor should evaluate and repair as necessary.
A defect was noted at a wall switch in the garage. Not installed properly.
Recommend a qualified contractor evaluate and repair or replace as needed.
A garage outlet or switch box was missing a face plate at the time of inspection recommend a qualified contractor evaluate and repair or replace as needed.
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 in a garage, 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.
Flickering light, Light not working at time of inspection. Recommend qualified contractor evaluate and repair or replace as needed.
The inspector was unable to open the window using reasonable force. A qualified contractor should evaluate then repair or replace as advised.
No water supplied to sink. Recommend qualified contractor evaluate and repair or replace as needed.
The drywall was cut out for an access hole. A qualified contractor should evaluate and repair or replace as necessary.
Floor has a dip or is sloped in areas.
Recommend a qualified contractor evaluate and repair or replace as needed.
The door would not latch when closed, and may need adjustment at the strike plate to latch properly. A qualified contractor should evaluate and repair or replace as necessary.
An interior door rubs at the door frame when closing. This may mean the door or frame is out of square or that hinges may not be installed properly.
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.
The window had a cracked or broken glass pane. A qualified contractor should evaluate and repair or replace as necessary.
The window had damaged or missing lock hardware. A qualified contractor should evaluate and repair or replace as necessary.
Some windows had damaged or missing screens. A qualified contractor should evaluate and repair or replace as necessary.
The window had a sash that was unable to be opened without excessive force, possibly from being painted or nailed shut. 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 light fixture was missing one or more bulbs. 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.
Carbon monoxide detectors were installed greater than 15 feet of rooms 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 within a specified distance of each room lawfully used for sleeping purposes.
A smoke or CO detector was beeping at the time of inspection, and likely has low battery life or the detector itself may be defective. Recommend further evaluation of all detectors to repair or replace as needed.
The fireplace had damage to the interior chamber. A qualified contractor should evaluate and repair or replace as necessary.
The fireplace had a defect at the lintel. A qualified contractor should evaluate and repair or replace as necessary.
Floor has a dip or is sloped in areas.
Recommend a qualified contractor evaluate and repair or replace as needed.
The dishwasher door rubbed the adjacent wall or cabinet when opening or closing. 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.
No vent connection was provided for the dryer. Lack of proper dryer venting to the exterior may result in excessively high humidity levels which can damage property materials or components and may encourage the growth of microbes such as mold. Lack of proper dryer venting can also result in the accumulation of lint in the property. Lint is combustible and it’s accumulation is a potential fire hazard and a possible health hazard from the inhalation of particulates. The Inspector recommends proper installation of an Underwriter’s Laboratory (UL) approved dryer vent for safety reasons. Dryer vents should be clean annually to ensure that safe conditions continue to exist.
There was not an exhaust fan in the bathroom. An exhaust fan or an openable window is needed for proper ventilation.
Some bathroom designs may require installing an exhaust fan in addition to an openable window to achieve proper ventilation.
Should proper ventilation rely solely on an openable window, the window may need to be opened during adverse weather conditions for the ventilation to happen. Using an exhaust fan is the recommended alternative.
A qualified contractor should evaluate and repair or replace as necessary.
One or more cabinet or drawer does not operate smoothly. This could be an issue with the drawer not sliding on a proper guide track or a door being difficult to swing open/closed.
A qualified contractor should evaluate and repair or replace as necessary.
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.
The was a direct connection of ABS and PVC drain line material which is not recommended. 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.
Some or all circuit breakers were a brand different from the main panel brand. Circuit breakers made by different manufacturers vary in design, therefore panel manufacturers require their own manufactured breakers to be used. Select brands are interchangeable, and there are some “semi” universal breaker types or panel types.
Using incompatible breakers in the panel of another manufacturer may result in poor connections which can create a potential fire or shock/electrocution hazard. A qualified contractor should evaluate and repair or replace as necessary.
One or more circuit breakers have two wires that are connected to a breaker designed for only one wire. This is known as a “double-tap” and is a defective condition. A qualified contractor should evaluate and repair or replace as necessary.
The service drop did not meet minimum clearances which is a major electrical hazard. Correction and further evaluation is recommended.
In general, a service drop must be at least:
- 2 feet above the immediate roof decking
- 3 feet away from an openable window or door
- 10 feet above areas accessible only to pedestrians, such as porches or decks
- 12 feet above the ground (grade) as well as sidewalks and residential driveway
- 22 1/2 feet above a swimming pool
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 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 gas supply line lacked a sediment or drip leg. This condition could allow small particles in the gas supply to enter the mechanical. A qualified contractor should evaluate then repair or replace as advised.
The water heater did not respond to controls or the demand for hot water and was not operational. A qualified contractor should evaluate and repair or replace as necessary.
The heating system did not respond to demand for heat or did not function properly at the time of the inspection. No shut off switches were activated aside from the safety shut-off switch that is designed to kill power when the blower cabinet cover is removed. A qualified contractor should evaluate and repair or replace as necessary.
Horizontal cracking was observed in the basement foundation wall(s). Horizontal cracks are often serious, and are usually caused by hydrostatic pressure (too much water behind the foundation). Poor drainage and grading of soil around a structure can cause water to drain slowly. This water will saturate the ground around the foundation walls, causing an increase in hydrostatic (water) pressure. As the combined forces of hydrostatic pressure and the natural weight of the soils surrounding the foundation bear down, it can exceed the weight-bearing capacity of the walls, causing them to crack, bow, or shear. Further analysis by a licensed structural engineer is recommended. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540.
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.
Water damage was visible in the crawlspace floor structure around plumbing lines. There may be a past or current leak in the nearby drain or supply lines that could further stain or rot wood if not corrected.
Structural posts and/or beams are not plumb/level, and may not be providing the structural support as intended. Further analysis by a licensed structural engineer is recommended. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540.
Modifications repairs or additions were present in the floor structure support system. Recommend qualified contractor evaluate and repair or replace as needed.
Concrete blocks installed wrong direction, Concrete blocks are meant to be installed with holes running vertically. Recommend a qualified contractor evaluate and repair or replace as needed.
Exposed electrical conductor splices need to be installed inside a junction box with cover plate. A qualified contractor should evaluate and repair or replace as necessary.
Light fixtures in basement not working and/or missing bulbs at time of inspection. Recommend a qualified contractor evaluate and repair a replace as needed.
Outlet box was missing a cover plate. A qualified contractor should evaluate and repair or replace as necessary.
