INSPECTION DETAILS
Inspection Detail
Roof
Attic, Insulation and Ventilation
Exterior
Interior, Doors, Windows
Kitchen
Laundry
Garage Not Present
Bathroom
Plumbing
Electrical
Water Heating Equipment
Heating
Structural Crawlspace
Structural Basement
Cooling Not Present
Mold Inspection
Premier Partners
The inspector observed exposed nails on the roof covering. 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.
A plumbing vent did not extend far enough above the roof. A plumbing vent should extend a minimum of 10″. 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 mortar crown was damaged, cracked or deteriorated at the time of inspection. This condition could allow moisture to penetrate the chimney. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The chimney was missing a flue liner at the time of inspection. This condition could be considered a fire hazard until corrected as defined by the Home Inspection Standards of Practice. 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 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.
The chimney was missing a cricket. Chimneys wider than 36 inches should have a “cricket” installed. A cricket is a tented flashing that diverts water to the sides of a chimney and prevents water from being able to pool or pond in the high side crevasse. A qualified contractor should 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.
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.
The driveway surface was spalling in areas. This condition will continue to degrade if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
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.
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.
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.
Dense vegetation was present around the house in areas. This condition limited and restricted my visual inspection. Dense vegetation and landscaping up against or near the house foundation and exterior walls may be prone to water penetration and insect infestation. Trimming, pruning and some landscaping is recommended by a qualified contractor
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.
The visible concrete foundation wall surface was damaged or deteriorated in areas. Recommend a qualified contractor evaluate and repair or replace as needed.
A wood support post or wood portion of the deck was in direct contact with the ground/dirt. The wood should be pressure treated and ideally be: placed in a metal bracket and/or cement casing, and have clearance from the ground level. Wood in direct contact with dirt will wick up ground moisture and deteriorate at an accelerated rate if routine maintenance is not kept.
Recommend a qualified contractor evaluate and repair or replace as needed.
The exterior deck floor and/or other components were peeling paint. 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 floors showed signs of minor damage and wear, particularly in high-traffic areas. A qualified contractor should evaluate and repair or replace as necessary.
Windows installed in the home appeared to be worn or aged. This apparent condition can mean the windows are deteriorated or difficult to operate, and can also mean they are not consistent with current efficiency standards. They were possibly original and were either at or near their serviceable lifespan. Recommend further evaluation by a qualified contractor and budgeting for potential future replacement.
One or more electrical outlets were not grounded. A qualified contractor should evaluate and repair or replace as necessary.
One or more light bulbs were not working at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.
Ground fault circuit interrupter (GFCI) Protection was not provided for all kitchen electrical outlets. Although GFCI protection of kitchen outlets may not have been required at the time in which this property was built, as general knowledge of say fielding practices has improved with the passage of time building standards have changed to reflect current understanding. 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 floor covering was not sealed at the edges and may allow moisture intrusion. A qualified contractor should evaluate and repair or replace as necessary.
The water was brown. A qualified contractor should evaluate and repair or replace as necessary.
A saddle valve was present at the plumbing at the time of inspection. They are prone to leak over time as the rubber seal will eventually deteriorate and they clog up as calcium deposits build up at the small opening. Recommend a qualified contractor evaluate and replace it with a permanent valve as needed.
There was a damaged breaker
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.
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 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.
The water temperature was higher than the acceptable range of 120-130 degrees. We recommend adjusting the water heater thermostat.
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 HVAC system air filter was missing. This condition reflects a lack of regular maintenance of the HVAC system. Clogged filters can restrict air flow 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 filter, as well as cleaning, servicing and evaluating of the HVAC system by a qualified HVAC professional and repair or replace as necessary.
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.
There were water stains or water damaged areas in the crawlspace at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.
Significant cracks were observed at the crawlspace foundation walls. Recommend sealing the cracks to prevent moisture intrusion. Further analysis by a licensed structural engineer is recommended. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540.
There is no insulation on the crawlspace exterior walls or floor system. Heat loss can occur more on this property than one that is properly insulated. A qualified contractor should evaluate and install as necessary.
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.
The concrete floor in the basement was cracked in areas. These cracks appear to be common cracks indicating regular settlement or heaving, but not necessarily structural problems. Recommend a qualified contractor to evaluate to make further recommendations and repair as necessary.
Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540.
The foundation wall appeared to be leaning. Further analysis by a licensed structural engineer is recommended. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540.
There is no insulation on the basement exterior walls or floor system. Heat loss can occur more on this property than one that is properly insulated. A qualified contractor should evaluate and install as necessary.
