INSPECTION DETAILS
Inspection Detail
Roof
Attic, Insulation and Ventilation
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Plumbing
Electrical
Water Heating Equipment
Heating
Cooling
Mold Inspection
Premier Partners
Structural Basement
The roof covering material was damaged/deteriorated in some areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The inspector observed signs of repair at the time of inspection. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
A plumbing vent appeared to lack proper clearance from a valley, sidewall, openable window, door, ventilation or air intake. 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.
The attic access hatch was not properly insulated. A qualified contractor should evaluate and repair or replace as necessary.
The insulation is thinner than current thermal resistance (R-value) standards.
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 top panel of the garage door had a hole. Recommend having a qualified person seal the hole.
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.
Window Well(s) lacked covers and may represent a danger to small children and may trap pests. 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.
A walkway was not properly sealed against a foundation wall and may allow excess moisture to enter. Recommend a qualified contractor 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.
The concrete floor in the garage was cracked. Due to expansive soils, minor cracks are to be expected in the slabs or control joints. 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, 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.
An outlet was tested that did not have power or did not work.
Recommend a qualified contractor evaluate and repair or replace as needed.
Baseboard trim was missing in areas of the interior walls at the time of inspection. A qualified contractor should evaluate and repair or replace as needed.
The floor squeaks when stepped on. A qualified contractor should evaluate and repair or replace as necessary.
One or more windows had damaged or deteriorated weather stripping at the time of the inspection. A qualified contractor should evaluate, then repair or replace as advised.
At the interior stairs, the handrail hand horizontal railings. This creates a climbing risk for children. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
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.
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. 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.
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.
Flames were not entirely burning a blue color. Orange and yellow flames may be an indicator the fuel-air mixture is not right and gas may not be burning as efficiently as possible. Recommend a qualified contractor evaluate to adjust, repair, or replace fuel-burning components as necessary.
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.
The secondary drain line was capped, missing or not routed to a drain. If the primary drain line becomes blocked, this condition could cause condensation to not drain properly and possibly damage the unit. The inspector recommends installing a secondary drain or installing an over flow protection device. A qualified contractor should evaluate then repair or replace as advised.
The air-conditioner refrigerant suction line (large, insulated) has damaged or missing insulation in areas. A qualified contractor should evaluate and repair/replace as necessary.
Air flow to the air-conditioner condenser coils was restricted by vegetation, dirt, or debris. The unit should be cleaned and anything restricting air flow in or around the air conditioner should be removed in order to maintain cooling system efficiency and avoid problems from overheating of the compressor.
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.
There were minor to moderate cracks in the basement foundation wall. These cracks should be sealed to prevent moisture intrusion and monitored for further movement. Further analysis by a licensed structural engineer is recommended. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540.
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.
