2 – Roof
2.2.1 – Roof Covering
Roof Covering 1
Roof Covering 2
Roof Covering 3
DAMAGED/DETERIORATED

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.

2.2.2 – Roof Covering
Roof Covering 4
DEBRIS
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.
2.4.1 – Flashing
Flashing 1
EDGE FLASHING MISSING
The drip edge flashing along the rake/eave was missing in areas.  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
2.4.2 – Flashing
Flashing 2
SEALANT DETERIORATED
The sealant and/or flashing was deteriorated at the edges and/or seams of roof covering materials in some areas.  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
2.5.1 – Plumbing Vent Pipes
Plumbing Vent Pipes 1
RUBBER BOOT DAMAGED
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.
2.6.1 – Flue Gas Vent Pipes
Flue Gas Vent Pipes 1
CORRODED
One or more combustion exhaust flue(s) showed signs of rust/corrosion.  A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
2.6.2 – Flue Gas Vent Pipes
Flue Gas Vent Pipes 2
INADEQUATE CLEARANCE – ROOF
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.
2.7.1 – Masonry Chimney
Masonry Chimney 1
FLASHING NOT SEALED
The flashing at the chimney was inadequately sealed. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
3 – Attic, Insulation and Ventilation
3.1.1 – Attic Access
Attic Access 1
HATCH NOT INSULATED
The attic access hatch was not properly insulated. A qualified contractor should evaluate and repair or replace as necessary.
3.2.1 – Attic Structural Components
Attic Structural Components 1
Attic Structural Components 2
ENGINEERED TRUSS DAMAGE/ALTERED
One or more engineered truss had been damaged or altered. This can affect the overall structural integrity of the roof, and cause the roof to sag or fail in that area.

Trusses are specifically engineered and designed to support the roof and loads placed on it, such as snow. The individual components of a truss — webs, connectors, gusset plates, straps, clips, and fasteners — and all trusses in a roof are designed to perform together as a system. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-400-8148.

3.4.1 – Insulation in Attic
Insulation in Attic 1
TOO THIN
The insulation is thinner than current thermal resistance (R-value) standards.

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

3.5.1 – Ventilation in Attic
VENTILATION INADEQUATE

Ventilation may have been insufficient at the time of the inspection.

Inadequate attic ventilation can cause the attic to overheat, causing heat damage to the roof covering, which results in a decreased life expectancy. Adequate ventilation of the attic will actually help prolong the life expectancy of the roof covering and help stabilize interior temperatures when heating and cooling is in use.

Recommend a qualified contractor evaluate to ensure all attic ventilation is unobstructed and fully functional and/or install additional ventilation as needed.

3.6.1 – Electrical Wiring In Attic
Electrical Wiring In Attic 1
DAMAGED OR EXPOSED WIRING
Damaged or exposed wiring was discovered. A qualified contractor should evaluate and repair or replace as necessary.
3.7.1 – Exhaust System Vents
Exhaust System Vents 1
BATHROOM FAN EXHAUSTS INTO ATTIC

Bathroom vent duct terminated in the attic and did not vent to the exterior of property.

4 – Detached Garage
4.2.1 – Roof Covering
Roof Covering 1
NEARING END OF LIFE CYCLE
The roof covering is nearing the end of its life cycle.   A qualified contractor should evaluate and repair or replace as necessary.
4.3.1 – Exterior Door
Exterior Door 1
WOOD ROT AT DOOR
An exterior entry door had deteriorated, rotted wood.

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

4.4.1 – Ceiling & Walls in Garage
Ceiling & Walls in Garage 1
MOISTURE INTRUSION
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.
4.6.1 – Vehicle Door
Vehicle Door 1
WEAK SPRINGS
The garage door was hard to lift or the spring(s) did not support the weight of the door when tested.

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

4.8.1 – Interior Outlets & Fixtures
Interior Outlets & Fixtures 1
NO GFCI PROTECTION
GARAGE

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.

5 – Exterior
5.3.1 – Garage Door Exterior
Garage Door Exterior 1
MISSING – WEATHER STRIPPING
The exterior of the garage door has weatherstripping missing in one or more areas. A qualified contractor should inspect and repair as necessary and according to current standards.
5.11.1 – Walkways
Walkways 1
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.
5.11.2 – Walkways
Walkways 2
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.

5.11.3 – Walkways
Walkways 4
IMPROPERLY SLOPED SURFACE
The walkway(s) have a negative slope and drains towards the home in areas. This condition is prone to water penetration into the home structure. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
5.12.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
Vegetation, Grading & Drainage 2
Vegetation, Grading & Drainage 3
DENSE VEGETATION
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
5.12.2 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 4
Vegetation, Grading & Drainage 5
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.
5.12.3 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 6
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.

5.12.4 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 7
TREE BRANCHES OVER PROPERTY
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.

5.17.1 – Exterior Foundation Wall
Exterior Foundation Wall 1
CRACK – VERTICAL
The foundation had vertical cracks in areas. A qualified contractor should evaluate and repair as necessary before your inspection objection deadline.
5.21.1 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 1
EXTENSIONS NOT POSITIONED PROPERLY
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.

6 – Interior, Doors, Windows

6.2.1 – Ceilings & Walls

Ceilings & Walls 1
MOISTURE STAINING-WALLS
PRIMARY CLOSET

The wall showed wet staining indicating moisture intrusion did or does still exist.  A qualified contractor should evaluate and repair or replace as necessary.

6.2.2 – Ceilings & Walls
Ceilings & Walls 2
Ceilings & Walls 3
MINOR CRACKS-WALLS
Minor cracking was visible on the interior walls.  A qualified contractor should evaluate and repair or replace as necessary.
6.2.3 – Ceilings & Walls
Ceilings & Walls 4
SIGNIFICANT CRACKING-WALLS
Significant cracking was visible on the interior walls.  This may indicate a structural issue.  Further analysis by a structural engineer is recommended.
6.3.1 – Floors
Floors 1
Floors 2
HUMP

The floor had a noticeable hump or rise.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.1 – Doors
RUBS FLOOR

An interior door rubs on the flooring when opening or closing. Recommend a qualified contractor evaluate and repair or replace as needed.

6.6.1 – Electrical Outlets
Electrical Outlets 1
Electrical Outlets 2
Electrical Outlets 3
TWO-PRONG OUTLETS

The inspector observed many two-prong outlets throughout the property. These are outdated outlets that should be upgraded to three-prong outlets with proper grounds. A qualified contractor should evaluate then repair or replace as advised.

6.9.1 – Smoke & CO Detectors
CO DETECTOR MISSING

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.

6.9.2 – Smoke & CO Detectors
SMOKE DETECTOR MISSING

The smoke detector was missing. A qualified person should 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.

 9 – Bathroom
9.2.1 – Doors
STRIKE NOT LATCHING
PRIMARY BATHROOM

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.

9.4.1 – Ceilings & Walls
Ceilings & Walls 1
MINOR CRACKS-WALLS
PRIMARY LAUNDRY AREA

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

9.7.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION
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.

10 – Bathroom 2
10.4.1 – Ceilings & Walls
Ceilings & Walls 1
SIGNIFICANT CRACKING-WALLS
UPSTAIRS BATHROOM

Significant cracking was visible on the interior walls.  This may indicate a structural issue.  Further analysis by a structural engineer is recommended.

10.7.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION
UPSTAIRS BATHROOM

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.

 11 – Plumbing
11.1.1 – Main Water Shut-Off Valve
CORRODED – VALVE

The main water shutoff valve was corroded.

The valve is not and was not operated during the scope of a home  inspection.

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

11.3.1 – Water Supply & Distribution Systems
CORROSION – DISTRIBUTION LINE

The water distribution supply pipe was corroded in one or more areas. The distribution piping runs from the main source to each faucet or fixture.

A qualified contractor should evaluate and repair or replace as necessary.

11.3.2 – Water Supply & Distribution Systems
GALVANIZED

The property contained galvanized steel water distribution pipes. These pipes are outdated and subject to corrosion which will eventually result in restricted flow and leakage and will need to be replaced. Water flow in the property was satisfactory at the time of the inspection.

11.5.1 – Drain, Waste, & Vent Systems
Drain, Waste, & Vent Systems 1
DAMAGED

The main drain line was cracked and leaking at time of inspection

12 – Electrical
12.2.1 – 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.
12.2.2 – Distribution Panels
Distribution Panels 2
SCREWS SHARP – PANEL COVER
Sharp screws / fasteners we used at the electrical panel cover. This could be potentially hazardous if the screws puncture a live electrical wire. A qualified contractor should evaluate and repair or replace as necessary.
 15 – Cooling
15.1.1 – Cooling System Information
BEYOND TYPICAL LIFE EXPECTANCY
Due to the year of manufacture, the cooling 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.  InterNACHI’s Standard Estimated Life Expectancy Chart for Homes
15.1.2 – Cooling System Information
SERVICING RECOMMENDED
Based on the age of the cooling system it is recommended that it be cleaned and serviced and certified (if possible) by an HVAC professional.
15.3.1 – AC Compressor
AC Compressor 1
RUSTED COMPONENTS

Surface and/or interior components of the AC condenser showed rust in areas. Recommend a qualified contractor evaluate, service, and repair or replace as necessary.