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
DEGRANULATED

Some of the shingles appeared to be de-granulated in 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
Plumbing Vent Pipes 2
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.

2.7.1 – Roof Drainage Systems
Roof Drainage Systems 1
Roof Drainage Systems 2
DEBRIS IN GUTTERS

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.

3 – Attic, Insulation and Ventilation
3.3.1 – Attic Moisture Intrusion
Attic Moisture Intrusion 1
Attic Moisture Intrusion 2
RUSTY NAILS

Rusty nails often signal excess condensation build-up due to poor ventilation. Recommend a qualified contractor evaluate further to repair or replace as needed.

3.4.1 – 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.

3.7.1 – Exhaust System Vents
Exhaust System Vents 1
Exhaust System Vents 2
BATHROOM FAN EXHAUSTS INTO ATTIC

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

4 – Exterior
4.3.1 – Garage Door Exterior
Garage Door Exterior 1
LOOSE- WINDOW

A window on the garage door was loose. A qualified contractor should inspect and repair as necessary.

4.3.2 – Garage Door Exterior
Garage Door Exterior 2
DAMAGED – PANEL(S)

The exterior of garage door has one or more damaged panels. A qualified contractor should inspect and repair as necessary and according to current standards.

4.3.3 – Garage Door Exterior
Garage Door Exterior 3
DAMAGED – WEATHER STRIPPING

The exterior of the garage door has damaged weather stripping. A qualified contractor should inspect and repair as necessary and according to current standards.

4.4.1 – Wall-Covering, Flashing & Trim

Wall-Covering, Flashing & Trim 1

BULGE

The wall was bowed or bulges in areas.  A qualified contractor should evaluate and repair or replace as necessary.

4.4.2 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 2
Wall-Covering, Flashing & Trim 3
Wall-Covering, Flashing & Trim 4
DAMAGED – SIDING

The siding and/or trim was damaged in areas of the exterior.

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 5
DETERIORATION

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

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

4.4.4 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 6
PEELING PAINT

Peeling paint was present in areas.

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

4.6.1 – Exterior Doors
Exterior Doors 1
NOT RINGING – DOORBELL

The doorbell was inoperable at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.

4.11.1 – Walkways
Walkways 1
CRACK AT STEP(S)

Cracking or separation was present at the concrete step(s) in areas. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

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
STEPS TOO TALL (OVER 7 3/4″)

One or more steps was too high, and poses a trip hazard. The riser height maximum is 7 3/4 inches measured vertically between the stair treads. 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

Vegetation, Grading & Drainage 2
ERODED GRADE

Grade has eroded or was poorly back-filled near the foundation wall, patio, or stairway. This may allow moisture to pool near the structure, and this may allow significant cracking if not corrected.

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

4.12.2 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 3
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.

4.14.1 – Exterior Faucets (Hose Bibs)
Exterior Faucets (Hose Bibs) 1
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.

4.17.1 – Exterior Foundation Wall

Exterior Foundation Wall 1

Exterior Foundation Wall 2

CRACK – HORIZONTAL

The exterior foundation wall had horizontal crack(s). Horizontal cracking can be a result of excessive hydrostatic pressure in the soil. Further analysis by a licensed structural engineer is recommended. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540

4.18.1 – Exterior Vents
Exterior Vents 1
VENT FLAP STUCK OPEN

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.

4.19.1 – Decks & Balconies
Decks & Balconies 1
Decks & Balconies 2
DETERIORATED – FLOORING

There were deteriorated flooring components visible at the deck. Depending on the severity of the deterioration, use of the deck should be cautiously monitored.

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

5 – Attached Garage
5.2.1 – Occupant Door
Occupant Door 1
DAMAGED – WEATHER STRIPPING

An entry door in the garage had damaged, missing, or loose weather stripping.

5.2.2 – Occupant Door
Occupant Door 2
NOT SELF CLOSING

The door between the garage and the living space failed to close by itself. Modern safety requirements require that the door between the home interior and the garage be self-closing for safety reasons related to fire hazard and toxic fumes. A qualified contractor should evaluate and repair or replace as necessary.

5.4.1 – Floor
Floor 1
CRACKING – COMMON

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.

5.4.2 – Floor
Floor 2
SPALLING

The garage floor had surface spalling in areas. This condition will continue to degrade if not corrected. A qualified contractor should evaluate and repair or replace as necessary.

5.5.1 – Vehicle Door
Vehicle Door 1
DAMAGE – WEATHER STRIPPING

The weather stripping at the garage door is damaged or insufficient.

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

5.6.1 – Door Opener
Door Opener 1
REVERSE SENSORS TOO HIGH

The photo-electric reverse sensors are installed too high from the garage floor surface.

The vertical distance between the photo-eye beam and the floor should be no more than 6 inches.

5.7.1 – Electrical Outlets & Fixtures
Electrical Outlets & Fixtures 1
NO GFCI PROTECTION

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.

6 – Interior, Doors, Windows
6.2.1 – Ceilings & Walls

Ceilings & Walls 1

NAIL POPS-WALLS

There were “nail pops” visible on the interior walls.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.1 – Doors
Doors 1
MISSING – DOOR

The door was missing.  A qualified contractor should evaluate and repair or replace as necessary.

6.4.2 – Doors
Doors 2

Doors 3

SWINGS OPEN/CLOSED

The door swings open or closed by itself.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.1 – Windows
Windows 1
Windows 2
LOCK DAMAGED/MISSING

The window had damaged or missing lock hardware.  A qualified contractor should evaluate and repair or replace as necessary.

6.5.2 – Windows
Windows 3
Windows 4
Windows 5
WORN OR NEARING THE END OF LIFE EXPECTANCY

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.

6.5.3 – Windows
Windows 6
SCREENS DAMAGED/MISSING

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

6.5.4 – Windows
Windows 7
Windows 8
Windows 8
SEALANT AROUND FRAME

The sealant was damaged, deteriorated or otherwise insufficient around the window. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.

6.8.1 – Stairways & Railings
Stairways & Railings 1
Stairways & Railings 2
Stairways & Railings 3
NOT CONTINUOUS

An interior handrail was not continuous throughout an interior stairway.

Handrails for stairs must be continuous for the full length of the stairway.

6.9.1 – Smoke & CO Detectors
Smoke & CO Detectors 1
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 & CO Detectors 2

SMOKE DETECTOR NOT WORKING

The smoke detector did not work when tested. A qualified person should repair or 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.

7 – Kitchen
7.4.1 – Floors
Floors 1
Floors 2
SEAMS WIDE/INCONSISTENT

The flooring had seams that were wide or inconsistent possibly indication loose flooring or poor installation.  A qualified contractor should evaluate and repair or replace as necessary.

7.5.1 – Cabinets & Counters
Cabinets & Counters 1
NOT SMOOTH – CABINET/DRAWERS

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.

7.5.2 – Cabinets & Counters
Cabinets & Counters 2
LOOSE

The carousel inside the cabinet was loose at the top. Recommend a qualified contractor evaluate and repair or replace as needed.

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
WIRING NOT SECURED

The food waste disposer had loose wiring that was not secured.  A qualified contractor should evaluate and repair or replace as necessary.

7.13.1 – Dishwasher
Dishwasher 1
NO HIGH LOOP

The dishwasher drain line came out from a low location and did not discharge into a higher drain pipe. Dishwasher drain lines require a “high loop” in the line in order to drain properly. A “high loop” may have been hidden behind the appliance itself. The high loop in the drain hose is to keep water from settling in the hose to prevent any odors from backing up into the dishwasher. Food or debris may become stuck in the line and smell or mold if not corrected. Recommend a qualified contractor evaluate and repair or replace as needed.

7.14.1 – Range/Oven/Cooktop
Range/Oven/Cooktop 1
NOT WORKING – CONVECTION FAN

The convection fan did not turn on during the brief testing of the convection bake setting. Recommend a qualified contractor evaluate further and repair or replace as needed.

8 – Laundry
8.2.1 – Doors
Doors 1
NOT INSTALLED PROPERLY

The door was not installed properly.  A qualified contractor should evaluate and repair or replace as necessary.

8.7.1 – Windows
Windows 1
WORN OR NEARING THE END OF LIFE EXPECTANCY

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.

9 – Bathroom
9.9.1 – Cabinets & Counters
Cabinets & Counters 1
CAULKING – BACK SPLASH

The counter top needs caulking with silicone along the back splash.  A qualified contractor should evaluate and repair or replace as necessary.

10 – Bathroom 2
10.9.1 – Cabinets & Counters
Cabinets & Counters 2
CAULKING – BACK SPLASH

The counter top needs caulking with silicone along the back splash.  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
FLEX PIPE

Flexible drain lines can 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.

11 – Bathroom 3
11.6.1 – Windows
Windows 1
WORN OR NEARING THE END OF LIFE EXPECTANCY

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.

11.9.1 – Cabinets & Counters
Cabinets & Counters 1
CAULKING – BACK SPLASH

The counter top needs caulking with silicone along the back splash.  A qualified contractor should evaluate and repair or replace as necessary.

12 – Plumbing
12.2.1 – Water Supply
Water Supply 1
GALVANIZED

The main water supply pipe was three-quarter inch galvanized pipe. This is an outdated material and as corrosion reduces the diameter of the pipe interior, water flow will be increasingly restricted. All galvanized pipe in the property may need to be replaced soon. The Inspector recommends that before the expiration of your Inspection objection you consult with a qualified plumbing contractor to discuss options and costs for replacement if necessary.

13 – Electrical
13.2.1 – Distribution Panels
Distribution Panels 1
DAMAGE – PANEL

The electrical panel was damaged. A qualified contractor should evaluate and repair or replace as necessary.

13.2.2 – Distribution Panels
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.

13.5.1 – Electrical Circuit Breakers
Electrical Circuit Breakers 1
CORROSION

The breakers showed some corrosion. A qualified contractor should evaluate and repair or replace as necessary.

14 – Water Heating Equipment
14.6.1 – 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.

14.8.1 – Temperature & Pressure Relief Valve
Temperature & Pressure Relief Valve 1
90 DEGREE

The TPRV pipe had a 90 at the bottom. This may allow high pressure hot water to cause unnecessary damage or injury. A qualified contractor should evaluate and repair or replace as necessary.

14.12.1 – Operation & Response to Controls
Operation & Response to Controls 1
FLAMES

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.

14.13.1 – Water Temperature
Water Temperature 1
WATER TEMPERATURE HIGH

The water temperature was higher than the acceptable range of 120-130 degrees. We recommend adjusting the water heater thermostat.

17 – Structural Basement
17.3.1 – Foundation Wall
Foundation Wall 1
SIGNS OF REPAIR

The foundation wall has signs of repairs. Recommend asking the current homeowner for more information. Recommend further evaluation from a qualified contractor should the repairs be excessive or of visibly poor quality.

17.9.1 – Electrical in Basement
Electrical in Basement 1
LOOSE WIRE END/SPLICE

A loose wire end and/or splice was located. A qualified contractor should evaluate and repair or replace as necessary.

18 – Fireplace or Stove
18.1.1 – Stove Wood-Burning
Stove Wood-Burning 1
DEFECT AT STOVE

I observed a defect at the stove.

18.1.2 – Stove Wood-Burning
Stove Wood-Burning 2
CLEANING NEEDED

The wood stove fireplace was dirty at the time of inspection. Recommend cleaning from a qualified contractor.