Inspection Detail
Roof
Attic, Insulation and Ventilation
Attic, Insulation and Ventilation 2
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Plumbing
Electrical
Water Heating Equipment
Heating
Mold Inspection
Cooling – Evaporative Cooler
Premier Partners
Structural Basement
Fireplace or Stove
The roof covering material had an “alligatored” look. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The roof covering appeared to be at or near the end of its serviceable life. 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, had exposed/inadequately sealed nails. 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 flashing at the chimney was inadequately sealed. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
Gutters were bent and/or damaged at the time of the inspection.
This condition may cause problems by introducing 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. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
No openable access hatch was provided through which to view roof framing. A sufficient attic opening (22 inches by 30 inches) is required for attics with an area greater than 30 square feet and a vertical height in excess of 30 inches. Access blocked by evaporative cooling vent.
Recommend having the attic area inspected by a qualified inspector after access has been provided, to help ensure that safe conditions exist.
Minor cracking was visible on the driveway in areas. Monitoring is the minimum recommendation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
The exterior of the garage door has peeling paint in some areas. Caulking and painting is needed to seal the door from moisture intrusion. A qualified contractor should inspect and repair as necessary and according to current standards.
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.
Peeling paint was present in areas.
Recommend a qualified contractor should 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.
The eaves had gaps at the edges between soffit panels or roof sheathing which allows insects to enter the attic.
Recommend a qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The screen door was damaged or deteriorated at the time of inspection.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
A bulb at an exterior light fixture did not respond to the switch at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary 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.
Minor cracking was visible on the walkway(s) in areas. Monitoring is the minimum recommendation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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 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.
Vegetation growing on siding should be removed and kept away from eaves, woodwork, doors, chimneys, or other building components. They hold moisture against the wall, hide rot and other problems and are conducive conditions for termites, carpenter ants, etc. The growth does not allow full inspection of the siding and can hide potential defects underneath.
Recommend a qualified contractor evaluate and repair or replace as necessary.
The outside water faucet had a significant leak from the knob/handle when the water pressure gauge was attached. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The foundation had vertical cracks in areas. A qualified contractor should evaluate and repair as necessary before your inspection objection deadline.
Downspout extensions were dented or damaged in some areas at the time of inspection. This condition can cause a blockage and potential build up of moisture intrusion into the soil next to the foundation walls. This in turn can potentially cause hydro-static pressure against the foundation walls and create adverse results. Recommend further evaluation by a qualified contractor to repair or replace.
One or more down spout extensions were too short. Recommend installing 6-8ft long (or greater as needed) extensions to divert rainwater runoff away from the property.
The siding and/or trim appeared to be rotted in areas. Recommend a qualified contractor evaluate and repair or replace as necessary.
Garage ceiling showed signs of current or past moisture intrusion. Moisture intrusion is visibly noted by the presence of water stains or efflorescence but can not tell whether the issue is active without further water testing.
Recommend a qualified contractor evaluate, and if active, make repairs as necessary to prevent further damage and/or mold.
Garage walls showed signs of current or past moisture intrusion. Moisture intrusion is visibly noted by the presence of water stains or efflorescence but can not tell whether the issue is active without further water testing.
Recommend a qualified contractor evaluate, and if active, make repairs as necessary to prevent further damage and/or mold.
Walls and/or ceilings had signs of repairs at the time of inspection. Recommend asking current home owners for more information. Should repairs appear to be poorly done, we recommend having a qualified contractor evaluate further for any further repairs.
The concrete floor in the garage 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.
Ground Fault Circuit Interrupter (GFCI) protection was not provided for all the garage electrical outlets. A qualified contractor should evaluate and implement according to current standards.
Although GFCI protection of garage circuits may not have been required at the time in which this property was built, GFCI protection is now 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 light fixture was missing a bulb at the time of inspection. Recommend a qualified contractor evaluate the fixture for any necessary repairs and replace bulb as needed.
The property had ceiling materials that may contain asbestos. Ceiling tiles or popcorn texture were manufactured or installed using asbestos as late as the early 90s.
In the past, asbestos fibers were added during the production to strengthen and increase durability. Materials that contain asbestos, when intact and in good condition, is generally considered non-friable and is not hazardous. Heat, water, weathering or aging can weaken asbestos materials to the point where it is considered friable. Friable material includes any material containing more than 1 percent asbestos that can be crumbled, pulverized or reduced to powder with hand pressure. This includes previously non-friable material which has been damaged to the extent that it may be crumbled, pulverized or reduced to powder by hand pressure and can also be made friable during its removal. Friable materials can release asbestos fibers into the air. Once in the air, asbestos fibers present a health hazard to people who inhale those fibers.
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.
The door was missing. A qualified contractor should evaluate and repair or replace as necessary.
The door had missing or damaged floor guides. A qualified contractor should evaluate and repair or replace as necessary.
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.
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.
At the interior stairs, the steps had treads that were shallower (front to back) than acceptable standards. The treads were less than 10″ deep. A fall or injury could occur if not corrected. A qualified contractor should evaluate and repair or replace as necessary.
The main stairwell in the main house did not have a graspable handrail. This is a safety hazard. A graspable handrail is considered no more than 2″ in diameter on top. Recommend a qualified contractor evaluate and repair or replace as needed.
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.
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.
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.
No ground fault circuit interrupter (GFCI) protection was provided for kitchen electrical outlets. Although GFCI protection of kitchen circuits may not have been required at the time 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 kitchen 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.
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 water supply valve was leaking at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
The water supply valve/hose was corroded at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
The tile floor was cracked/damaged. A qualified contractor should evaluate and repair or replace as necessary.
The backsplash was missing at the bathroom counter top. Recommend having a qualified contractor install a backsplash to help prevent moisture from seeping between counter top and wall.
The water supply valve was corroded at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
The bathtub was cracked or damaged. A qualified contractor should evaluate and repair or replace as necessary.
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.
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.
The lower combustion air pipe is disconnected at a joint. Recommend having a qualified contractor 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.
Due to the year of manufacture, the heating 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 Estimate Life Expectancy Chart for Homes
An air register is missing.
The heating system did fire and appeared to be in serviceable condition at the time of the inspection. However, the interior of the cabinet was dirty. Cleaning, servicing and/or certification of the HVAC system by a qualified contractor is recommended and repaired or replaced as necessary.
Indications of movement/settling of the concrete floor were present in the basement area. This may be a compromise to the structural integrity of the foundation or structure of the house which only a qualified structural engineer could comment after further analysis.
Recommend a qualified structural engineer inspect further and provide a professional opinion related to this observation.
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
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.
Splice/Junction box was missing a cover plate. A qualified contractor should evaluate and repair or replace as necessary.
The outlets in the unfinished basement were not GFCI protected. GFCI protection is required for all 15- and 20-amp, 120-volt receptacles in the unfinished basement. NEC 210.8(A)(5). A qualified contractor should evaluate and repair as necessary.
The furnace electrical shut off switch box is hanging loose. Recommend having a qualified contractor evaluate and repair or replace as necessary.
