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 – Evaporative Cooler
Structural Basement
Mold Inspection
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 inspector observed one or more shingles that appeared to be lifting. Shingles that are lifting may become detached from the roof decking in high wind conditions. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The inspector observed deflection of the roof decking in some areas was noted. 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.
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 has was located in the garage, however, it is not fire rated material.
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.
Attic ventilation was improperly installed.
Recommend a qualified contractor evaluate and repair or replace as needed.
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 siding and/or trim appeared to be rotted in areas. Recommend a qualified contractor evaluate and repair or replace as necessary.
The exterior electrical outlet was missing an in-use weatherproof covering. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
An exterior electrical outlet was not working. A qualified contractor should evaluate and repair or replace as necessary and 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 lawn sprinkler system supply valves appeared to be corroded and/or leaking at time of inspection. A qualified contractor should evaluate and repair/replace as necessary according to current standards.
The outside water faucet drips at the knob when turned on. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The exterior foundation wall had cracks at the corner. A qualified contractor should evaluate and repair or replace as necessary. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540
The foundation had vertical cracks in areas. A qualified contractor should evaluate and repair as necessary before your inspection objection deadline.
Daylight or blank space was visible between door and frame/jamb at an exterior entry door in the garage. Door may be missing weatherstripping or door is not installed properly. Recommend a qualified contractor evaluate and repair or replace as necessary.
An attic access panel in the ceiling of the garage was not properly trimmed or sealed and is considered a break in the firewall between the garage and habitable areas.
Should the interior attic span across the entire structure, the attic access should be installed according to current fire rating standards. Alternatively, there may be a wall to separate the garage and the house or attic space. 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 or replace as needed.
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 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.
The garage door was missing weather stripping or did not evenly seal at the floor or sides of the door. A qualified contractor should evaluate and make adjustments, repair, or replace as necessary.
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.
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.
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 drywall in some areas revealed the tape and nail bed. A qualified contractor should evaluate and repair or replace as necessary.
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.
The sliding/folding door would fall off the track when operated. 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.
An interior door rubs on the flooring when opening or closing. Recommend a qualified contractor evaluate and repair or replace as needed.
The window appeared to have a broken seal that has been compromised. Condensation and/or cloudiness between the two panes of glass was observed. This will have a negative impact on energy efficiency. Also, because there is moisture between the panes with no ventilation, mold can eventually develop. A qualified contractor should evaluate and repair or replace as necessary.
At the time of the inspection, the property did not have emergency escape and rescue openings which met generally-accepted current standards. Egress opening requirements:
For safety reasons, all sleeping room and basements greater than 200 square feet and new properties should meet the generally-accepted current standards for emergency escape and rescue openings, which include the following requirements:
1. Sill height shall not exceed 44 inches above the floor.
2. Minimum net clear opening shall be 5.7 square feet; exception – grade level windows
may have a minimum clear opening of 5 square feet.
3. Minimum net clear opening height shall be 24 inches.
4. Minimum net clear opening width shall be 20 inches.
An electrical outlet had a loose or damaged faceplate. A qualified contractor should evaluate and repair or replace as necessary.
One or more electrical outlets were not grounded. A qualified contractor should evaluate and repair or replace as necessary.
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.
There was no heat source installed. A qualified contractor should evaluate and repair or replace as necessary.
The visible areas of the firebox and chimney flue were dirty at the time of the inspection. Most of the chimney flue was inaccessible and was not inspected. Dirty flues are potential fire hazards and should be cleaned by a professional. Recommend having the chimney evaluated by a C.S.I. (Chimney Safety Institute) -qualified chimney sweep.
7 – Kitchen
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.
There was no ventilation (exhaust fan or openable window) In the laundry area. Normally an exhaust fan or an openable window is needed for proper ventilation. A qualified contractor should evaluate and repair or replace as necessary.
The laundry room did not have an exhaust fan or an openable window. A qualified contractor should evaluate, then repair or replace as advised.
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 tile floor had missing or damaged grout. A qualified contractor should evaluate and repair or replace as necessary.
Loose tiles are present at time of inspection. Recommend a qualified contractor 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.
An electrical outlet was not working. A qualified contractor should evaluate and repair or replace as necessary.
The tub/shower area had deteriorated or missing sealant (caulking or grout) at the corners and/or floor. Sealant is needed at wall corners inside the shower, corners from tub to wall, and along the floor perimeter. A qualified contractor should evaluate and repair or replace as necessary.
The tub/shower area had deteriorated or missing sealant (caulking or grout) where the shower wall rests on the tub and/or at the inside corners. A qualified contractor should evaluate and repair or replace as necessary.
There was not an exhaust fan in the bathroom. An exhaust fan or an openable window is needed for proper ventilation.
Some bathroom designs may require installing an exhaust fan in addition to an openable window to achieve proper ventilation.
Should proper ventilation rely solely on an openable window, the window may need to be opened during adverse weather conditions for the ventilation to happen. Using an exhaust fan is the recommended alternative.
A qualified contractor should evaluate and repair or replace as necessary.
The drywall in some areas revealed the tape and nail bed. 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 shower door or glass panel had a gap or seam large enough to allow water through. Recommend a qualified contractor evaluate and repair or replace as necessary.
The property water supply pressure measured at the exterior faucet or laundry appliance hose bib. Property water supply pressure exceeded the 80 pounds per square inch (PSI) limit considered the maximum allowable by generally accepted current standards. Excessively high water pressure can stress connections in the plumbing system and appliances is likely to cause leaks.
A qualified contractor should install a pressure regulator or evaluate and repair or replace one as necessary.
The circuit labels were missing, partial, or illegible at the electrical distribution panel. The circuit labels provide information describing the locations each individual circuit breaker provides power too.
Recommend a qualified contractor verify the breakers and accuracy of any existing labeling as necessary.
This panel required more than 6 hand movements to shut off power to all breakers since there was not a main electrical service shut-off breaker installed at the distribution panel.
Some older panel designs did not include a main power shut-off switch. Shutting off power to all breakers should not require more than 6 hand movements in the main electrical panel. Although homes are only required to comply with codes that were in effect at the time they were originally constructed.
Recommend that a main disconnect be installed by a qualified electrical contractor.
Solid conductor aluminum branch-circuit wiring was present. This is an electrical hazard. A qualified contractor should evaluate the electrical system and repair or replace as necessary.
Aluminum wire appears to be installed on branch electrical circuits in the subject premises. These single strand, branch circuit aluminum wires were used widely in houses during the mid 1960s and 1970s. According to the U.S. Consumer Product Safety Commission, problems due to expansion can cause overheating at connections between the wire and devices (switches and outlets) or at splices, which has resulted in fires. For further information on aluminum wiring contact the U.S. Consumer Product Safety Commission via the Internet
For more details, visit InterNACHI’s Free Inspection Library.
The panel was missing a filler plate at either an unused breaker spot or service entrance spot. A qualified contractor should evaluate and repair and replace as necessary.
The gas-fired water heater exhaust flue was not secured at a connection properly and/or separated. This is a hazardous condition which will allow toxic products of combustion (such as carbon monoxide) to enter the living space. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
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.
The temperature pressure relief valve was missing a pipe at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
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 higher than the acceptable range of 120-130 degrees. We recommend adjusting the water heater thermostat.
The HVAC system air filter was dirty. Clogged filters can restrict airflow and increase internal temperatures. A clean air filter will help increase the efficiency and prolong the life expectancy of the system. Due to the damage that can be caused by dirty or clogged coils, recommend replacing the filter, as well as cleaning, servicing, and evaluating the HVAC system by a qualified HVAC professional and repair or replace as necessary.
The reservoir appears to be corroded or rusted in areas. Recommend a qualified contractor evaluate and repair or replace as necessary.
Horizontal cracking was observed in the basement foundation wall(s). Horizontal cracks are often serious, and are usually caused by hydrostatic pressure (too much water behind the foundation). Poor drainage and grading of soil around a structure can cause water to drain slowly. This water will saturate the ground around the foundation walls, causing an increase in hydrostatic (water) pressure. As the combined forces of hydrostatic pressure and the natural weight of the soils surrounding the foundation bear down, it can exceed the weight-bearing capacity of the walls, causing them to crack, bow, or shear. Further analysis by a licensed structural engineer is recommended. Axium recommends our premier partner – Level Engineering. They can be contacted at 720-706-8540
