2 – Roof
2.2.1 – Roof Covering
Roof Covering 1
ALLIGATORING

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.

2.2.2 – Roof Covering
Roof Covering 2
Roof Covering 3
Roof Covering 4
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.

2.7.1 – Roof Drainage Systems
Roof Drainage Systems 1
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
WATER INTRUSION

Signs of previous water penetration or intrusion into the attic. Water marks or stains were observed. Recommend asking seller if there’s any recent incidents that have been documented or mitigated.

Further evaluation is recommended.

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.

3.6.1 – Electrical Wiring In Attic
Electrical Wiring In Attic 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.

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 – Exterior
4.2.1 – Driveways
Driveways 1
Driveways 2
HEAVING AND/OR SETTLING

The driveway 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 condition could potentially cause a trip hazard.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.4.1 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 1
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.

4.4.2 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 2
DETERIORATION

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

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

4.4.3 – Wall-Covering, Flashing & Trim
Wall-Covering, Flashing & Trim 3
HAIL DAMAGE

The exterior showed indications of major hail damage.  A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

4.6.1 – Exterior Doors
Exterior Doors 1
NOT LOCKING

The locking hardware is damaged or not installed properly and the door isn’t able to be locked. Recommend a qualified contractor evaluate and repair or replace as needed.

4.11.1 – Walkways
Walkways 1
Walkways 2
CRACKING – MODERATE

There were signs of moderate cracking on the walkway(s) in areas. 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.

4.12.1 – Vegetation, Grading & Drainage
Vegetation, Grading & Drainage 1
Vegetation, Grading & Drainage 2
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
DRIPS AT KNOB

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.

4.17.1 – Exterior Foundation Wall
Exterior Foundation Wall 1
CRACKS – AT CORNER(S)

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

4.17.2 – Exterior Foundation Wall
Exterior Foundation Wall 2
CRACK – VERTICAL
BACK

The foundation had vertical cracks in areas. A qualified contractor should evaluate and repair as necessary before your inspection objection deadline.

4.19.1 – Decks & Balconies
Decks & Balconies 1
BOWED – STRUCURE

A support post or floor joist was bowed at the deck. A qualified contractor should evaluate and repair or replace as necessary.

4.19.2 – Decks & Balconies
Decks & Balconies 2
MISSING – LEDGER FLASHING

Flashing was missing at the ledger board. This flashing problem may allow water to enter into the wall cavity or building components. A qualified contractor should evaluate and repair or replace as necessary.

4.21.1 – Roof Drainage – Downspouts & Extensions
Roof Drainage - Downspouts & Extensions 1
Roof Drainage - Downspouts & Extensions 2
MISSING – EXTENSIONS

Downspout(s) are missing the proper 6 ft. extensions. This condition may cause problems by introducing excessive amounts of moisture to the soil beneath the foundation. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

5 – Attached Garage
5.2.1 – Occupant Door
Occupant Door 1
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.

5.5.1 – 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.

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.

5.9.1 – Stairs & Railings
Stairs & Railings 1
LOOSE – HANDRAIL

The handrail is loose. This condition may be a safety hazard if not corrected.

Correction and further evaluation is recommended.

6 – Interior, Doors, Windows
6.2.1 – Ceilings & Walls
Ceilings & Walls 1
ASBESTOS CEILING

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.

6.2.2 – Ceilings & Walls
Ceilings & Walls 2
Ceilings & Walls 3
DAMAGED – WALLS

The walls showed signs of minor damage and wear.  A qualified contractor should evaluate and repair or replace as necessary.

6.2.3 – Ceilings & Walls
Ceilings & Walls 4
SIGNS OF REPAIR-WALLS

The interior walls have 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.

6.3.1 – Floors
Floors 1
DAMAGED – FLOOR COVERING

There appeared to be some damage to the interior flooring in areas. Recommend a qualified contractor evaluate and repair or replace as needed.

6.5.1 – Windows
Windows 1
BROKEN SEALS

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.

7 – Kitchen
7.4.1 – Floors
Floors 1
FLOOR NOT SEALED AT EDGE

The floor covering was not sealed at the edges and may allow moisture intrusion.  A qualified contractor should evaluate and repair or replace as necessary.

7.5.1 – Cabinets & Counters
Cabinets & Counters 1
DAMAGED – CABINET FLOOR

The cabinet floor was damaged. This may be from excessive leaking pipes, condensation, or even leaking cleaners stored in cabinet over the years.

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

7.6.1 – Electrical Outlets
Electrical Outlets 1
NO GFCI PROTECTION

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.

7.15.1 – Range Hood
Range Hood 1
NOT PRESENT

There was not a range hood vent installed in the kitchen at the time of inspection. A kitchen exhaust fan is recommended to remove grease, smoke, and fumes that are present in the air when cooking in your oven or on your stovetop.

Recommend a qualified contractor evaluate and install kitchen exhaust as necessary.

8 – Laundry
8.2.1 – Doors
Doors 1
DAMAGE – HANDLE

The door had a damaged handle.  A qualified contractor should evaluate and repair or replace as necessary.

8.4.1 – Exhaust Fan
Exhaust Fan 1
FAN NEEDED

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.

8.12.1 – Gas Supply Shut-Off Valve
Gas Supply Shut-Off Valve 1
NOT SECURED AND HANGING ON THE FLOOR
9 – Bathroom
9.12.1 – Plumbing Fixtures
Plumbing Fixtures 1
LOOSE IN WALL – CONTROL VALVE

A control valve was loose in the wall. This will cause caulking/sealant to deteriorate at an accelerated rate and may allow water to enter the wall. Over time, this could potentially put added stress on the plumbing connections and develop a leak. Recommend a qualified contractor evaluate and repair or replace it as necessary.

9.12.2 – Plumbing Fixtures
Plumbing Fixtures 2
LEAK – SHOWER HEAD

There was a leak at the shower head connection at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.

9.13.1 – Toilets
Toilets 1
LOOSE AT THE FLOOR

The toilet was loose at the floor. This condition typically is caused by loose bolts or nuts and/or missing floor seals. Loose toilet can result in leaks, water damage, and mold, as well as damage to the toilet, water supply lines, bolts, and drainage pipes. A qualified contractor should evaluate and repair or replace as necessary.

9.15.1 – Fixture Valve Installation And Temperature
Fixture Valve Installation And Temperature 1
SHOWER REVERSED

The water supply valves and supply lines at the shower fixture in the bathroom were installed improperly with a reversed configuration. Current standards for installation produce hot water when the valve is turned to the left and cold water when the valve is turned to the right. A qualified contractor should evaluate and repair or replace as necessary.

10 – Bathroom 2
10.12.1 – Plumbing Fixtures
Plumbing Fixtures 1
LEAK – SHOWER HEAD

There was a leak at the shower head connection at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as necessary.

11 – Plumbing
11.5.1 – Drain, Waste, & Vent Systems
Drain, Waste, & Vent Systems 1
LEAKING – DRAIN LINE

The drain pipe was actively leaking at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

12 – Electrical
12.2.1 – Distribution Panels
Distribution Panels 1
INADEQUATE WORKSPACE – PANEL

The distribution panel had inadequate clear space that is 3 feet deep, 30 inches wide, and 6′ 6″ in height in front of the equipment. A qualified contractor should evaluate and repair or replace as necessary.

12.2.2 – Distribution Panels
Distribution Panels 2
LOOSE – PANEL

The electrical panel cabinet was not secured to the wall properly. A qualified contractor should evaluate and repair or replace as necessary.

12.2.3 – Distribution Panels
Distribution Panels 3
SCREWS STRIPPED
13 – Water Heating Equipment
13.1.1 – General Information
General Information 1
OLDER THAN 10 YEARS

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.

13.6.1 – 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.

13.12.1 – 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 – Heating
14.1.1 – Heating System Information
Heating System Information 1
SERVICING RECOMMENDED

Based on the age of the heating system it is recommended that it be cleaned and serviced and certified (if possible) by an HVAC professional.

14.1.2 – Heating System Information
Heating System Information 2
BEYOND TYPICAL LIFE EXPECTANCY

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

14.3.1 – 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.

14.5.1 – Gas Supply Shut-Off Valve
Gas Supply Shut-Off Valve 1
FLEX LINE IN CABINET

There was a gas flex line installed in the furnace cabinet. There should be a rigid pipe coming from the furnace cabinet attached to the flex line on the exterior. A qualified contractor should evaluate and repair and replace as necessary.

14.7.1 – Condensate
Condensate 1
SECONDARY

The secondary drain line was capped 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.

14.7.2 – Condensate
Condensate 2
MISSING TRAP

The condensation line was missing a trap. This condition allows conditioned air to escape through the condensation line. A qualified contractor should evaluate then repair or replace as advised.

14.9.1 – Air Filter
Air Filter 1
VERY DIRTY

The HVAC system air filter was very dirty or clogged. This condition reflects a lack of regular maintenance of the HVAC system. 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 heating and cooling 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.

14.12.1 – Heating System Ignition & Operation
Heating System Ignition & Operation 1
HEATING SYSTEM NOT OPERATIONAL

The heating system did not respond to demand for heat or did not function properly at the time of the inspection. No shut off switches were activated aside from the safety shut-off switch that is designed to kill power when the blower cabinet cover is removed. A qualified contractor should evaluate and repair or replace as necessary.

15 – Cooling
15.1.1 – Cooling System Information
Cooling System Information 1
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

15.2.1 – AC Refrigerant Lines
AC Refrigerant Lines 1
DAMAGED INSULATION

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.

15.3.1 – AC Compressor
AC Compressor 1
UNIT IS NOT LEVEL

The exterior compressor unit was not level. Over time, this may result in noisy fan operation, damage to the fan bearings and a shortened fan lifespan, or it may result in movement of the compressor housing which can cause leaks in refrigerant lines resulting in expensive service. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

15.3.2 – AC Compressor
AC Compressor 2
CLEAN/SERVICE

Due to the current conditions at the time of inspection, the air conditioner is recommended to be cleaned, evaluated, and serviced by a qualified contractor. Consult with your real estate agent for your available options prior to closing.

15.4.1 – AC Service Disconnect
AC Service Disconnect 1
WIRE ATTACHED TO DISCONNECT ABLE TO INAPPARABLE
18 – Structural Basement
18.4.1 – Basement Interior Wall Structure
Basement Interior Wall Structure 1
BASEMENT WALLS NOT FLOATING

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.

18.5.1 – Moisture Intrusion
Moisture Intrusion 1
Moisture Intrusion 2
Moisture Intrusion 3
POSSIBLE MOLD

Evidence of a possible mold like substance was observed.  We did not inspect, test or determine if this growth is or is not a health hazard. The underlying cause is moisture. It is recommended to consult a mold inspector or mold remediation specialist to determine if further action is needed. Further analysis by a mold remediation specialist is recommended. Axium recommends our premier partner – Mold Removal Express. They can be contacted at 720-464-1555

18.5.2 – Moisture Intrusion
Moisture Intrusion 4
WATER DAMAGE AROUND PLUMBING

Water damage was visible in the crawlspace floor structure around plumbing lines. There may be a past or current leak in the nearby drain or supply lines that could further stain or rot wood if not corrected.

18.9.1 – Electrical in Basement
Electrical in Basement 1
OUTLET MISSING FACEPLATE

Outlet box was missing a cover plate. A qualified contractor should evaluate and repair or replace as necessary.