Inspection Detail
Roof
Attic, Insulation and Ventilation
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Bathroom 3
Electrical
Plumbing
Water Heating Equipment
Cooling Not Present
Heating
Structural Basement
Mold Inspection
Premier Partners
The attic access hatch was not properly insulated. A qualified contractor should evaluate and repair or replace as necessary.
Visible signs of water intrusion in the attic are present on a vent pipe. Water intrusion can lead to more costly repairs and increase damage if not corrected. The extent of intrusion or how often it occurs could not be determined. A qualified contractor should evaluate and repair or replace as necessary.
The insulation is thinner than current thermal resistance (R-value) standards.
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 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.
The driveway surface was pitted in areas. A qualified contractor should evaluate and repair or replace as necessary.
An entry door had areas of peeling paint. Â A qualified contractor should evaluate and repair or replace as necessary.
One or more window screens were damaged or deteriorated.
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.
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.
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. Â 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.
Pipes or valves had minor surface corrosion at the sprinkler supply line. Monitoring and contacting a qualified professional to further evaluate for repairs is recommended
The exterior isolation valves were not present. The sprinkler system valves were not operated or activated. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The exterior foundation wall had settlement crack(s.) 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
A support post or floor joist was bowed at the deck. A qualified contractor should evaluate and repair or replace as necessary.
A wood support post or wood portion of the deck was in direct contact with the ground/dirt. The wood should be pressure treated and ideally be: placed in a metal bracket and/or cement casing, and have clearance from the ground level. Wood in direct contact with dirt will wick up ground moisture and deteriorate at an accelerated rate if routine maintenance is not kept.
Recommend a qualified contractor evaluate and repair or replace as needed.
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.
Loose board(s) were visible on the flooring at the deck.
A qualified contractor should evaluate and repair or replace as necessary.
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.
A handrail was deteriorated or damaged at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.
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.
Downspout(s) need to have extensions reconnected. 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. When moisture is introduced to the foundation it could also cause possible mold growth. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The door swings over the top step of the stairway when opened. Â This can lead to a fall and is considered a safety hazard. Â A qualified contractor should evaluate and repair or replace as necessary.
The ceiling in the garage was damaged.
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.
Indications of movement from heaving/settling of the concrete floor were present in the garage. Significant movement may be a compromise the structural integrity of the foundation or structure of the garage 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 720-400-8148
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.
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.
There was cracking around some windows on the interior (where the window meets the wall). Â A qualified contractor should evaluate and repair or replace as necessary.
Minor cracking was visible on the interior ceilings. Â A qualified contractor should evaluate and repair or replace as necessary.
The drywall showed pulling or wrinkling of the drywall tape at the corner which may reflect structural movement in that area. Â A qualified contractor should evaluate and repair or replace as necessary.
There appeared to be some damage to the interior flooring in areas. Recommend a qualified contractor evaluate and repair or replace as needed.
The floor squeaks when stepped on. Â A qualified contractor should evaluate and repair or replace as necessary.
The door was missing. Â 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 electrical outlet had a missing faceplate. A qualified contractor should evaluate and repair or replace as necessary.
One or more light bulbs were not working at the time of inspection. Recommend a qualified contractor evaluate and repair or replace as needed.
At the interior stairs, the handrail had spacing between components that were too far apart. Spacing of more than 4 ” could allow a child or pet to fall through. A fall or injury could occur if not corrected. Â A qualified contractor should evaluate and repair or replace as necessary.
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.
Some of the smoke detectors appeared to be old and beyond their expected life. 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 appeared to be some damage to the interior flooring in areas. Recommend a qualified contractor evaluate and repair or replace as needed.
The counter top needs caulking with silicone along the back splash. Â A qualified contractor should evaluate and repair or replace as necessary.
The base cabinet was damaged. Â A qualified contractor should evaluate and repair or replace as necessary.
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.
Evidence of a possible mold like substance was observed. Â 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
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. Â Replacing the first circuit outlet located closest to the main electrical service panel with the GFCI outlet
3. Â 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.
One or more electrical outlet(s) were wired incorrectly with the hot and neutral wires being reversed. While the outlet still provides power to electronic equipment, a shock hazard has been created as there is still electricity running through the hot wire when the switch is off. A qualified contractor should evaluate and repair or replace as necessary according to current standards.
A fixture or bulb was not responding to switches at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
The sink faucet leaked around the mount. Â A qualified contractor should evaluate and repair or replace as necessary.
The sink drain pipe was leaking at the time of inspection. Â A qualified contractor should evaluate and repair or replace as necessary.
The food waste disposer was damaged. Â A qualified contractor should evaluate and repair or replace as necessary.
The food waste disposer was leaking at the time of inspection. Â A qualified contractor should evaluate and repair or replace as necessary.
The exhaust vent fan was not operational at the time of inspection. Â A qualified contractor should evaluate and repair or replace as necessary.
The microwave was not functioning at the time of inspection. Â A qualified contractor should evaluate and repair or replace as necessary.
The drywall on the ceiling was sagging. Â 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 drywall showed pulling or wrinkling of the drywall tape at the corner which may reflect structural movement in that area. Â A qualified contractor should evaluate and repair or replace as necessary.
There appeared to be some damage to the interior flooring in areas. Recommend a qualified contractor evaluate and repair or replace as needed.
An electrical outlet was wired to a light fixture and is not separate. Â A qualified contractor should evaluate and repair or replace as necessary.
The counter top needs caulking with silicone along the back splash. Â A qualified contractor should evaluate and repair or replace as necessary.
Wood cabinetry had a finish that was worn or peeling. Recommend a qualified contractor evaluate and repair or replace as needed.
The tub/shower drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.
The drain stop did not work or did not hold water in the sink. Â A qualified contractor should evaluate and repair or replace as necessary.
The sink finish was chipped or damaged. Â A qualified contractor should evaluate and repair or replace as necessary.
Some caulking and/or grout in the tub & shower area was missing, loose, old, or poorly done. Â Recommend a qualified contractor evaluate and re-seal as needed.
The hot water in the shower did not get over 100 degrees whereas the nearby faucets did. This may indicate that either the mixing valve (safety feature to limit potential scalding) or control cartridge needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.
Hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range.
Recommend a qualified contractor evaluate and repair or replace as necessary.
An interior door door did not latch properly. This may be that it was not shimmed properly at the jamb (too wide) or the strike plate was not in the correct position.
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. Â 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.
One or more bulbs was not working in the bathroom at the time of inspection.
Recommend a qualified contractor evaluate and repair or replace as needed.
The light fixture was old and rusted. Â A qualified contractor should evaluate and repair or replace as necessary.
Wood cabinetry had a finish that was worn or peeling. Recommend a qualified contractor evaluate and repair or replace as needed.
The sink drain pipe was leaking at the time of inspection. Â A qualified contractor should evaluate and repair or replace as necessary.
The sink drain stop was missing, damaged or did not operate properly. Â A qualified contractor should evaluate and repair or replace as necessary.
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.
Some caulking and/or grout in the tub & shower area was missing, loose, old, or poorly done. Â Recommend a qualified contractor evaluate and re-seal as needed.
The door was missing. Â A qualified contractor should evaluate and repair or replace as necessary.
There appeared to be some damage to the interior flooring in areas. Recommend a qualified contractor evaluate and repair or replace as needed.
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. Â Replacing the first circuit outlet located closest to the main electrical service panel with the GFCI outlet
3. Â 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.
One or more bulbs was not working in the bathroom at the time of inspection.
Recommend a qualified contractor evaluate and repair or replace as needed.
Wood cabinetry had a finish that was worn or peeling. Recommend a qualified contractor evaluate and repair or replace as needed.
Some caulking and/or grout in the tub & shower area was missing, loose, old, or poorly done. Â Recommend a qualified contractor evaluate and re-seal as needed.
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.
The main water supply line material is considered what enters the home from the city or well.
Excessive surface corrosion was present at the time of inspection. Corrosion or rust will lead to a leak or pipe burst if not corrected. There could be leaks not visible, or within the ground.
Recommend a qualified contractor evaluate and repair or replace as needed.
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.
The piping to the water heater is missing flex tubing to prevent the piping from breakage in case the concrete floor heaves or settles.
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 water heating equipment was rusted/corroded showing signs of previously leaking. 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 below the suggested range of 120-130 degrees. Recommend adjusting the water heater thermostat first. If water does not reach the acceptable range then a qualified contractor should evaluate and repair or replace as necessary.
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. Â InterNACHI’s Standard Estimate Life Expectancy Chart for Homes
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.
Air supply ducts were not sealed. Ideally all ducts are sealed with mastic in order to be more energy-efficient. A qualified contractor should evaluate and repair as necessary.
The heating system did fire and appeared to be in serviceable condition at the time of the inspection. However, the appearance of the flames during operation indicated that gas combustion was not correct. Cleaning, servicing and/or certification of the HVAC system by a qualified contractor is recommended and repaired or replaced as necessary.
The concrete floor in the basement was cracked in areas. These cracks appear to be common cracks indicating regular settlement or heaving, but not necessarily structural problems. Recommend a qualified contractor to evaluate to make further recommendations and repair as necessary.
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
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.
