Inspection Detail
Roof
Attic, Insulation and Ventilation
Attic, Insulation and Ventilation 2
Exterior
Attached Garage
Interior, Doors, Windows
Kitchen
Laundry
Bathroom
Bathroom 2
Bathroom 3
Plumbing
Electrical
Water Heating Equipment
Heating
Heating 2
Cooling
Structural Crawlspace
Structural Basement
Mold Inspection
Premier Partners
The roof covering material had minor damage or erosion in areas. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The wall flashing was missing kick-out/diverter flashing at the time of the inspection. This condition could allow moisture to penetrate the exterior wall component. 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.
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 combustion exhaust flue was dented/damaged at the time of the inspection. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The mortar crown was damaged, cracked or deteriorated at the time of inspection. This condition could allow moisture to penetrate the chimney. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
The chimney rain cap/spark arrestor was missing. A qualified contractor should evaluate, then repair or replace as advised prior to the inspection objection deadline.
A rain cap covers the top opening of the chimney flue liner and is usually combined with a spark arrestor.
A spark arrestor is used to prevent floating embers from a solid fuel fire setting light to a flammable roofing surface or falling onto other combustible materials on the ground. A spark arrestor typically consists of a double layer of metal mesh, which catches the ember and allows the flue gas to escape. Spark arrestors also help prevent animals from entering the chimney.
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 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.
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.
Whole house fan was inoperable at time of inspection.
Recommend a qualified contractor evaluate and repair or replace as needed.
Bathroom vent duct terminated in the attic and did not vent to the exterior of property.
The insulation is not uniform: thicker in areas, thinner in areas, or possibly missing in some areas.
Recommend a qualified contractor evaluate and repair or replace as needed.
The insulation is thinner than current thermal resistance (R-value) standards.
Recommend a qualified contractor evaluate and repair or replace as needed.
Splice/Junction box was missing a cover plate. A qualified contractor should evaluate and repair or replace as necessary.
The concrete driveway 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.
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 home had evidence of artillery (or shotgun) fungus. Artillery fungus is a wood decay fungus that likes to live on moist landscape mulch. It can shoot spores up to 20 feet which often land on siding or anything that surrounds the mulch. The fungus does not damage siding or have any negative health effects but is difficult to remove.
Recommend a qualified contractor should evaluate and repair or replace as needed.
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.
There were penetrations in areas of the siding at the time of inspection. Recommend applying appropriate sealant to these areas to prevent potential moisture or pest intrusion. A qualified contractor should further evaluate and repair or replace as necessary.
The exterior wall covering is beginning to deteriorate or has deteriorated.
Recommend a qualified contractor should evaluate and repair or replace as needed.
The distance between the bottom of wood components and the ground surface (or grade) was not sufficient. In locations that have little or no snow, the distance should be no less than 8 inches. In locations with significant lasting snow, the bottom of wood elements should be no less than 8 inches above the average snow depth.
A qualified contractor should evaluate and repair or replace as necessary and according to current standards.
The exterior wall-covering material was loose in one or more areas.
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.
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.
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.
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.
A walkway was not properly sealed against a foundation wall and may allow excess moisture to enter. Recommend a qualified contractor and repair or replace as needed.
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.
An active gas leak was discovered at the gas meter, and/or main fuel shut-off valve. This is a material defect causing a safety hazard. Failure to correct this issue may result in injury or sickness. 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 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
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.
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.
Cracked or split boards were present at the deck. This condition is a structural defect and potential safety hazard.
A qualified contractor should evaluate and repair or replace as necessary.
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.
Deck structure was improperly supported. This may be that support posts were connected to the structure (girder, beams) laterally using lag bolts, or beams are incorrectly notched to posts. The beam(s) should be installed on top of or notched partially on top of the support posts. This is a structural defect that may result in injury if not corrected.
A qualified contractor should evaluate and repair or replace as necessary.
A support post was leaning at the deck. A qualified contractor should evaluate and repair or replace as necessary.
Railings were loose at the exterior deck at the time of inspection. recommend a qualified contractor evaluate and repair or replace as needed.
Deck posts are to follow general height and square footage limitations depending on the size of the post and the type of wood. Posts may not have been adequate to support the deck, recommend a qualified deck contractor evaluate and repair or replace as needed. A fall or serious injury may occur if not corrected. Please check the following tables for general limitations:
None exposed flooring recommend removing.
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.
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 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.
There was cracking around some windows on the interior (where the window meets the wall). A qualified contractor should evaluate and repair or replace as necessary.
The ceilings showed evidence that moisture was entering from behind possibly including damage and deterioration. A qualified contractor should evaluate and repair or replace as necessary.
The interior walls showed evidence that moisture was entering from behind possibly including damage and deterioration. A qualified contractor should evaluate and repair or replace as necessary.
Moderate cracking was visible on the interior walls. A qualified contractor should evaluate and repair or replace as necessary.
Floor has a dip or is sloped in areas.
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.
The window had a cracked or broken glass pane. 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.
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.
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.
No ground fault circuit interrupter (GFCI) protection was provided for bar electrical outlets. Although GFCI protection of kitchen 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 GFC I breaker.
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.
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.
The sink drain line was clogged or drains slowly. A qualified contractor should evaluate and repair or replace as necessary.
The sink drain pipe was leaking at the time of inspection. 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.
The walls showed signs of minor damage and wear. 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 220-volt dryer electrical outlet was damaged not working. A qualified contractor should evaluate and repair or replace as necessary. Breaker off
An electrical outlet was not working. A qualified contractor should evaluate and repair or replace as necessary.
The counter top needs caulking with silicone along the back splash. A qualified contractor should evaluate and repair or replace as necessary.
The sink drain stop was missing, damaged or did not operate properly. A qualified contractor should evaluate and repair or replace as necessary.
There were no water supply valves installed at the sink at the time of inspection. 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.
Caulking in the shower/tub area was deteriorated at the time of inspection. Recommend a qualified contractor 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 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.
A shower supply arm 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.
The tub spout should be sealed at the wall to prevent moisture intrusion in to the wall component. A qualified contractor should evaluate then repair or replace as advised.
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.
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 interior walls showed evidence that moisture was entering from behind possibly including damage and deterioration. A qualified contractor should evaluate and repair or replace as necessary.
Walls show damage and high moisture readings in whole area
An electrical outlet was not working. 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.
The electric meter base was loose at time of inspection. A qualified contractor should evaluate and repair or replace as necessary.
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.
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.
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 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.
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
The condensate discharge pipe should be extended so that the water is diverted far enough away from the house foundation. A qualified contractor should evaluate and repair or replace as necessary.
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.
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
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 HVAC system air filter was missing. This condition reflects a lack of regular maintenance of the HVAC system. Clogged filters can restrict air flow 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 filter, as well as cleaning, servicing and evaluating of the HVAC system by a qualified HVAC professional and repair or replace as necessary.
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
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.
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.
Horizontal cracking was observed in the crawlspace 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
There were not passive vents installed for the crawlspace at the time of inspection. If a crawlspace is not a conditioned air space, it is recommended to have passive vents in order to maintain satisfactory heat and humidity levels.
