Standards of Practice

 

1.1. A home inspection is a non-invasive, visual examination of the accessible areas
of a residential property (as delineated below), performed for a fee, which is designed to
identify defects within specific systems and components defined by these Standards that
are both observed and deemed material by the inspector. The scope of work may be
modified by the Client and Inspector prior to the inspection process.
I. The home inspection is based on the observations made on the date of the
inspection, and not a prediction of future conditions.
II. The home inspection will not reveal every issue that exists or ever could exist, but
only those material defects observed on the date of the inspection.
1.2. A material defect is a specific issue with a system or component of a residential
property that may have a significant, adverse impact on the value of the property, or that
poses an unreasonable risk to people. The fact that a system or component is near, at,
or beyond the end of its normal, useful life is not, in itself, a material defect.
1.3. A home inspection report shall identify, in written format, defects within
specific systems and components defined by these Standards that are both observed and
deemed material by the inspector. Inspection reports may include additional comments
and recommendations.

2. Limitations, Exceptions & Exclusions
2.1. Limitations:

I. An inspection is not technically exhaustive.
II. An inspection will not identify concealed or latent defects.
III. An inspection will not deal with aesthetic concerns, or what could be deemed
matters of taste, cosmetic defects, etc.
IV. An inspection will not determine the suitability of the property for any use.
V. An inspection does not determine the market value of the property or its
marketability.
VI. An inspection does not determine the insurability of the property.
VII. An inspection does not determine the advisability or inadvisability of the
purchase of the inspected property.
VIII. An inspection does not determine the life expectancy of the property or any
components or systems therein.
IX. An inspection does not include items not permanently installed.
X. This Standards of Practice applies to properties with four or fewer residential
units and their attached garages and carports.2.2. Exclusions:

I. The inspector is not required to determine:

A. property boundary lines or encroachments.
B. the condition of any component or system that is not readily accessible.
C. the service life expectancy of any component or system.
D. the size, capacity, BTU, performance or efficiency of any component or
system.
E. the cause or reason of any condition.
F. the cause for the need of correction, repair or replacement of any system or
component.
G. future conditions.
H. compliance with codes or regulations.
I. the presence of evidence of rodents, birds, bats, animals, insects, or other
pests.
J. the presence of mold, mildew or fungus.
K. the presence of airborne hazards, including radon.
L. the air quality.
M. the existence of environmental hazards, including lead paint, asbestos or toxic
drywall.
N. the existence of electromagnetic fields.
O. any hazardous waste conditions.
P. any manufacturers' recalls or conformance with manufacturer installation, or
any information included for consumer protection purposes.
Q. acoustical properties.
R. correction, replacement or repair cost estimates.
S. estimates of the cost to operate any given system.

II. The inspector is not required to operate:

A. any system that is shut down.
B. any system that does not function properly.
C. or evaluate low-voltage electrical systems, such as, but not limited to:
1. phone lines;
2. cable lines;
3. satellite dishes;
4. antennae;
5. lights; or
6. remote controls.
D. any system that does not turn on with the use of normal operating controls.
E. any shut-off valves or manual stop valves.
F. any electrical disconnect or over-current protection devices.
G. any alarm systems.
H. moisture meters, gas detectors or similar equipment.

 

III. The inspector is not required to:

A. move any personal items or other obstructions, such as, but not limited
to: throw rugs, carpeting, wall coverings, furniture, ceiling tiles, window
coverings, equipment, plants, ice, debris, snow, water, dirt, pets, or anything
else that might restrict the visual inspection.
B. dismantle, open or uncover any system or component.
C. enter or access any area that may, in the inspector's opinion, be unsafe.
D. enter crawlspaces or other areas that may be unsafe or not readily accessible.
E. inspect underground items, such as, but not limited to: lawn-irrigation
systems, or underground storage tanks (or indications of their presence),
whether abandoned or actively used.
F. do anything that may, in the inspector's opinion, be unsafe or dangerous to
him/herself or others, or damage property, such as, but not limited
to: walking on roof surfaces, climbing ladders, entering attic spaces, or
negotiating with pets.
G. inspect decorative items.
H. inspect common elements or areas in multi-unit housing.
I. inspect intercoms, speaker systems or security systems.
J. offer guarantees or warranties.
K. offer or perform any engineering services.
L. offer or perform any trade or professional service other than a home
inspection.
M. research the history of the property, or report on its potential for alteration,
modification, extendibility or suitability for a specific or proposed use for
occupancy.
N. determine the age of construction or installation of any system, structure or
component of a building, or differentiate between original construction and
subsequent additions, improvements, renovations or replacements.
O. determine the insurability of a property.
P. perform or offer Phase 1 or environmental audits.
Q. inspect any system or component that is not included in these Standards.

3. Standards of Practice
3.1. Roof

I. The inspector shall inspect from ground level or the eaves:
A. the roof-covering materials;
B. the gutters;
C. the downspouts;
D. the vents, flashing, skylights, chimney, and other roof penetrations; andE. the general structure of the roof from the readily accessible panels, doors or
stairs.

II. The inspector shall describe:

A. the type of roof-covering materials.
III. The inspector shall report as in need of correction:
A. observed indications of active roof leaks.

IV. The inspector is not required to:

A. walk on any roof surface.
B. predict the service life expectancy.
C. inspect underground downspout diverter drainage pipes.
D. remove snow, ice, debris or other conditions that prohibit the observation of
the roof surfaces.
E. move insulation.
F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or
similar attachments.
G. walk on any roof areas that appear, in the inspector's opinion, to be unsafe.
H. walk on any roof areas if doing so might, in the inspector's opinion, cause
damage.
I. perform a water test.
J. warrant or certify the roof.
K. confirm proper fastening or installation of any roof-covering material.

3.2. Exterior

I. The inspector shall inspect:

A. the exterior wall-covering materials;
B. the eaves, soffits and fascia;
C. a representative number of windows;
D. all exterior doors;
E. flashing and trim;
F. adjacent walkways and driveways;
G. stairs, steps, stoops, stairways and ramps;
H. porches, patios, decks, balconies and carports;
I. railings, guards and handrails; and
J. vegetation, surface drainage, retaining walls and grading of the property,
where they may adversely affect the structure due to moisture intrusion.

II. The inspector shall describe:

A. the type of exterior wall-covering materials.

III. The inspector shall report as in need of correction:
A. any improper spacing between intermediate balusters, spindles and rails.

IV. The inspector is not required to:

A. inspect or operate screens, storm windows, shutters, awnings, fences,
outbuildings, or exterior accent lighting.
B. inspect items that are not visible or readily accessible from the ground,
including window and door flashing.
C. inspect or identify geological, geotechnical, hydrological or soil conditions.
D. inspect recreational facilities or playground equipment.
E. inspect seawalls, breakwalls or docks.
F. inspect erosion-control or earth-stabilization measures.
G. inspect for safety-type glass.
H. inspect underground utilities.
I. inspect underground items.
J. inspect wells or springs.
K. inspect solar, wind or geothermal systems.
L. inspect swimming pools or spas.
M. inspect wastewater treatment systems, septic systems or cesspools.
N. inspect irrigation or sprinkler systems.
O. inspect drainfields or dry wells.
P. determine the integrity of multiple-pane window glazing or thermal window
seals.

3.3. Basement, Foundation, Crawlspace &
Structure

I. The inspector shall inspect:

A. the foundation;
B. the basement;
C. the crawlspace; and
D. structural components.

II. The inspector shall describe:

A. the type of foundation; and
B. the location of the access to the under-floor space.III. The inspector shall report as in need of correction:
A. observed indications of wood in contact with or near soil;
B. observed indications of active water penetration;
C. observed indications of possible foundation movement, such as sheetrock
cracks, brick cracks, out-of-square door frames, and unlevel floors; and
D. any observed cutting, notching and boring of framing members that may, in
the inspector's opinion, present a structural or safety concern.

IV. The inspector is not required to:

A. enter any crawlspace that is not readily accessible, or where entry could cause
damage or pose a hazard to him/herself.
B. move stored items or debris.
C. operate sump pumps with inaccessible floats.
D. identify the size, spacing, span or location or determine the adequacy of
foundation bolting, bracing, joists, joist spans or support systems.
E. provide any engineering or architectural service.
F. report on the adequacy of any structural system or component.
3.4. Heating

I. The inspector shall inspect:

A. the heating system, using normal operating controls.
II. The inspector shall describe:
A. the location of the thermostat for the heating system;
B. the energy source; and
C. the heating method.

III. The inspector shall report as in need of correction:
A. any heating system that did not operate; and
B. if the heating system was deemed inaccessible.

IV. The inspector is not required to:

A. inspect, measure, or evaluate the interior of flues or chimneys, fire chambers,
heat exchangers, combustion air systems, fresh-air intakes, makeup air,
humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar
heating systems.
B. inspect fuel tanks or underground or concealed fuel supply systems.C. determine the uniformity, temperature, flow, balance, distribution, size,
capacity, BTU, or supply adequacy of the heating system.
D. light or ignite pilot flames.
E. activate heating, heat pump systems, or other heating systems when ambient
temperatures or other circumstances are not conducive to safe operation or
may damage the equipment.
F. override electronic thermostats.
G. evaluate fuel quality.
H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers,
programs or clocks.
I. measure or calculate the air for combustion, ventilation, or dilution of flue
gases for appliances.
3.5. Cooling

I. The inspector shall inspect:

A. the cooling system, using normal operating controls.
II. The inspector shall describe:
A. the location of the thermostat for the cooling system; and
B. the cooling method.
III. The inspector shall report as in need of correction:
A. any cooling system that did not operate; and
B. if the cooling system was deemed inaccessible.

IV. The inspector is not required to:

A. determine the uniformity, temperature, flow, balance, distribution, size,
capacity, BTU, or supply adequacy of the cooling system.
B. inspect portable window units, through-wall units, or electronic air filters.
C. operate equipment or systems if the exterior temperature is below 65°
Fahrenheit, or when other circumstances are not conducive to safe operation
or may damage the equipment.
D. inspect or determine thermostat calibration, cooling anticipation, or automatic
setbacks or clocks.
E. examine electrical current, coolant fluids or gases, or coolant leakage.3.6. Plumbing

I. The inspector shall inspect:

A. the main water supply shut-off valve;
B. the main fuel supply shut-off valve;
C. the water heating equipment, including the energy source, venting
connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and
seismic bracing;
D. interior water supply, including all fixtures and faucets, by running the water;
E. all toilets for proper operation by flushing;
F. all sinks, tubs and showers for functional drainage;
G. the drain, waste and vent system; and
H. drainage sump pumps with accessible floats.

II. The inspector shall describe:

A. whether the water supply is public or private based upon observed evidence;
B. the location of the main water supply shut-off valve;
C. the location of the main fuel supply shut-off valve;
D. the location of any observed fuel-storage system; and
E. the capacity of the water heating equipment, if labeled.

III. The inspector shall report as in need of correction:

A. deficiencies in the water supply by viewing the functional flow in two fixtures
operated simultaneously;
B. deficiencies in the installation of hot and cold water faucets;
C. active plumbing water leaks that were observed during the inspection; and
D. toilets that were damaged, had loose connections to the floor, were leaking, or
had tank components that did not operate.

IV. The inspector is not required to:

A. light or ignite pilot flames.
B. measure the capacity, temperature, age, life expectancy or adequacy of the
water heater.
C. inspect the interior of flues or chimneys, combustion air systems, water
softener or filtering systems, well pumps or tanks, safety or shut-off valves,
floor drains, lawn sprinkler systems, or fire sprinkler systems.
D. determine the exact flow rate, volume, pressure, temperature or adequacy of
the water supply.
E. determine the water quality, potability or reliability of the water supply or
source.
F. open sealed plumbing access panels.
G. inspect clothes washing machines or their connections.H. operate any valve.
I. test shower pans, tub and shower surrounds or enclosures for leakage or for
functional overflow protection.
J. evaluate the compliance with conservation, energy or building standards, or
the proper design or sizing of any water, waste or venting components, fixtures
or piping.
K. determine the effectiveness of anti-siphon, back-flow prevention or drain-stop
devices.
L. determine whether there are sufficient cleanouts for effective cleaning of
drains.
M. evaluate fuel storage tanks or supply systems.
N. inspect wastewater treatment systems.
O. inspect water treatment systems or water filters.
P. inspect water storage tanks, pressure pumps, or bladder tanks.
Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any
kind to water heater elements.
R. evaluate or determine the adequacy of combustion air.
S. test, operate, open or close: safety controls, manual stop valves,
temperature/pressure-relief valves, control valves, or check valves.
T. examine ancillary or auxiliary systems or components, such as, but not limited
to, those related to solar water heating and hot water circulation.
U. determine the existence or condition of polybutylene, polyethylene, or similar
plastic piping.
V. inspect or test for gas or fuel leaks, or indications thereof.
3.7. Electrical

I. The inspector shall inspect:

A. the service drop;
B. the overhead service conductors and attachment point;
C. the service head, gooseneck and drip loops;
D. the service mast, service conduit and raceway;
E. the electric meter and base;
F. service-entrance conductors;
G. the main service disconnect;
H. panelboards and over-current protection devices (circuit breakers and fuses);
I. service grounding and bonding;
J. a representative number of switches, lighting fixtures and receptacles,
including receptacles observed and deemed to be arc-fault circuit interrupter
(AFCI)-protected using the AFCI test button, where possible;
K. all ground-fault circuit interrupter receptacles and circuit breakers observed
and deemed to be GFCIs using a GFCI tester, where possible; and
L. for the presence of smoke and carbon monoxide detectors.