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Home
Inspection Guidelines |
The
inspector is not required to:
A. Walk
on all 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.
Inspect antennae, lightning arresters, or similar attachments.
2.2.
Exterior
I. The
inspector shall inspect:
A. The
flashing and trim.
B. All
exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits,
fascias, grading, and walkways.
C. And
report as in need of repair any spaces between intermediate balusters, spindles,
or rails for steps, stairways,
balconies, and railings that permit the passage of an object greater than four
inches in diameter.
D. The
vegetation, surface drainage and retaining walls when these are likely to
adversely affect the building.
E. And
describe the exterior wall covering.
II. The
inspector is not required to:
A.
Inspect or operate screens, storm windows, shutters, awnings, fences,
outbuildings, or exterior accent lighting.
B.
Inspect items, including window and door flashings, which are not visible or
readily accessible from the ground.
C.
Inspect recreational facilities.
D.
Inspect seawalls, break-walls and docks.
E.
Inspect erosion control and earth stabilization measures.
F.
Inspect for safety type glass.
G.
Inspect underground utilities.
H.
Inspect underground items.
I.
Inspect wells or springs.
J.
Inspect solar systems.
K.
Inspect playground equipment.
L.
Inspect drain fields or drywells.
M.
Determine the integrity of the thermal window seals or damaged glass.
2.3.
Basement, Foundation & Crawlspace
I. The
inspector shall inspect:
A. The
basement.
B. The
foundation
C. The
crawl space.
D. The
visible structural components.
E. Any
present conditions or indications of active water penetration by probing a
representative sampling of structural
components where deterioration is believed to be present or where clear
indications of deterioration are present.
F.
Report any general indications of foundation movement that are observed, such as
but not limited to sheetrock cracks,
brick
cracks, out-of-square door frames or floor slopes.
II. The
inspector is not required to:
A. Enter
any crawlspaces that are not readily accessible or where entry could cause
damage or pose a hazard to the
inspector in his or her opinion.
B. Move
stored items or debris.
C.
Operate sump pumps with inaccessible floats.
D.
Identify proper or improper support systems for the home such as but not limited
to piers and footers.
E.
Provide any architectural service.
2.4.
Heating
I. The
inspector shall inspect:
A. The
heating system and describe the energy source and heating method using normal
operating controls.
B. And
report as in need of repair electric furnaces which do not operate.
C. And
report if inspector deemed the furnace inaccessible.
II. The
inspector is not required to:
A.
Inspect or evaluate interiors of flues or chimneys, fire chambers, the heat
exchanger, the humidifier or dehumidifier, the
electronic air filter, solar heating systems or fuel tanks that are not readily
accessible.
B.
Inspect underground fuel tanks.
C.
Determine the uniformity, temperature, flow, balance, distribution, size,
capacity, BTU, or supply adequacy of the heating
system.
D. Light
pilot flames.
E.
Evaluate fuel quality.
2.5.
Cooling
I. The
inspector shall inspect:
A. The
central cooling equipment using normal operating controls.
II. 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 window units, through-wall units, or electronic air filters.
C.
Inspect or determine thermostat calibration, heat anticipation or automatic
setbacks or clocks.
E.
Examine electrical current, coolant fluids or gasses, or coolant leakage.
2.6.
Plumbing
I. The
inspector shall:
A.
Inspect the main water shut off valve.
B.
Inspect the water heating equipment, including combustion air, venting,
connections, energy sources, seismic bracing, and
verify
the presence or absence of temperature-pressure relief valves.
C. Flush
toilets.
D. Run
water in sinks, tubs, and showers.
E.
Inspect the interior water supply including all fixtures and faucets.
F.
Inspect the drain, waste and vent systems, including all fixtures.
G.
Describe any visible fuel storage systems.
H.
Inspect the drainage sump pumps testing sumps with accessible floats.
I.
Inspect and describe the water supply, drain, waste and main fuel shut-off
valves, as well as the location of the water main
and main
fuel shut-off valves.
J.
Inspect and determine if the water supply is public or private.
K.
Inspect and report as in need of repair deficiencies in the water supply by
viewing the functional flow in two fixtures
operated
simultaneously.
L.
Inspect and report as in need of repair deficiencies in installation and
identification of hot and cold faucets.
M.
Inspect and report as in need of repair mechanical drain-stops that are missing
or do not operate if installed in sinks,
lavatories and tubs.
N.
Inspect and report as in need of repair commodes that have cracks in the ceramic
material, are improperly mounted on the
floor,
leak, or have tank components which do not operate.
II. The
inspector is not required to:
A. Light
pilot flames.
B.
Determine the size, temperature, age, life expectancy or adequacy of the water
heater.
C.
Inspect interiors of flues or chimneys, water softening or filtering systems,
well pumps or tanks, safety or shut-of valves,
floor
drains or sprinkler systems.
D.
Determine the exact flow rate, volume, pressure, temperature, or adequacy of the
water supply.
E.
Determine the water quality or the reliability of the water supply
or source.
F. Open
closed plumbing access panels.
G.
Inspect clothes washing machine connections.
H.
Operate any main, branch or fixture valve except fixture faucets and hose
faucets attached to the building.
I. Test
shower pans, tub and shower surrounds or enclosures for leakage.
J.
Evaluate the compliance with local or state conservation or energy 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 clean-outs for effective cleaning of
drains.
M.
Evaluate gas, liquid propane or oil storage tanks.
N.
Excavate or otherwise uncover the private sewage system or its components to
determine size, adequacy or efficiency.
O.
Inspect water treatment systems or water filters.
P.
Inspect pressure pumps or bladder tanks.
Q.
Evaluate 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
Examine ancillary systems or components, such as, but not limited to, those
relating to solar water heating, hot water
circulation.
2.7.
Electrical
I. The
inspector shall inspect:
A. The
service line.
B. The
meter box.
C. The
main disconnect.
D. And
determine the service amperage.
E.
Panels, breakers and fuses.
F. The
grounding.
G. The
bonding.
H. A
representative sampling of switches, receptacles, light fixtures, and test all
GFCI receptacles and GFCI circuit breakers
observed
and deemed to be GFCI's during the inspection.
I. And
report the presence of solid conductor aluminum branch circuit wiring if readily
visible.
J. And
report on any GFCI-tested receptacles in which power is not present, polarity is
incorrect, the receptacle is not
grounded, is not secured to the wall, the cover is not in place, the ground
fault circuit interrupter devices are not properly
installed or do not operate properly, or evidence of arcing or excessive heat is
present.
K. The
service entrance conductors and the condition of their sheathing.
L. The
ground fault circuit interrupters with a GFCI tester.
M. And
describe the amperage rating of the service.
N. And
report the absence of smoke detectors.
O.
Service entrance cables and report as in need of repair deficiencies in the
integrity of the insulation, drip loop, or
separation of conductors at weather heads and clearances.
II. The
inspector is not required to:
A.
Insert any tool, probe or device into the main or sub-panels.
B.
Operate electrical systems that are shut down.
C.
Remove panel covers or dead front covers if not readily accessible.
D.
Operate over current protection devices.
E.
Operate non-accessible smoke detectors.
F.
Measure or determine the amperage or voltage of the main service if not visibly
labeled.
G.
Inspect the alarm system and components.
H.
Inspect the ancillary wiring.
I.
Activate any electrical systems or branch circuits which are not energized.
J.
Operate overload devices.
K.
Inspect low voltage systems, electrical de-icing tapes, swimming pool wiring or
any time-controlled devices.
L.
Verify the continuity of the connected service ground.
M.
Inspect private or emergency electrical supply sources, including but not
limited to generators, windmills, photovoltaic
solar
collectors, or battery or electrical storage facility.
N.
Inspect spark or lightning arrestors.
O.
Conduct drop voltage calculations.
P.
Determine the accuracy of breaker labeling.
2.8.
Fireplace
I. The
inspector shall inspect:
A. The
fireplace, and open and close the damper door if readily accessible and
operable.
B.
Hearth extensions and other permanently installed components.
C.
Report as in need of repair deficiencies in the lintel, hearth and material
surrounding the fireplace, including clearance
from
combustible materials
II. The
inspector is not required to:
A.
Inspect the interior of the chimney or flue, fire doors or screens, seals or
mantels that are not accessible.
B.
Operate gas fireplace inserts.
C. Light
pilot flames.
D.
Determine the appropriateness of such installation.
E.
Inspect automatic fuel feed devices.
F.
Inspect combustion make up devices.
G.
Inspect heat distribution assists whether gravity controlled or fan assisted.
H.
Ignite or extinguish fires.
I.
Determine draft characteristics.
J. Move
fireplace inserts, stoves, or firebox contents.
K.
Determine adequacy of draft, perform a smoke test or dismantle or remove any
component.
2.9.
Attic, Ventilation & Insulation
I. The
inspector shall inspect:
A. The
insulation in unfinished spaces.
B. The
ventilation of attic spaces.
C.
Mechanical ventilation systems.
D. And
report on the general absence or lack of insulation.
II. The
inspector is not required to:
A. Enter
the attic or unfinished spaces that are not readily accessible or where entry
could cause damage or pose a safety
hazard
to the inspector in his or her opinion.
B. To
move or touch insulation.
C. To
move or touch vapor barriers.
D. Break
or otherwise damage the surface finish or weather seal on or around access
panels and covers.
E.
Identify the composition or the exact R-value of insulation material.
F.
Activate thermostatically operated fans.
2.10.
Doors, Windows & Interior
I. The
inspector shall:
A. Open
and close a representative number of doors and windows.
B.
Inspect the walls, ceilings, steps, stairways, and railings.
C.
Inspect garage doors and garage door openers by operating first by remote (if
available) and then by the installed
automatic door control.
D. And
report as in need of repair any installed electronic sensors that are not
operable or not installed at proper heights
above
the garage door.
E. And
report as in need of repair any door locks or side ropes that have not been
removed or disabled when garage door
opener
is in use.
F. And
report as in need of repair any windows that are obviously fogged or display
other evidence of broken seals.
II. The
inspector is not required to:
A.
Inspect paint, wallpaper, window treatments or finish treatments.
B.
Inspect central vacuum systems.
C.
Inspect safety glazing in locations subject to human impact.
D.
Inspect security components.
E.
Evaluate the fastening of countertops, cabinets, sink tops and fixtures, or
firewall compromises.
F. Move
furniture, stored items, or any coverings like carpets or rugs in order to
inspect the concealed floor structure.
G. Move
drop ceiling tiles.
H.
Inspect or move any household appliances.
I.
Inspect or operate equipment housed in the garage except as otherwise noted.
J.
Verify or certify safe operation of any auto reverse or related safety function
of a garage door.
K.
Operate or evaluate security bar release and opening mechanisms, whether
interior or exterior, including compliance with
local,
state, or federal standards.
L.
Operate any system, appliance or component that requires the use of special
keys, codes, combinations, or devices.
M.
Operate or evaluate self-cleaning oven cycles or signal lights.
N.
Determine leakage from microwave ovens.
O.
Operate or examine any sauna, steam-jenny, kiln, toaster, ice-maker,
coffee-maker, can-opener, bread-warmer, blender,
instant
hot water dispenser, or other small, ancillary devices.
P.
Inspect elevators.
Q.
Inspect remote controls.
R.
Inspect appliances.
S.
Inspect items not permanently installed.
T.
Examine or operate any above-ground, movable, freestanding, or otherwise
non-permanently installed pool/spa or
self-contained equipment.
U. Come
into contact with any pool or spa water in order to determine the system
structure or components.
V.
Determine the adequacy of spa jet water force or bubble effect.
W.
Determine the structural integrity or leakage of a pool or spa.
3.
Limitations, Exceptions & Exclusions
3.1.
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, 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 advisability or inadvisability of the purchase
of the inspected property.
VII. An
inspection does not determine the life expectancy of the property or any
components or systems therein.
VIII. An
inspection does not include items not permanently installed.
IX.
These Standards of Practice apply only to homes with four or fewer dwelling
units.
3.2.
Exclusions:
I. The
inspectors are 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 repair or replacement of any system or component.
G.
Future conditions.
H. The
compliance with codes or regulations.
I. The
presence of evidence of rodents, animals or insects.
J. The
presence of mold, mildew or fungus.
K. The
presence of air-borne hazards.
L. The
presence of birds.
M. The
presence of other flora or fauna.
N. The
air quality.
O. The
existence of asbestos.
P. The
existence of environmental hazards.
Q. The
existence of electro-magnetic fields.
R. The
presence of hazardous materials including, but not limited to, the presence of
lead in paint.
S. Any
hazardous waste conditions.
T. Any
manufacturer recalls or conformance with manufacturer installation or any
information included in the consumer
protection bulletin.
U.
Operating costs of systems.
V.
Replacement or repair cost estimates.
W. The
acoustical properties of any systems.
X.
Estimates of how much it will cost to run any given system.
II. The
inspectors are 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.
Antennae.
4.
Lights.
5.
Remote controls.
D. Any
system that does not turn on with the use of normal operating controls.
E. Any
shut off valve.
F. Any
electrical disconnect or over current protection devices.
G. Any
alarm systems.
H.
Moisture meters, gas detectors or similar equipment.
III. The
inspectors are not required to:
A. Move
any personal items or other obstructions, such as, but not limited to:
1. Throw
rugs.
2.
Furniture.
3. Floor
or wall coverings.
4.
Ceiling tiles
5.
Window coverings.
6.
Equipment.
7.
Plants.
8. Ice.
9.
Debris.
10.
Snow.
11.
Water.
12.
Dirt.
13.
Foliage.
14. Pets
B.
Dismantle, open, or uncover any system or component.
C. Enter
or access any area which may, in the opinion of the inspector, to be unsafe or
risk personal safety.
D. Enter
crawlspaces or other areas that are unsafe or not readily accessible.
E.
Inspect underground items such as, but not limited to, underground storage tanks
or other indications of their presence,
whether
abandoned or actively used.
F. Do
anything which, in the inspector's opinion, is likely to be unsafe or dangerous
to the inspector or others or damage
property, such as, but not limited to, walking on roof surfaces, climbing
ladders, entering attic spaces or negotiating with
dogs.
G.
Inspect decorative items.
H.
Inspect common elements or areas in multi-unit housing.
I.
Inspect intercoms, speaker systems, radio-controlled, security devices or lawn
irrigation systems.
J. Offer
guarantees or warranties.
K. Offer
or perform any engineering services.
L. Offer
or perform any trade or professional service other than home inspection.
M.
Research the history of the property, report on its potential for alteration,
modification, extendibility, or its 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 or subsequent additions, improvements, renovations or
replacements thereto.
O.
Determine the insurability of a property.
4.
Glossary of Terms
4.1.
Accessible: Can be approached or entered by the inspector safely, without
difficulty, fear or danger.
4.2. Activate:
To turn on, supply power, or enable systems, equipment, or devices to become
active by normal operating
controls. Examples include turning on the gas or water supply valves to the
fixtures and appliances and activating electrical
breakers
or fuses.
4.3.
Adversely Affect: Constitute, or potentially constitute, a negative or
destructive impact.
4.4.
Alarm System: Warning devices, installed or free-standing, including but not
limited to: Carbon monoxide detectors, flue
gas and
other spillage detectors, security equipment, ejector pumps and smoke alarms.
4.5.
Appliance: A household device operated by use of electricity or gas. Not
included in this definition are components
covered
under central heating, central cooling or plumbing.
4.6.
Architectural Service: Any practice involving the art and science of building
design for construction of any structure or
grouping
of structures and the use of space within and surrounding the structures or the
design, design development,
preparation of construction contract documents, and administration of the
construction contract.
4.7.
Component: A permanently installed or attached fixture, element or part of a
system.
4.8.
Condition: The visible and conspicuous state of being of an object.
4.9.
Crawlspace: The area within the confines of the foundation and between the
ground and the underside of the lowest floor
structural component.
4.10.
Decorative: Ornamental; not required for the operation of essential systems and
components of a home.
4.11.
Describe: Report in writing a system or component by its type, or other observed
characteristics, to distinguish it from
other
components used for the same purpose.
4.12.
Determine: To arrive at an opinion or conclusion pursuant to examination.
4.14.
Engineering Service: Any professional service or creative work requiring
engineering education, training, and
experience and the application of special knowledge of the mathematical,
physical and engineering sciences to such
professional service or creative work as consultation, investigation,
evaluation, planning, design and supervision of
construction for the purpose of assuring compliance with the specifications and
design, in conjunction with structures,
buildings, machines, equipment, works or processes.
4.16.
Evaluate: To assess the systems, structures or components of a dwelling.
4.18.
Foundation: The base upon which the structure or wall rests; usually masonry,
concrete, or stone, and generally partially
underground.
4.19.
Function: The action for which an item, component, or system is specially fitted
or used or for which an item, component
or
system exists; to be in action or perform a task.
4.20.
Functional: Performing, or able to perform, a function.
4.21.
Home Inspection: The process by which an inspector visually examines the readily
accessible systems and
components of a home and operates those systems and components utilizing these
Standards of Practice as a guideline.
4.22.
Household Appliances: Kitchen and laundry appliances, room air conditioners, and
similar appliances.
4.23.
Inspect: To visually look at readily accessible systems and components safely,
using normal operating controls and
accessing readily accessible panels and areas.
4.24.
Inspected Property: The readily accessible areas of the buildings, site, items,
components, and systems included in the
inspection.
4.25.
Inspector: One who performs a real estate inspection.
4.26.
Installed: Attached or connected such that the installed item requires tool for
removal.
4.27.
Material Defect: Refer to section 1.2.
4.28.
Normal Operating Controls: Devices such as thermostats that would be operated by
ordinary occupants which require
no
specialized skill or knowledge.
4.29.
Observe: To see through visually directed attention.
4.30.
Operate: To cause systems to function or turn on with normal operating controls.
4.31.
Readily Accessible: An item or component is readily accessible if, in the
judgment of the inspector, it is capable of being
safely
observed without movement of obstacles, detachment or disengagement of
connecting or securing devices, or other
unsafe
or difficult procedures to gain access.
4.32.
Recreational Facilities: Spas, saunas, steam baths, swimming pools, tennis
courts, playground equipment, and other
exercise, entertainment or athletic facilities.
4.33.
Report: A written communication (possibly including digital images) of any
material defects seen during the inspection.
4.34.
Representative Number: A sufficient number to serve as a typical or
characteristic example of the item(s) inspected.
4.35.
Safety Glazing: Tempered glass, laminated glass, or rigid plastic.
4.36.
Shut Down: Turned off, unplugged, inactive, not in service, not operational,
etc.
4.37.
Structural Component: A component which supports non-variable forces or weights
(dead loads) and variable forces or
weights
(live loads).
4.38.
System: An assembly of various components to function as a whole.
4.39.
Technically Exhaustive: A comprehensive and detailed examination beyond the
scope of a real estate home inspection
which
would involve or include, but would not be limited to: dismantling, specialized
knowledge or training, special equipment,
measurements, calculations, testing, research, analysis or other means.
4.40.
Unsafe: A condition in a readily accessible, installed system or component which
is judged to be a significant risk of
personal
injury during normal, day-to-day use. The risk may be due to damage,
deterioration, improper installation or a
change
in accepted residential construction standards.
4.41.
Verify: To confirm or substantiate.
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