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1. Definitions and Scope
A Home Inspection is a
non-invasive visual examination of a residential dwelling,
performed for a fee, which is designed to identify observed
material defects within specific components of said
dwelling. Components may include any combination of
mechanical, structural, electrical, plumbing, or other
essential systems or portions of the home, as identified and
agreed to by the Client and Inspector, prior to the
inspection process.
A Home Inspection is intended to assist in evaluation of the
overall condition of the dwelling. The inspection is based
on observation of the visible and apparent condition of the
structure and its components on the date of the inspection
and not the prediction of future conditions.
A home inspection will not reveal every concern that exists
or ever could exist, but only those material defects
observed on the day of the inspection.
A Material Defect is a condition of a residential real
property or any portion of it that would have a significant
adverse impact on the value of the real property or that
involves an unreasonable risk to people on the property. The
fact that a structural element, system or subsystem is near,
at or beyond the end of the normal useful life of such a
structural element, system or subsystem is not by itself a
material defect.
An Inspection report shall describe and identify in written
format the inspected systems, structures, and components of
the dwelling and shall identify material defects observed.
Inspection reports may contain recommendations regarding
conditions reported or recommendations for correction,
monitoring or further evaluation by professionals, but this
is not required.
2. Standards of Practice
2.1. Roof
I. The inspector shall inspect from ground level or
eaves:
A. The roof covering.
B. The gutters.
C. The downspouts.
D. The vents, flashings,
skylights, chimney and other roof penetrations.
E. The general structure of
the roof from the readily accessible panels, doors or
stairs.
II. 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. Inspect antennae,
lightning arresters, or similar attachments.
2.2. Exterior
I. The
inspector shall inspect:
A. The siding, flashing and trim.
B. All exterior doors,
decks, stoops, steps, stairs, porches, railings, eaves,
soffits and fascias.
C. Report as in need of
repair any spacings that permit the passage of an
object greater than four inches in diameter.
D. A representative number
of windows.
E. The vegetation, surface
drainage and retaining walls when these are likely to
adversely affect the structure.
F. 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 geological,
geotechnical, hydrological and/or soil conditions.
D. Inspect recreational
facilities.
E. Inspect seawalls,
break-walls and docks.
F. Inspect erosion control
and 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 systems.
L. Inspect swimming pools or
spas.
M. Inspect septic systems or
cesspools.
N. Inspect playground
equipment.
O. Inspect sprinkler
systems.
P. Inspect drain fields or
drywells.
Q. Determine the integrity
of the thermal window seals or damaged glass.
2.3. Basement, Foundation,
Crawlspace & Structure
I. The inspector
shall inspect:
A. The basement.
B. The foundation
C. The crawlspace.
D. The visible structural
components.
E. And report any present
conditions or clear indications of active water penetration
observed by the inspector.
F. And report any general
indications of foundation movement that are observed by the
inspector.
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.
B. Move stored items or
debris.
C. Operate sump pumps with
inaccessible floats.
D. Identify size, spacing,
span, location or determine 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.
2.4. Heating
I. The inspector shall inspect:
A. The heating systems using normal operating
controls and describe the energy source and heating method.
B. And report as in need of repair heating systems
which do not operate.
C. And report if the heating systems are deemed
inaccessible
II. The
inspector is not required to:
A. Inspect/evaluate interiors of flues or
chimneys, fire chambers, heat exchangers, (de)humidifiers,
electronic air filters, solar heating systems or fuel tanks.
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 or ignite pilot flames.
E. Activate heating, heat pump systems, or other
heating systems when ambient temperatures or when other
circumstances are not conducive to safe operation.
F. Override electronic thermostats.
G. Evaluate fuel quality.
H. Verify thermostat calibration, heat anticipation
or automatic setbacks, timers, programs or clocks.
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. Operate equipment or
systems if exterior temperature is below 60°F or when other
circumstances are not conducive to safe operation.
D. Inspect or determine
thermostat calibration, heat anticipation or automatic
setbacks or clocks.
E. Examine electrical
current, coolant fluids or gases, or coolant leakage.
2.6. Plumbing
I. The inspector shall:
A.
Verify the presence of and identify the location of the main
water shutoff valve.
B. Inspect water heating
equipment; combustion air, venting, connections, energy
sources, etc., and verify presence/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 and test pumps 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 w/ cracks in the ceramic material,
are improperly mounted on the floor, leak, or have
components which don't operate.
II. The inspector is not required to:
A. Light or ignite 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,
lawn/fire sprinkler systems.
D. Determine the exact flow
rate, volume, pressure, temperature, or adequacy of the
water supply.
E. Determine the water
quality or portability or the reliability of the water
supply or source.
F. Open sealed plumbing
access panels.
G. Inspect clothes washing
machines or their connections.
H. Operate any main, branch
or fixture valve.
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. Inspect any private
sewage waste disposal system or component of.
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 and/or temperature
or pressure relief valves.
T. Examine ancillary systems
or components, such as, but not limited to, those relating
to solar water heating, hot water circulation.
U. Determine the existence
or condition of polybutylene plumbing.
2.7. Electrical
I. The
inspector shall inspect:
A. The service drop/lateral.
B. The meter socket
enclosures.
C. The means for
disconnecting the service main.
D. And determine the rating
of the service amperage.
E. Panel boards and over
current devices (breakers and fuses).
F. The service grounding and
bonding.
H. A representative number
of switches, receptacles, lighting fixtures, AFCI
receptacles.
I. And test all Ground Fault
Circuit Interrupter (GFCI) receptacles and GFCI circuit
breakers observed and deemed to be GFCI's during the
inspection using a GFCI tester.
J. And report the presence
of solid conductor aluminum branch circuit wiring if readily
visible.
K. And report on any tested
GFCI-tested receptacles in which power was not present,
polarity is incorrect, is not secured to the wall, the cover
is not in place, etc.
L. The service entrance
conductors and the condition of the conductor insulation.
M. And describe the amperage
rating of the service.
N. And report the absence of
smoke detectors.
O. Service entrance cables,
report as in need of repair deficiencies in integrity of the
insulation, drip loop, separation of conductors at weather
heads/clearances.
II. The inspector is not required to:
A.
Insert any tool, probe or device into the main panel board,
sub-panels, distribution panel boards, or electrical
fixtures.
B. Operate electrical
systems that are shut down.
C. Remove panel board
cabinet covers or dead front covers if they are 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 equipment if not
visibly labeled. G. Inspect the fire or alarm system and
components.
G. Inspect the ancillary
wiring or remote control devices.
H. Activate any electrical
systems or branch circuits which are not energized.
I. Operate or reset overload
devices.
J. Inspect low voltage
systems, electrical de-icing tapes, swimming pool wiring or
any time-controlled devices.
K. Verify the service
ground.
L. Inspect private/emergency
electrical supply sources, including but not limited to
generators, windmills, photovoltaic solar collectors, or
battery or electrical storage facility.
M. Inspect spark or
lightning arrestors.
N. Conduct voltage drop
calculations.
O. Determine the accuracy of
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. And 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 flue or vent system.
B. Inspect the interior of
chimneys or flues, fire doors or screens, seals or gaskets,
or mantels.
C. Determine the need for a
chimney sweep.
D. Operate gas fireplace
inserts.
E. Light pilot flames.
F. Determine the
appropriateness of any installation.
G. Inspect automatic fuel
feed devices.
H. Inspect combustion and/or
make-up air devices.
I. Inspect heat distribution
assists whether gravity controlled or fan assisted.
J. Ignite or extinguish
fires.
K. Determine draft
characteristics.
L. Move fireplace inserts,
stoves, or firebox contents.
M. Determine adequacy of
draft, perform a smoke test or dismantle or remove any
component.
N. Perform a National Fire
Prevention Association (NFPA) style inspection.
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 any 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, touch, or
disturb insulation.
C. To move, touch or disturb
vapor retarders.
D. Break or otherwise damage
the surface finish or weather seal on or around access
panels and covers.
E. Identify the composition
or exact R-value of insulation material.
F. Activate thermostatically
operated fans.
G. Determine the types of
materials used in insulation or wrapping of pipes, ducts,
jackets, boilers, and wiring.
H. Determine the adequacy of
ventilation.
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. And report in need of
repair spacing between intermediate balusters, spindles,
rails for steps/stairways/railings that permit passage of
objects four inches in diameter.
D. Inspect garage doors and
garage door openers by operating first by remote (if
available) and then by the installed automatic door control.
E. 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.
F. 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.
G. 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.
D. Inspect security systems
or components.
E. Evaluate the fastening of
counter tops, 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 any
security bar release and opening mechanisms, whether
interior or exterior, including their 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, tilt guards/latches or signal
lights.
N. Inspect microwave ovens
or test leakage from microwave ovens.
O. Operate or examine any
sauna, steam-jenny, kiln, toaster, ice-maker, coffee-maker,
can-opener, bread-warmer, blender, (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, recreational equipment
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
A.
An inspection is not technically exhaustive.
B. An inspection will not
identify concealed or latent defects.
C. An inspection will not
deal with aesthetic concerns or what could be deemed matters
of taste, cosmetic defects, etc.
D. An inspection will not
determine the suitability of the property for any use.
E. An inspection does not
determine the market value of the property or its
marketability.
F. An inspection does not
determine the insurability of the property.
G. An inspection does not
determine the advisability or inadvisability of the purchase
of the inspected property.
H. An inspection does not
determine the life expectancy of the property or any
components or systems therein.
I. An inspection does not
include items not permanently installed.
J. 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. 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's
recalls or conformance with manufacturer installation or any
information included for consumer protection purposes.
U. Operating costs of
systems.
V. Replacement or repair
cost estimates.
W. The acoustical properties
of any systems.
X. Estimates of the cost to
operating 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 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
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, be unsafe.
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.
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
construction and subsequent additions, etc.
O. Determine the
insurability of a property.
P. Perform or offer Phase 1
environmental audits.
Q. Inspect on any system or
component which is not included in these standards.
4. Glossary of Terms
Accessible: Can be approached or entered by the
inspector safely, without difficulty, fear or danger.
Activate:
To turn on, supply power, or enable systems, equipment, or
devices to become active by normal operating controls.
Adversely
Affect: To constitute, or potentially constitute, a
negative or destructive impact.
Alarm System:
Warning devices, installed or free-standing.
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.
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...
Component:
A permanently installed or attached fixture, element or part
of a system.
Condition:
The visible and conspicuous state of being of an object.
Crawlspace:
The area within the confines of the foundation and between
the ground and the underside of the lowest floor structural
component.
Decorative:
Ornamental; not required for the operation of essential
systems and components of a home.
Describe:
To 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.
Determine:
To arrive at an opinion or conclusion pursuant to
examination.
Dismantle:
To open, take apart or remove any component, device or piece
that would not typically be opened, taken apart or removed
by an ordinary occupant.
Engineering
Service: Any professional service or creative work
requiring engineering education, training, and experience
and the application of special knowledge...
Enter: To
go into an area to observe visible components.
Evaluate:
To assess the systems, structures or components of a
dwelling.
Examine: To
visually look. See Inspect.
Foundation:
The base upon which the structure or wall rests; usually
masonry, concrete, or stone, and generally partially
underground.
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.
Functional:
Performing, or able to perform, a function.
Home
Inspection: The process by which an inspector visually
examines the readily accessible systems and components of a
home and operates those systems...
Household
Appliances: Kitchen and laundry appliances, room air
conditioners, and similar appliances.
Inspect: To
visually look at readily accessible systems and components
safely, using normal operating controls and accessing
readily accessible panels and areas...
Inspected
Property: The readily accessible areas of the buildings,
site, items, components, and systems included in the
inspection.
Inspector:
One who performs a real estate inspection.
Installed:
Attached or connected such that the installed item requires
tool for removal.
Material
Defect: A condition of a residential real property or
any portion of it that would have a significant adverse
impact on the value of the real property...
Normal
Operating Controls: Devices such as thermostats that
would be operated by ordinary occupants which require no
specialized skill or knowledge.
Observe: To
see through visually directed attention.
Operate: To
cause systems to function or turn on with normal operating
controls.
Readily
Accessible: An item or component is readily accessible
if, in the judgment of the inspector, it is capable of being
safely observed without the removal of obstacles...
Recreational
Facilities: Spas, saunas, steam baths, swimming pools,
tennis courts, playground equipment, and other exercise,
entertainment or athletic facilities.
Report: A
written communication (possibly including images) of any
material defects seen during the inspection.
Representative
Number: A sufficient number to serve as a typical or
characteristic example of the item(s) inspected.
Safety Glazing:
Tempered glass, laminated glass, or rigid plastic.
Shut Down:
Turned off, unplugged, inactive, not in service, not
operational, etc.
Structural
Component: A component which supports non-variable
forces or weights (dead loads) and variable forces or
weights (live loads).
System: An
assembly of various components which function as a whole.
Technically
Exhaustive: A comprehensive and detailed examination
beyond the scope of a real estate home inspection which
would involve or include...
Unsafe: A
condition in a system or component which is judged to be a
significant risk of personal injury during normal,
day-to-day use.
Verify: To
confirm or substantiate.
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