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Table of Contents
1. Definitions and Scope.
2. Standards of Practice
2.1. Roof
2.2. Exterior
2.3. Basement, Foundation, Crawlspace & Structure
2.4. Heating
2.5. Cooling
2.6. Plumbing
2.7. Electrical
2.8. Fireplace
2.9. Attic & Insulation
2.10. Doors, Windows & Interior
3. Limitations, Exceptions & Exclusions
4. Glossary of Terms
1. Definitions and Scope
1.1. 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 or
during the inspection process.
I. 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 determination of
future conditions.
II. A home inspection will not reveal every problem
that exists or ever could exist, but only those material defects observed on
the day of the inspection.
1.2. A Material defect is a problem with a
residential real property or any portion of it that would have a significant
adverse impact on the value of the 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.
1.3. 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.
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 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 spacings 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 geological, geotechnical, or hydrological 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
I. The inspector shall inspect:
A. The basement.
B. The foundation
C. The crawlspace.
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. And 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 size, spacing, span, location or adequacy of foundation
bolting, bracing, joists 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 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.
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. 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. Operate electronic thermostats.
G. 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. Operate equipment or systems if exterior temperature is below 60
degrees Fahrenheit or when other circumstances are not conducive to safe
operation or may damage the equipment.
D. 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 system.
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 potability 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.
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
ground circuit interrupters.
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
weatherheads 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. 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 vent system.
B. Inspect the interior of the chimney or flue, fire doors or screens,
seals or mantels.
C. Determine the need for a chimney sweep.
D. Operate gas fireplace inserts.
E. Light pilot flames.
F. Determine the appropriateness of such installation.
G. Inspect automatic fuel feed devices.
H. Inspect combustion make up 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.
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 retarders.
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.
G. Determine the types of materials used in insulation/wrapping of pipes,
ducts, jackets, boilers, and wiring.
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.
4.13. 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.
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.
4.15. Enter: To go into an area to observe all
visible components.
4.16. Evaluate: To assess the systems, structures or
components of a dwelling.
4.17. Examine: To visually look. See Inspect.
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.
The aforementioned terms are found within the SOP.
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