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 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 prediction of future conditions.
II. 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.
1.2. A Material defect is a condition with 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.
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, but this is not required.
2. Standards of Practice
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.
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. 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. 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
I. The inspector shall inspect:
A. The basement.
B. The foundation
C. The crawlspace.
D. The visible structural components.
E. 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, 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 crawl spaces 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 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, heat
exchangers, humidifiers, dehumidifiers, electronic air filters, solar heating
systems, 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
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. 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 gases, or coolant leakage.
A. Verify the presence of and identify the location of the main water
shutoff 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 and/or Watts 210 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 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
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 or potability 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 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.
I. The inspector shall inspect:
A. The service line.
B. The meter box.
C. The main disconnect.
D. And determine the rating of the service amperage.
E. Panels, breakers and fuses.
F. The service grounding and bonding.
H. A representative sampling of switches, receptacles, light fixtures, AFCI
receptacles
I. 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 observed and deemed to be
GFCI's during the inspection 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 panel, sub-panels,
downstream panels, or electrical fixtures.
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 or remote control devices.
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 voltage drop calculations.
P. Determine the accuracy of breaker labeling.
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 such 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 an NFPA 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 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 of 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.
H. Determine adequacy of ventilation.
2.10. Doors, Windows & Interior
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.
D. Inspect security systems or 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, 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, 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, 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
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.
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 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, 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.
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
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,