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.

1.4 The National Association of Certified Home Inspectors (NACHI) promotes a high standard of professionalism, business ethics and inspection procedures.

 

2. Standards of Practice   top

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
3.1. Limitations, Exceptions & Exclusions

2.1. Roof                             Return Top

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                         Return Top

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 spacing's 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            Return Top

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                                          Return Top 

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                                     Return Top

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                                  Return Top

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 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 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 pot ability 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. Test, operate, open or close Watts 210 valves and/or
    TPR valves.

T. Examine ancillary systems or components, such as, but
    not limited to, those relating to solar water heating, hot
    water circulation.

2.7. Electrical                                   Return Top 

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                                  Return Top

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                   Return Top

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           Return Top      

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.

 

Limitations, Exceptions & Exclusions

3.1. Limitations:                                 Return Top

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:                                  Return Top

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:           Return Top

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:                     Return Top

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.         Return Top