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 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 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:
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.
NACHI - Standards of Practice