Standards of Practice

ROOF

The inspector shall inspect from ground level or the eaves:

• the roof-covering materials;

• the gutters;

• the downspouts;

• the vents, flashing, skylights, chimney, and other roof penetrations; and

• the general structure of the roof from the readily accessible panels, doors or stairs.

 

The inspector shall describe:

• the type of roof-covering materials.

 

The inspector shall report as in need of correction:

• observed indications of active roof leaks.

 

The inspector is not required to:

• walk on any roof surface.

• predict the service life expectancy.

• inspect underground downspout diverter drainage pipes.

• remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.

• move insulation.

• inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments.

• walk on any roof areas that appear, in the inspector’s opinion, to be unsafe.

• walk on any roof areas if doing so might, in the inspector’s opinion, cause damage.

• perform a water test.

• warrant or certify the roof.

• confirm proper fastening or installation of any roof-covering material.

 

ATTIC, INSULATION & VENTILATION

 

The inspector shall inspect:

• insulation in unfinished spaces, including attics,

• crawlspaces and foundation areas;

• ventilation of unfinished spaces, including attics,

• crawlspaces and foundation areas; and

• mechanical exhaust systems in the kitchen, bathrooms and laundry area.

 

The inspector shall describe:

• the type of insulation observed; and

• the approximate average depth of insulation observed at the unfinished attic floor area or roof structure.

 

The inspector shall report as in need of correction:

• the general absence of insulation or ventilation in unfinished spaces.

 

The inspector is not required to:

• enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector’s opinion, pose a safety hazard.

• move, touch or disturb insulation.

• move, touch or disturb vapor retarders.

• break or otherwise damage the surface finish or weather seal on or around access panels or covers.

• identify the composition or R-value of insulation material.

• activate thermostatically operated fans.

• determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring.

• determine the adequacy of ventilation.

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ELECTRICAL

 

The inspector shall inspect:

• the service drop;

• the overhead service conductors and attachment point;

• the service head, gooseneck and drip loops;

• the service mast, service conduit and raceway;

• the electric meter and base;

• service-entrance conductors;

• the main service disconnect;

• panelboards and over-current protection devices (circuit breakers and fuses);

• service grounding and bonding;

• a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible;

• all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and

• for the presence of smoke and carbon-monoxide detectors.

 

The inspector shall describe:

• the main service disconnects amperage rating, if labeled; and

• the type of wiring observed.

 

The inspector shall report as in need of correction:

• deficiencies in the integrity of the service-entrance conductors’ insulation, drip loop, and vertical clearances from grade and roofs;

• any unused circuit-breaker panel opening that was not filled;

• the presence of solid conductor aluminum branch-circuit wiring, if readily visible;

• any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or

• did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and

• the absence of smoke and/or carbon monoxide detectors.

 

The inspector is not required to:

• insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.

• operate electrical systems that are shut down.

• remove panelboard cabinet covers or dead fronts.

• operate or re-set over-current protection devices or overload devices.

• operate or test smoke or carbon-monoxide detectors or alarms.

• inspect, operate or test any security, fire or alarm systems or components, or other warning or signaling systems.

• measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.

• inspect ancillary wiring or remote-control devices.

• activate any electrical systems or branch circuits that are not energized.

• inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices.

• verify the service ground.

• inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or

• electrical storage facility.

• inspect spark or lightning arrestors.

• inspect or test de-icing equipment.

• conduct voltage-drop calculations.

• determine the accuracy of labeling.

• inspect exterior lighting.

 

PLUMBING

 

The inspector shall inspect:

• the main water supply shut-off valve;

• the main fuel supply shut-off valve;

• the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;

• interior water supply, including all fixtures and faucets, by running the water;

• all toilets for proper operation by flushing;

• all sinks, tubs and showers for functional drainage;

• the drain, waste and vent system; and

• drainage sump pumps with accessible floats.

 

The inspector shall describe:

• whether the water supply is public or private based upon observed evidence;

• the location of the main water supply shut-off valve;

• the location of the main fuel supply shut-off valve;

• the location of any observed fuel-storage system; and

• the capacity of the water heating equipment, if labeled.

 

The inspector shall report as in need of correction:

• deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;

• deficiencies in the installation of hot and cold water faucets;

• active plumbing water leaks that were observed during the inspection; and

• toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.

 

The inspector is not required to:

• light or ignite pilot flames.

• measure the capacity, temperature, age,

• life expectancy or adequacy of the water heater.

• inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor

• drains, lawn sprinkler systems, or fire sprinkler systems.

• determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply.

• determine the water quality, potability or reliability of the water supply or source.

• open sealed plumbing access panels.

• inspect clothes washing machines or their connections.

• operate any valve.

• test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection.

• evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping.

• determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices.

• determine whether there are sufficient clean-outs for effective cleaning of drains.

• evaluate fuel storage tanks or supply systems.

• inspect wastewater treatment systems.

• inspect water treatment systems or water filters.

• inspect water storage tanks, pressure pumps, or bladder tanks.

• evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.

• evaluate or determine the adequacy of combustion air.

• test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves.

• examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation.

• determine the existence or condition of polybutylene, polyethylene, or similar plastic piping.

• inspect or test for gas or fuel leaks, or indications thereof.

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FIREPLACE

 

The inspector shall inspect:

• readily accessible and visible portions of the fireplaces and chimneys;

• lintels above the fireplace openings;

• damper doors by opening and closing them, if readily accessible and manually operable; and

• cleanout doors and frames.

 

The inspector shall describe:

• the type of fireplace.

 

The inspector shall report as in need of correction:

• evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;

• manually operated dampers that did not open and close;

• the lack of a smoke detector in the same room as the fireplace;

• the lack of a carbon-monoxide detector in the same room as the fireplace; and

• cleanouts not made of metal, pre-cast cement, or other non-combustible material.

 

The inspector is not required to:

• inspect the flue or vent system.

• inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.

• determine the need for a chimney sweep.

• operate gas fireplace inserts.

• light pilot flames.

• determine the appropriateness of any installation.

• inspect automatic fuel-fed devices.

• inspect combustion and/or make-up air devices.

• inspect heat-distribution assists, whether gravity-controlled or fan-assisted.

• ignite or extinguish fires.

• determine the adequacy of drafts or draft characteristics.

• move fireplace inserts, stoves or firebox contents.

• perform a smoke test.

• dismantle or remove any component.

• perform a National Fire Protection Association (NFPA)-style inspection.

• perform a Phase I home inspection for fireplace and chimney.

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BASEMENT, FOUNDATION, CRAWLSPACE & STRUCTURE

 

The inspector shall inspect:

• the foundation;

• the basement;

• the crawlspace; and

• structural components.

 

The inspector shall describe:

• the type of foundation; and

• the location of the access to the under-floor space.

 

The inspector shall report as in need of correction:

• observed indications of wood in contact with or near soil;

• observed indications of active water penetration;

• observed indications of possible foundation movement, such as sheet-rock cracks, brick cracks, out-of-square door frames, and un-level floors; and

• any observed cutting, notching and boring of framing members that may, in the inspector’s opinion, present a structural or safety concern.

 

The inspector is not required to:

• enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself.

• move stored items or debris.

• operate sump pumps with inaccessible floats.

• identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems.

• provide any engineering or architectural service.

• report on the adequacy of any structural system or component.

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HEATING

 

The inspector shall inspect:

• the heating system, using normal operating controls.

 

The inspector shall describe:

• the location of the thermostat for the heating system;

• the energy source; and

• the heating method.

 

The inspector shall report as in need of correction:

• any heating system that did not operate; and

• if the heating system was deemed inaccessible.

 

The inspector is not required to:

• inspect, measure, or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air

• systems, fresh-air intakes, makeup air, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems.

• inspect fuel tanks or underground or concealed fuel supply systems.

• determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.

• light or ignite pilot flames.

• 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.

• override electronic thermostats.

• evaluate fuel quality.

• verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

• measure or calculate the air for combustion, ventilation, or dilution of flue gases for appliances.

 

COOLING

 

The inspector shall inspect:

• the exterior wall-covering materials;

• the eaves, soffits and fascia;

• a representative number of windows;

• all exterior doors;

• flashing and trim;

• adjacent walkways and driveways;

• stairs, steps, stoops, stairways and ramps;

• porches, patios, decks, balconies and carports;

• railings, guards and handrails; and

• vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due

• to moisture intrusion.

 

The inspector shall describe:

• the type of exterior wall-covering materials.

 

The inspector shall report as in need of correction:

• any improper spacing between intermediate balusters, spindles and rails.

 

The inspector is not required to:

• inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.

• inspect items that are not visible or readily accessible from the ground, including window and door flashing.

• inspect or identify geological, geotechnical, hydrological or soil conditions.

• inspect recreational facilities or playground equipment.

• inspect seawalls, breakwalls or docks.

• inspect erosion-control or earth-stabilization measures.

• inspect for safety-type glass.

• inspect underground utilities.

• inspect underground items.

• inspect wells or springs.

• inspect solar, wind or geothermal systems.

• inspect swimming pools or spas.

• inspect wastewater treatment systems, septic systems or cesspools.

• inspect irrigation or sprinkler systems.

• inspect drainfields or dry wells.

• determine the integrity of multiple-pane window glazing or thermal window seals.

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DOORS, WINDOWS & INTERIOR

 

The inspector shall inspect:

• a representative number of doors and windows by opening and closing them;

• floors, walls and ceilings;

• stairs, steps, landings, stairways and ramps;

• railings, guards and handrails; and

• garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.

 

The inspector shall describe:

• a garage vehicle door as manually-operated or installed with a garage door opener.

 

The inspector shall report as in need of correction:

• improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings;

• photo-electric safety sensors that did not operate properly; and

• any window that was obviously fogged or displayed other evidence of broken seals.

 

The inspector is not required to:

• inspect paint, wallpaper, window treatments or finish treatments.

• inspect floor coverings or carpeting.

• inspect central vacuum systems.

• inspect for safety glazing.

• inspect security systems or components.

• evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures.

• move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure.

• move suspended-ceiling tiles.

• inspect or move any household appliances.

• inspect or operate equipment housed in the garage, except as otherwise noted.

• verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door.

• operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their

• compliance with local, state or federal standards.

• operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.

• operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights.

• inspect microwave ovens or test leakage from microwave ovens.

• operate or examine any sauna, steam-generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer,

• blender, instant hot-water dispenser, or other small, ancillary appliances or devices.

• inspect elevators.

• inspect remote controls.

• inspect appliances.

• inspect items not permanently installed.

• discover firewall compromises.

• inspect pools, spas or fountains.

• determine the adequacy of whirlpool or spa jets, water force, or bubble effects.

• determine the structural integrity or leakage of pools or spas.

 

EXTERIOR

 

The inspector shall inspect:

• the exterior wall-covering materials;

• the eaves, soffits and fascia;

• a representative number of windows;

• all exterior doors;

• flashing and trim;

• adjacent walkways and driveways;

• stairs, steps, stoops, stairways and ramps;

• porches, patios, decks, balconies and carports;

• railings, guards and handrails; and

• vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due

• to moisture intrusion.

 

The inspector shall describe:

• the type of exterior wall-covering materials.

 

The inspector shall report as in need of correction:

• any improper spacing between intermediate balusters, spindles and rails.

 

The inspector is not required to:

• inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.

• inspect items that are not visible or readily accessible from the ground, including window and door flashing.

• inspect or identify geological, geotechnical, hydrological or soil conditions.

• inspect recreational facilities or playground equipment.

• inspect seawalls, breakwalls or docks.

• inspect erosion-control or earth-stabilization measures.

• inspect for safety-type glass.

• inspect underground utilities.

• inspect underground items.

• inspect wells or springs.

• inspect solar, wind or geothermal systems.

• inspect swimming pools or spas.

• inspect wastewater treatment systems, septic systems or cesspools.

• inspect irrigation or sprinkler systems.

• inspect drain fields or dry wells.

• determine the integrity of multiple-pane window glazing or thermal window seals.

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