STANDARDS OF PRACTICE

1. Interior, Exterior, Windows & Doors

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.

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.

2. HVAC

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.

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.

3. Basement/Crawlspace

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.

4. 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.

5. Roof-Attic

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.

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.

6. 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.

7. 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