Sample inspection report copy

Front Elevation

Rear Elevation

Client Name:

Subject Address:

Inspector's Name:

File Number:

Home Faces:Weather for Insp.

Date of Inspection:

House Style:House Type:

Realtor Name:

Removed for demo puposes

Address removed

Brad Stinson CMI

1210

NorthRaining and +13°C

2016/07/15

Two StoreySingle Family

Agent Namr

Invoice / Receipt

Name:

Address:

City / Province:

Postal Code:

Phone:

Email:

Brad StinsonBluePrint Home Inspetion

12 Mt. Alberta Court SECalgary Alberta

T2Z 3G7

Invoice Date:

Invoice :

Item Description Fee

Add: Home Video of Inspection ($100.00)

Basic Home Inspection Fee ($425.00)

Floor Area exceeds 400 Square Meters ($200.00)

Pricing Effective January 1, 2012

More than a 25 minutes from Calgary Limits ($50.00)

Add GST at 5%

Paid by:

Estate Home

Basis Fee.

Video

Travel Fee

Other

This inspection report details the inspector's personal opinion regarding the main components in the home, based on a non-invasive investigation and it records both positive and negative observations. The following list, however, itemizes only the more important or critical repair, maintenance of safety issues that should be addressed and where to find the detail.

1.Address Inspected:

Credit Card

Cheque

Cash

Completed for:

The above Condition Rating is based on the inspector's experience, viewing and inspecting other homes in the subject's general age bracket.

OVERALL CONDITION RATINGWell Below Typical Typical New or like NewAbove TypicalBelow Typical

Address Inspected:

Summary List of Concerns

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

12.

13.

14.

15.

Severeity

P-2

Fee (Incl. Tax):


Calgary Ab

Removed

2016-07-15

1210

Discount

Roofing near the end of it's life.Address removed

◆

2016-07-15


✔

Address removed

Roofing: pg. 4

Interior: Pg. 17Correctly close the vents for furnace

Interior: Pg. 12Wax seal under basement toilet

Interior: Pg. 15Ensuite sink has slow drain

Med.

Low

Low

Low

393.75

425.00

-50.00

18.75

(Client)

Inspectors Obligations: The Inspector shall perform a non-invasive, visual inspection of the home/building and provide the Client with a written report identifying certain material defects and/or benefits observed. The inspection is based on the condition of the property existing and apparent as of the time and date of the inspection. The Inspector is not obligated to inspect conditions which may not be apparent on the inspection date due to weather conditions, inoperable systems or inaccessibility to areas of the property. Findings are intended to supplement the seller's disclosure with respect to defects. The Inspector also does not perform engineering, architectural, plumbing, or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place.

The Parties agree as follows:

Intended Use and User: The inspection and report are for the exclusive use of the Client only. The Client gives the Inspector permission to discuss observations with real estate agents, owners, repair persons, and other interested parties. The Client understands this report reflects the Inspector's personal opinion only and the Inspector accepts no responsibility for use or misinterpretation by third parties. Third parties relying on the report do so at their own risk and release the Inspector (including employees and business entities) from any and all liability whatsoever.

Inspection Standards: Unless otherwise not possible, the Inspector agrees to perform the inspection in accordance with the current Standards of Practice of the International Association of Certified Home Inspectors posted online at at http://www.nachi.org/sop.htm which includes inspection of the following; Roof, Chimney flashing, Exterior, Grading, Walkways, Driveway, Patios, Decks, Structure, Electrical, Heating, Cooling, Insulation, Plumbing, Windows, Doors, and Interior. The Client hereby confirms reviewing these Standards, and understands and agrees to their limitations, exceptions, and exclusions.

Home Inspection Agreement

Address to be Inspected:

Your Full Name:

Mailing Address:

Date of Inspection:

12 Mt, Alberta Court SE Calgary Alberta T2Z 3G7

Business License Number: 336244

Blueprint Home Inspection

Date Report is Due to customer: Fee (Incl. Tax):

Latent Defects: In the event a latent defect is revealed after the inspection, the Client shall be responsible for obtaining any expert opinion regarding remedies. The Client shall also be responsible for obtaining any secondary testing and repairs that may be necessary. At the Client's request, the Inspector will investigate the defect and prepare a supplemental document detailing the issue.

Not a Guarantee or Warrantee: The Inspection and Report reflect the inspector's personal opinion and are not to be construed as a guarantee or warranty of any kind. No guarantee or warrantee is expressed or implied, regarding the future use, operability, habitability or suitability of the home/building or its components. All warranties or guarantees, express or implied, including merchantability, fitness for a particular purpose or that every existing defect will be identified, are expressly excluded to the fullest extent allowed by law.

Inspection Fee: Payment of the Inspection Fee, as indicated above, is due immediately upon completion of the on-site inspection or before.

Re-Inspection: Any requested re-inspections (e.g.; after repairs) are also subject to all the terms and conditions set forth in this agreement.

Specific Inspection Exclusions: The Client understands that, unless specified below, the Inspector will not be testing for compliance with applicable building codes, by-laws compliance, title or for the presence of potential dangers arising from radon gas, asbestos, lead paint, formaldehyde, molds, soil contamination, and other environmental hazards or violations. The inspection will not cover additional outbuildings or other structures not attached to the dwelling other than a garage/carport.

Bradley Hugh Stinson operating as:

Inspector License Number: 336245 Contract Date:

Claims: In the event of a claim against the Inspector, the Client agrees to promptly notify the Inspector of the adverse condition in writing and provide access to the premises for further inspection. The parties further agree that In the event the Client fails to prove any claims against the Inspector in a court of law, the Client agrees to pay all legal costs, expenses and fees incurred by the Inspector in defending said claims. This Agreement shall be construed and controlled by the laws of the Province of Alberta, Canada.

Not Assignable: This Agreement is not transferable or assignable.

Entire Agreement: If any provision of this Agreement is declared invalid, the remaining provisions remain in effect. This Agreement represents the entire agreement between the parties and there are no terms or conditions other than those set forth herein. No statement or promise by the Inspector or its agents shall be binding unless reduced to writing and signed by Inspector. No change shall be enforceable against any party unless it is in writing and signed by the parties. This Agreement shall be binding upon and enforceable by the parties and their heirs, executors, administrators, successors and assignees.

Client's Signature: _______________________________ Inspector's Signature: ____________________________

Additional Items To be Inspected:

Client's Initial: ___________

Client Accepted this agreement online when the order was placed.

P-3

Address removed


2016/07/15 2016/07/16 393.75

2016/07/15

Roof & Chimney

Detail

Material:

Style:

PItch:

Installation:

Valleys:

Flashings:

Eavetrough

Drainage

Fascia:

Soffit:

Venting:

Chimney(s):

1. Asbestos may be present in many building products and materials. Environmental Consultants will assist if this is a concern. 2. Moisture problems are not always evident from this type of non-invasive inspection. Moisture can cause concealed mold growth. Environmental Consultants will assist if this is a concern. 3. Seasonal temperatures may reduce the effectiveness of Infra-Red imaging as there is very little temperature difference between the outside / attic air and the home's interior.

Inspection Limitations

Note: All Images in this report are larger than they appear. On Ipad - Expand to View. PC: R-Click and Save Image

P-4Address removed Removed for demo puposes 2016-07-15

Shingles on the subject property appear to be near the end of their economic life.

I would estimate the remaining economic life of the shingles at 2-5 years.

Installation appears to be correct.

It was raining at the time of inspection..

This is a bad section of shingles. Eavestrough and downspouts appear to be correctly installed and in reasonable condition. One downspout on the south side needs an extension.

Asphalt Shingle

Hip Roof

4 / 12 Slope

No Deficiency Noted

No Deficiency Noted

No Deficiency Noted

Aluminum

No Deficiency Noted

No Deficiency Noted

No Deficiency Noted

Venting Appears Adequate

No Deficiency Noted

Exterior

1. Asbestos may be present in many building products and materials. Environmental Consultants will assist if this is a concern. 2. Moisture problems are not always evident from this type of non-invasive inspection. Moisture can cause concealed mold growth. Environmental Consultants will assist if this is a concern. 3. The exterior was inspected from grade level. 4. Shrubs, trees, vehicles and objects on the ground may have limited the inspector's visual observation ability.


Component Detail

Grading & Site

Main Ext. Finish

Brick Condition

Ext. Doors

Window Type

Window Cond.

Finish Cond.

Deck / Patio

Railings

Sidewalks

Retaining Walls

Gar./Drive


P-5

The main exterior finishing detail appears to be in good condition.

The deck at back will need stain and/or paint soon. The deck is supported on preserved wood posts. Grading under the deck area could be improved.

Address removed Removed for demo puposes 2016-07-15

No Deficiencies Noted

Vinyl Siding



Vinyl Sliders


No Deficiency Noted

Needs paint or stain soon


No Deficiency Noted


Structure

Component Details

Foundation Type

Framework - Floors

Framework - Walls

Framework-Roof

Condition - Footings

Condition

Condition Floors

Condition - Walls

Condition - Roof

1. Attics, crawl spaces, roof spaces and knee wall areas have likely been inspected from the hatch door only, or have limited visibility. 2. Asbestos may be present in many building products and materials. Environmental Consultants will assist if this is a concern. 3. Moisture problems are not always evident from this type of non-invasive inspection. Moisture can cause concealed mold growth. Environmental Consultants will assist if this is a concern.



P-6

The full concrete basement appears to be straight and true on all sides with no structural deficiency evident.

This photo illustrates a typical permeter wall. Grading around the home is particularily important so that water always flows away from the foundation. Grading for the subject property appears to be adequate but could be improved on the south and rear.

The property's overall structural condition appears to be good. This photo illustrates truss joist.

Full Concrete Basement

Engineered Truss Joist

2 x 6 Spruce Studs

Engineered Truss

No Deficiency Evident

No Deficiency Evident

No deficiency noted

No Deficiency Noted

No Deficiency Noted


Insulation & Ventilation

1. Asbestos may be present in many building products and materials. Environmental Consultants will assist if this is a concern. 2. Moisture problems are not always evident from this type of non-invasive inspection. Moisture can cause concealed mold growth. Environmental Consultants will assist if this is a concern. 3. Seasonal temperatures may reduce the effectiveness of Infra-Red imaging as there is very little temperature difference between the outside / attic air and the home's interior.


Component Detail

Insul. Material

Attic R-Est.

Bsm't R-Value

Wall R-Value

Crawl R-Value

Vapor Barrier

Attic Access

Attic

Moisture

Insulation

Venting


P-7

Attic insulation is sufficient with blown mineral wool.

Air ducts passing through the attic cavity appear to be correctly vented through to the roof surface, insulated and sealed.

There are no signs of excessive moisture or mold in the attic space and ventilation appears to be adequate.


Mineral Wool

Est. R-30

Est. R-12

Est. R-20

Polyethylene

Viewed from Hatch Only

No Deficiencies Evident

No Moisture Evident



Electrical

Component DetailsService EntranceServ. Condition

Service Size Amp Service Size

Location

Grounding

Panel

Condition

Branch Circuits

GFCI plugs

Recepticals

Switches Lights

Exterior Lighting

Door-Bells


1. Concealed electrical components have not been inspected. 2. The Main disconnect portion of the electrical panel may not have been removed. 3. Wiring to plugs and lights have not been tested for tightness as this inspection is non-invasive. 4. Not all plugs have been tested for polarity and wiring issues. Only a reasonable sampling were tested a the inspector's discretion. 5.. Sometimes certain light switches and fixtures are not inspected.


P-8

Underground

No adverse features noted

100

Basement

Ground Not Visible

One Breaker Panel

No Deficiencies Evident

Bathrooms

Tested functional

Tested functional

Tested functional

Tested functional


Inside the electrical panel I did not detect any deficiency.

All wiring appears correct with only one circuit per breaker and grounding appears to be installed correctly.

The circuit illustrated here leads to the rear hot tub.

The panel is correctly sealed and labeled reasonably well. There is room for expansion if so desired in the future. The photo above also illustrates the location of the main power shut-off for the house.

Plumbing

Component Detail

Water Source:

Supply Pipe Type:

Supply Pipe Size:

Waterline Type:

Water Heater Type

W.H. Condition

TPR Valve:

Drain/Waste/Vent:

BackFlow Valve:

Inspection Limitations1. Asbestos may be present in many building products and materials. Environmental Consultants will assist if this is a concern. 2, Buried tanks and other hidden plumbing elements have not been inspected. 3. Not every plumbing waterline or waste line connection has been inspected for leaking and there may be no evidence of leaking at the time of inspection because there has not been any water in the line recently. 4. Seasonal temperatures may reduce the effectiveness of Infra-Red imagingn due to temperature differential. Note: All Images in this report are larger than they appear. On Ipad - Expand to View. PC: R-Click and Save Image

P-9

Public

PEX - polyethylene

5/8 inch

PEX - polyethylene

Natural Gas

No Deficiency Noted

No Deficiency Noted

Acrylonitrile Butadiene Styrene

Uncertain - Not Visible

Sump Pump Not Visible


The above photo illustrates the main water line entrance into the home and the main water shut-off valve.

The humidifier appears to be functional but the evaporator pad should be replaced this fall.

The hot water heater appears to be functional and in good condition overall.

The installation year appears to be 2000.

I would estimate the remaining economic life of the hot water heater at 2-3 years.

Heating / Cooling

1. Ducting in attics and crawl spaces have likely been inspected from the hatch door only, or have limited visibility. The inspector may occasionally miss inspecting certain ducts or connections. 2. Asbestos may be present in many building products and materials. Environmental Consultants will assist if this is a concern. 2. Moisture problems are not always evident from this type of non-invasive inspection. Moisture can cause concealed mold growth. Environmental Consultants will assist if this is a concern.


Component Detail

Main Fuel Type:

Type of Heating:

Manufacturer:

Distribution:

Efficiency:

BTU/ Hr. Output:

Condition:

Fuel Shut-Off

Chimney:

Thermostat:

Humidifier:

Air Conditioning

Heat Pump:

Condition:


P-10

I ran the furnace through one complete cycle and it operated correctly. The main blower motor ran reasonably quiet, as did the draft inducer motor.

The furnace is the most active component in the home and does require periodic maintenance. You should replace the furnace filter 3 or 4 times per year.

A duct cleaning will be necessary if you find yourself needing to dust the furniture more than once per month.

The above photo illustrates the location of the main furnace filter and the main gas shut off.

The Heat Exchanger has not been inspected as assignment is non-invasive.


Natural Gas

Furnace

Tempstar

Forced warm air ducts

Mid-efficiency

Adequate

Good

Beside Furnace

Class B metal

Appears Functional

Replace evaporation pad soon

Kitchen(s)

1. Asbestos may be present in many building products and materials. Environmental Consultants could assist. 2. Moisture problems are not always evident from this type of non-invasive inspection. Moisture can cause concealed mold growth. Environmental Consultants will assist if this is a concern. 3. Seasonal temperatures may reduce the effectiveness of Infra-Red imaging as there is very little temperature difference between the exterior and interior. 4. Many items may be hidden by flooring, furniture and wall finishes.


Component DetailKitchen Sink(s):

Dishwasher:

Stove/Range(s):

Oven(s):

Hood Fan:

Garburator:

Microware:

Refrigerator:

Trash Compactor:

Central Vacuum:


P-11

I tested all of the kitchen appliances and they appear to be operating correctly.

The kitchen cabinets all appear to be functional with no obvious hardware or mechanical damage evident.

The overall kitchen condition is considered good.


Functioning well

Appears to function well






Interior 1-4Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

P-12

Rec. Room

No issues in this room.

Stipple-Good

Drywall-Good

HWood-Fair

All Good

Med Quality

All Functional

Vent/Screen Good


Bsm't Bedroom 1


Stipple-Good

Drywall-Good

Carpet-Fair

All Good

Med Quality

All Functional

Vent/Screen Good

Basement Bath

I tested for potential moisture problems around the toilet and around shower. The wax seal under the toilet appears to be leaking. See next photo.

Stipple-Good

Drywall-Good

Tile-Good

All Good

Med Quality

All Functional

No DeficienciesSink

Toilet

Shower

Potential Leak

No Deficiencies

Wax seal leak

Moisture reading beneath the tile is 99.9%.


Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

P-13

Wax seal leak

Thermal suggests the same wax seal issue


Play Room


C-Tile-Good

Drywall-Good

Carpet-Fair

All Good

Med Quality

All Functional

Vent/Screen Good

Front Entrance

No issues

Stipple-Good

Drywall-Good

HWood-Good

All Good

Med Quality

All Functional

Door seals reasonable well

Laundry Room

Laundry hookups all appear to be in place correctly.


Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

P-14

Garage

I tested the automatic garage door opener and it is functioning correctly, including the required safety devices.


Office


Stipple-Good

Drywall-Good

Carpet-Fair

All Good

Med Quality

All Functional

Vent/Screen Good

Dining Room


Stipple-Good

Drywall-Good

Carpet-Good

All Good

Med Quality

All Functional

Vent/Screen Good

Living Room

No issues in this room. The fireplace is functioning well.

Stipple-Good

Drywall-Good

Carpet-Good

All Good

High Quality

All Functional

Vent/Screen Good


Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

P-15

2 Piece on Main

I tested for potential moisture problems around the toilet and it was dry.

Stipple-Good

Drywall-Good

HWood-Good

All Good

Med Quality

All Functional


Master Bed

No issues here.

I tested for potential moisture problems around the toilet and around the shower and tub. Everything was dry. The sink has a slow drain.

Bedroom 2

No issues in this bedroom.

Stipple-Good

Drywall-Good

Carpet-Good

All Good

Med Quality

All Functional

Vent/Screen Good


Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

P-16

Bedroom 3

No issues.

Stipple-Good

Drywall-Good

Carpet-Good

All Good

Med Quality

All Functional

Vent/Screen Good


Primary Bathroom

You should instal a door stop. I tested for potential moisture problems around the toilet and around the tub. Everything reported dry.

Upper hall

I scanned the building envelope with thermal imaging to ensure adequate insulation. Everything looks good. Images in this report are samples from around the house.

Bedroom 3


Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

Room: Ceil.

Walls

Floor

Elec.

Trim

HWare

Win.

P-17

Family Room


Furnace intake

These are the air intake channels for the furnace. They should be closed off better with rain caps and better screen.

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. 1. 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. 2. 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. 3. A home inspection can include a survey and/or analysis of energy flows and usage in a residential property if the client requests it. 1.2. A material defect is a condition of 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.

2.1. Roof The inspector shall inspect from ground level or eaves: 1. the roof covering; 2. the gutters; 3. the downspouts; 4. the vents, flashings, skylights, chimney and other roof penetrations; and 5. the general structure of the roof from the readily accessible panels, doors or stairs.

The inspector is not required to: 1. walk on any pitched roof surface. 2. predict the service life expectancy. 3. inspect underground downspout diverter drainage pipes. 4. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. 5. move insulation. 6. inspect antennae, lightning arresters, de-icing equipment, or similar attachments. 7. walk on any roof areas that appear, in the opinion of the inspector, to be unsafe. 8. walk on any roof areas if it might, in the opinion of the inspector, cause damage. 9. perform a water test. 10. warrant or certify the roof. 11. confirm proper fastening.

2.2. Exterior The inspector shall inspect: 1. the siding, flashing and trim; 2. all exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias; 3. 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 4 inches in diameter; 4. a representative number of windows; 5. the vegetation, surface drainage, and retaining walls when these are likely to adversely affect the structure; 6. and describe the exterior wall covering.

The inspector is not required to: 1. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. 2. inspect items, including window and door flashings, which are not visible or readily accessible from the ground. 3. inspect geological, geotechnical, hydrological and/or soil conditions. 4. inspect recreational facilities or playground equipment. 5. inspect seawalls, break-walls and docks. 6. inspect erosion control and earth stabilization measures. 7. inspect for safety-type glass. 8. inspect underground utilities. 9. inspect underground items. 10. inspect wells or springs. 11. inspect solar, wind, or geothermal systems. 12. inspect swimming pools or spas. 13. inspect septic systems or cesspools. 14. inspect sprinkler systems. 15. inspect drain fields or drywells. 16. determine the integrity of the thermal window seals or damaged glass. 17. inspect any damaged glass.

2.3. Basement, Foundation & Crawlspace The inspector shall inspect: 1. the basement; 2. the foundation; 3. the crawlspace; 4. the visible structural components; 5. and report on the location of under-floor access openings; 6. and report any present conditions or clear indications of active water penetration observed by the inspector; 7. for wood in contact or near soil; 8. 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; 9. and report on any cutting, notching and boring of framing members which may present a structural or safety concern.

The inspector is not required to: 1. enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector. 2. move stored items or debris. 3. operate sump pumps with inaccessible floats. 4. identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist spans or support systems. 5. provide any engineering or architectural service. 6. report on the adequacy of any structural system or component.

2.4. Heating The inspector shall inspect: 1. the heating systems using normal operating controls, an describe the energy source and heating method; 2. and report as in need of repair heating systems which do not operate; 3. and report if the heating systems are deemed inaccessible.

The inspector is not required to: 1. inspect or evaluate interiors of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems or solar heating systems. 2. inspect fuel tanks or underground or concealed fuel supply systems. 3. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. 4. light or ignite pilot flames. 5. 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. 6. override electronic thermostats. 7. evaluate fuel quality. 8. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

2.5. Cooling The inspector shall inspect: 1. the central cooling equipment using normal operating controls. The inspector is not required to: 1. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. 2. inspect window units, through-wall units, or electronic air filters. 3. operate equipment or systems if exterior temperature is below 60° Fahrenheit, or when other circumstances are not conducive to safe operation, or may damage the equipment. 4. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. 5. examine electrical current, coolant fluids or gases, or coolant leakage.

relief valves and/or Watts 210 valves; 4. flush toilets; 5. water-test sinks, tubs and showers for functional drainage; 6. inspect the interior water supply, including all fixtures and faucets; 7. inspect the drain, waste and vent systems, including all fixtures; 8. describe any visible fuel storage systems; 9. inspect the drainage sump pumps and test pumps with accessible floats; 10. 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; 11. inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; 12. inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets; 13. 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; and 14. 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.

The inspector is not required to: 1. light or ignite pilot flames. 2. determine the size, temperature, age, life expectancy or adequacy of the water heater. 3. inspect interiors of flues or chimneys, combustion air systems, water softening or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems or fire sprinkler systems. 4. determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply. 5. determine the water quality or potability or the reliability of the water supply or source. 6. open sealed plumbing access panels. 7. inspect clothes washing machines or their connections. 8. operate any main, branch or fixture valve. 9. test shower pans, tub and shower surrounds or enclosures for leakage. 10. 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. 11. determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices. 12. determine whether there are sufficient clean-outs for effective cleaning of drains. 13. evaluate gas, liquid propane or oil storage tanks. 14. inspect any underground or concealed fuel supply systems. 15. inspect any private sewage waste disposal system or component thereof. 16. inspect water treatment systems or water filters. 17. inspect water storage tanks, pressure pumps or bladder tanks. 18. evaluate wait-time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. 19. evaluate or determine the adequacy of combustion air. 20. test, operate, open or close safety controls, manual stop valves and/or temperature or pressure relief valves. 21. examine ancillary systems or components, such as, but not limited to, those relating to solar water heating, hot water circulation. 22. determine the existence or condition of polybutylene plumbing.

2.6. Plumbing The inspector shall: 1. inspect and determine if the water supply is public or private 2. verify the presence of and identify the location of the main water shut-off valve; ; 3. inspect the water heating equipment, including venting, connections, energy source supply system, and seismic bracing, and verify the presence or absence of temperature-pressure

STANDARDS CONTINUED 2.7. Electrical The inspector shall inspect: 1. the service drop/lateral; 2. the meter socket enclosures; 3. the means for disconnecting the service main; 4. and describe the service disconnect amperage rating, if labeled; 5. panelboards and overcurrent devices (breakers and fuses); 6. and report on any unused circuit breaker panel openings that are not filled; 7. the service grounding and bonding; 8. a representative number of switches, lighting fixtures, and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter or AFCI-protected during the inspection using the AFCI test button, where possible; 9. and test all ground-fault circuit interrupter (GFCI) receptacles and circuit breakers observed and deemed to be GFCIs during the inspection using a GFCI tester, where possible; 10. and report the presence of solid conductor aluminum branch circuit wiring, if readily visible; 11. and report on any tested receptacles in which power was not present, polarity was incorrect, was not secured to the wall, the cover was not in place, the ground fault circuit interrupter devices were not properly installed or did not operate properly, evidence of arcing or excessive heat was present, or where the receptacle was not grounded or was not secured to the wall; 12. the service entrance conductors and the condition of the conductor insulation; 13. and report the absence of smoke detectors; and 14. 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 from grade or rooftops. The inspector is not required to: 1. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. 2. operate electrical systems that are shut down. 3. remove panelboard cabinet covers or dead front covers, if they are not readily accessible. 4. operate or reset overcurrent protection devices or overload devices. 5. operate non-accessible smoke detectors. 6. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. 7. inspect the fire or alarm system and components. 8. inspect the ancillary wiring or remote control devices. 9. activate any electrical systems or branch circuits which are not energized. 10. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices. 11. verify the service ground. 12. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. 13. inspect spark or lightning arrestors. 14. inspect or test de-icing equipment. 15. conduct voltage drop calculations. 16. determine the accuracy of labeling. 17. inspect exterior accent lighting.

2.8. Fireplace 1. The inspector shall inspect: 2. the fireplace, and open and close the damper door, if readily accessible and operable; 3. hearth extensions and other permanently installed components; 4. and report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including fireplace opening clearance from visible combustible materials. II. The inspector is not required to: 1. inspect the flue or vent system. 2. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels. 3. determine the need for a chimney sweep. 4. operate gas fireplace inserts. 5. light pilot flames. 6. determine the appropriateness of any installation. 7. inspect automatic fuel-feed devices. 8. inspect combustion and/or make-up air devices. 9. inspect heat distribution assists, whether gravity controlled or fan-assisted. 10. ignite or extinguish fires. 11. determine adequacy of draft or draft characteristics. 12. move fireplace inserts, stoves, or firebox contents. 13. perform a smoke test. 14. dismantle or remove any component. 15. perform a National Fire Prevention Association (NFPA)-style inspection. 16. perform a Phase I fireplace and chimney inspection.

2.9. Attic, Ventilation & Insulation 1. The inspector shall inspect: 2. the insulation in unfinished spaces; 3. the ventilation of attic spaces; 4. mechanical ventilation systems; 5. and report on the general absence or lack of insulation in unfinished spaces. II. The inspector is not required to: 1. enter the attic or any 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. 2. to move, touch, or disturb insulation. 3. to move, touch or disturb vapor retarders. 4. break or otherwise damage the surface finish or weather seal on or around access panels and covers. 5. identify the composition or exact R-value of insulation material. 6. activate thermostatically operated fans. 7. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers and wiring. 8. determine the adequacy of ventilation.

4. inspect garage doors and garage door openers by operating first by remote (if available), and then by the installed automatic door control; 5. and report as in need of repair any installed electronic sensors that are not operable or not installed at proper heights above the garage floor; 6. 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; 7. 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: 1. inspect paint, wallpaper, window treatments or finish treatments. 2. inspect central vacuum systems. 3. inspect safety glazing. 4. inspect security systems or components. 5. evaluate the fastening of countertops, cabinets, sink tops or fixtures. 6. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. 7. move drop-ceiling tiles. 8. inspect or move any household appliances. 9. inspect or operate equipment housed in the garage, except as otherwise noted. 10. verify or certify safe operation of any auto-reverse or related safety function of a garage door. 11. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. 12. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. 13. operate or evaluate self-cleaning oven cycles, tilt guards/latches or signal lights. 14. inspect microwave ovens or test leakage from microwave ovens. 15. 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. 16. inspect elevators. 17. inspect remote controls. 18. inspect appliances. 19. inspect items not permanently installed. 20. discover firewall compromises. 21. examine or operate any above-ground, movable, freestanding, or otherwise non-permanently installed pool/spa, recreational equipment or self-contained equipment. 22. come into contact with any pool or spa water in order to determine the system structure or components. 23. determine the adequacy of spa jet water force or bubble effect. 24. determine the structural integrity or leakage of a pool or spa.

2.10. Doors, Windows & Interior The inspector shall: 1. open and close a representative number of doors and windows; 2. inspect the walls, ceilings, steps, stairways and railings; 3. and report as in need of repair any spacing between intermediate balusters, spindles or rails for steps, stairways and railings that permit the passage of an object greater than 4 inches in diameter;

II. The inspectors are not required to operate: 1. any system that is shut down. 2. any system that does not function properly 3. or evaluate low-voltage electrical systems such as, but not limited to: 1. phone lines; 2. cable lines; 3. antennae; 4. lights; or 5. remote controls. 1. any system that does not turn on with the use of normal operating controls. 2. any shut-off valves or manual stop valves. 3. any electrical disconnect or over current protection devices. 4. any alarm systems. 5. moisture meters, gas detectors or similar equipment.

3.2. Exclusions: I. The inspectors are not required to determine: 1. property boundary lines or encroachments. 2. the condition of any component or system that is not readily accessible. 3. the service life expectancy of any component or system. 4. the size, capacity, BTU, performance, or efficiency of any component or system. 5. the cause or reason of any condition. 6. the cause for the need of repair or replacement of any system or component. 7. future conditions. 8. compliance with codes or regulations. 9. the presence of evidence of rodents, animals or insects. 10. the presence of mold, mildew, fungus or toxic drywall. 11. the presence of airborne hazards. 12. the presence of birds. 13. the presence of other flora or fauna. 14. the air quality. 15. the existence of asbestos. 16. the existence of environmental hazards. 17. the existence of electromagnetic fields. 18. the presence of hazardous materials including, but not limited to, the presence of lead in paint. 19. any hazardous waste conditions. 20. any manufacturers' recalls or conformance with manufacturer installation, or any information included for consumer protection purposes. 21. operating costs of systems. 22. replacement or repair cost estimates. 23. the acoustical properties of any systems. 24. estimates of the cost to operating any given system.

STANDARDS CONTINUED 3. Limitations, Exceptions & Exclusions 3.1. Limitations: 1. An inspection is not technically exhaustive. 2. An inspection will not identify concealed or latent defects. 3. An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic defects, etc. 4. An inspection will not determine the suitability of the property for any use. 5. An inspection does not determine the market value of the property or its marketability. 6. An inspection does not determine the insurability of the property. 7. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property. 8. An inspection does not determine the life expectancy of the property or any components or systems therein. 9. An inspection does not include items not permanently installed. 10. These Standards of Practice apply only to homes with four or fewer dwelling units.

III. The inspectors are not required to: 1. move any personal items or other obstructions, such as, but not limited to: A. throw rugs; B. furniture; C. floor or wall coverings; D. ceiling tiles; E. window coverings; F. equipment; G. plants; H. ice; I. debris; J. snow; K. water; L. dirt; M. foliage; or N. pets.

2. dismantle, open, or uncover any system or component. 3. enter or access any area which may, in the opinion of the inspector, be unsafe. 4. enter crawlspaces or other areas that are unsafe or not readily accessible. 5. inspect underground items such as, but not limited to, underground storage tanks or other indications of their presence, whether abandoned or actively used. 6. 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 pets. 7. inspect decorative items. 8. inspect common elements or areas in multi-unit housing. 9. inspect intercoms, speaker systems, radio-controlled security devices, or lawn irrigation systems. 10. offer guarantees or warranties. 11. offer or perform any engineering services. 12. offer or perform any trade or professional service other than home inspection. 13. 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. 14. determine the age of construction or installation of any system structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements. 15. determine the insurability of a property. 16. perform or offer Phase 1 environmental audits. 17. inspect on any system or component which is not included in these Standard

Date post:	19-Feb-2017
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