Clarity. Confidence. Peace of Mind. [cite: 1816]

1.1. A home inspection is a non-invasive, visual examination of the accessible areas of a residential property, performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. [cite: 1327] The scope of work may be modified by the Client and Inspector prior to the inspection process. [cite: 1328] The home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions. [cite: 1329] The home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection. [cite: 1330]

1.2. A material defect is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. [cite: 1331] The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect. [cite: 1332]

1.3. A home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. [cite: 1333] Inspection reports may include additional comments and recommendations. [cite: 1334]

2.1. Limitations: [cite: 1336]

• An inspection is not technically exhaustive. [cite: 1337]
• An inspection will not identify concealed or latent defects. [cite: 1338]
• An inspection will not deal with aesthetic concerns, or what could be deemed matters of taste, cosmetic defects, etc. [cite: 1339]
• An inspection will not determine the suitability of the property for any use. [cite: 1340]
• An inspection does not determine the market value of the property or its marketability. [cite: 1341]
• An inspection does not determine the insurability of the property. [cite: 1342]
• An inspection does not determine the advisability or inadvisability of the purchase. [cite: 1343]
• An inspection does not determine the life expectancy of the property or any components. [cite: 1344]
• An inspection does not include items not permanently installed. [cite: 1345]
• This applies to properties with four or fewer residential units and their attached garages and carports. [cite: 1346]

2.2. Exclusions: [cite: 1347]

I. The inspector is not required to determine: [cite: 1348] property boundary lines or encroachments; [cite: 1349] the condition of any component or system that is not readily accessible; [cite: 1350] the service life expectancy of any component; [cite: 1351] the size, capacity, BTU, performance or efficiency of any system; [cite: 1352] the cause or reason of any condition; [cite: 1353] the cause for the need of correction; [cite: 1354] future conditions; [cite: 1355] compliance with codes or regulations; [cite: 1356] the presence of evidence of rodents, birds, bats, animals, insects, or other pests; [cite: 1357] the presence of mold, mildew or fungus; [cite: 1358] the presence of airborne hazards, including radon; [cite: 1359] the air quality; [cite: 1360] the existence of environmental hazards, including lead paint, asbestos or toxic drywall; [cite: 1361] the existence of electromagnetic fields; [cite: 1362] any hazardous waste conditions; [cite: 1363] any manufacturers' recalls; [cite: 1364] acoustical properties; [cite: 1365] correction, replacement or repair cost estimates; [cite: 1366] estimates of the cost to operate any given system. [cite: 1367]

II. The inspector is not required to operate: [cite: 1368] any system that is shut down; [cite: 1369] any system that does not function properly; [cite: 1370] or evaluate low-voltage electrical systems (phone lines, cable, satellite, antennae, remote controls); [cite: 1371, 1372] any system that does not turn on with normal controls; [cite: 1373] any shut-off valves; [cite: 1374] electrical disconnects; [cite: 1375] alarm systems; [cite: 1376] moisture meters or gas detectors. [cite: 1377]

III. The inspector is not required to: [cite: 1378] move any personal items or obstructions; [cite: 1379] dismantle, open or uncover any system; [cite: 1380] enter unsafe areas; [cite: 1381] enter unsafe crawl spaces; [cite: 1382] inspect underground items like storage tanks or sprinklers; [cite: 1383] do anything that may be unsafe or dangerous (walking on roof surfaces, climbing ladders, entering attic spaces, negotiating with pets); [cite: 1384] inspect decorative items; [cite: 1385] inspect common elements in multi-unit housing; [cite: 1386] inspect intercoms or security systems; [cite: 1387] offer guarantees or warranties; [cite: 1388] offer engineering services; [cite: 1389] offer trade services other than a home inspection; [cite: 1390] research property history; [cite: 1391] determine construction age; [cite: 1392] determine insurability; [cite: 1393] perform environmental audits; [cite: 1394] inspect systems not included in these Standards. [cite: 1395]

I. The inspector shall inspect from ground level or the eaves: [cite: 1398] the roof-covering materials; [cite: 1399] the gutters; [cite: 1400] the downspouts; [cite: 1401] the vents, flashing, skylights, chimney, and penetrations; [cite: 1402] and the general structure from accessible panels. [cite: 1403]

II. The inspector shall describe: [cite: 1404] the type of roof-covering materials. [cite: 1405]

III. The inspector shall report as in need of correction: [cite: 1406] observed indications of active roof leaks. [cite: 1407]

IV. The inspector is not required to: [cite: 1408] walk on any roof surface; [cite: 1409] predict service life; [cite: 1410] inspect underground pipes; [cite: 1411] remove snow/ice/debris; [cite: 1412] move insulation; [cite: 1413] inspect antennae or de-icing equipment; [cite: 1414] walk on unsafe roofs; [cite: 1415] walk on roofs if it might cause damage; [cite: 1416] perform a water test; [cite: 1417] warrant or certify the roof; [cite: 1418] confirm proper fastening. [cite: 1419]

I. The inspector shall inspect: [cite: 1421] exterior wall-covering materials; [cite: 1422] eaves, soffits and fascia; [cite: 1423] representative windows; [cite: 1424] exterior doors; [cite: 1425] flashing and trim; [cite: 1426] adjacent walkways and driveways; [cite: 1427] stairs, steps, stoops, ramps; [cite: 1428] porches, patios, decks, balconies, carports; [cite: 1429] railings, guards and handrails; [cite: 1430] vegetation, surface drainage, retaining walls and grading where they may adversely affect structure. [cite: 1431]

II. The inspector shall describe: [cite: 1432] the type of exterior wall-covering. [cite: 1433]

III. The inspector shall report as in need of correction: [cite: 1434] improper spacing between balusters, spindles and rails. [cite: 1435]

IV. The inspector is not required to: [cite: 1436] inspect screens, shutters, awnings, fences, outbuildings; [cite: 1437] inspect items not visible from ground; [cite: 1438] identify geological or soil conditions; [cite: 1439] inspect recreational facilities; [cite: 1440] inspect seawalls/docks; [cite: 1441] inspect erosion-control; [cite: 1442] inspect for safety glass; [cite: 1443] inspect underground utilities; [cite: 1444, 1445] inspect wells/springs; [cite: 1446] inspect solar/wind systems; [cite: 1447] inspect pools/spas; [cite: 1448] inspect septic systems; [cite: 1449] inspect sprinklers; [cite: 1450] inspect drainfields; [cite: 1451] determine thermal window seal integrity. [cite: 1452]

I. The inspector shall inspect: [cite: 1454] the foundation; [cite: 1455] basement; [cite: 1456] crawl space; [cite: 1457] and structural components. [cite: 1458]

II. The inspector shall describe: [cite: 1459] the type of foundation; [cite: 1460] and the location of crawl space access. [cite: 1461]

III. The inspector shall report as in need of correction: [cite: 1462] wood in contact with soil; [cite: 1463] active water penetration; [cite: 1464] indications of possible foundation movement (sheetrock cracks, brick cracks, out-of-square doors, unlevel floors); [cite: 1465] and any cutting/notching/boring of framing that presents a safety concern. [cite: 1466]

IV. The inspector is not required to: [cite: 1467] enter unsafe crawl spaces; [cite: 1468] move stored items; [cite: 1469] operate sump pumps with inaccessible floats; [cite: 1470] identify size/spacing/span of foundation bracing or joists; [cite: 1471] provide engineering services; [cite: 1472] report on the adequacy of any structural system. [cite: 1473]

Heating & Cooling [cite: 1474, 1494]

The inspector shall inspect systems using normal operating controls and describe the location of thermostats, energy source, and heating/cooling method. [cite: 1475, 1476, 1477, 1478, 1479, 1480, 1495, 1496, 1497, 1498, 1499] Shall report systems that did not operate or were inaccessible. [cite: 1481, 1482, 1483, 1500, 1501, 1502] Not required to inspect flues, heat exchangers, humidifiers, or solar systems. [cite: 1484, 1485] Not required to light pilot flames, test uniformity/capacity, or activate systems if ambient temperatures are not conducive to safe operation. [cite: 1487, 1488, 1489, 1504, 1506]

Plumbing [cite: 1509]

The inspector shall inspect main shut-off valves, water heating equipment (including TPR valves and seismic bracing), interior water supply by running water, toilets by flushing, functional drainage of sinks/tubs, and sump pumps. [cite: 1510, 1511, 1512, 1513, 1514, 1515, 1516, 1517, 1518] Shall describe if water is public/private, and locations of shut-offs. [cite: 1519, 1520, 1521, 1522] Shall report deficiencies in functional flow, active leaks, and damaged toilets. [cite: 1525, 1526, 1527, 1528, 1529] Not required to determine potability, exact volume/pressure, or inspect lawn/fire sprinklers. [cite: 1530, 1533, 1534, 1535]

Electrical [cite: 1553]

The inspector shall inspect the service drop, conductors, mast, meter, main disconnect, panelboards, grounding, and a representative number of switches, fixtures, and receptacles (including GFCI/AFCI test buttons where possible), and smoke/carbon monoxide detectors. [cite: 1554-1567] Shall describe amperage rating and wiring type. [cite: 1568, 1569, 1570] Shall report exposed conductors, unfilled breaker openings, solid aluminum branch wiring, incorrectly wired receptacles, and absence of smoke detectors. [cite: 1571-1577] Not required to insert tools into panels, test security systems, or evaluate low-voltage systems. [cite: 1578-1595]

Fireplace [cite: 1596]

Inspect visible portions of fireplaces, lintels, damper doors, and cleanouts. [cite: 1597-1601] Report joint separation, inoperable dampers, and lack of smoke/CO detectors in the room. [cite: 1604-1608] Not required to inspect flues, light pilot flames, or perform smoke tests. [cite: 1610-1626]

Attic, Insulation & Ventilation [cite: 1627]

Inspect insulation and ventilation in unfinished spaces (attics, crawl spaces) and mechanical exhaust systems. [cite: 1628-1631] Describe insulation type and approximate depth. [cite: 1632-1634] Report general absence of insulation/ventilation. [cite: 1635, 1636] Not required to enter unsafe attics, move insulation, or determine exact R-value. [cite: 1637-1645]

Doors, Windows & Interior [cite: 1646]

Inspect a representative number of doors/windows, floors, walls, ceilings, stairs, railings, and garage vehicle doors using normal controls. [cite: 1647-1652] Describe garage door operation. [cite: 1653, 1654] Report improper railing spacing, broken window seals, and malfunctioning photo-electric safety sensors. [cite: 1655-1658] Not required to inspect paint, wallpaper, floor coverings, or move furniture/appliances. [cite: 1659-1683]