What’s Inspected

A real estate inspection includes the readily accessible systems and components or a representative number of multiple similar components listed in Sections 1 through 9 subject to the limitations, exceptions, and exclusions in Part III.

1. Foundation, Basement, and Under-floor Areas

A. Items to be inspected:

• 1. Foundation system

• 2. Floor framing system

• 3. Under-floor ventilation

• 4. Foundation anchoring and cripple wall bracing

• 5. Wood separation from soil

• 6. Insulation

B. The inspector is not required to:

• 1. Determine size, spacing, location, or adequacy of foundation bolting/bracing components or reinforcing systems

• 2. Determine the composition or energy rating of insulation materials

2. Exterior

A. Items to be inspected:

• 1. Surface grade directly adjacent to the buildings

• 2. Doors and windows

• 3. Attached decks, porches, patios, balconies, stairways, and their enclosures, handrails and guardrails.

• 4. Wall cladding and trim

• 5. Portions of walkways and driveways that are adjacent to the buildings

• 6. Pool or spa drowning prevention features, for the sole purpose of identifying which, if any, are present

B. The inspector is not required to:

• 1. Inspect door or window screens, shutters, awnings, or security bars

• 2. Inspect fences or gates or operate automated door or gate openers or their safety devices

• 3. Use a ladder to inspect systems or components

• 4. Determine if any pool/spa safety equipment, manufacturers’ design standards or testing is Sufficient or otherwise conforms to regulatory requirements or other applicable standards; determine if any drowning prevention feature of a pool or spa is installed properly or is adequate or effective. Test or operate any drowning prevention feature.

3. Roof Covering

A. Items to be inspected:

• 1. Covering

• 2. Drainage

• 3. Flashings

• 4. Penetrations

• 5. Skylights

B. The inspector is not required to:

• 1. Walk on the roof surface if in the opinion of the Inspector there is risk of damage or a hazard to the Inspector

• 2. Warrant or certify that roof systems, coverings, or components are free from leakage

4. Attic Areas and Roof Framing

A. Items to be inspected:

• 1. Framing

• 2. Ventilation

• 3. Insulation

B. The inspector is not required to:

• 1. Inspect mechanical attic ventilation systems or components

• 2. Determine the composition or energy rating of insulation materials

5. Plumbing

A. Items to be inspected:

• 1. Water supply piping

• 2. Drain, waste, and vent piping

• 3. Faucets and fixtures

• 4. Fuel gas piping

• 5. Water heaters

• 6. Functional flow and functional drainage

B. The inspector is not required to:

• 1. Fill any fixture with water, inspect overflow drains or drain-stops, or evaluate back-flow devices, waste ejectors, sump pumps, or drain line clean-outs

• 2. Inspect or evaluate water temperature balancing devices, temperature fluctuation, time to obtain hot water, water circulation, or solar heating systems or components

• 3. Inspect whirlpool baths, steam showers, or sauna systems or components

• 4. Inspect fuel tanks or determine if the fuel gas system is free of leaks

• 5. Inspect wells or water treatment systems

6. Electrical

A. Items to be inspected:

• 1. Service equipment

• 2. Electrical panels

• 3. Circuit wiring

• 4. Switches, receptacles, outlets, and lighting fixtures

B. The inspector is not required to:

• 1. Operate circuit breakers or circuit interrupters

• 2. Remove cover plates

• 3. Inspect de-icing systems or components

• 4. Inspect private or emergency electrical supply systems or components

7. Heating and Cooling

A. Items to be inspected:

• 1. Heating equipment

• 2. Central cooling equipment

• 3. Energy source and connections

• 4. Combustion air and exhaust vent systems

• 5. Condensate drainage

• 6. Conditioned air distribution systems

B. The inspector is not required to:

• 1. Inspect heat exchangers or electric heating elements

• 2. Inspect non-central air conditioning units or evaporative coolers

• 3. Inspect radiant, solar, hydronic, or geothermal systems or components

• 4. Determine volume, uniformity, temperature, airflow, balance, or leakage of any air distribution system

• 5. Inspect electronic air filtering or humidity control systems or components

8. Fireplaces and Chimneys

A. Items to be inspected:

• 1. Chimney exterior

• 2. Spark arrestor

• 3. Firebox

• 4. Damper

• 5. Hearth extension

B. The inspector is not required to:

• 1. Inspect chimney interiors

• 2. Inspect fireplace inserts, seals, or gaskets

• 3. Operate any fireplace or determine if a fireplace can be safely used

9. Building Interior

A. Items to be inspected:

• 1. Walls, ceilings, and floors

• 2. Doors and windows

• 3. Stairways, handrails, and guardrails

• 4. Permanently installed cabinets

• 5. Permanently installed cook-tops, mechanical range vents, ovens, dishwashers, and food waste disposals

• 6. Absence of smoke and carbon monoxide alarms

• 7. Vehicle doors and openers

B. The inspector is not required to:

• 1. Inspect window, door, or floor coverings

• 2. Determine whether a building is secure from unauthorized entry

• 3. Operate, test or determine the type of smoke or carbon monoxide alarms or test vehicle door safety devices

• 4. Use a ladder to inspect systems or components

• Appliance: An item such as an oven, dishwasher, heater, etc. which performs a specific function

• Building: The subject of the inspection and its primary parking structure

• Component: A part of a system, appliance, fixture, or device

• Condition: Conspicuous state of being

• Determine: Arrive at an opinion or conclusion pursuant to a real estate inspection

• Device: A component designed to perform a particular task or function

• Fixture: A plumbing or electrical component with a fixed position and function

• Function: The normal and characteristic purpose or action of a system, component, or device

• Functional Drainage: The ability to empty a plumbing fixture in a reasonable time

• Functional Flow: The flow of the water supply at the highest and farthest fixture from the building supply shutoff valve when another fixture is used simultaneously

• Inspect: Refer to Part I, “Definition and Scope”, Paragraph A

• Inspector: One who performs a real estate inspection

• Normal User Control: Switch or other device that activates a system or component and is provided for use by an occupant of a building

• Operate: Cause a system, appliance, fixture, or device to function using normal user controls

• Permanently Installed: Fixed in place, e.g. screwed, bolted, nailed, or glued

• Primary Building: A building that an Inspector has agreed to inspect

• Primary Parking Structure: A building for the purpose of vehicle storage associated with the primary building

• Readily Accessible: Can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may harm persons or property

• Real Estate Inspection: Refer to Part I, “Definitions and Scope”, Paragraph A

• Representative Number: Example, an average of one component per area for multiple similar components such as windows, doors, and electrical outlets

• Safety Hazard: A condition that could result in significant physical injury

• Shut Down: Disconnected or turned off in a way so as not to respond to normal user controls

• System: An assemblage of various components designed to function as a whole

• Technically Exhaustive: Examination beyond the scope of a real estate inspection, which may require disassembly, specialized knowledge, special equipment, measuring, calculating, quantifying, testing, exploratory probing, research, or analysis.