Coastline Home Inspection LLC

Website: http://www.coastlinehomeinspection.com
Email: coastlineinspct@optimum.net
Phone: (631) 697-6056
1 Adams Pl 
Huntington Station NY 11746-2001
Inspector: Ray Dieneman
NYS lic 16000043055

Property Inspection Report
Client(s): Mr. and Mrs. Smith
Property address: 123 Any Street
Anytown, NY
Inspection date: 6-12-2007
This report published on 2/3/2010 6:35:12 PM EST

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This report is the exclusive property of Coastline Home Inspection and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.


Coastline Home Inspection follows the InterNACHI Standards of Practice found at the end of this report. These standards meet or exceed the standards proposed by the State of New York.

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death 
Repair/ReplaceRecommend repairing or replacing 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
ServiceableItem or component is in servicable condition 
CommentFor your information 

Click here for a glossary of building construction terms.  Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
 
General Information Return to table of contents
Report number: 123456
Time started: 11:00 AM
Time finished: 2:00 PM
Inspector: Ray Dieneman NYS lic. 16000043055
Present during inspection: Property owner
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: 70 degrees
Inspection fee: $000.00
Payment method: Check
Type of building: Single family
Age of building(s): appx. 50 yrs.
Source for building age: Property owner
Front of building faces: North
Main entrance faces: North
Occupied: Yes, Furniture or stored items were present
1) Comment - Many wall and floor surfaces were obscured by furniture, stored items and couldn't be fully evaluated.
 
Grounds Return to table of contents
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Fence and gate material: Wood
Site profile: Level
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Concrete
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
Condition of driveway: Near, at or beyond service life
Driveway material: Asphalt
2) Safety, Repair/Replace, Evaluate - One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace sections as necessary to eliminate trip hazards.

Photo 7  
Photo 8  
3) Repair/Replace, Evaluate - Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.
4) Repair/Replace, Evaluate - Rot or water damage was found at one or more decks, porches or balconies in decking boards. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

Photo 18   		 
5) Repair/Replace, Evaluate - Rot or water damage was found at one or more sections of guardrails, including rail posts. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

Photo 2  
More rot
  
6) Repair/Replace, Evaluate - Rot or water damage was found at one or more sets of exterior stairs in treads. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

Photo 19   		 
7) Repair/Replace, Evaluate - The driveway had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.

Photo 12  
Photo 13  
8) Repair/Replace - The perimeter grading sloped towards the building in one or more areas. This can result in water accumulating around the building foundation. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
9) Comment - All areas of the deck substructure were inaccessible due to lack of access from permanently installed skirting. These areas couldn't be evaluated and are excluded from the inspection.

Photo 17   		 
 
Exterior / Foundation Return to table of contents
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of wall covering: Appeared serviceable
Trim: Metal covered
Condition of trim: Appeared serviceable
Condition of foundation and footings: Appeared serviceable
Foundation type: Unfinished basement
Foundation material: Poured in place concrete
Condition of floor substructure: Appeared serviceable
Pier or support post material: Steel
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of the basement: Required repair and/or evaluation (see comments below)
10) Repair/Replace, Evaluate, Monitor - Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains at support post bases, efflorescence on the foundation etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client should review any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:

  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

    Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.

    Photo 10  
    Photo 11  
    11) - Recommend the addition of balusters to the basement stair railing as a safety enhancement.

    Photo 16       		 
     
    Roof / Attic Return to table of contents
    Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
    Roof type: Gable
    Roof inspection method: Viewed from ground with binoculars
    Condition of shingle and/or shake roof surface materials: Appeared serviceable
    Roof surface material: Asphalt or fiberglass composition shingles
    Apparent number of layers of roof surface material: One
    Condition of exposed flashings: Appeared serviceable
    Condition of gutters, downspouts and extensions: Appeared serviceable
    Gutter and downspout material: Metal
    Gutter and downspout installation: Full
    Roof structure type: Rafters
    Condition of roof structure: Appeared serviceable
    Ceiling structure: Ceiling beams
    Ceiling insulation material: Fiberglass roll or batt
    Condition of attic: Appeared serviceable
    Attic inspection method: Traversed
    Roof ventilation: Appears serviceable
    12) Maintain - Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.
    13) Comment - One or more downspouts terminated above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend considering having a qualified contractor install extensions as necessary so downspouts don't terminate above roof surfaces.

    Photo 3       		 
    14) Comment - Some attic sections were not evaluated due to lack of access from the following conditions: stored items.

    Photo 21       		 
     
    Garage / Carport Return to table of contents
    Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
    Type: Attached
    Condition of garage: Appeared serviceable
    Condition of garage vehicle door(s): Appeared serviceable
    Garage vehicle door type: Sectional
    Condition of automatic opener(s): Appeared serviceable
    Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
    15) Safety, Repair/Replace, Evaluate - The self-closing device on the garage-dwelling door is missing. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified person should evaluate and make repairs as necessary.
    16) Safety, Repair/Replace, Evaluate - Safety containment cables were missing for one or more vehicle door springs. This is a safety hazard. Safety containment cables prevent springs from snapping free and causing damage or injury. A qualified contractor should evaluate and make repairs or replace components as necessary. For more information on garage door safety issues, visit:
    http://www.cpsc.gov/cpscpub/pubs/523.html
    http://www.ohdstl.com/safety.html
     
    Electric Return to table of contents
    Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch or receptacle.
    Electric service condition: Appeared serviceable
    Primary service type: Underground
    Service voltage (volts): 120/240
    Service amperage (amps): 200
    Primary service overload protection type: Circuit breakers
    Service entrance conductor material: Copper
    Main disconnect rating (amps): 200
    System ground: Cold water supply pipes
    Condition of main service panel: Appeared serviceable
    Location of main service panel #A: Basement
    Location of main disconnect: Breaker at top of main service panel
    Branch circuit wiring type: Copper
    Condition of branch circuit wiring: Serviceable
    17) Safety, Repair/Replace, Evaluate - One or more overcurrent protection devices (circuit breakers or fuses) in panel # were "double tapped", where 2 or more wires were clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

    Photo 4  
    Double taps
    		  
    18) Safety, Minor Defect - Several junction box cover plates were missing, in the attic. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.

    Photo 6  
    No box cover
    Photo 20  
    19) Repair/Replace, Evaluate - One or more electric receptacles at the garage had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
    http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf
     
    Plumbing / Fuel Systems Return to table of contents
    Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
    Condition of service and main line: Appeared serviceable
    Location of main water shut: Basement
    Water service: Public
    Service pipe material: 3/4" copper
    Condition of supply lines: Appeared serviceable
    Supply pipe material: Copper
    Condition of waste lines: Appeared serviceable
    Waste pipe material: Galvanized steel, Cast iron, Copper
    Condition of fuel system: Appeared serviceable
    Location of main fuel shut: At the fuel tank in the basement. There is also a shut off valve at the boiler.
    Visible fuel storage systems: Tank in the basement.
     
    Water Heater Return to table of contents
    Condition of water heater: Appeared serviceable
    Type: Tankless coil with storage tank.
    Capacity (in gallons): 50
    Manufacturer: Therma-flow
    Model: WB-50
    Location of water heater: Basement
    20) Safety, Repair/Replace - No drain line was installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

    Photo 14       		 
     
    Heating Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
    Condition of heating system: Appeared serviceable
    Location of heating system: Basement
    Heating type: Hot Water
    Fuel type: Oil
    Approximate BTUs: 136,000
    Manufacturer: Burnham
    Last service date: 12/09
    Model: V-7 Series Model KV74 Serial#64110535
    Source for last service date: Label on heater
    Condition of burners: Appeared serviceable
    Condition of venting system: Appeared serviceable
    Condition of combustion air supply: Appeared serviceable
    Condition of distribution system: Appeared serviceable
    Distribution system: Pipes and convectors
    21) -

    Photo 15       		 
     
    Cooling / Heat Pump Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
    Condition of cooling system and/or heat pump: Appeared serviceable
    Type: Split system
    Manufacturer: Trane
    Condition of distribution system: Appeared serviceable
    Condition of controls: Appeared serviceable
    Condition of air filters: Appeared serviceable
    22) -

    Photo 22       		 
     
    Fireplaces / Stoves / Chimneys Return to table of contents
    Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
    Condition of fireplaces, stoves: Appeared serviceable
    Location #A: Living Room
    Fireplace type: Masonry
    Condition of chimneys: Required repair, replacement and/or evaluation (see comments below)
    Chimney type: Masonry
    23) Repair/Replace, Evaluate - The masonry chimney at location # showed major evidence of deterioration, including loose, deteriorated mortar, bricks. A qualified contractor should evaluate and repair as necessary.

    Photo 1  
    Loose mortar
    		  
    24) Repair/Replace, Evaluate - The masonry chimney crown at location # was deteriorated. The crown is meant to keep water off of the chimney structure. The chimney can be damaged by wet masonry going through freeze-thaw cycles. A properly constructed chimney crown should:

  • Be constructed using either pre-cast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
  • Be sloped down from the flue a minimum of 3 inches of fall per foot of run
  • Extend a minimum of 2-1/2 inches beyond the face of the chimney on all sides
  • Not directly contact the flue liner (if installed), and this gap should be filled with flexible caulk
  • Have flashing installed between the bottom of the crown and the top of the brick chimney

    A qualified chimney service contractor or mason should evaluate and repair or replace the crown as necessary.

    Photo 9       		 
    25) Repair/Replace - Gaps were found between the chimney at location # and the building exterior. A qualified person should repair as necessary to prevent water, insect and/or vermin intrusion.

    Photo 23       		 
    26) Serviceable -

    Photo 24       		 
     
    Kitchen Return to table of contents
    Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of dishwasher: Appeared serviceable
    Condition of range, cooktop: Appeared serviceable
    Range, cooktop type: Electric
    Condition of refrigerator: Appeared serviceable
     
    Bathrooms / Laundry / Sinks Return to table of contents
    Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
    Location #A: Ground floor
    Location #B: Second floor Hallway
    Location #C: Master Bedroom
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of toilets: Appeared serviceable
    Condition of bathtubs and related plumbing: Appeared serviceable
    Condition of shower(s) and related plumbing: Appeared serviceable
    Condition of laundry facilities: Appeared serviceable
    Location of laundry facilities: Basement
    27) Repair/Replace - The bathroom with a shower at location #C didn't have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
     
    Interior Rooms / Areas Return to table of contents
    Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
    Condition of exterior entry doors: Appeared serviceable
    Condition of interior doors: Appeared serviceable
    Type of windows: Wood, Casement, Double hung
    Condition of windows: Appeared serviceable
    Wall type or covering: Drywall
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Drywall
    Condition of ceilings: Appeared serviceable
    Flooring type or covering: Wood, Tile
    Condition of flooring: Appeared serviceable
    28) Safety, Repair/Replace - One or more exterior doors had deadbolts installed with no handle, and require a key to open them from both sides. This can be a safety hazard in the event of a fire when the key is not available. The door cannot be used as an exit then, causing entrapment. Key-only deadbolts should be replaced with deadbolts that have a handle on the inside on exterior doors in rooms with no other adequate egress nearby.

    Photo 5       		 
     
    Thank You for choosing Coastline Home Inspection. Please contact us if you have any questions or comments concerning this report. This report is the exclusive property of Coastline Home Inspection and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.


    Standards of Practice

    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.
    I. 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.
    II. 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.
    III. 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. Standards of Practice
    2.1. Roof I. The inspector shall inspect from ground level or eaves:
    A. the roof covering; B. the gutters; C. the downspouts; D. the vents, flashings, skylights, chimney and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs.
    II. The inspector is not required to:
    A. walk on any pitched roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes.
    D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, lightning arresters, de-icing equipment, or similar attachments.
    G. walk on any roof areas that appear, in the opinion of the inspector, to be unsafe. H. walk on any roof areas if it might, in the opinion of the inspector, cause damage.
    I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening. 2.2. Exterior I. The inspector shall inspect:
    A. the siding, flashing and trim; B. all exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias; C. 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; D. a representative number of windows; E. the vegetation, surface drainage, and retaining walls when these are likely to adversely affect the structure; F. and describe the exterior wall covering. II. The inspector is not required to:
    A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items, including window and door flashings, which are not visible or readily accessible from the ground. C. inspect geological, geotechnical, hydrological and/or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, break-walls and docks. F. inspect erosion control and earth stabilization measures. G. inspect for safety-type glass.
    H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind, or geothermal systems. L. inspect swimming pools or spas.
    M. inspect septic systems or cesspools. N. inspect sprinkler systems. O. inspect drain fields or drywells. P. determine the integrity of the thermal window seals or damaged glass.
    Q. inspect any damaged glass. 2.3. Basement, Foundation & Crawlspace
    I. The inspector shall inspect:
    A. the basement; B. the foundation; C. the crawlspace; D. the visible structural components; E. and report on the location of under-floor access openings; F. and report any present conditions or clear indications of active water penetration observed by the inspector;
    G. for wood in contact or near soil; H. 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; I. and report on any cutting, notching and boring of framing members which may present a structural or safety concern. II. The inspector is not required to:
    A. enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector . B. move stored items or debris.
    C. operate sump pumps with inaccessible floats. D. identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist
    spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component. 2.4. Heating I. The inspector shall inspect:
    A. the heating systems using normal operating controls, an describe the energy source and heating method; B. and report as in need of repair heating systems which do not operate; C. and report if the heating systems are deemed inaccessible.
    II. The inspector is not required to:
    A. 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.
    B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.
    D. light or ignite pilot flames. E. 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. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks. 2.5. Cooling
    I. The inspector shall inspect:
    A. the central cooling equipment using normal operating controls.
    II. The inspector is not required to:
    A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect window units, through-wall units, or electronic air filters. C. operate equipment or systems if exterior temperature is below 60 degrees Fahrenheit, or when other circumstances are not conducive to safe operation, or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.
    2.6. Plumbing I. The inspector shall:
    A. inspect and determine if the water supply is public or private; B. verify the presence of and identify the location of the main water shut-off valve;
    C. inspect the water heating equipment, including venting, connections, energy source supply system, and seismic bracing, and verify the presence or absence of temperature- pressure relief valves and/or Watts 210 valves;
    D. flush toilets; E. water-test sinks, tubs and showers for functional drainage; F. inspect the interior water supply, including all fixtures and faucets; G. inspect the drain, waste and vent systems, including all fixtures; H. describe any visible fuel storage systems; I. inspect the drainage sump pumps and test pumps with accessible floats; J. 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; K. inspect and report as in need of repair deficiencies in the
    water supply by viewing the functional flow in two fixtures operated simultaneously; L. inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets;
    M. 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 N. 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.
    II. The inspector is not required to:
    A. light or ignite pilot flames. B. determine the size, temperature, age, life expectancy or adequacy of the water heater. C. 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. D. determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply. E. determine the water quality or potability or the reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any main, branch or fixture valve. I. test shower pans, tub and shower surrounds or enclosures for leakage. J. 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. K. determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices. L. determine whether there are sufficient clean-outs for effective cleaning of drains. M. evaluate gas, liquid propane or oil storage tanks. N. inspect any underground or concealed fuel supply
    systems. O. inspect any private sewage waste disposal system or component thereof. P. inspect water treatment systems or water filters. Q. inspect water storage tanks, pressure pumps or bladder tanks. R. evaluate wait-time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. S. evaluate or determine the adequacy of combustion air. T. test, operate, open or close safety controls, manual stop valves and/or temperature or pressure relief valves. U. examine ancillary systems or components, such as, but not limited to, those relating to solar water heating, hot water circulation. V. determine the existence or condition of polybutylene plumbing. 2.7. Electrical
    I. The inspector shall inspect:
    A. the service drop/lateral; B. the meter socket enclosures; C. the means for disconnecting the service main; D. and describe the service disconnect amperage rating, if labeled; E. panelboards and overcurrent devices (breakers and fuses); F. and report on any unused circuit breaker panel openings that are not filled; G. the service grounding and bonding; H. a representative number of switches, lighting fixtures, and receptacles, including receptacles observed and deemed to be AFCI-protected during the inspectio using an AFCI tester, where possible; I. and test all Ground Fault Circuit Interrupter (GFCI) receptacles and GFCI circuit breakers observed and deemed to be GFCIs during the inspection using a GFCI tester, where possible;
    J. and report the presence of solid conductor aluminum branch circuit wiring, if readily visible; K. and report on any tested receptacles in which power was not present, polarity is incorrect, is not secured to the wall, the cover is not in place, the ground fault circuit interrupter devices are not properly installed or do not operate properly, evidence of arcing or excessive heat is present, or where the receptacle is not grounded or is not secured to the wall;
    L. the service entrance conductors and the condition of the conductor insulation; M. and report the absence of smoke detectors; and N. 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.
    II. The inspector is not required to:
    A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead front covers, if they are not readily accessible.
    D. operate or reset overcurrent protection devices or overload devices. E. operate non-accessible smoke detectors. F. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.
    G. inspect the fire or alarm system and components. H. inspect the ancillary wiring or remote control devices. I. activate any electrical systems or branch circuits which are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage
    facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage drop calculations. P. determine the accuracy of labeling. Q. inspect exterior accent lighting. 2.8. Fireplace
    I. The inspector shall inspect:
    A. the fireplace, and open and close the damper door, if readily accessible and operable; B. hearth extensions and other permanently installed components; C. 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:
    A. inspect the flue or vent system. B. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels. C. determine the need for a chimney sweep. D. operate gas fireplace inserts. E. light pilot flames. F. determine the appropriateness of any installation. G. inspect automatic fuel-feed devices. H. inspect combustion and/or make-up air devices. I. inspect heat distribution assists, whether gravity controlled or fan-assisted. J. ignite or extinguish fires. K. determine adequacy of draft or draft characteristics. L. move fireplace inserts, stoves, or firebox contents. M. perform a smoke test. N. dismantle or remove any component. O. perform a National Fire Prevention Association (NFPA)- style inspection. P. perform a Phase I fireplace and chimney inspection. 2.9. Attic, Ventilation & Insulation
    I. The inspector shall inspect:
    A. the insulation in unfinished spaces; B. the ventilation of attic spaces; C. mechanical ventilation systems; D. and report on the general absence or lack of insulation in unfinished spaces.
    II. The inspector is not required to:
    A. 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. B. to move, touch, or disturb insulation.
    C. to move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels and covers. E. identify the composition or exact R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers and wiring. H. determine the adequacy of ventilation. 2.10. Doors, Windows & Interior
    I. The inspector shall:
    A. open and close a representative number of doors and windows; B. inspect the walls, ceilings, steps, stairways and railings; C. 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;
    D. inspect garage doors and garage door openers by operating first by remote (if available), and then by the installed automatic door control; E. and report as in need of repair any installed electronic sensors that are not operable or not installed at proper heights above the garage door;
    F. 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; G. 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:
    A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect central vacuum systems. C. inspect safety glazing.
    D. inspect security systems or components. E. evaluate the fastening of countertops, cabinets, sink tops or fixtures. F. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. G. move drop-ceiling tiles. H. inspect or move any household appliances. I. inspect or operate equipment housed in the garage, except as otherwise noted. J. verify or certify safe operation of any auto-reverse or related safety function of a garage door. K. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. L. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. M. operate or evaluate self-cleaning oven cycles, tilt guards/latches or signal lights. N. inspect microwave ovens or test leakage from microwave ovens. O. 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. P. inspect elevators. Q. inspect remote controls.
    R. inspect appliances. S. inspect items not permanently installed. T. discover firewall compromises. U. examine or operate any above-ground, movable, freestanding, or otherwise non-permanently installed pool/spa, recreational equipment or self-contained equipment. V. come into contact with any pool or spa water in order to determine the system structure or components. W. determine the adequacy of spa jet water force or bubble effect. X. determine the structural integrity or leakage of a pool or spa.
    3. Limitations, Exceptions & Exclusions
    3.1. Limitations:
    I. An inspection is not technically exhaustive. II. An inspection will not identify concealed or latent defects. III. An inspection will not deal with aesthetic concerns or what could be
    deemed matters of taste, cosmetic defects, etc. IV. An inspection will not determine the suitability of the property for any use. V. An inspection does not determine the market value of the property or its marketability. VI. An inspection does not determine the insurability of the property. VII. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property. VIII. An inspection does not determine the life expectancy of the property or any components or systems therein. IX. An inspection does not include items not permanently installed. X. These Standards of Practice apply only to homes with
    four or fewer dwelling units.
    3.2. Exclusions: I. The inspectors are not required to determine:
    A. property boundary lines or encroachments. B. the condition of any component or system that is not readily accessible. C. the service life expectancy of any component or system. D. the size, capacity, BTU, performance, or efficiency of any component or system. E. the cause or reason of any condition. F. the cause for the need of repair or replacement of any system or component. G. future conditions. H. compliance with codes or regulations. I. the presence of evidence of rodents, animals or insects. J. the presence of mold, mildew or fungus. K. the presence of air- borne hazards. L. the presence of birds. M. the presence of other flora or fauna. N. the air quality. O. the existence of asbestos. P. the existence of environmental hazards. Q. the existence of electro-magnetic fields. R. the presence of hazardous materials including, but not limited to, the presence of lead in paint. S. any hazardous waste conditions. T. any manufacturer's recalls or conformance with manufacturer installation, or any information included for consumer protection purposes. U. operating costs of systems. V. replacement or repair cost estimates.
    W. the acoustical properties of any systems. X. estimates of the cost to operating any given system.
    II. The inspectors are not required to operate:
    A. any system that is shut down. B. any system that does not function properly. C. 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. D. any system that does not turn on with the use of normal operating controls. E. any shut-off valves or manual stop valves. F. any electrical disconnect or over current protection devices. G. any alarm
    systems. H. moisture meters, gas detectors or similar equipment.
    III. The inspectors are not required to:
    A. move any personal items or other obstructions, such as, but not limited to: 1. throw rugs; 2. furniture; 3. floor or wall coverings; 4. ceiling tiles; 5. window coverings; 6. equipment; 7. plants; 8. ice; 9. debris; 10. snow; 11. water; 12. dirt; 13. foliage; or 14. pets.
    B. dismantle, open, or uncover any system or component. C. enter or access any area which may, in the opinion of the inspector, be unsafe. D. enter crawlspaces or other areas that are unsafe or not readily accessible. E. inspect underground items such as, but not limited to, underground storage tanks or other indications of their presence, whether abandoned or actively used. F. 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. G. inspect decorative items. H. inspect common elements or areas in multi-unit housing. I. inspect intercoms, speaker systems, radio-controlled security devices, or lawn irrigation systems. J. offer guarantees or warranties. K. offer or perform any engineering services. L. offer or perform any trade or professional service other than home inspection. M. 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. N. 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. O. determine the insurability of a property. P. perform or offer Phase 1 environmental audits.
    Q. inspect on any system or component which is not included in these standards.
    4. Glossary of Terms
    4.1. Accessible: Can be approached or entered by the inspector safely, without difficulty, fear or danger.
    4.2. Activate: To turn on, supply power, or enable systems, equipment, or devices to become active by normal operating controls. Examples include turning on the gas or water supply valves to the fixtures and appliances, and activating electrical breakers or fuses.
    4.3. Adversely Affect: To constitute, or potentially constitute, a negative or destructive impact.
    4.4. Alarm System: Warning devices, installed or freestanding, including, but not limited to: carbon monoxide detectors, flue gas and other spillage detectors, security equipment, ejector pumps and smoke alarms.
    4.5. Appliance: A household device operated by use of electricity or gas. Not included in this definition are components covered under central heating, central cooling or plumbing.
    4.6. Architectural Service: Any practice involving the art and science of building design for construction of any structure or grouping of structures, and the use of space within and surrounding the structures or the design, design development, preparation of construction contract documents, and administration of the construction contract.
    4.7. Component: A permanently installed or attached fixture, element or part of a system.
    4.8. Condition: The visible and conspicuous state of being of an object.
    4.9. Crawlspace: The area within the confines of the foundation and between the ground and the underside of the lowest floor structural component.
    4.10. Decorative: Ornamental; not required for the operation of essential systems and components of a home.
    4.11. Describe: To report in writing a system or component by its type, or other observed characteristics to distinguish it from other components used for the same purpose.
    4.12. Determine: To arrive at an opinion or conclusion pursuant to examination.
    4.13. Dismantle: To open, take apart or remove any component, device or piece that would not typically be opened, taken apart or removed by an ordinary occupant.
    4.14. Engineering Service: Any professional service or creative work requiring engineering education, training, and experience and the application of special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, investigation, evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works or processes.
    4.15. Enter: To go into an area to observe visible components.
    4.16. Evaluate: To assess the systems, structures or components of a dwelling.
    4.17. Examine: To visually look. See Inspect.
    4.18. Foundation: The base upon which the structure or wall rests; usually masonry, concrete, or stone, and generally partially underground.
    4.19. Function: The action for which an item, component, or system is specially fitted or used, or for which an item, component or system exists; to be in action or perform a task.
    4.20. Functional: Performing, or able to perform, a function.
    4.21. Home Inspection: The process by which an inspector visually examines the readily accessible systems and components of a home, and operates those systems and components utilizing these Standards of Practice as a guideline.
    4.22. Household Appliances: Kitchen and laundry appliances, room air conditioners, and similar appliances.
    4.23. Inspect: To visually look at readily accessible systems and components safely, using normal operating controls, and accessing readily accessible panels and areas in accordance with these Standards of Practice.
    4.24. Inspected Property: The readily accessible areas of the buildings, site, items, components, and systems included in the inspection. 4.25. Inspector: One who performs a real estate inspection.
    4.26. Installed: Attached or connected such that the installed item requires a tool for removal.
    4.27. Material Defect: 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.
    4.28. Normal Operating Controls: Devices, such as thermostats, that would be operated by ordinary occupants which require no specialized skill or knowledge.
    4.29. Observe: To see through visually directed attention.
    4.30. Operate: To cause systems to function or turn on with normal operating controls.
    4.31. Readily Accessible: An item or component that is, in the judgment of the inspector, capable of being safely observed without the removal of obstacles, detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access.
    4.32. Recreational Facilities: Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment or athletic facilities.
    4.33. Report: A written communication (possibly including images) of any material defects observed during the inspection.
    4.34. Representative Number: A sufficient number to serve as a typical or characteristic example of the item(s) inspected.
    4.35. Safety Glazing: Tempered glass, laminated glass, or rigid plastic.
    4.36. Shut Down: Turned off, unplugged, inactive, not in service, not operational, etc.
    4.37. Structural Component: A component which supports non-variable forces or weights (dead loads) and variable
    forces or weights (live loads).
    4.38. System: An assembly of various components which function as a whole.
    4.39. Technically Exhaustive: A comprehensive and detailed examination beyond the scope of a real estate home inspection which would involve or include, but would not be limited to: dismantling, specialized knowledge or training, special equipment, measurements, calculations, testing, research, analysis or other means.
    4.40. Unsafe: A condition in a system or component which is judged to be a significant risk of personal injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation, or a change in accepted residential construction standards.
    4.41. Verify: To confirm or substantiate.