Safe and Sound Home Inspection Services, Inc.

Website: http://www.reporthost.com/safeandsoundhi
Email: safesound@optonline.net
Phone: (516) 798-0105
PO Box 1211 
North Massapequa, NY 11758
Inspector: William Ahrens

NYS License #16000004463
DEC Termite #T1871899

   

Property Inspection Report
Client(s): John Doe
Property address: 123 Main Street
Any Town, USA
Inspection date: Tuesday, August 26, 2008
This report published on 1/5/2009 6:35:56 PM EST

View summary page

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

 
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 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
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
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Basement
Kitchen
Bathroom 1 - Master Bathroom
Bathroom 2 - 2nd Floor Hall
Bathroom 3 - Main Floor
Bathroom 4 - Basement
Interior rooms
 
General Information Return to table of contents
Report number: Sample3
Inspector: William A. Ahrens
Time started: 10:00 am
Time finished: 12:50 pm
Inspection Fee: $500 including Termite Inspection
Payment method: Check
Present during inspection: Client(s)
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Type of building: Single family
Structures inspected: Single family residence and detached garage
Front of structure faces: West
Main entrance faces: West
Occupied: No
Additions and modifications: 2nd Floor
Foundation type: Finished basement
The following items are excluded from this inspection: Security system, Irrigation system, Low voltage outdoor lighting, Intercom system, Deck, and Garage door and opener.


1) Safety, Comment - Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
  • The Environmental Protection Association (http://www.epa.gov)
  • The Consumer Products Safety Commission (http://www.cpsc.gov)
  • The Center for Disease Control (http://www.cdc.gov)
    2) Comment - This home has a finished basement and as such the majority of the foundation walls could not be inspected. The main beam and support columns are also concealed and could not be inspected.
     
    Exterior Return to table of contents
    Footing material: Not visible
    Foundation material: Poured in place concrete
    Apparent wall structure: Wood frame
    Wall covering: Stone veneer, Stucco and Brick
    Driveway material: Poured in place concrete
    Sidewalk material: Poured in place concrete
    Exterior door material: Solid core fiberglass
    3) Safety, Repair/Replace, Evaluate - One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.

    Photo 7  
    Front sidewalk
     

    4) Safety, Repair/Replace, Evaluate - One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.

    Photo 18  
    Unterminated wire under deck
     

    5) Safety, Repair/Replace, Comment - Trip hazard(s) exist at stairs due to non-uniform riser heights. Standard building practices call for riser heights not to vary more than 3/8 inch on a flight of stairs. At a minimum, the client(s) should be aware of this hazard, especially when guests who are not familiar with the stairs are present. Ideally a qualified contractor should evaluate and repair or replace stairs so all riser heights are within 3/8 inch of each other.

    Photo 4  
    Main entrance stairs

    Photo 5  
    Side entrance stairs

    6) Repair/Replace, Evaluate - The driveway has significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.

    Photo 10  
    Driveway apron/sidewalk

    Photo 11  
    Driveway

    7) Repair/Replace, Evaluate - Sidewalks and/or patios have significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary.

    Photo 8  
    L/S sidewalk

    Photo 9  
    L/S sidewalk

    8) Repair/Replace - One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

    Photo 6  
    R/F downspout

    Photo 13  
    R/R downspout

    Photo 14  
    R/S middle downspout

    Photo 15  
    Garage downspout

    9) Repair/Replace - Soffits at one or more cantilever or overhang sections are unvented. This can result in moisture accumulation in floor cavities and rot. A qualified contractor should install screened vents in soffits where missing and as per standard building practices.
    10) Repair/Maintain - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

    Photo 12  
    L/S of house
     
     
    Roof Return to table of contents
    Roof inspection method: Viewed from ground with binoculars
    Roof type: Hipped
    Roof covering: Asphalt or fiberglass composition shingles
    Gutter & downspout material: Aluminum
    Roof ventilation: Inadequate - Does not have soffit vents, only has an attic fan
     
    Garage Return to table of contents

    11) Safety, Repair/Replace, Evaluate - Safety containment cables are 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 or http://www.ohdstl.com/safety.html

    Photo 17  
    R/S garage door spring
     

    12) Safety, Repair/Replace - One or more springs are broken on the vehicle door. This is a safety hazard since the door may fall shut when opened. A qualified contractor should make repairs as necessary.

    Photo 16  
    L/S garage door spring missing
     

    13) Comment - Electric garage door and opener could not be tested due to broken/missing garage door spring, and are excluded from this report.
     
    Attic Return to table of contents
    Inspection method: Viewed from hatch
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Insulation material: Fiberglass roll or batt
    Insulation estimated R value: r-30
    14) Repair/Replace, Evaluate - The central A/C evaporator unit for the 2nd floor is leaking water onto the access stairs for the attic. The springs on both sides have rust on them, and the stair access cover is wet.

    Photo 20  
    Rust on folding attic stair spring

    Photo 21  
    Water on attic stairs due to leak in 2nd floor central A/C evaporator unit

    15) Minor Defect - No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.
     
    Electric service Return to table of contents
    Primary service type: Underground
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 200
    Service voltage (volts): 120/240
    Location of main service switch: R/F of basement
    Location of main disconnect: Breaker at top of main service panel
    Service entrance conductor material: Copper
    System ground: Cold water supply pipes
    Main disconnect rating (amps): 200
    Branch circuit wiring type: (BX) Armor clad
    Solid strand aluminum branch circuit wiring present: No
    Smoke detectors present: Yes
    16) - Photos of electric meter and main electrical panel.

    Photo 41  

    Photo 42  
     
    Water heater Return to table of contents
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): Not visible
    Manufacturer: Bradford White
    17) Safety, Repair/Replace - Temperature-pressure relief valve drain line is too short. 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 extend the drain line to 6 inches from the floor, or route it so as to drain outside.

    Photo 37  
    Gas boiler and hot water heater
     

    18) Repair/Replace - The water heater is installed in an unheated space and is not resting on an insulated pad. Recommend installing an insulated pad under the water heater for better energy efficiency.
    19) Evaluate, Comment - The estimated useful life for most water heaters is 8 to 12 years. The inspector was unable to determine the age of the water heater due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The clients should be aware that this water heater may be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age, and budgeting for a replacement if necessary.
     
    Heating and cooling Return to table of contents
    Primary heating system energy source: Natural gas
    Primary heat system type: Baseboard
    Primary A/C energy source: Electric
    Primary Air conditioning type: Split system
    Distribution system: Sheet metal ducts, Flexible ducts
    Manufacturer: Bryant
    Filter location: Behind return air grill
    20) Safety, Repair/Maintain, Evaluate - The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
    21) Repair/Replace, Minor Defect - The central A/C evaporator unit for the main floor is located in the basement. The condensate line is routed into a reservoir with a built in pump. When the reservoir fills, the pump turns on and the water is sent through a clear plastic tube to the wash sink in the basement. The tube is not long enough to reach the sink, and it is not in line with the sink. As such, the condensation from this unit empties directly onto the basement floor, in the laundry room. A qualified A/C contractor should be consulted to rectify this condition.

    Photo 31  
    Main floor A/C evaporator condensate line

    Photo 36  
    Main floor A/C evaporator condensate line resevoir and pump

    22) Repair/Replace, Evaluate - The boiler did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating contractor evaluate and make repairs if necessary.
    23) Repair/Replace - Permanent structures are too close to the outdoor condensing unit. Standard building practices require that there be at least 12 inches of clearance on all sides and at least four to six feet above. Inadequate clearances around the condensing unit can result in reduced efficiency, increased energy costs and/or damage to equipment. Modifications should be made to structures around and/or above the condensing unit by a qualified contractor as necessary to maintain these clearances.

    Photo 19  
    Central A/C condensing units
     
     
    Plumbing and laundry Return to table of contents
    Location of main water shut-off valve: R/F of basement
    Location of main water meter: R/F of basement
    Location of main fuel shut-off: R/F of basement
    Water service: Public
    Service pipe material: Copper
    Supply pipe material: Copper
    Vent pipe material: Not visible
    Drain pipe material: Galvanized steel, Cast iron
    Waste pipe material: Galvanized steel, Cast iron
    24) Safety, Repair/Replace, Evaluate - No ground fault circuit interrupter (GFCI) protection device is visible for the sump pump electric supply. A qualified electrician should determine if a GFCI protection device (receptacle or circuit breaker) exists for the sump pump and install one if missing to reduce the danger of electric shock.
    25) Safety, Repair/Replace - The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

    Photo 32  
     

    26) Safety, Comment - Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
  • Install appropriate filters at points of use.
  • Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
  • Use bottled or distilled water.
  • Treat well water to make it less corrosive.
  • Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

    For more information visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
    http://www.epa.gov/safewater/lead/index.html
    27) Repair/Replace - The laundry sink is not anchored to the wall or floor. A qualified contractor should securely anchor the sink to the wall and/or floor to prevent damage to and leaks in the water supply and/or drain pipes due to the sink being moved.
    28) Comment - Two sump pumps are installed on the premises, as well as a full perimeter french drain system. This indicates that water has or still accumulates inside or below the structure. There are signs of efflorescence on the exposed foundation walls that could be inspected. Recommend asking the property owners how often the sump pump operates and for how long at different times of the year. Also, the clients should be aware that the service life of most sump pumps is between five and seven years, and that the pump may need replacing soon depending on its age and how much it operates.

    Photo 35  
    French Drain Sump Pump in L/R of Basement

    Photo 40  
    French Drain Sump Pump R/F of Basement

    Photo 43  
    Efflorescence on interior of exposed foundation walls

    Photo 44  
    Efflorescence on interior of exposed foundation walls

    Photo 45  
    Efflorescence on interior of exposed foundation walls

    Photo 46  
    Efflorescence on interior of exposed foundation walls

    Photo 47  
    Efflorescence on interior of exposed foundation walls
     
     
    Fireplaces, woodstoves and chimneys Return to table of contents
    Fireplace type: Masonry
    Chimney type: Masonry
    29) Repair/Replace, Evaluate - The damper in the fireplace is stuck open and cannot be closed. A qualified chimney service contractor should evaluate and make repairs as necessary.
    30) Comment - All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
     
    Basement Return to table of contents
    Insulation material underneath floor above: None visible
    Pier or support post material: Steel
    Beam material: Steel
    Floor structure above: Solid wood joists
    31) Repair/Replace, Evaluate, Monitor - Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains and/or efflorescence on the foundation or floor, water stains at bases of support posts, etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) 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 the basement 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

    Photo 43  
    Efflorescence on interior of exposed foundation walls

    Photo 44  
    Efflorescence on interior of exposed foundation walls

    Photo 45  
    Efflorescence on interior of exposed foundation walls

    Photo 46  
    Efflorescence on interior of exposed foundation walls

    Photo 47  
    Efflorescence on interior of exposed foundation walls
     
     
    Kitchen Return to table of contents

    32) Safety, Repair/Replace, Evaluate - One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

    Photo 28  
    L/S kitchen sink

    Photo 29  
    R/S kitchen sink

    33) Repair/Replace, Evaluate - The point-of-use hot water dispenser is inoperable. Recommend asking the property owner(s) about this and if necessary, having a qualified plumber repair, replace or remove the hot water dispenser.
    34) Repair/Replace - The range fan built into the microwave oven vents into the kitchen rather than outdoors. Ventilation may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor make modifications as necessary as per standard building practices so the range hood fan vents outdoors.

    Photo 27  
     
     
    Bathroom 1 - Master Bathroom Return to table of contents

    35) Safety, Repair/Replace, Evaluate - No ground fault circuit interrupter (GFCI) protection device is visible for the electric supply to the jetted tub. If no GFCI protection exists, then this is a safety hazard due to the risk of shock. A qualified electrician should evaluate and install GFCI protection if none is installed.
    36) Repair/Replace, Evaluate - Both the sink and whirlpool tub faucets leak and drip when turned off. A qualified plumber should evaluate and repair as necessary.
    37) Repair/Replace, Evaluate - Tile and/or grout in one or more showers is damaged and/or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.

    Photo 22  
    Master bathroom shower
     

    38) Repair/Replace, Evaluate - The drain in the whirlpool tub is stuck in the closed position, and it cannot be opened. As a result, the operation of the whirlpool tub could not be evaluated. Also, rusty water came out of the faucet when it was operated.

    Photo 23  
    Master bathroom whirlpool tub
     

    39) Repair/Replace - The whirlpool tub spigot is loose and should be repaired or replaced as necessary.
    40) Repair/Replace - One or more sinks are cracked or broken. A qualified plumber should replace the sink(s) where necessary.

    Photo 24  
    Crack in master bathroom sink
     
     
    Bathroom 2 - 2nd Floor Hall Return to table of contents

    41) Repair/Replace, Evaluate - The toilet appears to have a weak and inadequate flush. A qualified plumber should evaluate and make repairs or replace toilet(s) as necessary.
    42) Repair/Replace, Evaluate - The left side sink cold water faucet does not operate. There is also a kinked water supply line under this sink

    Photo 25  
    Kinked water supply hose for l/s sink
     

    43) Repair/Replace - The bathtub drain plug has been fully removed out of the drain.

    Photo 26  
    Loose/removed drain stopper in tub
     
     
    Bathroom 3 - Main Floor Return to table of contents

    44) Comment - There were no defects found in main floor bathroom.
     
    Bathroom 4 - Basement Return to table of contents

    45) Repair/Replace, Evaluate - One or more cabinets and/or drawers are damaged and/or deteriorated. A qualified contractor should evaluate and repair or replace cabinets and/or components as necessary.

    Photo 33  
    Water damage to basement bathroom vanity
     

    46) Repair/Replace, Evaluate - Tile, stone and/or grout flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.

    Photo 34  
    Failed grout/caulking - Basement bathroom
     
     
    Interior rooms Return to table of contents

    47) Safety, Repair/Replace - An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
    48) Safety, Minor Defect - One receptacle cover plate is missing in the 2nd floor front bedroom, on the south wall. It is intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
    49) Repair/Replace, Evaluate - One or more electric baseboard heaters are damaged or deteriorated. For example, missing, bent or loose metal panels. A qualified electrician should evaluate and repair or replace heaters as necessary.
    50) Repair/Replace, Evaluate - Screens in one or more basement windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
    51) Repair/Replace - All casement windows on the main and 2nd floors opened when operated, however each and every window required an exceptional amount of effort to close. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.
     

    Photo 30  
    Main floor a/c return

    Photo 38  
    Water meter

    Photo 39  
    Natural gas meter
     

     
    "A Home Inspection is a Non-Invasive Visual Examination of a Residential 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, such as: Roof ~ Exterior ~ Basement / Foundation ~ Heating Cooling ~ Plumbing ~ Electrical ~ Fireplace ~ Attic & Insulation ~ Doors, Windows & Interior."
    From NACHI Standards of Practice


    "There are conditions that require the removal of some part of the building to observe, measure, or test otherwise concealed construction. Such intrusive inspections require some demolition and should be performed only with the permission of the owner and by experienced, qualified mechanics."
    -From the U.S. Department of Housing and Urban Development's
    Residential Rehabilitation Inspection Guide, 2000


    - HOMES BEING INSPECTED DO NOT "PASS" OR "FAIL" -
    A home inspector merely discloses his or her findings and reports those findings to the client. Everyone involved graduates to a state of higher learning, and the client can now make better informed decisions about the purchase of a home and its future needs of upkeep and repair.

    Four key areas of most home/building inspections cover the exterior, the basement or crawlspace areas, the attic or crawlspace areas and the living areas. Inspectors typically will spend sufficient time in all of these areas to visually look for a host of red flags, tell-tale clues and signs or defects and deficiencies.

    The inspected areas of a home/building will consist of all of the major visible and accessible electro-mechanical systems as well as the major visible and accessible structural systems and components of a building as they appeared and functioned at the time and date of the inspection.

    Inspectors typically do not provide warranties or guaranties with their inspections and reports. Buyers should therefore not rely on the inspection as any form of insurance policy against any latent, hidden, concealed or future defects and deficiencies.

    The following are also some key items that buyers should remember and consider when reviewing their inspection reports:
    * Inspections are not code compliance evaluations.
    * Inspection reports are not structural engineering reports.
    * Systems and components that are off during the inspection are not tested or reactivated.
    * Buyers should consult with and ask questions of owners and their representatives.
    * Roof inspections and their components are typically done from eaves or street level with binoculars.
    * Reports are confidential and are meant exclusively for buyers, and not brokers or owners.
    * Inspectors typically will not find each and every defect in a building, hence buyers should anticipate future typical defects and deficiencies.
    * Further evaluation by specialists is recommended for any areas showing defects/deficiencies.
    * A final walk-through inspection should be carried out the day before closing by the new owners to double check the condition of the building.



    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, 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 advisability or inadvisability of the purchase of the inspected property.
    VII. An inspection does not determine the life expectancy of the property or any components or systems therein.
    VIII. An inspection does not include items not permanently installed.
    IX. These Standards of Practice apply only to homes with four or fewer dwelling units.

    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. The 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 recalls or conformance with manufacturer installation or any information included in the consumer protection bulletin.
    U. Operating costs of systems.
    V. Replacement or repair cost estimates.
    W. The acoustical properties of any systems.
    X. Estimates of how much it will cost to run 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.
    5. Remote controls.
    D. Any system that does not turn on with the use of normal operating controls.
    E. Any shut off valve.
    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.
    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, to be unsafe or risk personal safety.
    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 dogs.
    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 or subsequent additions, improvements, renovations or replacements thereto.
    O. Determine the insurability of a property.