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Home inspection standard of practice
Table of Contents
1. Definitions and Scope
2. Limitations, Exceptions & Exclusions
3. Standards of Practice
3.1. Roof
3.2. Exterior
3.3. Basement, Foundation, Crawlspace & Structure
3.4. Heating
3.5. Cooling
3.6. Plumbing
3.7. Electrical
3.8. Fireplace
3.9. Attic, Insulation & Ventilation
3.10. Doors, Windows & Interior
4. Glossary of Terms
1. Definitions and Scope
1.1. A home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. The scope of work may be modified by the Client and Inspector prior to the inspection process.
- The home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.
- The home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.
1.2. A material defect is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.
1.3. A home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. Inspection reports may include additional comments and recommendations.
2. Limitations, Exceptions & Exclusions
2.1. Limitations:
- An inspection is not technically exhaustive.
- An inspection will not identify concealed or latent defects.
- An inspection will not deal with aesthetic concerns, or what could be deemed matters of taste, cosmetic defects, etc.
- An inspection will not determine the suitability of the property for any use.
- An inspection does not determine the market value of the property or its marketability.
- An inspection does not determine the insurability of the property.
- An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
- An inspection does not determine the life expectancy of the property or any components or systems therein.
- An inspection does not include items not permanently installed.
- This Standards of Practice applies to properties with four or fewer residential units and their attached garages and carports.
2.2. Exclusions:
I. The inspector is not required to determine:
- property boundary lines or encroachments.
- the condition of any component or system that is not readily accessible.
- the service life expectancy of any component or system.
- the size, capacity, BTU, performance or efficiency of any component or system.
- the cause or reason of any condition.
- the cause for the need of correction, repair or replacement of any system or component.
- future conditions.
- compliance with codes or regulations.
- the presence of evidence of rodents, birds, bats, animals, insects, or other pests.
- the presence of mold, mildew or fungus.
- the presence of airborne hazards, including radon.
- the air quality.
- the existence of environmental hazards, including lead paint, asbestos or toxic drywall.
- the existence of electromagnetic fields.
- any hazardous waste conditions.
- any manufacturers' recalls or conformance with manufacturer installation, or any information included for consumer protection purposes.
- acoustical properties.
- correction, replacement or repair cost estimates.
- estimates of the cost to operate any given system.
II. The inspector is not required to operate:
- any system that is shut down.
- any system that does not function properly.
- or evaluate low-voltage electrical systems, such as, but not limited to:
1. phone lines;
2. cable lines;
3. satellite dishes;
4. antennae;
5. lights; or
6. remote controls. - any system that does not turn on with the use of normal operating controls.
- any shut-off valves or manual stop valves.
- any electrical disconnect or over-current protection devices.
- any alarm systems.
- moisture meters, gas detectors or similar equipment.
III. The inspector is not required to:
- move any personal items or other obstructions, such as, but not limited to: throw rugs, carpeting, wall coverings, furniture, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, pets, or anything else that might restrict the visual inspection.
- dismantle, open or uncover any system or component.
- enter or access any area that may, in the inspector's opinion, be unsafe.
- enter crawlspaces or other areas that may be unsafe or not readily accessible.
- inspect underground items, such as, but not limited to: lawn-irrigation systems, or underground storage tanks (or indications of their presence), whether abandoned or actively used.
- do anything that may, in the inspector's opinion, be unsafe or dangerous to him/herself or others, or damage property, such as, but not limited to: walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets.
- inspect decorative items.
- inspect common elements or areas in multi-unit housing.
- inspect intercoms, speaker systems or security systems.
- offer guarantees or warranties.
- offer or perform any engineering services.
- offer or perform any trade or professional service other than a home inspection.
- research the history of the property, or report on its potential for alteration, modification, extendibility or suitability for a specific or proposed use for occupancy.
- 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.
- determine the insurability of a property.
- perform or offer Phase 1 or environmental audits.
- inspect any system or component that is not included in these Standards.
Mold Inspection
Home Inspectors are like general practitioners for your home. They can look at every aspect of your home’s construction and tell if there is an issue. This includes, knowing if there is a mold issue in your home. Why Test for Mold When purchasing a home, it can be a great idea to do mold air quality testing. Considering you have no idea how well the sellers have lived or maintained the home, the air quality can be in question. Furthermore, home inspectors can do mold testing for you during the home inspection process. This helps saves time and money by doing it together. Lastly, mold can sometimes be smelled or seen if there is a serious issue. However, this is not always the case. Completing mold air quality testing on a home you are purchasing, is like doing your extra set of due diligence and there is no true way of knowing if there is mold growth without testing. The Process of Testing for Mold Typically, inspectors come with many types of equipment. The first one is a machine like a small vacuum that sucks in air. The second part to this type of equipment are the cassettes. The cassettes are special devices that channel the sucked in air through a slide that captures air spores. Other forms of equipment an inspector may use are: A moisture meter to detect moisture levels. A humidity reader to determine the level of water in the air. A thermometer to verify the temperature of the home. A thermography camera to look at temperature differentials. And general inspection equipment like a flashlight and camera. Test for Mold Process When the inspector arrives, they can conduct an exterior sample first. This air sample is known as the control which is used as a comparison for the air quality inside the home. Each sample takes about 10 minutes to complete. Next, the inspector will conduct interior samples of the home. The amount of interior samples to be taken depends on the size of the home. We typically recommend 1 sample for every 1,000 square feet of space. An inspection company will also consider the areas of concern. For instance, if only one room is a concern for mold growth, we may only conduct 2 samples of the interior of the home: 1 in the room of concern, and 1 in the living room. In most cases during a home transaction, tests are completed based on square footage. Next in the process comes inspection and recording. The inspector will conduct an inspection of the property. If it is with home inspection, the inspector will conduct his/her general inspection. However, if this inspection is just for mold air sampling, the inspector will look for areas of concern using their knowledge and equipment. Here are a few places of high interest for an inspector’s mold inspection: The Air Handler – This area typically can have a lot of mold growth especially if it unmaintained and/or the filter has not been replaced with a HEPA filter. The Roof & Attic – A common spot for water entry through roof leaks. Exterior walls – Another common entry point for water intrusion. Plumbing systems – Using thermography cameras and their knowledge of construction, inspectors can find possible water leaks inside the walls. After conducting an inspection, the data is recorded with cameras. The air quality cassettes are labelled and shipped to a laboratory for testing. Getting Lab Results after the Test for Mold The lab results are typically received anywhere from 24-72 hours (depending on work days and shipping). Then, the spore counts of each sample along with its corresponding spore identification are evaluated and compared. To know if there is a mold issue in the home, the general consensus is if there is a higher amount of mold spores inside the home, then outside, then there is a mold issue inside the home. Using the results, the inspector can give recommendations of next steps to either remediate or state there is no concern for mold inside the home. The Most Common Concern About Mold Black mold is a common area of concern when it comes to mold. This type of spore is caused by a water intrusion and can grow on drywall, dust, carpets, and all types of furniture. The technical name of Black Mold is Stachybotrys chartarum. We can test for mold, including black mold using physical swabs. Air quality testing also tests for black mold.
Radon Testing
Radon is an odorless and invisible radioactive gas naturally released from rocks, soil, and water. Radon can get trapped inside homes and buildings and build up in the air. Over time, breathing in high levels of radon can cause lung cancer.
Radon in Homes and Buildings [link] resize iconView Larger See corresponding How Radon Gets Into Your Home – Long Description and animated versionexternal icon. All outdoor and indoor air has some radon in it. Radon can build up in the air in any home or building whether it has a basement, is sealed or drafty, or is new or old. There is no known safe level of radon and you should always aim to have the lowest level. The U.S. Environmental Protection Agency (EPA) recommends fixing your home if radon levels are above 4 picoCuries per liter of air (pCi/L). Lung Cancer Risk Female doctor viewing chest xray Radon is the second leading cause of lung cancer after cigarette smoking. The EPA and the Surgeon General’s office estimate radon is responsible for more than 21,000 lung cancer deaths each year in the United States. When you breathe in radon, radioactive particles from the decay of radon gas can get trapped in your lungs. It takes many years for lung cancer to develop. Most people don’t have symptoms until lung cancer is advanced and at that point it is harder to treat. For these reasons, it is important to take steps to reduce radon exposure throughout your life to help prevent lung cancer. Factors that increase your risk of getting lung cancer from radon include the following: High radon levels in your home or another building that you regularly spend time in High radon levels in the part of the home or building where you spend the most time (Radon levels are often higher in basements and lower levels.) Smoking cigarettes, currently or in the past Burning wood, coal, or other substances that add particles to air Currently, no conclusive data show whether children are at greater risk than adults from radon. What You Can Do?
Ways to Keep Radon Levels Low Since there is no safe level of radon, reducing radon inside your home or building will always help reduce your risk of lung cancer, even when the level in your home is less than 4 pCi/L. Happy family at home The U.S. Department of Housing and Urban Development recommends these actions you can take to reduce your risks of lung cancer and help lower radon levels in your home: Increase air flow in your house by opening windows and using fans and vents to circulate air. However, natural ventilation in any type of house is only a temporary strategy to reduce radon. Seal cracks in floors and walls with plaster, caulk, or other materials designed for this purpose. You can cover the earth floor in crawl spaces with a high-density plastic sheet. A vent pipe and fan can be used to blow the radon from under the sheet and vent it to the outdoors Always test radon levels again after you’ve made any of these changes to ensure these actions reduced the radon levels. Smoking and second-hand smoke, combined with exposures to high radon levels, increase your risk of lung cancer. Not smoking and not allowing others to smoke in your house also helps prevent lung cancer. Call 1-800-QUIT-NOW or visit CDC.gov/quit for free support and resources to help you quit smoking.
Buying a New Home Ask about radon-resistant construction techniques if you are buying a new home. It is almost always cheaper and easier to build these features into new homes than to add them later.
Commercial Inspections
Including Pre-Purchase, Pre-Lease and Post-Lease Inspections
Whether you’re investing in a sprawling commercial campus or a smaller, double-unit building, an inspection is crucial for identifying immediate and deferred maintenance repairs. The NPI Commercial Building Inspection is our comprehensive, full-service option for property owners. These types of assessments often encompass pre-purchase, pre-lease or post-lease inspections.
Pre-Purchase Inspections
Many things are taken into consideration when deciding upon a commercial property: its location, size, and parking situation are just a few. But one of the most important things to keep in mind is the potential for repair costs. A roof in need of replacement or a defective HVAC unit could drastically increase your overall investment, which is why a pre-purchase inspection is essential. A comprehensive NPI commercial real estate inspection will complete your due diligence so you can make an informed decision regarding your acquisition of a commercial property.
Pre- and Post-Lease Inspections for Landlords and Tenants
Long-term leases may hold tenants responsible for many or all repairs to their unit. Prior to signing a long-term lease, a tenant has the right to know whether the building is in need of major repairs such as a new roof or an upgraded electrical service. At the end of their lease, a tenant should order a commercial inspection to document the condition of their unit at the time of vacancy.
Likewise, landlords often rely on commercial building inspections prior to tenant occupancy and after tenant vacancy. This unbiased NPI commercial inspection provides document proof of any and all resident damages, determining potential repair costs or eligibility for a deposit refund.
The Buyer’s Advantage commercial building inspection
includes an unbiased, visible assessment of the following components and their condition:
- Building structure and foundation
- Roof condition and estimated remaining life
- Landscaping and irrigation
- Elevators, escalators and other conveyance systems
- Parking structures and paving
- Plumbing and pipes
- Electrical systems
- HVAC systems
Your digital report will come complete with a set of high-resolution photos to complete your records
Detecting Asbestos
Lead Detection
Pre Inspection Agreement
Date of Inspection: ___________ House Faces: ____________ Weather: _______________
Time of Inspection: ___________ Estimated Age: ___________ Temperature: ___________
Buyer’s Advantage Home Inspection Service LLC
INSPECTION AGREEMENT
(Please Read Carefully)
THIS AGREEMENT is made this ________ day of ______________________, 20_____, between Buyer’s Advantage Home Inspection Service LLC, located in Lodi California 95242 and
_______________________________________________________________________________, (“CLIENT”).
1. Address of House to Be Inspected. The house to be inspected is located at (the “Premises”):
Address: __________________________________________________________________________________________
City: _______________________________________________________ State: California Zip: ___________________
2. Services to Be Performed. Buyer's Advantage Home Inspection Service llc agrees to perform the following services for CLIENT (Check All That Apply):
a. _____ Home Inspection. A limited visual inspection and prepare a written report of the apparent condition of the readily accessible installed systems and components of the Premises (the house and one attached or detached garage) existing at the time of the inspection. Latent and concealed defects and deficiencies are excluded from the inspection. Sheds, outbuildings, and other accessory structures are excluded. Installed components included in the inspection are structural system/foundation, exterior, roof system, plumbing system, electrical system, heating system, cooling system (weather permitting), interior, insulation and ventilation, fireplaces and solid fuel burning appliances (if present).
b. _____ Other Inspection. (If checked, must attach Other Inspection Rider to be effective). 3. Inspection Fee. CLIENT agrees to pay to COMPANY an inspection fee in the amount of:
CLIENT acknowledges that his/her presence at the inspection has been requested. CLIENT acknowledges that he/she has been advised of the time and date of the inspection.
Home Inspection: $ __________________________
Other Inspection: $ __________________________
Total Fee: $ __________________________
The fee for the inspection is due upon completion of the physical inspection. A $50.00 fee will be applied to all returned checks and to any invoice outstanding 30 days or more from the time of the inspection. Any follow-up visit to the inspected Premises shall be a minimum charge of $100.00 due at the time of reinspection.
SEE REVERSE SIDE FOR ADDITIONAL TERMS, CONDITIONS AND LIMITATIONS
IN WITNESS WHEREOF the parties have executed this Agreement on the day and year first written above.
Buyer’s Advantage Home Inspection Service LLC.:CLIENT:
By: __________________________________________ _______________________________________________
Leo Mansu
Home Inspector CLIENT’s initials ________ indicate agreement to allow
COMPANY to release a copy of the report to:
Real Estate Agent / Seller / Attorney / Other
4. Scope of Inspection. The scope of the inspection is strictly limited as set forth in this Agreement. The parties understand and agree that this inspection will be of readily accessible areas of the building and is limited to visual observations of apparent conditions existing at the time of the inspection only. Latent and concealed defects and deficiencies, including but not limited to, basement flooding, basement seepage and roof leakage, are excluded from this inspection. The parties agree that the American Society of Home Inspectors (ASHI) Standards of Practice, most current edition, shall define the standard of duty and the conditions, limitations, and exclusions of the inspection and are incorporated by reference herein. Copies of these standards are available upon request.
5. Items Not Inspected. The inspection and report exclude and do not cover those items indicated as “untested” or “not inspected” or the possible presence of or danger from any potentially harmful substances and environmental hazards including, but not limited to, the following items: asbestos; lead paint; formaldehyde; toxic and flammable materials; soil contamination; water testing; termite and pest infestation; water softener and filter system; sprinkler systems; central vacuum systems; telephone systems; intercom systems; security systems; antennas; cable television; doorbells; appliances; playground equipment; swimming pools and pool equipment; spas; energy efficiency measurements; recreational equipment; recreational facilities (boat docks and tennis courts); landscaping; underground storage tanks; underground drainage; irrigation; outdoor grills; low voltage exterior lighting; remote overhead door transmitters and receivers; concealed or underground electric and plumbing; systems which are shut down or otherwise secured; private sewer systems; water wells; chimney draft; heating system accessories; solar heating systems; zoning or other ordinances; and building code conformity. All items indicated as being excluded in the ASHI Standards of Practice are also excluded herein. CLIENT understands that these systems and conditions and information about them are excluded from this Inspection and Report. Any general comments which may appear around these systems and conditions are provided as a courtesy only and DO NOT represent or form a part of the Inspection.
6. Third Party Liability. It is understood and agreed that the inspection and report are performed and prepared for the confidential and exclusive use and possession of CLIENT. No other person or entity may rely on the report issued pursuant to this agreement.
7. Limitation of Liability. It is understood and agreed that in the event of any claim whatsoever against Buyer's Advantage, it’s employees, inspectors, or other agents, whether based on contract, negligence or other tort, statute, or otherwise, in any way directly or indirectly resulting from or relating to the inspection, the report or performance or nonperformance of services by Buyer's Advantage, that, any liability of it’s employees, inspectors or other agents shall be solely and exclusively limited to the amount of the inspection fee actually paid by CLIENT.
8. Limitation of Actions. No action shall be maintained by CLIENT against Buyer's Advantage Home Inspection Service llc unless written notice, sent by certified mail return receipt requested, setting forth that an installed system or component of the Premises which was inspected by the Inspector was not in the condition reported by the Inspector, is delivered by CLIENT to COMPANY within ten (10) business days after the discovery of such defect becomes known to CLIENT. CLIENT agrees that, with the exception of emergency conditions, CLIENT or CLIENT’S agents, employees or independent contractors will make no alterations, modifications or repairs to the claimed discrepancy prior to a reinspection by the Inspector. Furthermore, any action must be commenced by CLIENT within one (1) year after the date of the Inspection or will be deemed waived and forever barred.
9. Entire Agreement. This Agreement constitutes the entire Agreement between the parties and supersedes any and all prior agreements between the parties. CLIENT agrees that any representation, promise, condition, or warranty, express or implied, not included in this Agreement shall not be binding on any party.
10. Interpretations. It is mutually understood and agreed that all provisions herein are severable and that, in the event that any of them shall be held to be invalid, any competent court may modify or reform any such provisions to make it enforceable and that the remaining provisions hereof shall nevertheless be valid and binding.
11. Assignment. The rights and obligations under this Agreement may not be assigned by any of the parties hereto without the prior written consent of the other party.
12. Attorney’s Fees. The prevailing party in any dispute arising out of this Agreement, the Inspection, or Report(s) shall be awarded reasonable attorney’s fees and other costs.
Our Biography
Buyer's Advantage is a locally owned company based in Lodi, California. I'm Leo Mansu (home inspector). My wife Lisa Fideldy,(office manager) and I have lived in Lodi for most of our lives, we have always supported local businesses. It is the Mom, and pop shops that are the backbone of the local economy. Buyer's Advantage Home Inspection Service llc. Is a small mom, and pop business providing an honest unbiased home inspection to allow you to feel confident that you've made the right decision to buy your new home. Please Support your local business, Let us give you an honest friendly home inspection. Be educated and confident
When you go to the signing table. Thank you.
Sample Report
We provide you with a complete detailed easy to understand report including comments from the inspector
Our Rates
Prices start at $350.00 and increase proportionately with increased square footage.
Please go to our convenient online scheduling system for accurate price information.
Duplex - Minimum Charge - $450.00
Condo or townhouse less than 1100 sq.ft. - $325.00
Condo or townhouse 1100-2000 sq.ft. - $385.00
Single wide Manufactured home in park - $350.00
Double wide Manufactured home in park - $395.00
Note, Manufactured homes on acreage are priced the same as conventional homes.
Commercial Property Inspections:
Multi-unit apartments, townhouses, restaurants, office suites, etc. - Call for Quote
Additional Fees:
Raised foundation / crawlspace - $50.00
Pre-1960 Home - $50.00
In-law Units and Additional Structure fees vary, according to size of the structure.
Contract Transfer w/Re-Inspection 50% of Original Inspection Fee. Must be done within 90 days
of the original inspection.
Consultation: Call for information
Travel fees apply to some locations.
Prices subject to change without notice.
Discounts given to Military personnel