Acme Home Inspection Service

STANDARDS OF PRACTICE

SECTION 1 - Foundations, Basements, and Under-floor Areas

A.        Items to be identified and reported:

       1.       Foundation and other support components.

       2.       Under-floor ventilation.

       3.       Location of under-floor access opening's).

       4.       Wood separation from soil.

       5.       Presence of drainage systems or sump pumps within foundation footprint.

       6.       Presence or absence of seismic anchoring and bracing components.

B.        The inspector is not required to:

       1.       Enter under-floor areas that are not accessible or where entry could cause damage or pose a hazard to the inspector.

       2.       Move stored items, vegetation or debris, or perform any excavations or other intrusive testing to gain access.

       3.       Operate or evaluate adequacy of sump pumps or drainage systems.

       4.       Identify size, spacing, location or adequacy of foundation bolting and bracing components or reinforcement systems.

       5.       Perform any intrusive examination or testing, or use any special equipment such as, but not limited to, levels, probes or meters.

SECTION 2 - Exteriors

A.        Items to be identified and reported:

       1.       Surface grade, and drainage within six feet of the inspected building or associated primary parking structure.

       2.       Wall cladding, veneers, flashing, trim, eaves, soffits and fascias.

       3.       Exterior portions of a representative sampling of doors and windows.

       4.       Attached decks, porches, balconies, stairs, columns, walkways, guard-rails and handrails.

B.        The inspector is not required to:

       1.       Operate or evaluate any mechanical, electro-mechanical, or underground drainage systems.

       2.       Operate or evaluate storm windows, storm doors, screening, shutters or awnings.

       3.       Operate or evaluate remote-control devices.

       4.       Examine detached buildings and structures (other than the primary parking structure), patio enclosures, fences, and retaining walls.

       5.       Examine items not visible from a readily accessible walking surface.

SECTION 3 - Roof Coverings

A.        Items to be identified and reported:

       1.       Roof coverings.

       2.       Flashing, vents, skylights and other penetrations.

       3.       Roof drainage systems.

B.        The inspector is not required to:

       1.       Walk on the roof surface if in the opinion of the inspector, there is a possibility of damage to the surface or a hazard to the inspector.

       2.       Perform a water test, warrant or certify against roof leakage or predict life expectancy.

SECTION 4 - Attic Areas and Roof Framing

A.        Items to be identified and reported:

       1.       Framing and sheathing.

       2.       Access openings and accessibility.

       3.       Insulation materials.

       4.       Ventilation.

B.        The inspector is not required to:

       1.       Enter attic areas that, in the opinion of the inspector, are not accessible or where entry could cause damage.

       2.       Remove insulation materials or identify composition or "R" value of insulation material.

       3.       Activate thermostatically operated fans.

SECTION 5 - Plumbing

A.        Items to be identified and reported:

       1.       Supply, waste, and vent piping.

       2.       Fixtures, faucets and drains.

       3.       Water heating equipment, including combustion air, venting, connections, energy      sources, seismic bracing, and temperature-pressure relief valves.

       4.       Functional flow of water supply and functional drainage at fixtures.

       5.       Gas piping and connectors.

       6.       Cross-connections.

B.        The inspector is not required to:

     1.       Operate any valve other than fixture faucets and hose faucets attached to the building.

     2.       Operate any system, fixture or component which is shut down or disconnected.

     3.       Examine or verify operation of water supply or pressure assistance systems, including, but not limited to: wells, pumps, tanks, and related equipment.

     4.       Verify functional flow or pressure at any fixture or faucet where the flow end is capped or connected to an appliance, or measure pressure, volume or temperature.

     5.       Examine or operate any sewage disposal system or component including, but not limited to: septic tanks and/or any underground system or portion thereof, or ejector pumps for rain or waste.

      6.       Examine the overflow device of any fixture.

     7.       Evaluate the portability of water, compliance with local or state conservation or energy standards, or proper design or sizing of any water, waste, and venting components, fixtures, or piping.

     8.       Identify whether water supply and waste disposal systems are public or private.

     9.       Evaluate time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.

 10.   Examine ancillary systems or components such as, but not limited to: those

  11.   Relating to solar water heating, hot water circulation, yard sprinklers, water conditioning, swimming pools or spas and related equipment, and fire sprinklers.

  12.   Test shower pans for leakage or fill any fixture with water during examination.

  13.   Evaluate the gas supply system for leaks or pressure.

  14.   Determine effectiveness of anti-siphon, back-flow prevention, or drain-stop devices.

15.   Determine whether there are sufficient clean-outs for effective clearing of drains.

16.   Evaluate gas, liquid propane, or oil storage tanks.

SECTION 6 - Electrical Systems

A.        Items to be identified and reported:

1.       Service conductors, equipment, and capacity.

2.       Panels and over current protection devices.

3.       Service and equipment grounding.

 4.       Wiring types and methods.

5.       A representative sampling of switches, receptacles, and light fixtures.

  6.       Ground-fault circuit-interrupters.

B.        The inspector is not required to:

     1.       Operate electrical systems or components, which are disconnected or shut down.

    2.       Disconnect any energized system or appliance.

  3.       Remove dead front covers where not accessible, or if removal could cause injury or damage to persons or property, or remove device cover plates.

   4.       Operate over current protection devices, or evaluate compatibility of over current protection devices with the panel board manufacturer.

   5.       Examine or test smoke detectors.

   6.       Operate ground-fault circuit-interrupter devices by other than the manufacturer’s test button.

   7.       Examine de-icing equipment, or private or emergency electrical supply sources, including but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facilities.

SECTION 7 - Heating Systems

A. Items to be identified and reported:

1.       Heating equipment and operation using normal user controls.

  2.       Venting systems.

  3.       Combustion and ventilating air.

  4.       Energy source and connections.

  5.       Heating distribution system's) including a representative sampling of ducting, duct insulation, outlets, radiators, piping systems and valves.

B. The inspector is not required to:

  1.       Examine or evaluate condition of heat exchangers.

  2.       Determine uniformity, temperature, airflow or balance of heat supply to any room or building, or examine for warming at any heating system distribution component when access would require steps or a ladder, or determine leakage in any ductwork.

   3.       Examine electric heater elements or heat pump fluid/gas materials, or examine below ground/slab systems, ducts, fuel tanks and related components.

  4.       Determine or examine thermostat calibration, heat anticipation, or automatic setbacks or clocks.

  5.       Examine radiant or geothermal heat pump systems.

   6.       Examine any solar-energy heating systems or components.

   7.       Examine electronic air filtering systems.

   8.       Operate heat pump systems when the ambient air temperature may damage the equipment, or operate any heat pump system in "emergency" heat mode.

   9.       Examine humidity control systems and components.

SECTION 8 - Central Cooling Systems

A.        Items to be identified and reported:

   1.       Cooling equipment and operation using normal user controls.

   2.       Cooling distribution system's) including a representative sampling of ducting, duct

   3.       Insulation, outlets, piping systems and valves.

   4.       Energy source and connections.

  5.       Condensate drains.

B.        The inspector is not required to:

   1.       Determine uniformity, temperature, airflow or balance of cool air supply to any room or building, or examine for cooling at any cooling system distribution component when access would require steps or a ladder, or determine leakage in any ductwork.

  2.       Examine electrical current, coolant fluids or gases, or coolant leakage.

  3.       Examine electronic filtering systems.

  4.       Determine or examine thermostat calibration, cooling anticipation, or automatic setbacks or clocks.

  5.       Examine any non-central cooling unit's) or gas-fired, solar or geothermal cooling system or food, wine or similar storage cooling system.

  6.       Examine humidity control systems and components.

SECTION 9 - Fireplaces and Chimneys

A.        Items to be identified and reported:

   1.       Chimneys, flues, dampers and associated components.

    2.       Fireboxes, hearth extensions and permanently installed accessory components.

     3.       Manufactured solid-fuel or gas-burning appliances.

B.        The inspector is not required to:

    1.       Determine adequacy of draft, perform a smoke test, or dismantle or remove any component.

   2.       Examine the structural integrity of fireplaces and chimneys.

    3.       Examine or operate ancillary or non-permanently installed components.

SECTION 10 - Building Interior

A.        Items to be identified and reported:

   1.       Walls, ceilings and floors.

    2.       Security bars, ventilation components, and a representative sampling of doors and windows.

    3.       Stairs, handrails, and guardrails.

   4.       Permanently installed cabinet and countertop surfaces.

     5.       Safety glazing in locations subject to human impact.

B         The inspector is not required to:

       1.       Operate or evaluate security bar release and opening mechanisms, whether interior or exterior, including compliance with local, state, or federal standards.

       2.       Determine whether a building is secure from forcible or unauthorized entry.

       3.       Evaluate the condition of floor, wall or ceiling finishes or coverings, or other surfaces for other than evidence of moisture damage.

       4.       Examine window or door coverings or treatments.

       5.       Evaluate fastening of countertops, furniture or cabinets supported by floors, ceilings and/or walls.

       6.       Evaluate separation walls, ceilings, and floors, including, but not limited to, the fire-resistively or acoustical characteristics, between dwelling units.

       7.       Examine the interior concrete slab-on-grade when concealed by any floor coverings.

       8.       Operate or evaluate safety features of any garage door opener unless included as an inspection option per Section 11.

SECTION 11 (OPTIONAL) - Other Built-In Appliances and Systems

The inspector may examine any of the following at his/her discretion, as agreed with client:

Attic power vents, central vacuum, cook-tops and exhaust fans, dishwashers, food waste disposers,

Garage door openers, hydrotherapy tubs, ovens, microwave ovens, refrigerators, and freezers, trash

compactors, or whole-house fans.

A.        Items to be identified and reported:

       1.       Optional systems, components and appliances specifically examined during the inspection.

       2.       Basic operation of optional systems, components and appliances specifically included in the inspection.

B.        The inspector is not required to:

       1.       Activate any system or appliance that is shut down.

       2.       Operate or evaluate any system, component, or appliance that does not respond to normal user controls.

       3.       Operate any gas appliance that requires the use of a match or other remote burner lighting device.

       4.       Operate any system or appliance that requires the use of special codes, keys, combinations, or devices.

       5.       Operate any system, component, or appliance where damage may occur.

       6.       Determine thermostat's) calibration, adequacy of heating elements, operate or evaluate self-cleaning oven cycles, signal lights, or automatic setbacks or clocks.

      7.       Determine leakage from microwave ovens.

      8.       Determine the presence or operation of back draft damper devices in exhaust devices.

      9.       Examine any sauna, steam-jenny, kiln, clothes washing or drying machine, toaster, icemaker, coffee maker, can-opener, bread-warmer, blender, instant hot water dispenser, or any other similar small, ancillary or non-built-in appliances.

SECTION 12 (OPTIONAL) - Pools and Spas

The inspector may examine the following at his/her discretion, as agreed with client:

A.        Items to be identified and reported:

       1.       Location and type of pool or spa examined.

       2.       Conditions limiting or otherwise inhibiting inspection.

       3.       Enclosure and related gates.

       4.