THE STANDARDS OF PRACTICE

THE STANDARDS OF PRACTICE

FOR

THE NATIONAL ASSOCIATION

REAL ESTATE INSPECTION AND

EVALUATION SERVICES

NARIES

A SUBSIDIARY OF WARIES LTD.

Published by

The National Association of Real-estate Inspection and Evaluation Services

The National Association of Real-estate Inspection and Evaluation Services, N.A.R.I.E.S.ä , a for profit corporation, was established in 1998 as an association responding to the industry need to organize and place into one organization, related real estate professionals, particularly residential and commercial building inspectors and appraisers, so they may respond to the public and the real estate industry, regarding the physical conditions of residential and commercial sites, buildings and structures. More importantly, this should provide improved consumer knowledge about the building inspection and appraisal business through good communication, education, marketing and promotion.

The mission of the National Association of Real-estate Inspection and Evaluation Services is to provide leadership, through the use of our Professional Standards of Practice and Code of Ethics and Professional Conduct, to develop the highest level of professional practice and industry excellence in the examination and inspection of real estate, including sites, buildings and other structures; provide training programs for certification and designations; provide public information regarding the examination and inspection of sites and buildings, particularly the consumer and homeowner, their inspectors and appraisers, and how to hire them.

ASSOCIATION GOAL

The association goal is to be dedicated to the advancement of knowledge to its members and consumers, about the examination and inspection of sites and buildings, including residences, commercial buildings, and structures, the related professions within the real estate and construction industry, and to be a professional association providing building inspection training, residential and commercial certification, support, education, resources for self-improvement, and opportunities for business for all of its members.

Additional copies of The N.A.R.I.E.S.ä Standards of Practice are available from:

N.A.R.I.E.S.ä

P.O. Box 532

Edmonds, WA 98020

Phone/Fax: 800-583-5821

Email: crmsnsky@mindspring.com

Published in the United States of America 1999 by

The National Association of Real Estate Inspection and Evaluation Services

No part of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by means electronic, mechanical, photocopy, recording or otherwise, without the prior written consent of the publisher.

THE NARIES STANDARDS OF PRACTICE

Effective June 1, 1998

TABLE OF CONTENTS

I. Introduction

II. Purpose

III. Definitions

IV. Scope

V. Professional Obligations, Opinions

VI. Limitations & Exclusions

VII. Glossary

VIII. Departure Provisions

IX. Enforcement

Required Format for Examinations and Inspections

1. Site, Yards and Grounds

2. Roof Covering

3. Chimneys

4. Exterior Walls

5. Decks and Porches

6. Attics

7. Garages

8. Interiors

9. Electrical

10. Heating, Ventilating and Air Conditioning

11. Plumbing

12. Crawl Spaces

13. Basements

NARIES STANDARDS OF PRACTICE, EFFECTIVE JUNE 1, 1998

MAY BE REPRODUCED WITH PERMISSION

I. INTRODUCTION

The mission of the National Association of Real-estate Inspection and Evaluation Services is to develop the highest level of professional practice and industry excellence in the examination and inspection of real estate including sites and buildings, or other structures.

The following set of Standards of Practice including the examination and inspection of sites and buildings provide a professional site of inspection guidelines by which a building inspection should be done.

II. PURPOSE

The purpose of the real estate inspection is to provide a written opinion as to the apparent general condition of a site and/or building, its systems and components, mentioned in the report, and make any appropriate recommendation regarding the observable conditions at the time of the inspection. The report should be balanced and objective regarding each component and system, and include deficiencies therewith as they exist at the time of the inspection.

III. DEFINITIONS

A. Real Estate inspection is the provision of an opinion of the apparent, visible, general conditions of sites and buildings, their components, systems or parts thereof, including the identification of significant major deficiencies therewith, as they apparently exist at the time of the inspection.

B. The STANDARDS OF PRACTICE are an outline of expected services, which establish the reasonable level of care provided in a Real Estate inspection by a NARIESä trained, certified, or professional member of the association.

C. The STANDARDS OF PRACTICE are the identification of those components and systems, which are necessarily included as typically encountered in real property, as new or as improvements which are to be observed, the format from which the opinion should be made and requirements for reporting.

D. The STANDARDS OF PRACTICE are a guideline describing the outline of limitations, exceptions and exclusions to a Real Estate inspection performed in accordance with these standards and accordingly inspections are not intended to be technically exhaustive or a substitute for the opinions of more qualified professionals or specialists.

IV. SCOPE

These Standards of Practice are mandatory for all inspections done by its members. Any other included inspections of items are excluded from these Standards of Practice. The inspection shall include only those components or systems which exist and are readily and visually accessible at the time of the inspection. The inspection shall include the following sections, components or systems:

A. Yards and Grounds H. Interiors

B. Roof Cover I. Electrical

C. Chimneys J. Heating

D. Exterior Walls K. Cooling

E. Deck Porches and Balconies L. Plumbing

F. Attic M. Crawl Area

G. Garage N. Basement

The inspector shall observe and report all components and systems which are normally included in the inspection, and all items which are excluded or not functioning, or otherwise in need of further evaluation.

Further evaluations by specialists or more qualified professionals may be recommended.

The reports will be presented in legible written format either as a narrative written report or a form style of written report.

V. PROFESSIONAL OBLIGATION, OPINIONS

The building inspector is obligated by duty to serve the client as a professional. This requires the position of trust to be most important in the relationship. Because of this relationship, the inspector, as a professional service provider, is obligated to provide their services in the best interest of the client. Consequently, the building inspection service has a professional obligation to properly inspect and communicate their opinion and recommendation. nnn

The opinion and recommendation should be written using the following format:

A. Identification

1. Specify

2. Describe

B. Inspection Review

1. Location

2. How inspected

C. Analysis

1. Facts

2. Findings

D. Conclusion

1.Deductions

2.Conditions

E. Recommendation

1.Professional Consultants

a. Time

b. Money

2. Specialists

a. Maintenance

b. Repairs

c. Replacements

1. Time

2. Money

3. Others

The inspector is not required to make any recommendations, however if the inspector concludes a recommendation be made, it is the decision of the inspector to make an appropriate recommendation.

VI. INSPECTION STANDARDS OF PRACTICE

SITES, YARDS AND GROUNDS

Required duty: Identify, provide an opinion, and make any appropriate recommendations about the observable conditions in the accessible areas at and above the surface of the site, yards and grounds.

A. FOCUS POINTS TO BE INSPECTED

1. Topography: Observe and describe the general topography for grading and drainage, and related deficiencies. Areas within 5 to 10 feet of the perimeter of the building are specifically inspected.

2. Flat Surfaces: Observe and describe the visible, installed hard surface structures including sidewalks, driveways, patios, entry steps and similar paved areas, and any related deficiencies.

3. Fences: Observe and describe the visible, installed fences including gates and any related deficiencies.

4. Landscaping: Observe and describe the visible, installed and naturally existing lawn, shrubs, trees and other plant life, and any related deficiencies.

5. Retaining Walls: Observe and describe the visible, installed retaining structures including walls, rockeries, embankments, etc. and any related deficiencies.

6. Built Structures: Observe and describe visible, installed freestanding structures including gazebos, decks, porches, platforms, unheated and powerless outbuildings, sheds, etc. and any related deficiencies.

B. ITEMS EXCLUDED AND NOT INSPECTED

If items are excluded are observed at the site, they will be identified, located, and the exclusion shall be noted.

The inspector is not required to perform following:

1. Examine or inspect sheds, outhouses, storage buildings, playhouses, other detached buildings or enclosures including waterfront structures, equipment, docks, piers, seawalls, etc.

2. Examine or inspect items below the surface of the site.

3. Operate or evaluate any drainage or irrigation systems.

4. Test anything or use special equipment during the inspection.

5. Examine or inspect items uninstalled, or natural and native landscapes and topography.

6. Examine or inspect anything not visible in the inspection or unsafe to examine and inspect.

ROOF COVERS

Required duty: Identify, provide an opinion, and make any appropriate recommendation about the observable conditions in the accessible areas at and above the surface of the roof including the roof covering, and related elements, and how they are observed.

A. FOCUS POINTS TO BE INSPECTED

1. Roofing Materials: Observe, locate and describe the visible, installed roof covering material including ridge covers, valleys, flashings, etc. and any related deficiencies.

2. Related Elements: Observe, locate and describe the visible, installed, related elements including vents, skylights, other roof penetrations through the surface, flashings, accessories, etc. and any related deficiencies.

3. Roof Drainage: Observe, locate and describe the visible, installed roof drainage system including built-in systems, gutters, downspouts, mounting hardware, etc. and any related deficiencies including any evidence of excessive ponding, insufficient slope, and obstructed drains.

B. ITEMS EXCLUDED AND NOT INSPECTED

If items, which are excluded, are observed at the site, they will be identified, located and the exclusion shall be noted.

The inspector is not required to perform the following:

1. Walk over the surface of the roof.

2. Examine or inspect items below the surface of the roof covering including additional layers or attachments.

3. Examine or inspect Items inaccessible or unobservable including hidden guttering or subsurface function of drainage systems, or elements not located to safely inspect such as items which are too high above the roof covering, etc.

CHIMNEY

Required duty: Identify, provide an opinion, and make any appropriate recommendation, about the observable conditions in the accessible areas at, above or adjacent to the surface of the exterior wall or roof, of the chimney and related elements.

A. FOCUS POINTS TO BE INSPECTED

1. Chimney: Observe and describe the visible installed chimney including masonry, mortar, framing and finish materials, top wash, flu liner and flashings, and any related deficiencies including clearance to combustibles, fire stopping and attachments for weakness or unstable conditions.

2. Related Elements: Observe and describe the visible installed related elements including chimney caps, spark arrestors, penetrations through the surface, flashings, and accessories and any related deficiencies.

B. ITEMS EXCLUDED AND NOT INSPECTED

If items, which are excluded, are observed at the site, they will be identified, located and the exclusion shall be noted.

The inspector is not required to perform the following:

1. Examine or inspect Items inaccessible or unobservable.

2. Walk over the surface of the roof.

3. Examine or inspect items below the surface of the roof or behind the wall covering such as hidden supports or attachments.

4. Examine or inspect items below the surface of the ground.

5. Examine or inspect items not located to safely inspect such as items which are too high above the roof or ground.

EXTERIOR WALLS

Required duty: Identify, provide an opinion, and make any appropriate recommendation about the observable conditions in the accessible areas at the exterior walls.

A. FOCUS POINTS TO BE INSPECTED

1. Exterior Wall Coverings: Observe, locate and describe the visible installed exterior wall cladding including materials which are natural, artificial or manufactured, masonry walls either as structural walls or veneers, and stucco, and any related deficiencies.

2. Exterior Features: Observe, locate and describe the visible installed exterior wall features including overhangs, eves, soffits facias, built-in gutter systems, trim, etc. and any related deficiencies.

3. Exterior Doors and Windows: Observe, located and describe the visible, installed exterior doors and windows including energy efficiency measures and any related deficiencies.

4. Related Elements: Observe, locate and describe the visible, installed additional items other than decks, porches and balconies and included staircases and any related deficiencies.

B. ITEMS EXCLUDED AND NOT INSPECTED

If items, which are excluded, are observed at the site they will be identified, located and the exclusion shall be noted.

The inspector is not required to perform the following:

1. Examine or inspect items inaccessible or unobservable.

2. Examine or inspect items behind the surface of the wall covering such as hidden supports or attachments.

3. Examine or inspect items below the surface of the ground.

4. Examine or inspect items not located to safely inspect such as items which are too high above the ground.

5. Operate or evaluate mechanical doors, windows, shutters, shades or awnings.

6. Examine or inspect any remote control devices or equipment.

DECKS, PORCHES AND BALCONIES

Required duty: Identify, provide an opinion, and make any appropriate recommendation, about the observable conditions in the accessible areas at decks, porches and balconies.

A. FOCUS POINTS TO BE INSPECTED

1. Exterior porches, decks and balconies: Observe, locate and describe the visible installed type of exterior deck, porch or balcony structure and materials, and any related deficiencies.

2. Deck Construction: Observe, locate and describe the visible installed deck, porch or balcony structures, including damage, deterioration, weakness, unstable conditions at the connections and members and any related deficiencies.

3. Related Elements: Observe, locate and describe the visible, installed related elements including flashings, ledgers, decking, railings, stairs, steps, supports, handrails, guardrails, footings, posts, columns, etc. and any related deficiencies.

B. ITEMS EXCLUDED AND NOT INSPECTED

If items, which are excluded, are observed at the site, they will be identified, located and the exclusion shall be noted.

The inspector is not required to perform the following:

1. Examine or inspect items inaccessible or unobservable

2. Examine or inspect items behind the surface of the wall covering such as flashings, hidden supports or attachments.

3. Examine or inspect items below the surface of the ground such as footings and foundations.

4. Examine or inspect items not located to safely inspect such as items which are too high above the ground.

ATTICS

Required duty: Identify, provide an opinion and make any appropriate recommendations about the observable conditions in the accessible areas of the attic.

A. FOCUS POINTS TO BE INSPECTED

1. Access: Observe, locate and describe the visible, installed attic access and opening and any related deficiencies.

2. Construction: Observe and describe the visible installed attic structures including framing, sheathing, secondary support members and any related deficiencies.

3. Insulation: Observe and describe the visible installed insulation and any related deficiencies.

4. Ventilation: Observe, locate and describe the visible, installed ventilation systems and any related deficiencies.

B. ITEMS EXCLUDED AND NOT INSPECTED

If items, which are excluded, are observed at the site they will be identified and the exclusion shall be noted.

The inspector is not required to perform the following:

1. Walk through the attic. The attic inspection may be limited to an observation from the attic access opening or a safe, observable walking surface.

2. Examine or inspect areas inaccessible, unobservable or inspect items below the surface of the insulation because of safety and damage to ceilings.

3. Examine or inspect Inaccessible areas including low clearance or obstructed areas.

4. Determine fire resistance of materials.

5. Determine energy efficiency of any insulation.

6. Calculate any attic ventilation of areas or locations.

7. Operate any equipment.

INTERIORS

Required duty: Identify, provide an opinion and make any appropriate recommendations about the observable conditions in the accessible areas of the interiors and related items.

A. FOCUS POINTS TO BE INSPECTED

1. Walls, Ceilings and Floors: Observe and describe the visible finished surfaces of installed walls, floors and ceilings, and any related deficiencies including evidence of water penetration, leaks, etc. and apparent low ceilings.

2. Doors and Windows: Observe, locate and describe the visible finished surfaces and the operation and condition of doors and windows, and any related deficiencies including evidence of water penetration, leaks, etc. and apparent damage to energy efficient window seals and door seals.

3. Stairs and Handrails: Observe, locate and describe the visible installed stairs and handrails, and any related deficiencies including evidence of damage, insecure and unsafe openings in or heights of handrails or missing railings, parts and pieces.

4. Cabinets and Countertops: Observe, locate and describe the visible cabinets, countertops and related items including finished surfaces, the operation and condition of cabinet doors, drawers, lazy susans, etc. and any related deficiencies including the insecure attachment of permanently installed cabinets and shelves on the floor or the wall, and any related deficiencies.

5. Room Ventilation and Exits: Observe, locate and describe the visible installed bathroom and bedroom ventilation including fans or windows, means of egress through bedroom windows and any related deficiencies.

6. Safety Glazing: Observe, locate and describe the visible installed safety glazing or glass which is not safety glazing in locations subject to human impact and any related deficiencies.

7. Attached Garages: Observe and describe the visible installed walls, ceilings, floors and doors including vehicle doors and hardware, their operation and any related deficiencies.

8. Fire Resistive Walls: Observe, locate and describe the visible installed fire resistive walls ceilings, floors and doors between garages and/or carports and the habitable areas of the dwelling, and any related deficiencies.

9. Hidden Areas: Observe, locate and describe any room or area of space, which should be inspected and is inaccessible by the inspector and any related deficiencies.

B. ITEMS EXCLUDED AND NOT INSPECTED

If items, which are excluded, are observed at the site, they will be identified, located and the exclusion shall be noted.

The inspector is not required to perform the following:

1. Examine or inspect areas, which are inaccessible or unobservable.

2. Examine or inspect items behind the surface of walls, floors or ceilings.

3. Operate any security devices including items required by local, state or federal law.

4. Examine or inspect security systems or other methods to prevent forcible entry.

5. Examine or inspect the conditions of walls, floors, ceilings, etc. for conditions other than for support or water penetration and entry.

6. Examine or inspect the acoustic or fire resistive characteristics of walls, floors and ceilings either as separation walls between units or otherwise.

7. Examine or inspect the conditions of concrete slabs, concealed, visible or otherwise.

8. Operate or evaluate any security features including vehicle door operations and alarm systems.

ELECTRICAL

Required duty: Identify, provide an opinion and make any appropriate recommendation about the observable conditions in the accessible areas of the electrical system and related items.

A. FOCUS POINTS TO BE INSPECTED

1. Service Entrance: Observe, locate and describe the visible installed wires and cables to the service entrance, service wire attachments and structures including weather head, masts and supports, etc. and any related deficiencies including insufficient clearances, insecure attachments to buildings and poles, missing, damaged or broken parts and improper meter installation.

2. Panels: Observe, locate and describe the visible installed electrical panel and sub panels for accessibility, installation, amperage rating and voltage, and any related deficiencies including the lack of screws, open breaker spaces in the face, holes, grounding and improperly sized panels.

3. Panel Interiors: Observe and describe the visible panel interior including its cleanliness, the presence of moisture, humidity and water, rust and corrosion, and any related deficiencies including the lack of entry seals and other holds, etc.

4. Panel Equipment: Observe and describe the visible installed electrical equipment including wiring type, size and material of main service wires and circuit wires, grounding, the rated amperage of breakers, fuses and fuse-stats, and any related deficiencies including improper overload protection and wiring compatibility for breakers, fuses and fuse-stats, double tapping of the breakers, missing grounding, etc.

5. Wiring: Observe and describe the visible installed electrical wiring throughout the building and wiring between the primary building and its associated structures including parking structures, storage, playhouses and any related deficiencies including improper installation, unprotected wiring, and open wires, etc.

6. Switches, Receptacles and Fixtures: Observe, describe and check the functionality, including any GFCI receptacles with its respective test button, the visible installed electrical switches, receptacles and fixtures, and any related deficiencies including missing plates, open junction boxes, loose visible wires and improperly mounted fixtures etc.

7. Smoke Detectors: Observe, locate and describe the visible installed smoke detectors and any related deficiencies including the absence of smoke detectors in appropriate areas and deficiencies with location or operation.

8. GFCI Equipment: Observe, locate and describe the visible installed GFCI receptacles and any related deficiencies including the absence of GFCI receptacles in appropriate areas and deficiencies with location operation.

B. ITEMS EXCLUDED AND NOT INSPECTED

If items, which are excluded, are observed at the site, they will be identified, located and the exclusion shall be noted.

The inspector is not required to perform the following:

1. Examine or inspect items inaccessible or unobservable.

2. Examine or inspect items behind the surface of walls, floors or ceilings.

3. Operate any electrical equipment or appliances.

4. Examine or inspect electrical systems which are disconnected or shut-down.

5. Examine or inspect panel interiors, if in the opinion of the inspector, the panels are physically inaccessible or if removal of the cover could cause physical damage or pose a safety hazard.

6. Examine or inspect the operation of overload protection devices.

7. Examine or inspect every receptacle, switch or fixture or remove their respective covers.

8. Determine the compatibility of breakers or fuses with the panel board.

9. Evaluate smoke and fire detectors or test them when access would require a ladder or steps.

10. Evaluate secondary power sources.

11. Evaluate the attachment of any electrical equipment or devices.

12. GFCI receptacle with anything other than the manufacturers test button.

13. Examine or inspect emergency/backup electrical power sources including generators, windmills, solar collectors, battery or other electrical storage facilities.

HEATING

Required duty: Identify, provide an opinion and make any appropriate recommendation about the observable conditions in the accessible areas of the permanently installed heating system and related items.

A. FOCUS POINTS TO BE INSPECTED

1. System Information: Observe, locate and describe the visible installed heating unit, determine the size, method of distribution, identify its fuel type and location of thermostats, room outlets or lack thereof.

2. Heating Units: Observe and describe the visible installed heating unit and installation including filters or electronic air cleaners, clearances, operation using normal thermostatic controls, functional distribution at individual room outlets, and any related deficiencies or signs of a malfunctioning system including burner flame impingement or evidence thereof, improper flame color or patterns, evidence of soot, rust, minerals or corrosion at the exterior or inside the unit.

3. Vent Pipes, Connections and Draft Diverters: Observe and describe the visible installed flu ventilation systems, joints, connections and draft diverters and any related deficiencies including improper installation and clearances, broken or missing parts and pieces, evidence of soot, rust, minerals or corrosion at the exterior of the ventilation system.

4. Return and Combustion Air: Observe, locate and determine the separation of the combustion and return air and any related deficiencies.

5. Electrical Disconnects and Shut-off Valves: Observe, locate and describe the visible installed electrical disconnects, controls and shut-off valves, or the lack thereof, and any related deficiencies including observable, improperly installed or defective electrical disconnects or shut-off valve.

6. Energy Source: Observe, locate and describe the visible installed energy source to the units, and any related deficiencies including loose connections at the unit, leaks, flimsy, improperly installed or unsupported fluid lines and related deficiencies.

7. Distribution System: Observe, locate and describe the visible installed distribution system including ducting, duct insulation, vents, piping systems and related valves and any related deficiencies including poorly installed broken or missing parts and supports, leaks, and non-functioning distribution at individual rooms.

8. Over Temperature and Pressure Relief Valves: Observe, locate and describe the visible installed valve types, BTU ratings, drain materials, installation and termination and any related deficiencies including missing valves and drains, improper installation, and improper drain terminations.

B. ITEMS EXCLUDED AND NOT INSPECTED

If items, which are excluded, are observed at the site they will be identified, located and the exclusion shall be noted.

The inspector is not required to perform the following:

1. Examine or inspect any heating system that has been shut down, disconnected, the source of energy shut off, or is not ready to start using normal user controls including unit pilot lights or lack of energy.

2. Dismantle any heating system or related items.

3. Determine the projected life expectancy of any heating unit or related items.

4. Determine adequacy, uniformity or balance of heat supply to rooms or buildings.

5. Determine the leakage in any duct work.

6. Evaluate the safety and condition of heat exchangers.

7. Testing of any kind of furnaces, heat pumps, heating elements, fluid or gas materials or lines.

8. Examine or inspect fuel tanks, above or below ground.

9. Examine or inspect below ground/slabs systems, ducts, fuel tanks and related items.

10. Determine the adequacy of thermostat calibration, heat anticipation, automatic setbacks or clocks.

11. Examine or inspect radiant or geothermal heat pump heating systems, solar space heating, and humidifying or dehumidifying systems.

12. Determine the functional conditioner effectiveness of electronic air filtering and cleaning systems.

13. Operate heat pump systems when the ambient air temperature may cause damage to the equipment, or operate the system when it is in the "emergency" heat mode.

CENTRAL COOLING SYSTEMS

Required duty: Identify, provide an opinion and make any appropriate recommendation about the observable conditions in the accessible areas of the permanently central cooling systems and related items.

A. FOCUS POINTS TO BE INSPECTED

1. System Information: Observe, locate and describe the visible installed cooling and air handling equipment, the size, method of distribution, identify its fuel type, location of thermostats and room outlets or lack thereof.

2. Cooling Units and Air Handling Equipment: Observe and describe the visible installed cooling unit and air handling equipment and installation including clearances, operation using normal thermostatic controls, function at individual room outlets, air filters, and any related deficiencies or signs of a malfunctioning system including no air, hot air and air filters which are missing, excessively dirty, deteriorated, improperly fitting or inoperable.

3. Electrical Disconnects and Shut-Off Valves: Observe, locate and describe the visible installed electrical disconnects, controls and shut-off valves or the lack thereof, and any related deficiencies including improperly installed or observable defective electrical disconnects or shut-off valves.

4. Energy Source: Observe, describe the visible installed energy source to the units and any related deficiencies including loose connections at the unit leaks, flimsy, improperly installed or unsupported fluid lines and related items.

5. Coolant Lines: Observe, locate and describe the visible installed coolant lines, piping and insulation, and any related deficiencies including damage, leakage or evidence of deteriorated insulation and lines, flimsy, poorly installed and unsupported lines.

6. Condensate Lines: Observe, locate and describe the visible installed condensate lines, installation and the slope and terminations of visible portions, and any related deficiencies including damage, leakage or evidence of deteriorated lines, flimsy, poorly installed and unsupported lines, improper slope, traps and terminations.

7. Distribution System: Observe, locate and describe the visible installed distribution system including ducting, duct insulation, vents, piping systems, related valves and any related deficiencies including poorly installed, broken or missing parts and supports, leaks, and non-functioning distribution at individual rooms.

B. ITEMS EXCLUDED AND NOT INSPECTED

If items, which are excluded, are observed at the site, they will be identified, located and the exclusion shall be noted.

The inspector is not required to perform the following:

1. Examine or inspect any cooling system that has been shut down, disconnected, the source of energy shut off, or is not ready to start using normal user controls.

2. Operate heat pump systems when the ambient air temperature may cause damage to the equipment, or operate the system when it is in the "emergency" heat mode.

3. Dismantle any cooling system or related items.

4. Determine the project life expectancy of any cooling system or related items.

5. Determine the leakage in any ductwork.

6. Evaluate the safety and condition of heat pump systems.

7. Testing of any kind to electrical current draw, coolant fluids or gas materials.

8. Determine coolant leakage.

9. Determine the operation and effectiveness of condensate drainage systems.

10. Determine the operation and effectiveness of any electronic air filtering system.

11. Determine the adequacy of thermostat calibration, cooling anticipation, automatic setbacks or clocks.

12. Examine or inspect below ground/slabs systems, ducts, energy sources and related items.

13. Examine or inspect gas fired, solar or geothermal cooling systems and related items.

14. Examine or inspect humidifying or dehumidifying systems and related items.

15. Examine or inspect window or wall mounted (non-central) cooling unit.

16. Examine or inspect food, wine or similar cooling systems.

PLUMBING

A. FOCUS POINTS TO BE INSPECTED

1. Supply, Waste and Vent Piping: Observe, locate and describe the visible installed supply waste and vent lines within the building or on the exterior surface and any related deficiencies including leaks, improperly installed and unsupported lines, mismatched materials, failed installations and drain trap siphonage.

2. Fixtures: Observe, locate and describe the visible installed fixtures including fixtures, faucets and drains within the building or on the exterior surface, water flow and drainage, and any related deficiencies including missing, loose, cracked, damaged or malfunctioning fixtures, faucets and valves, improper orientation of hot and cold water faucets and valves, slow or lack of water flow, drainage and any related items.

3. Shut-Off Valves: Observe, locate and describe the visible installed main shut-off valve, fixture and appliance shut-off valves, within the building and any related deficiencies including missing, loose, cracked, damaged or malfunctioning valves and related items.

4. Sewage Ejectors: Observe, locate and describe the visible installed waste and/or sewage pumps within the building and any related deficiencies including missing, loose, cracked, damaged or malfunctioning parts or related items.

5. Back-Flow, Anti-Siphon and Cross Connections: Observe, locate and describe the visible installed back-flow and anti-siphon devices and any real or potential cross connections between potable water systems and any contaminant where applicable and any related deficiencies including the lack of or improperly installed and observable deficiencies with back-flow and anti-siphon devices, air gaps and shut-off valves.

6. Pressure: Observe and describe the visible water pressure within the building or on the surface of the exterior, wherever it was tested and any related deficiencies including insufficient or excessive water pressure.

7. Gas Piping: Observe, locate and describe the visible installed gas piping, appliance and fixture shut-off valves, where applicable, piping and appliance connectors, and any related deficiencies including leaks detected by olfactory means only and without prejudice.

B. ITEMS EXCLUDED AND NOT INSPECTED

If items, which are excluded, are observed at the site, they will be identified, located and the exclusion shall be noted.

The inspector is not required to perform the following:

1. Examine or inspect the operation of the main, or any appliance or fixture shut-off valves.

2. Examine or inspect any appliance, system or fixture which is shut-off or disconnected.

3. Examine or inspect any water supply or pressure assisted system including, but not limited to, wells, pumps, tanks and related equipment.

4. Determine the functional flow where the end is capped or is connected to an appliance.

5. Measure water volume or temperature.

6. Use a water pressure gauge on hot water systems or where a faucet does not have a garden hose bib.

7. Test private sewage disposal systems including, but not limited to septic tanks and/or any underground (manmade or otherwise) system, or portion thereof, and rain or water ejector pumps.

8. Determine the potability of water.

9. Determine compliance with local or state conservation energy standards.

10. Design or size any water supply, waste or venting components, fixtures or piping.

11. Determine whether water supply or disposal is public or private.

12. Examine or inspect systems such as, but not limited to, solar water and heating systems, yard sprinkler or irrigation systems, water softening, conditioning or filtering systems, swimming pools, spas or saunas and related equipment or fire sprinkler systems.

13. Test shower pans for leakage or fill any fixture with water during operation or observation.

14. Examine or inspect gas supply systems for leaks, however, any leaks detected during the inspection may be reported with prejudice.

15. Operate any valve which in the inspectors opinion may leak when operated.

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

17. Examine or inspect clean out devices or whether there is a sufficient quantity.

18. Examine or inspect gas, liquid propane or oil storage tanks.