Professional Inspections of Tennessee
Standards of Practice
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Definition of Terms
The following words and terms, when used in this section, shall have the following meanings, unless the context clearly indicates otherwise:
Determine - To come to a decision or resolve concerning the condition, function, opera¬tion of a item, part, component, system or equipment.
Functioning - Performing in an expected or required manner; carrying out the design purpose or intended operation of a part, system, component or member.
Identify - To determine or establish as a particular item, condition or thing.
Inaccessible - Not having access without the use of special tools, equipment, or in¬struments, or removing doors, walls, stored items or similar obstructions, or by causing damage to a structure, finish or component, equipment or system, or by virtue of inade¬quate clearance, walkways, passageways, or hazardous condition.
In Need of Repair - Does not adequately function or perform.
Inspect - To look at or examine those items, parts, systems or components which are accessible or can reasonably be seen, heard or operated by the inspector without, except as required by this section, laboratory, scientific or engineering evaluation or testing, or destructive tests, dismantling or removal of parts, members or components.
Inspector - A person acting as a Professional Inspections of Tennessee Professional Inspector.
Observe - To take note of by means of sight, sound, smell or touch.
Performance - The act of carrying out, completing, executing or achievement of an op¬eration, design or function in a manner consistent with the intent of the manufacturer, designer or accepted industry practice.
Report - A written or oral opinion of the results of observations, determinations, or findings.
Scope
The standards of inspection practice established by this section are the minimum levels of inspection performance required of Professional Inspections of Tennessee real estate inspectors for the accessible parts, components and systems typically found in improvements to real property, excluding outbuildings and fences. The inspection is of conditions which are, present and visible at the time of the inspection. All mechanical and electrical equipment, systems, and appli¬ances are operated in normal modes and operating range at the time of the inspection. The inspector shall observe, render an opinion and report which of the parts, compo¬nents and systems present in the property and required for inspection identified in the following sections have or have not been inspected and if the parts, components and systems are not functioning at the time of inspection or are in need of repair and report on visible, existing or recognized hazards. All written inspection reports must contain the name of the inspector who performed the inspection. The inspector may provide a higher level of inspection performance than required by this section and may inspect parts, compo¬nents and systems in addition to those described in this section. In the event of a conflict between a specific provision and a general provision, the specific provision shall control. These standards do not apply to the following:
• parts, components or systems other than those specifically described in this section;
• conditions other than those specifically described in this section, such as environmental conditions, presence of toxic or hazardous wastes or substances, presence of ter¬mites or other wood-destroying insects or organisms or compliance with codes, ordinances, statutes or restrictions or the efficiency, quality, durability of any item inspected; and
• any part, component or system the inspector has excluded from inspection in accor¬dance with the departure provision contained in this section.
Departure Provision
An inspector shall exclude from the inspection any part, component or system which the inspector is not competent or qualified to inspect. An inspector may exclude any part, component or system required for inspection below which is inaccessible, which cannot be inspected due to circumstances beyond the control of the inspector, or which the client has agreed should not be inspected. This provision is not intended to prohibit an inspector from specializing or limiting himself to a given specialty nor to require the in¬spector to specifically exclude other parts, components or systems not ordinarily consid¬ered a part of his specially; however, the inspector shall comply with these standards of practice for the items being inspected or notify the client as required by this provision. If an inspector excludes any part, component or system described below, other than one which the client has agreed should not be inspected, the inspector shall:
• advise the client at the earliest practicable time that the specific part, component or system will not be included in the inspection; and
• confirm in any written inspection report given to the client that the specifically listed part, component or system has not been inspected.
Structural Systems
Foundations. The inspector shall identify the type of foundation (for example, slab-on-grade or pier and beam); inspect the foundation, related structural components and/or slab surfaces; inspect the crawl space area to determine the general condition of foun¬dation components and report the method used to observe the crawl space when an area is not entered or when access or visibility is limited; render an opinion as to the per¬formance of the foundation; observe for the presence of crawl space ventilation; observe the conditions or symptoms that may indicate, the possibility of water penetration, such as improper grading around foundation walls or plumbing leaks; and observe the site for conditions which may be adversely affecting foundation performance, such as erosion or water ponding.
The inspector is not required to enter a crawl space or any areas where headroom is less than two feet, or where the inspector reasonably determines conditions or materials are hazardous to health or safety of the inspector; remove stored items or debris to gain access to crawl space areas; or move house furnishings, including carpeting, personal belongings or other materials that may limit visual observation of structurally related components.
Interior walls, doors, ceilings and floors. The inspector shall observe the condition of the surfaces of walls, ceilings and floors as related to structural performance and water penetration; inspect accessible doors for proper operation; and inspect condition of steps, stairways, balconies and railings.
The inspector is not required to determine the condition of floor, wall or ceiling cover¬ings except as they affect structural performance or water penetration; identify obvious damage to floor, wall or ceiling coverings; or determine the condition of paints, stains and other surface coatings; or determine condition of cabinets.
Exterior walls and doors. The inspector shall observe deficiencies of exterior walls related to structural performance and water penetration; and observe and report on condition and operation of exterior doors and garage doors.
The inspector is not required to report the condition or presence of storm windows or doors, awnings, shutters, locks, latches or other security devices or systems; determine the condition of paints, stains or other surface coatings; or determine the presence of or extent or type of insulation or vapor barriers in exterior walls.
Fireplace and chimney. The inspector shall inspect the chimney structure; inspect the interior of the firebox and the visible flue area; inspect the operation of the damper; observe for presence of a non-combustible hearth extension; observe the condition of lintel, hearth and material surrounding the fireplace; observe attic penetration of chimney flue, where accessible, for proper fire stopping; inspect gas log lighter valves for proper function and for gas leaks; inspect operation of circulating fan, if present; and observe for proper installation of combustion air vent, if present.
The inspector is not required to remove logs, ashes, fixed screens, hardware or other attachments to gain access to the fireplace; inspect screens or glass doors; determine the adequacy of the draft or perform a chimney smoke test; determine the clearance of any components of the fireplace from combustibles in concealed areas or adequacy of instal¬lation in areas concealed or inaccessible; observe the top of the chimney coping, chimney caps or spark arresters, except from ground level; ignite the gas log lighter or decorative gas logs; or inspect wood-burning stoves or fireplace inserts.
Roof, roof structure and attic. The inspector shall identify the type of roof covering and inspect its condition; inspect the general condition of flashing, skylights and other roof penetrations; observe for presence of attic space ventilation; condition of roof struc¬ture, and sheathing (including evidence of moisture penetration) where accessible; report when attic observations are made from attic access opening only; and report the method used to inspect roofing if the inspection is performed from other than roof level.
The inspector is not required to walk on or access a roof when the inspector reasonably determines that conditions are unsafe or when damage to the roof or materials may re¬sult; remove snow, ice, debris or other materials which prohibit visual inspection of roof surfaces; inspect or determine the condition or adequacy of antennae, lightning rods or similar attachments; enter attic spaces which are not accessible, including those where headroom is less than five feet, or where physical damage to framework, ceilings or insulation could result; enter spaces which present a hazard to the inspector, as reason¬ably determine by the inspector; determine the remaining life expectancy of the roof covering or determine the suitability of roofing materials or applications; or determine the adequacy of roofing fastening systems, such as nail lengths, spacing and type.
Window and door glazing. The inspector shall inspect the condition of windows and exterior doors to determine whether glazing is present and undamaged; inspect insu¬lated glass windows for fogging or other evidence of broken seals; observe the presence and condition of window and door screens; inspect burglar bars for functional egress in appropriate areas; and operate windows when at burglar bar locations of sleeping rooms or egress areas and a sampling of others which are accessible.
The inspector is not required to check for the presence of safety glass.
Porches and decks. The inspector shall inspect porches, decks, steps, balconies and carports for structural performance as to visible footings, joists, decking, railings and attachment points, where applicable.
The inspector is not required to inspect detached structures or waterfront structures and equipment, such as docks or piers.
Insulation. The inspector shall observe the presence and approximate depth of insulation where visible.
The inspector is not required to determine the U-factor of insulation in walls or ceilings.
Gutters and downspouts. The inspector shall observe the general condition of installed gutter and downspout systems.
The inspector is not required to inspect internal gutters, downspouts, or drainage piping.
Mechanical systems.
Dishwasher. The inspector shall inspect the condition of the door gasket, control knobs and interior parts, including the dish tray, rollers, spray arms and the soap dispenser; observe the interior for signs of rust; inspect the door spring operation; observe the discharge hose or piping for condition and proper routing; inspect the unit for secure mounting; observe for presence of water leaks; operate the unit in normal mode with the soap door closed; and inspect for proper operation, noting that the spray arms turn, the soap door opens and the drying element operates.
Food waste disposer. The inspector shall inspect the condition of the splash guard, grinding components and exterior; inspect the unit for secure mounting; and operate the unit, observing noise and vibration level and signs of water leaks
Range hood vent. The inspector shall inspect the condition of the filter, vent pipe and switches; operate the blower, observing sound, speed and vibration level; inspect operation of the light and switches; and observe the termination of the vent pipe to outside the structure when not of a recirculating type or configuration.
Electric range. The inspector shall inspect for broken or missing knobs, elements, drip pans or other parts; and inspect for operation of the signal lights and elements at low and high settings.
Gas range. The inspector shall inspect for broken or missing knobs, burners or other parts; inspect the burners for proper lighting and operation at low and high settings; inspect for proper material used for the gas branch line and the connection to the appliance; and inspect for presence and location of gas shut-off valve and for leaks at the valve.
Electric oven. The inspector shall inspect for broken or missing knobs, handles, glass panels, lights or light covers or other parts; inspect the door for seal condition, tightness of closure and operation of the latch; inspect the oven for secure mounting; inspect the heating elements and thermostat sensing element for proper support; observe the op¬eration of the heating elements; inspect the operation of the clock and timer, thermostat and door springs; and observe the accuracy of the thermostat with a thermometer for a 25 degree range plus or minus of a 350 degree setting.
Gas oven. The inspector shall inspect for broken or missing knobs, handles, glass pan¬els, lights or light covers or other parts; inspect the door for seal condition, tightness of closure and operation of the latch; inspect the oven for secure mounting; observe the lighting operation and condition of the flame; inspect for proper materials for the gas branch line and the connection to the appliance; inspect for presence and location of gas shut-off valve and for leaks at the valve; observe the accuracy of the thermostat with a thermometer for a 25 degree range plus or minus of a 350 degree setting; and inspect the operation of the clock and timer, thermostat and door springs.
Microwave oven. The inspector shall inspect for broken or missing knobs, handles, glass panels or other parts; inspect the condition of the door and seal; observe the oven operation by heating a container of water or with other test equipment, as reasonably determined by the inspector; and observe the operation of the light.
Trash compactor. The inspector shall inspect the overall condition of the unit; operate the unit, observing noise and vibration level; and check the unit for secure mounting in place.
Other installed kitchen appliances. The inspector shall inspect overall condition, operate the appliance as practicable or note otherwise in his report.
Bathroom exhaust vents and electric heaters. The inspector shall operate the unit, observing sound, speed and vibration level.
Whole house, vacuum system. The inspector shall inspect the condition of the main unit; operate the unit if possible; and inspect the system from all accessible outlets throughout the house.
Gas water heater. The inspector shall inspect the tank and fittings for leaks and cor¬rosion; observe temperature and pressure relief valve piping for proper routing, size (reporting as an existing or recognized hazard drain lines smaller than the outlet fitting), material and termination; operate the temperature and pressure relief valve when of an operable type and operation will not cause damage to persons or property as reasonably determined by the inspector; inspect for broken or missing parts, covers or controls; inspect for adequate support; observe the condition of burner, flame and burner com¬partment; inspect for proper materials used for the gas branch line and the connection to the appliance; inspect for presence and location of gas shut-off valve and for gas leak at the valve. inspect the type of vent pipe and its condition, draft, proximity to combustibles and termination point; observe for adequate combustion and draft air; observe for presence of safety pan and drain when applicable; observe for proper location and installation; and inspect garage units for protection from physical damage to the unit; and minimum clearance of 18 inches above the garage floor, the absence of which shall be reported as an existing or recognized hazard..
Electric water heater. The inspector shall inspect the tank and fittings for leaks and corrosion; observe the temperature and pressure relief piping for proper routing, size (reporting as an existing or recognized hazard drain lines smaller than the outlet fittings), material and termination; operate temperature and pressure relief valve, when of an operable type and operation will not cause damage to persons or property, as reasonably determined by the inspector; inspect for presence of safety pan and drain when appli¬cable; and inspect for the operation of heating elements and proper wiring.
Doorbell. The inspector shall inspect the condition and operation of the unit; and in¬spect for proper installation of all visible and accessible parts.
Attic power vents. The inspector shall inspect the operation of the thermostat control, if so equipped and accessible; and observe the sound, speed and vibration level.
Garage door operator. The inspector shall inspect the condition and operation of the garage door operator; operate the door manually or by an installed automatic door con¬trol; and test whether the door automatically reverses during closing cycle.
Hydrotherapy or whirlpool equipment. The inspector shall inspect for proper op¬eration; operate the equipment using normal controls; inspect for the presence and proper operation of ground fault circuit interrupter; inspect for proper location and op¬eration of the switches and air intake valves; observe under the tub for evidence of leaks if the access cover is available and accessible; and inspect the movement of the dis¬charge ports.
Specific limitations for appliances. The inspector is not required to inspect or oper¬ate compactors or other devices which require use of special keys, codes or combinations to operate when not available; operate or determine the condition of other auxiliary components of inspected items; inspect self-cleaning functions; remove an insulation blanket to gain access to water heater components; operate remote controls for garage door operators; operate equipment beyond its normal operating range; or operate pro¬grammable features or devices, or equipment or appliance hoses, attachments or other accessories.
Cooling systems other than evaporative coolers. The inspector shall identify the type of system and energy sources; operate the system using normal control devices; inspect for proper performance; such as by observing the temperature difference be¬tween the supply air and the return air; observe for the presence and proper installation of the condensate drain line and secondary drain line when applicable; observe for the presence of insulation on refrigerant pipes and the primary condensate drain pipe; and inspect for the clearance of circulating air around the condensing unit and for proper installation of the unit.
Evaporative coolers. The inspector shall operate the motor and identify as one or two speed; observe the electrical pigtail connection at the motor; inspect the power source in the unit; inspect the function of the pump and the condition of spider tubes, tube clips and bleeder system; observe the water supply line and the condition of the float bracket; determine that there is a minimum of a one-inch air gap between water discharge at float and water level; inspect the fan (blower) and squirrel cage for condition and rust build-up or deterioration or corrosion; observe the condition of the fan belt and pulleys; observe on the condition of the housing side panels, the water trays, the exterior hous¬ing and the roof frame; observe and report on the condition of the roof jack or other mounting point and the location of the damper at the unit; and observe the interior registers and the supply duct.
The inspector is not required to operate a cooling system when the outdoor temperature is less than 60 degrees Fahrenheit; determine the proper operation of condensate sys¬tems; inspect gas-fired refrigeration systems; inspect for the pressure of the system coolant or determine the presence of leaks; determine the efficiency of a system; inspect any equipment which is not in an accessible area or dismantle any equipment, controls or gauges; determine the electrical current draw of the system; program digital-type thermostats or controls; operate set back features on thermostats or controls; or inspect interior components of an evaporative cooler when the unit has been drained or shut down.
Heating systems. The inspector shall identify the type of heating system and its en¬ergy sources; operate the system using normal control devices; inspect the condition of the controls and of the accessible operating components of the system; observe in gas units the burner, the condition of the burner compartment; the type, condition, draft and termination of the vent pipe and proximity to combustibles; the availability of com¬bustion and draft air and the presence of forced air in the burner compartment; inspect in gas units for flame impingement, uplifting flame, improper flame color and excessive scale buildup; inspect in gas units for proper materials used for the gas branch line and the connection to the appliance; inspect in gas units for presence and location of gas shut-off valve and for leaks at the valve; and determine the operability of the elements in electric furnaces.
The inspector is not required to activate or operate heating systems which have been shut down or which do not respond to normal control devices; determine fully the per¬formance of heat exchangers; inspect any equipment unless the equipment is located in a accessible area; dismantle any equipment, controls or gauges; inspect accessories such as humidifiers, air purifiers, motor dampers, heat reclaimers, electronic air filters or wood-burning stoves; determine the efficiency or adequacy of a system; inspect solar heating systems; activate heating or heat pump systems if ambient temperatures or other circumstances are, in the reasonable opinion of the inspector, not conducive to safe operation without damage to the equipment; program digital thermostats or controls; or operate radiant heaters, steam heat systems or unvented gas-fired heating appliances.
Ducts, vents and flues. The inspector shall observe the condition and the routing of ducts where visible and accessible; inspect for air flow at all accessible supply registers in the habitable areas of the structure; inspect accessible duct fans and filters; inspect for improper installation, such as gas piping, sewer vents, or junction boxes in the plenum or improper sealing; inspect condition of flue system components; inspect flue and vent pipes for proper termination; and inspect for proper materials used for the venting systems.
The inspector is not required to determine the efficiency, adequacy or capacity of the systems; determine the uniformity of the supply of conditioned air to the various parts of the structure; determine the types of materials contained in insulation, wrapping of pipes, ducts, jackets, boilers and wiring; operate venting systems unless ambient tem¬peratures or other circumstances, in the reasonable opinion of the inspector, are condu¬cive to safe operation without damage to the equipment; or operate a unit outside its normal operating range as reasonably determined by the inspector.
Plumbing systems. The inspector shall inspect for the type and condition of all acces¬sible and visible water and waste-water and vent lines; inspect and operate all fixtures and faucets where the flow end of the faucet is not connected to an appliance; observe for the presence of back-flow devices, anti-siphon devices or systems or air gaps when applicable; observe water supply by viewing functional flow in two fixtures operated simultaneously; observe functional drainage at accessible plumbing fixtures; inspect for proper installation and identification of hot and cold faucets; operate mechanical drain stops if installed on sinks, lavatories and tubs; inspect commodes for cracks in the ceramic material, proper mounting on the floor, evidence of leaks and operation of the tank components; observe all accessible supply and drain pipes for evidence of leaks; observe existence of visible vent pipe system to the exterior of the structure and for proper routing and termination of the vent system; inspect shower pan for leaks; operate exterior faucets attached or immediately adjacent to the structure, observe that the water heater if installed in the garage has the burners and/or burner ignition sources at least 18 inches above the finished floor unless the model does not require elevation; and observe the proper installation of the water heater temperature/pressure relief valve drain or discharge line is not smaller than the valve opening.
The inspector is not required to operate any main, branch or shut-off valves; inspect any system which has been shut down or otherwise secured; inspect any components which are not visible or accessible; inspect any exterior plumbing components such as water mains, private sewer systems, water wells, sprinkler systems or swimming pools; in¬spect fire sprinkler systems; inspect or operate drain pumps or waste ejector pumps; inspect the quality or the volume of well water; determine the potability of any water supply; inspect water-conditioning equipment, such as softeners or filter systems; in¬spect solar water heating systems; determine the effectiveness of anti-siphon devices on appropriate fixtures or systems; operate free-standing appliances; inspect private water supply systems, swimming pools, or pressure tanks; observe the system for proper sizing, design or use of proper materials; or inspect the gas supply system for leaks;
Electrical Systems
Service entrance and panels. Observe the general condition of the service drop; observe that the drop, weatherhead and mast are securely fastened; inspect for the presence of a grounding electrode conductor in the service where visible, proper connection to the grounding electrode or grounding system; inspect an accessible main and sub¬panels to ensure they are adequately secured to the structure and appropriate for their location (weather-tight if exposed to weather, appropriate clearances and accessibility), with inside covers (dead fronts) in place and knock-outs filled; inspect the condition of the wiring in the panels, its type (copper or aluminum) and the compatibility of overcurrent protectors for the type of conductor being used and for proper sizing of listed equipment of overcurrent protection and conductors, when power requirements for listed equipment are readily available; report (if aluminum branch circuit wire is observed in the main or subpanels) the presence or absence of appropriate connections, such as copper/aluminum approved devices, pig-tailed connections or crimp connections; observe the presence of proper main disconnect(s); observe the proper installation of and required locations of ground fault circuit interrupters.
The inspector is not required to determine the ability of the system to comply with current codes; determine service capacity amperage or voltage; dismantle any electrical device or control other than those required by this section; insert any tool, probe or testing device into main or subpanels; activate electrical systems or branch circuits which are not energized; operate overload protection devices; determine the adequacy of the ground conductor(s); determine the capacity of the electrical system relative to pre¬sent or future use; determine the insurability of the property; conduct voltage drop cal¬culations; or move furniture, stored items or appliances to inspect panels, wiring or con-nections.
Branch circuits, connected devices and fixtures. The inspector shall inspect all accessible receptacles to determine whether power is present; polarity is proper; the unit is grounded, if applicable; heat is excessive; the unit is secured to the wall; the cover is in place; and ground fault circuit interrupter devices are properly installed in the bathrooms, exterior, garage, kitchens (within six feet of a sink) and in swimming pool locations and operate properly as shown by use of a tester (absence, improper installation or improper operation of devices shall be reported as an existing or recognized hazard). Operate all accessible wall and appliance switches to determine if the switches are operational and functioning properly; there is arcing or excessive heat; and the switches are fastened securely with covers in place. Inspect installed fixtures including lighting devices and ceiling fans; report missing fixtures; inspect the general condition of exposed wiring and junction boxes; inspect for the presence of conduit in appropriate locations and for proper termi¬nation of conduit; inspect appliances and electrical gutters for proper grounding; ob¬serve subpanels for proper bonding and grounding; inspect for presence of disconnects in appropriate locations; and inspect (if branch circuit aluminum wiring is discovered in the main or subpanels) a random sampling of accessible receptacles and switches and report the presence or absence of appropriate connections, such as copper/aluminum approved devices, pig-tailed connections or crimp connections.
The inspector is not required to move any objects, furniture or appliances to gain access to any electrical component; remove switch or outlet cover plates, except where alumi¬num wiring is observed in the main or subpanels; inspect any electrical equipment which is not in a accessible area; dismantle any electrical device or control; inspect ancil¬lary systems, such as burglar and smoke or fire systems, lightning protection, low voltage systems, antennae, electrical deicing tapes, sprinkler wiring, swimming pool or spa wiring, intercom systems, any systems which are controlled by timers or photo voltaic cells, landscape lighting, cable TV wiring, telephone wiring, load or voltage regula-tors; or trace wiring origins or wiring destination.
Optional inspections of other systems/attachments.
Scope.
This subsection covers other systems and attachments which an inspector may be re¬quested to inspect. The inspector may need special knowledge or tools to perform these inspections. It is the responsibility of the inspector to be properly informed and educated regarding current and safe procedures for inspecting the items described in this subsection. The inspector shall determine and provide a report of the condition of the equipment, systems, parts or components by visual observation and operate in normal modes and operating range noted at the date and time of the inspection. If an inspector agrees to inspect a component described in this section, the following apply.
Gas lines. The inspector shall inspect for the condition and type of all accessible and visible gas piping; and test gas lines by using a local or an industry-accepted procedure.
The inspector is not required to inspect sacrificial anode bonding or existence.
Outbuildings. The inspector shall inspect the building for structural performance and for water penetration; and observe the building for compliance with electrical, plumbing and heating and air conditioning standards where applicable.
Outdoor cooking equipment. The inspector shall identify the energy source and op¬erate the unit; inspect the condition of control knobs, handles, burner bars, grills, box, rotisserie (if present) and heat diffusion material; observe the stability of the unit and pedestal; inspect gas units for proper materials used for the gas branch line and the connection to the appliance; and inspect gas units for presence and location of the gas shut-off valve and for leaks at the valve.
Lawn and garden sprinkler system. The inspector shall operate all zones or stations on the system manually; observe water flow or pressure at the circuit heads; inspect for evidence of surface water low presence and proper installation of anti-siphon valves and backflow preventers and presence of shut-off valves; inspect the condition and mounting of control box and visible wiring; and observe and report the operation of each zone and associated valves, spray head patterns and areas of non-coverage within the zone.
The inspector is not required to inspect the automatic function of the timer or control box, the rain sensor or the effectiveness of anti-siphon valves or backflow preventers.
Private water wells. The inspector shall operate at least two fixtures simultaneously; identify the type of pump and type of storage equipment; observe and determine water pressure and flow and operation of pressure switches; observe the condition of visible and accessible equipment and components; inspect for proper wiring and circuit protec¬tion; observe the condition of, and site drainage in the area of the well head; and rec¬ommend, perform, or arrange to have performed, a coliform analysis.
The inspector is not required to open, uncover or remove the pump, heads, screens, lines or other component parts of the system; determine water quality or potability or the reliability of the water supply or source; or locate or verify underground water leaks.
Private sewage systems (individual septic systems). The inspector shall report the observed condition of the accessible or visible components of the system at the time of the inspection; operate plumbing fixtures to observe functional flow; walk over the area of tanks and fields or beds to identify by visual and olfactory means, any evidence of effluent seepage or flow at the surface of the ground; inspect for areas of inadequate site drainage around or adjacent to the system; observe proximity, if known, of water wells; underground cisterns; water supply lines; streams, ponds and lakes; sharp slopes or breaks; easement lines; property lines; soil absorption systems; swimming pools or sprinkler systems; inspect the operation of the system; observe the presence of visible access to tanks; determine the type of the system, if possible, and the location of the drainfield; and verify the operation of aerators, dosing pumps and proper wiring when equipment is present.
The inspector is not required to excavate or uncover the system or its components to determine the size, adequacy or efficiency of the system; or determine the size construction used unless readily known without excavation or destructive examination.
Swimming pools and equipment (spas and hot tubs). The inspector shall determine and identify the type of pool construction; note the condition of pool surfaces, identifying cracks or deterioration of the surface(s); observe the condition of tiles, cop¬ings and decks; inspect the condition of slides, steps, diving boards and other equip¬ment; inspect the condition of drains, skimmers and valves; observe the presence, con¬dition and function of pool lights and ground fault circuit interrupter protection; inspect the condition and function of pump motors, controls, sweeps, proper wiring and circuit protection; inspect condition and function of heater, if present; inspect gas heaters for proper materials used for the branch line and the connection to the appliance; inspect gas heaters for presence and location of the gas shut-off valve and for leaks at the valve; observe external grounding of the pump motor, blowers and other electrical equipment, if visible; inspect the condition of the filter pressure gauge and for above-ground water leaks; and observe for the presence of and determine the condition of fences, gates or enclosures.
The inspector is not required to dismantle or otherwise open any components or lines; uncover or excavate any lines or otherwise concealed components of the system, or determine the presence of sub-surface Leaks; fill the pool, spa or hot tub with water; de¬termine the presence of sub-surface water tables; or inspect ancillary equipment such as computer controls, covers, chlorinators or other chemical dispensers, or water ionization devices or conditioners other than required by this section.
Built-in security and fire protection equipment. The inspector shall determine the type of security system and the location of monitoring devices and control boxes; inspect and note the existence of point of entry, motion, infared or other detection devices; determine the type and location of fire detection sensors; note whether sensors are smoke, heat or ionization detectors; note the existence of external alarm, battery back-up and telephone interconnect; and observe whether system is monitored or an alarm type and randomly test the system.
Professional Conduct & Ethics
The responsibility of those persons who engage in the business of performing independent inspections of improvements in real estate transactions imposes integrity beyond that of a person involved in ordinary commerce. Each inspector must maintain a high standard of professionalism, independence and fairness while performing inspections in a real estate transaction.
The relationship between an inspector and a client should at a minimum meet the following guidelines.
• In accepting employment as an inspector, the inspector should protect and promote the interest of his client to the best of his ability and knowledge, recogniz¬ing that the client has placed his trust and confidence in the inspector.
• In the interest of his client and his profession, the inspector should endeavor always to maintain and increase his level of knowledge regarding new develop¬ments in the field of inspection.
• The inspector should conduct his business in a manner that will assure his client of the inspector's independence from outside influence and interests that might compromise his ability to render a fair and impartial opinion regarding any in¬spection per¬formed.
The relationship between an inspector and the public should at a minimum meet the following guidelines.
• The inspector should deal with the general public at all times and in all manners in a method that is conducive to the promotion of professionalism, independence and fairness to himself, his business and the inspection industry.
• The inspector should attempt to assist the general public in recognizing and understanding the need for inspections, whether the inspector is selected to per¬form such inspection or not.
• The inspector accepts the duty of protecting the public against fraud, misrepresentation or unethical practices in the field of real estate inspections.
The relationship of the inspector with another inspector should at a minimum meet the following guidelines.
• The inspector should bind himself to the duty of maintaining fairness and integ¬rity in all dealings with other inspectors and other persons performing real es¬tate in¬spections.
• The inspector should cooperate with other inspectors to ensure the continued promotion of the high standards of the real estate inspection profession and pledges himself to the continued pursuit of increasing competence, fairness, edu¬cation and knowledge necessary to achieve the confidence of the public.
The inspector should make a reasonable attempt to cooperate with other profes¬sionals and related tradesmen at all times and in all manners in a method that is conducive to the promotion of professionalism, independence and fairness to him¬self, his business, and the inspection industry.