New Jersey & InterNACHI SOP

NEW JERSEY ADMINISTRATIVE CODE
TITLE 13
LAW AND PUBLIC SAFETY
CHAPTER 40
SUBCHAPTER 15
HOME INSPECTION ADVISORY COMMITTEE

13:40-15.16 STANDARDS OF PRACTICE

A. All home inspectors shall comply with the standards of practice contained in this section when conducting home inspections. The scope of home inspection services performed in compliance with the requirements set forth in this section shall provide the client with objective information
regarding the condition of the systems and components of the home as determined at the time of the home inspection.

B. Nothing in this section shall be construed to require a home inspector to:

Enter any area or perform any procedure which is, in the opinion of the home inspector, unsafe and likely to be dangerous to the inspector or other persons;
Enter any area or perform any procedure which will, in the opinion of the home inspector, likely damage the property or its systems or components;
Enter any area which does not have at least 24 inches of unobstructed vertical clearance and at least 30 inches of unobstructed horizontal clearance;
Identify concealed conditions and latent defects;
Determine life expectancy of any system or component;
Determine the cause of any condition or deficiency;
Determine future conditions that may occur including the failure of systems and components including consequential damage;
Determine the operating costs of systems or components;
Determine the suitability of the property for any specialized use;
Determine compliance with codes, regulations and/ or ordinances;
Determine market value of the property or its marketability;
Determine advisability of purchase of the property;
Determine the presence of any potentially hazardous plants, animals or diseases or the presence of any suspected hazardous substances or adverse conditions such as mold, fungus, toxins, carcinogens, noise, and contaminants in soil, water, and air;
Determine the effectiveness of any system installed or method utilized to control or remove suspected hazardous substances;
Operate any system or component which is shut down or otherwise inoperable;
Operate any system or component which does not respond to normal operating controls;
Operate shut-off valves;
Determine whether water supply and waste disposal systems are public or private;
Insert any tool, probe or testing device inside electrical panels;
Dismantle any electrical device or control other than to remove the covers of main and sub panels;
Walk on unfloored sections of attics; and
Light pilot flames or ignite or extinguish fires.
C. Home inspectors shall:

1) Inspect the following systems and components in residential buildings and other related residential housing components:

i. Structural components as required by (E) below;
ii. Exterior components as required by (F) below;
iii. Roofing system components as required by (G) below;
iv. Plumbing system components as required by (H) below;
v. Electrical system components as required by (I) below;
vi. Heating system components as required by (J) below;
vii. Cooling system components as required by (K) below;
viii. Interior components as required by (L) below;
ix. Insulation components and ventilation system as required by (M) below; and
x. Fireplaces and solid fuel burning appliances as required by (N) below;

2) Prepare a home inspection report which shall:

i. Disclose those systems and components as set forth in (C)1 above which were present at the time of inspection;
ii. Disclose systems and components as set forth in (C)1 above which were present at the time of the home inspection but were not inspected, and the reason(s) they were not inspected;
iii. Describe the systems and components specified in these standards of practice;
iv. State material defects found in systems or components;
v. State the significance of findings where any material defects in the systems and components of (C)1 above were found; and
vi. Provide recommendations where material defects were found to repair, replace or monitor a system or component or to obtain examination and analysis by a qualified professional, tradesman, or service technician without determining the methods, materials or cost of corrections; and

3) Retain copies of all home inspection reports prepared pursuant to (C)2 above, for a period of five years upon completion of the report;

D. Subsection (C) above is not intended to limit home inspectors from:

1) Inspecting or reporting observations and conditions observed in systems and components in addition to those required in (C)1 above and inspecting systems and components other than those mandated for inspection in (C)1 above as long as the inspection and reporting is based on the licensee’s professional opinion, prior work experience, education and training, unless these standards of practice prohibit the home inspector from inspecting such system or component;

2) Contracting with the client to provide, for an additional fee additional inspection services provided the home inspector is educated, trained, certified, registered or licensed, pursuant to the provisions of N.J.A.C. 13:40-15.22 and other applicable statutes and rules; and

3) Excluding systems and components from the inspection if requested in writing by the client.

E. When conducting the inspection of the structural components, the home inspector shall:
1) Inspect:
i. Foundation;
ii. Floors;
iii. Walls;
iv. Ceilings; and
v. Roof;

2) Describe:
i. Foundation construction type and material;
ii. Floor construction type and material;
iii. Wall construction type and material;
iv. Ceiling construction type and material; and
v. Roof construction type and material;

3) Probe structural components where deterioration is suspected unless such probing would damage any finished surface; and

4) Describe in the home inspection report the methods used to inspect under-floor crawl spaces and attics.

F. When conducting the inspection of the exterior components, a home inspector shall:
1) Inspect:

i. Exterior surfaces, excluding shutters, and screening, awnings, and other similar
seasonal accessories;
ii. Exterior doors excluding storm doors or safety glazing;
iii. Windows excluding storm windows and safety glazing;
iv. Attached or adjacent decks, balconies, stoops, steps, porches, and their railings;
v. Vegetation, grading, drainage, and retaining walls with respect to their immediate detrimental effect on the condition of the residential building, excluding fences, geological and/or soil conditions, sea walls, break-walls, bulkheads and docks, or erosion control and earth stabilization;
vi. Attached or adjacent walkways, patios, and driveways; and
vii. Garage doors including automatic door openers and entrapment protection mechanisms, excluding remote control devices; and

2) Describe exterior wall surface type and material.

G. When inspecting the roof of a residential building, the home inspector shall:
1) Inspect:

i. Roofing surface, excluding antennae and other installed accessories such as solar heating systems, lightning arresters, and satellite dishes;
ii. Roof drainage systems;
iii. Flashing;
iv. Skylights; and
v. Exterior of chimneys;

2) Describe:

i. Roof surface;
ii. Roof drainage systems;
iii. Flashing;
iv. Skylights; and
v. Chimneys;

3) Employ reasonable, practicable and safe methods to inspect the roof such as:

i. Walking on the roof;
ii. Observation from a ladder at roof level; or
iii. Visual examination with binoculars from ground level; and

4) Describe the methods used to inspect the roof.

H. When inspecting the plumbing system, a home inspector shall:
1) Inspect:

i. Interior water supply and distribution systems including functional water flow and functional drainage, excluding wells, well pumps, well water sampling or water storage related equipment, determination of water supply quantity or quality and water conditioning systems and lawn irrigation systems;
ii. All interior fixtures and faucets, excluding shut off valves, wells, well pumps, well water sampling and water storage related equipment;
iii. Drain, waste and vent systems;
iv. Domestic water heating systems, without operating safety valves or automatic safety controls, and excluding solar water heating systems;
v. Combustion vent systems excluding interiors of flues and chimneys;
vi. Fuel distribution systems; and
vii. Drainage sumps, sump pumps and related piping; and

2) Describe:

i. Predominant interior water supply and distribution piping materials;
ii. Predominant drain, waste and vent piping materials; and
iii. Water heating equipment including energy sources.

I. When inspecting the electrical system, a home inspector shall:
1) Inspect:

i. Service entrance system;
ii. Main disconnects, main panel, and subpanels, including interior components of main panel and subpanels;
iii. Service grounding;
iv. Wiring, without measuring amperage, voltage or impedance, excluding any wiring not a part of the primary electrical power distribution system, such as central vacuum systems, remote control devices, telephone or cable system wiring, intercom systems, security systems and low voltage wiring systems;
v. Over-current protection devices and the compatibility of their ampacity with that of the connected wiring;
vi. At least one of each interior installed lighting fixture, switch, and receptacle per room and at least one exterior installed lighting fixture, switch, and receptacle per side of house; and vii) Ground fault circuit interrupters; and

2) Describe:

i. Amperage and voltage rating of the service;
ii. Location of main disconnect, main panels, and sub-panels;
iii. Type of over-current protection devices;
iv. Predominant type of wiring;
v. Presence of knob and tube branch circuit wiring; and
vi. Presence of solid conductor aluminum branch circuit wiring.

J. When inspecting the heating system, a home inspector shall:
1) Inspect:

i. Installed heating equipment and energy sources, without determining heat supply adequacy or distribution balance, and without operating automatic safety controls or operating heat pumps when weather conditions or other circumstances may cause damage to the pumps, and excluding humidifiers, electronic air filters and solar heating systems;
ii. Combustion vent systems and chimneys, excluding interiors of flues or chimneys;
iii. Fuel storage tanks, excluding propane and underground storage tanks; and
iv. Visible and accessible portions of the heat exchanger; and

2) Describe:

i. Heating equipment and distribution type; and
ii. Energy sources.

K. When inspecting the cooling system, a home inspector shall:
1) Inspect:

i. Central cooling system, excluding electronic air filters and excluding determination of cooling supply adequacy or distribution balance and without operating central cooling equipment when weather conditions or other circumstances may cause damage to the cooling equipment;
ii. Permanently installed hard-wired, through-wall individual cooling systems; and
iii. Energy sources; and

2) Describe:

i. Cooling equipment and distribution type; and
ii. Energy sources.

L. When inspecting the interior of a residential building, a home inspector shall:
1) Inspect:

i. Walls, ceilings, and floors excluding paint, wallpaper and other finish treatments, carpeting and other non-permanent floor coverings;
ii. Steps, stairways, and railings;
iii. Installed kitchen wall cabinets to determine if secure;
iv. At least one interior passage door and operate one window per room excluding window treatments; and

v. Household appliances limited to:

a) The kitchen range and oven to determine operation of burners or heating elements excluding microwave ovens and the operation of self cleaning cycles and appliance timers and thermostats;
b) Dishwasher to determine water supply and drainage; and
c) Garbage disposer.

M. When inspecting the insulation components and ventilation system of a residential building, the home inspector shall:
1) Inspect:

i. Insulation in unfinished spaces without disturbing insulation;
ii. Ventilation of attics and crawlspaces; and
iii. Mechanical ventilation systems; and

2) Describe:

i. Insulation in unfinished spaces adjacent to heated areas; and
ii. Evidence of inadequate attic and crawlspace ventilation.

N. When inspecting fireplaces and solid fuel burning appliances, a home inspector shall:
1) Inspect:

i. Fireplaces and solid fuel burning appliances, without testing draft characteristics, excluding fire screens and doors, seals and gaskets, automatic fuel feed devices, mantles and non-structural fireplace surrounds, combustion make-up air devices, or gravity fed and fan assisted heat distribution systems; and
ii. Chimneys and combustion vents excluding interiors of flues and chimneys; and

2) Describe:

i. Type of fireplaces and/or solid fuel burning appliances;
ii. Energy source; and
iii. Visible evidence of improper draft characteristics.

InterNACHI SOP
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.

3. Standards of Practice

3.1. Roof

I. The inspector shall inspect from ground level or the eaves:

the roof-covering materials;
the gutters;
the downspouts;
the vents, flashing, skylights, chimney, and other roof penetrations; and
the general structure of the roof from the readily accessible panels, doors or stairs.

II. The inspector shall describe:

A. the type of roof-covering materials.

III. The inspector shall report as in need of correction:

A. observed indications of active roof leaks.

IV. The inspector is not required to:

walk on any roof surface.
predict the service life expectancy.
inspect underground downspout diverter drainage pipes.
remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
move insulation.
inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments.
walk on any roof areas that appear, in the inspector’s opinion, to be unsafe.
walk on any roof areas if doing so might, in the inspector’s opinion, cause damage.
perform a water test.
warrant or certify the roof.
confirm proper fastening or installation of any roof-covering material.

3.2. Exterior

I. The inspector shall inspect:

the exterior wall-covering materials;
the eaves, soffits and fascia;
a representative number of windows;
all exterior doors;
flashing and trim;
adjacent walkways and driveways;
stairs, steps, stoops, stairways and ramps;
porches, patios, decks, balconies and carports;
railings, guards and handrails; and
vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.

II. The inspector shall describe:
the type of exterior wall-covering materials.

III. The inspector shall report as in need of correction:
any improper spacing between intermediate balusters, spindles and rails.

IV. The inspector is not required to:

inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.
inspect items that are not visible or readily accessible from the ground, including window and door flashing.
inspect or identify geological, geotechnical, hydrological or soil conditions.
inspect recreational facilities or playground equipment.
inspect seawalls, breakwalls or docks.
inspect erosion-control or earth-stabilization measures.
inspect for safety-type glass.
inspect underground utilities.
inspect underground items.
inspect wells or springs.
inspect solar, wind or geothermal systems.
inspect swimming pools or spas.
inspect wastewater treatment systems, septic systems or cesspools.
inspect irrigation or sprinkler systems.
inspect drainfields or dry wells.
determine the integrity of multiple-pane window glazing or thermal window seals.

3.3. Basement, Foundation, Crawlspace & Structure
I. The inspector shall inspect:

the foundation;
the basement;
the crawlspace; and
structural components.
II. The inspector shall describe:

the type of foundation; and
the location of the access to the under-floor space.
III. The inspector shall report as in need of correction:

observed indications of wood in contact with or near soil;
observed indications of active water penetration;
observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and
any observed cutting, notching and boring of framing members that may, in the inspector’s opinion, present a structural or safety concern.

IV. The inspector is not required to:

enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself.
move stored items or debris.
operate sump pumps with inaccessible floats.
identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems.
provide any engineering or architectural service.
report on the adequacy of any structural system or component.

3.4. Heating

I. The inspector shall inspect:

the heating system, using normal operating controls.

II. The inspector shall describe:

the location of the thermostat for the heating system;
the energy source; and
the heating method.

III. The inspector shall report as in need of correction:

any heating system that did not operate; and
if the heating system was deemed inaccessible.

IV. The inspector is not required to:

inspect, measure, or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, makeup air, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems.
inspect fuel tanks or underground or concealed fuel supply systems.
determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.
light or ignite pilot flames.
activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment.
override electronic thermostats.
evaluate fuel quality.
verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
measure or calculate the air for combustion, ventilation, or dilution of flue gases for appliances.

3.5. Cooling
I. The inspector shall inspect:

the cooling system, using normal operating controls.

II. The inspector shall describe:

the location of the thermostat for the cooling system; and
the cooling method.

III. The inspector shall report as in need of correction:

any cooling system that did not operate; and
if the cooling system was deemed inaccessible.

IV. The inspector is not required to:

determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.
inspect portable window units, through-wall units, or electronic air filters.
operate equipment or systems if the exterior temperature is below 65° Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment.
inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks.
examine electrical current, coolant fluids or gases, or coolant leakage.

3.6. Plumbing

I. The inspector shall inspect:

the main water supply shut-off valve;
the main fuel supply shut-off valve;
the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;
interior water supply, including all fixtures and faucets, by running the water;
all toilets for proper operation by flushing;
all sinks, tubs and showers for functional drainage;
the drain, waste and vent system; and
drainage sump pumps with accessible floats.

II. The inspector shall describe:

whether the water supply is public or private based upon observed evidence;
the location of the main water supply shut-off valve;
the location of the main fuel supply shut-off valve;
the location of any observed fuel-storage system; and
the capacity of the water heating equipment, if labeled.
III. The inspector shall report as in need of correction:

deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
deficiencies in the installation of hot and cold water faucets;
active plumbing water leaks that were observed during the inspection; and
toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.

IV. The inspector is not required to:

light or ignite pilot flames.
measure the capacity, temperature, age, life expectancy or adequacy of the water heater.
inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems.
determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply.
determine the water quality, potability or reliability of the water supply or source.
open sealed plumbing access panels.
inspect clothes washing machines or their connections.
operate any valve.
test shower pans, tub and shower surrounds or enclosures for leakage or for functional overflow protection.
evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping.
determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices.
determine whether there are sufficient cleanouts for effective cleaning of drains.
evaluate fuel storage tanks or supply systems.
inspect wastewater treatment systems.
inspect water treatment systems or water filters.
inspect water storage tanks, pressure pumps, or bladder tanks.
evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.
evaluate or determine the adequacy of combustion air.
test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves.
examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation.
determine the existence or condition of polybutylene, polyethylene, or similar plastic piping.
inspect or test for gas or fuel leaks, or indications thereof.

3.7. Electrical

I. The inspector shall inspect:

the service drop;
the overhead service conductors and attachment point;
the service head, gooseneck and drip loops;
the service mast, service conduit and raceway;
the electric meter and base;
service-entrance conductors;
the main service disconnect;
panelboards and over-current protection devices (circuit breakers and fuses);
service grounding and bonding;
a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible;
all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and
for the presence of smoke and carbon monoxide detectors.

II. The inspector shall describe:
the main service disconnect’s amperage rating, if labeled; and
the type of wiring observed.

III. The inspector shall report as in need of correction:
deficiencies in the integrity of the service-entrance conductors’ insulation, drip loop, and vertical clearances from grade and roofs;
any unused circuit-breaker panel opening that was not filled;
the presence of solid conductor aluminum branch-circuit wiring, if readily visible;
any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and
the absence of smoke and/or carbon monoxide detectors.

IV. The inspector is not required to:

insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.
operate electrical systems that are shut down.
remove panelboard cabinet covers or dead fronts.
operate or re-set over-current protection devices or overload devices.
operate or test smoke or carbon monoxide detectors or alarms.
inspect, operate or test any security, fire or alarm systems or components, or other warning or signaling systems.
measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.
inspect ancillary wiring or remote-control devices.
activate any electrical systems or branch circuits that are not energized.
inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices.
verify the service ground.
inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility.
inspect spark or lightning arrestors.
inspect or test de-icing equipment.
conduct voltage-drop calculations.
determine the accuracy of labeling.
inspect exterior lighting.

3.8. Fireplace

I. The inspector shall inspect:

readily accessible and visible portions of the fireplaces and chimneys;
lintels above the fireplace openings;
damper doors by opening and closing them, if readily accessible and manually operable; and
cleanout doors and frames.

II. The inspector shall describe:
the type of fireplace.

III. The inspector shall report as in need of correction:
evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;
manually operated dampers that did not open and close;
the lack of a smoke detector in the same room as the fireplace;
the lack of a carbon monoxide detector in the same room as the fireplace; and
cleanouts not made of metal, pre-cast cement, or other non-combustible material.

IV. The inspector is not required to:

inspect the flue or vent system.
inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.
determine the need for a chimney sweep.
operate gas fireplace inserts.
light pilot flames.
determine the appropriateness of any installation.
inspect automatic fuel-fed devices.
inspect combustion and/or make-up air devices.
inspect heat-distribution assists, whether gravity-controlled or fan-assisted.
ignite or extinguish fires.
determine the adequacy of drafts or draft characteristics.
move fireplace inserts, stoves or firebox contents.
perform a smoke test.
dismantle or remove any component.
perform a National Fire Protection Association (NFPA)-style inspection.
perform a Phase I fireplace and chimney inspection.

3.9. Attic, Insulation & Ventilation

I. The inspector shall inspect:

insulation in unfinished spaces, including attics, crawlspaces and foundation areas;
ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and
mechanical exhaust systems in the kitchen, bathrooms and laundry area.

II. The inspector shall describe:
the type of insulation observed; and
the approximate average depth of insulation observed at the unfinished attic floor area or roof structure.

III. The inspector shall report as in need of correction:
the general absence of insulation or ventilation in unfinished spaces.
IV. The inspector is not required to:

enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector’s opinion, pose a safety hazard.
move, touch or disturb insulation.
move, touch or disturb vapor retarders.
break or otherwise damage the surface finish or weather seal on or around access panels or covers.
identify the composition or R-value of insulation material.
activate thermostatically operated fans.
determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring.
determine the adequacy of ventilation.

3.10. Doors, Windows & Interior

I. The inspector shall inspect:

a representative number of doors and windows by opening and closing them;
floors, walls and ceilings;
stairs, steps, landings, stairways and ramps;
railings, guards and handrails; and
garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.

II. The inspector shall describe:
a garage vehicle door as manually-operated or installed with a garage door opener.

III. The inspector shall report as in need of correction:
improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings;
photo-electric safety sensors that did not operate properly; and
any window that was obviously fogged or displayed other evidence of broken seals.

IV. The inspector is not required to:

inspect paint, wallpaper, window treatments or finish treatments.
inspect floor coverings or carpeting.
inspect central vacuum systems.
inspect for safety glazing.
inspect security systems or components.
evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures.
move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure.
move suspended-ceiling tiles.
inspect or move any household appliances.
inspect or operate equipment housed in the garage, except as otherwise noted.
verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door.
operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards.
operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.
operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights.
inspect microwave ovens or test leakage from microwave ovens.
operate or examine any sauna, steam-generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices.
inspect elevators.
inspect remote controls.
inspect appliances.
inspect items not permanently installed.
discover firewall compromises.
inspect pools, spas or fountains.
determine the adequacy of whirlpool or spa jets, water force, or bubble effects.
determine the structural integrity or leakage of pools or spas.

4. Glossary of Terms
accessible: In the opinion of the inspector, can be approached or entered safely, without difficulty, fear or danger.
activate: To turn on, supply power, or enable systems, equipment or devices to become active by normal operating controls. Examples include turning on the gas or water supply valves to the fixtures and appliances, and activating electrical breakers or fuses.
adversely affect: To constitute, or potentially constitute, a negative or destructive impact.
alarm system: Warning devices, installed or freestanding, including, but not limited to: carbon monoxide detectors, flue gas and other spillage detectors, security equipment, ejector pumps, and smoke alarms.
appliance: A household device operated by the use of electricity or gas. Not included in this definition are components covered under central heating, central cooling or plumbing.
architectural service: Any practice involving the art and science of building design for construction of any structure or grouping of structures, and the use of space within and surrounding the structures or the design, design development, preparation of construction contract documents, and administration of the construction contract.
component: A permanently installed or attached fixture, element or part of a system.
condition: The visible and conspicuous state of being of an object.
correction: Something that is substituted or proposed for what is incorrect, deficient, unsafe, or a defect.
cosmetic defect: An irregularity or imperfection in something, which could be corrected, but is not required.
crawlspace: The area within the confines of the foundation and between the ground and the underside of the lowest floor’s structural component.
decorative: Ornamental; not required for the operation of essential systems or components of a home.
describe: To report in writing a system or component by its type or other observed characteristics in order to distinguish it from other components used for the same purpose.
determine: To arrive at an opinion or conclusion pursuant to examination.
dismantle: To open, take apart or remove any component, device or piece that would not typically be opened, taken apart or removed by an ordinary occupant.
engineering service: Any professional service or creative work requiring engineering education, training and experience, and the application of special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, investigation, evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works and/or processes.
enter: To go into an area to observe visible components.
evaluate: To assess the systems, structures and/or components of a property.
evidence: That which tends to prove or disprove something; something that makes plain or clear; grounds for belief; proof.
examine: To visually look (see inspect).
foundation: The base upon which the structure or wall rests, usually masonry, concrete or stone, and generally partially underground.
function: The action for which an item, component or system is specially fitted or used, or for which an item, component or system exists; to be in action or perform a task.
functional: Performing, or able to perform, a function.
functional defect: A lack of or an abnormality in something that is necessary for normal and proper functioning and operation, and, therefore, requires further evaluation and correction.
general home inspection: See “home inspection.”
home inspection: The process by which an inspector visually examines the readily accessible systems and components of a home and operates those systems and components utilizing this Standards of Practice as a guideline.
household appliances: Kitchen and laundry appliances, room air conditioners, and similar appliances.
identify: To notice and report.
indication: That which serves to point out, show, or make known the present existence of something under certain conditions.
inspect: To examine readily accessible systems and components safely, using normal operating controls, and accessing readily accessible areas, in accordance with this Standards of Practice.
inspected property: The readily accessible areas of the home, house, or building, and the components and systems included in the inspection.
inspection report: A written communication (possibly including images) of any material defects observed during the inspection.
inspector: One who performs a real estate inspection.
installed: Attached or connected such that the installed item requires a tool for removal.
material defect: 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.
normal operating controls: Describes the method by which certain devices (such as thermostats) can be operated by ordinary occupants, as they require no specialized skill or knowledge.
observe: To visually notice.
operate: To cause systems to function or turn on with normal operating controls.
readily accessible: A system or component that, in the judgment of the inspector, is capable of being safely observed without the removal of obstacles, detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access.
recreational facilities: Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment and athletic facilities.
report (verb form): To express, communicate or provide information in writing; give a written account of. (See also inspection report.)
representative number: A number sufficient to serve as a typical or characteristic example of the item(s) inspected.
residential property: Four or fewer residential units.
residential unit: A home; a single unit providing complete and independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.
safety glazing: Tempered glass, laminated glass, or rigid plastic.
shut down: Turned off, unplugged, inactive, not in service, not operational, etc.
structural component: A component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).
system: An assembly of various components which function as a whole.
technically exhaustive: A comprehensive and detailed examination beyond the scope of a real estate home inspection that would involve or include, but would not be limited to: dismantling, specialized knowledge or training, special equipment, measurements, calculations, testing, research, analysis, or other means.
unsafe: In the inspector’s opinion, a condition of an area, system, component or procedure that is judged to be a significant risk of injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation, or a change in accepted residential construction standards.
verify: To confirm or substantiate.
These terms are found within the Standards of Practice. Visit InterNACHI’s full Glossary.

InterNACHI Ethics
InterNACHI® Code of Ethics
The International Association of Certified Home Inspectors (InterNACHI®) promotes a high standard of professionalism, business ethics, and inspection procedures. InterNACHI® members subscribe to the following Code of Ethics in the course of their business.
Duty to the Public
The InterNACHI® member shall abide by the Code of Ethics and substantially follow the InterNACHI® Standards of Practice.
The InterNACHI® member shall not engage in any practices that could be damaging to the public or bring discredit to the home inspection industry.
The InterNACHI® member shall be fair, honest and impartial, and act in good faith in dealing with the public.
The InterNACHI® member shall not discriminate in any business activities on the basis of age, race, color, religion, gender, national origin, familial status, sexual orientation, or handicap, and shall comply with all federal, state and local laws concerning discrimination.
The InterNACHI® member shall be truthful regarding his/her services and qualifications.
The InterNACHI® member shall not:
have any disclosed or undisclosed conflict of interest with the client;
accept or offer any disclosed or undisclosed commissions, rebates, profits, or other benefit from or to real estate agents, brokers, or any third parties having financial interest in the sale of the property; or
offer or provide any disclosed or undisclosed financial compensation directly or indirectly to any real estate agent, real estate broker, or real estate company for referrals or for inclusion on lists of preferred and/or affiliated inspectors or inspection companies.
The InterNACHI® member shall not release any information about the inspection or the client to a third party unless doing so is necessary to protect the safety of others, to comply with a law or statute, or both of the following conditions are met:
the client has been made explicitly aware of what information will be released, to whom, and for what purpose, and;
the client has provided explicit, prior written consent for the release of his/her information.
The InterNACHI® member shall always act in the interests of the client unless doing so violates a law, statute, or this Code of Ethics.
The InterNACHI® member shall use a written contract that specifies the services to be performed, limitations of services, and fees.
The InterNACHI® member shall comply with all government rules and licensing requirements of the jurisdiction where he or she conducts business.
The InterNACHI® member shall not perform or offer to perform, for an additional fee, any repairs or associated services to the structure for which the member or member’s company has prepared a home inspection report for a period of 12 months. This provision shall not include services to components and/or systems that are not included in the InterNACHI® Standards of Practice.
Duty to Continue Education
The InterNACHI® member who has earned the Certified Professional Inspector (CPI)® designation shall comply with InterNACHI’s current Continuing Education requirements.
The InterNACHI® member who has earned the Certified Professional Inspector (CPI)® designation shall pass InterNACHI’s Online Inspector Exam once every three years.
Duty to the Profession and to InterNACHI®
The InterNACHI® member shall strive to improve the home inspection industry by sharing his/her lessons and/or experiences for the benefit of all. This does not preclude the member from copyrighting or marketing his/her expertise to other Inspectors or the public in any manner permitted by law.
The InterNACHI® member shall assist the InterNACHI leadership in disseminating and publicizing the benefits of InterNACHI membership.
The InterNACHI® member shall not engage in any act or practice that could be deemed damaging, seditious or destructive to InterNACHI®, fellow InterNACHI® members, InterNACHI® employees, leadership or directors. Accusations of a member acting or deemed in violation of such rules shall trigger a review by the Ethics Committee for possible sanctions and/or expulsion from InterNACHI®.
The InterNACHI® member shall abide by InterNACHI’s current membership requirements.
The InterNACHI® member shall abide by InterNACHI’s current message board rules.