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STANDARDS OF PROFESSIONAL PRACTICE

TABLE OF CONTENTS

Section Description

1. Introduction
2. Purpose & Scope
3. General Limitations & Exclusions
4. Structural Components
5. Exterior
6. Roofing
7. Plumbing
8. Electrical
9. Heating
10. Cooling
11. Interiors
12. Insulation & Ventilation

1. INTRODUCTION

1.1 These Standards define the practice of Home Inspection in the State of Arizona.

1.2 These Standards of Practice:

A. provide inspection guidelines.
B. make public the services provided by private fee-paid Inspectors.

2. PURPOSE AND SCOPE

2.1 Inspections performed to these Standards shall provide the client with a better understanding of the property conditions, as observed at the time of the inspection.

2.2 Inspectors shall:

A.before the inspection report is delivered, enter into a written agreement with the client or their authorized agent that includes:

1. the purpose of the inspection.
2. the date of the inspection.
3. the name, business address and certification number of the Inspector.
4. the fee for services.
5. a statement that the inspection is performed in accordance with these Standards.
6. limitations or exclusions of system s or components inspected.

B. observe readily accessible installed systems and components listed in these Standards.

C. submit a written report to the client which shall:

1. describe systems and components identified in sections 4-12 of these Standards
2. state which system s and components designated for inspection in these Standards have been inspected and any system s and components designated for inspection in these Standards which were present at the time of the inspection and were not inspe cted and a reason why they were not inspected.
3. state the condition of systems and components so inspected with specifically descriptive or defined terminology.
4. state any systems and components so inspected which were found to be in need of immediate major repair and any recommendations to correct, monitor or evaluate by appropriate persons.

2.3 These Standards are not intended to limit Inspectors from:

A. reporting observations and conditions in addition to those required in Section 2.2.
B. excluding systems and components from the inspection if requested by the client .

3. GENERAL LIMITATIONS AND EXCLUSIONS

3.1 General limitations:

A. Inspections done in accordance with these Standards are visual, not technically exhaustive and will not identify concealed conditions or latent defects.
B. These standards are applicable to completed buildings as a single-family dwelling, along with their garages and/or carports, and individual dwelling units in a multi-unit building.

3.2 General exclusions:

A. Inspectors are NOT required to report on:

1. life expectancy of any component or system.
2. the causes of the need for a major repair.
3. the methods, materials and costs of corrections.
4. the suitability of the property for any specialized use.
5. compliance or non-compliance with applicable codes or regulatory requirements.
6. the market value of the property or its marketability.
7. the advisability or inadvisability of purchase of the property.
8. any component or system which was not observed.
9. the presence or absence of pests such as wood damaging organisms, rodents, or insects.
10. cosmetic items, underground items, or items not permanently installed.
11. property boundary lines or encroachments.
12. product recalls or conformance with manufacturers’ installation instructions.
13. the insurability of the property.

B. Inspector s are NOT required to:

1. offer warranties or guarantees of any kind.
2. calculate the strength, adequacy, or efficiency of any system or component.
3. enter any area or perform any procedure which may damage the property or its components, or be dangerous to the Inspector or other persons.
4. operate any system or component which is shut down or otherwise inoperable.
5. operate any system or component which does not respond to normal operating controls.
6. disturb insulation, move personal items, furniture, equipment, plant life, soil, snow, ice, or debris which obstructs access or visibility.
7. determine the presence or absence of any suspected environmental hazards including but not limited to toxins, fungus, molds, mold spores, mildew, radon, electromagnetic radiation, carcinogens, noise, electromagnetic fields, hazardous waste, contaminants in building components, soil, water, and air.
8. determine the effectiveness of any system installed to control or remove suspected hazardous substances.
9. predict life expectancy, future conditions, including but not limited to failure of components.
10. project operating costs of components.
11. evaluate acoustical characteristics of any system or component.
12. determine the age of the structure, or component of a building, or differentiate between original construction, and subsequent additions, improvements, replacements or renovations.
13. observe any system, component or any non-primary function that is not included in these Standards.

3.3 Limitations and exclusions specific to individual systems are listed in following sections.

4. SYSTEM : STRUCTURAL COMPONENTS

4.1 The Inspector shall observe:

A. structural components including:

1. foundation.
2. floors.
3. walls.
4. columns.
5. ceilings.
6. roofs.

4.2 The Inspector shall:

A. describe the type (s) of:

1. foundation.
2. floor structure.
3. wall structure.
4. ceiling structure.
5. roof structure.

B. enter underfloor crawl spaces and attic spaces except when:

1. access is obstructed;
2. the clearance is less than a nominal sixteen inches by twenty-four inches;
3. when entry could damage the property; or,
4. when dangerous or adverse situations are suspected.

C. report the methods used to inspect underfloor crawl spaces and attics.
D. report signs of water penetration into the building or signs of condensation on buil ding components.

5. SYSTEM : EXTERIOR

5.1 The Inspector shall observe:

A. wall cladding, flashings and trim.
B. entryway doors and representative number of windows.
C. garage vehicle door s and door operators.
D. decks, balconies, stoops, steps, areaways, and porches including railings.
E. eaves, soffits and fascias.
F. vegetation, grading, drainage, driveways, patios, walkways and retaining walls with respect to any apparent adverse effect on the condition of the building.

5.2 The Inspector shall:

A. describe wall cladding materials.
B. operate a representative number of windows and all entryway doors, including garage vehicle doors, manually or by using permanently installed controls of any garage door operator.
C. report whether or not any garage vehicle door operator will automatically reverse when tested using any available method.

5.3 The Inspector is NOT required to observe:

A. storm windows, storm doors, screening, shutters, awnings and similar seasonal accessories.
B. fences.
C. safety glazing.
D. garage vehicle door remote control transmitters.
E. geological conditions.
F. soil conditions.
G. recreational facilities.
H. outbuildings other than garages and carports.
I. coatings on and the hermetic seals between panes of glass.

6. SYSTEM : ROOFING

6.1 The Inspector shall observe:

A. roof coverings.
B. visible portions of roof drainage systems.
C. flashings.
D. skylights, chimneys and roof penetrations.
E. signs of leaks or abnormal condensation on building components.

6.2 The Inspector shall:

A. describe the type of roof covering materials.
B. report the methods used to inspect roofing.

6.3 The Inspector is NOT required to:

A. walk on the roofing.
B. observe attached accessories including but not limited to solar systems, antennae, and lightning arresters.
C. observe underground roof drainage systems.

7. SYSTEM : PLUMBING

7.1 The Inspector shall observe:

A. interior water supply and distribution system including:

1. piping materials, including supports and insulation.
2. fixtures and faucets.
3. functional flow.
4. leaks.
5. cross connections.

B. interior drain, waste and vent system, including:

1. traps, drain, waste, and vent piping; piping supports and pipe insulation.
2. leaks.
3. functional drainage.

C. hot water systems including:

1. water heating equipment.
2. normal operating controls.
3. automatic safety controls.
4. chimneys, flues and vents.

D. fuel storage and distribution system s including:

1. interior fuel storage equipment, supply piping, venting and supports.

E. drainage sump pumps.
F. waste ejector pumps.

7.2 The Inspector shall:

A. describe:

1. visible water supply and distribution piping materials.
2. visible drain, waste and vent piping materials.
3. water heating equipment and energy source.
4. location of the main water and main fuel shutoff valves

B. operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house.
C. operate jetted bath tubs.

7.3 The Inspector is NOT required to:

A. state the effectiveness of anti -siphon devices.
B. determine whether water supply and waste disposal systems are public or private.
C. operate automatic safety controls.
D. operate any valve except water closet flush valves, fixture faucets and hose faucets.
E. operate drainage sump pumps.
F. observe:

1. water conditioning systems.
2. fire and lawn sprinkler systems.
3. on-site water supply quantity and quality.
4. on-site waste disposal systems.
5. foundation irrigation systems.
6. solar water heating systems.

8. SYSTEM: ELECTRICAL

8.1 The Inspector shall observe:

A. service entrance conductors.
B. service equipment, grounding equipment, main overcurrent device, main and distribution panels.
C. amperage and voltage ratings of the service.
D. branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages.
E. the operation of a representative number of installed lighting fixtures, switches and polarity and grounding of receptacles located inside the house, garage, and on its exterior walls.
F: the presence or absence of GFCI and AFCI protection.
G: operation of readily accessible GFCI devices.
H: the presence or absence of smoke alarms.
I: the presence or absence of carbon monoxide alarms.

8.2 The Inspector shall:

A. describe:

1. service amperage and voltage.
2. branch circuit conductor materials.
3. service type as being overhead or underground.
4. location of main disconnect(s), main panel and subpanels.

8.3 The Inspector is NOT required to:

A. insert any tool, probe or testing device inside the panels.
B. test or operate any electrical disconnect or overcurrent protection device, including AFCI
devices.
C. dismantle any electrical device or control other than to remove covers of the main and sub
panels.
D. test smoke or carbon monoxide alarms.
E. observe:

1. low voltage electrical components and systems.
2. telephone, security, cable TV, intercom, audio-video, home network, wifi systems, electronic controls or any components that are not a part of the primary electrical distribution system.
3. geothermal, solar, wind, and other renewable energy systems.

9. SYSTEM : HEATING

9.1 The Inspector shall observe:

A. permanently installed heating systems including:

1. heating equipment.
2. normal operating controls.
3. automatic safety controls.
4. chimneys, flues and vents.
5. distribution systems.
6. air filters.
7. the presence or absence of an installed heat source in each habitable space.

B. fuel-burning fireplaces and appliances including, but not limited to:

1. manufactured fireplaces, freestanding stoves, and fireplace inserts.
2. accessories installed in fireplaces.
3. chimneys, flues, dampers, and vents.
4. mantles, hearth, floor protection and wall protection.

9.2 The Inspector shall:

A. describe:

1. primary energy source.
2. heating equipment type.
3. distribution type.

B. operate the system s using normal operating controls.
C. open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance.

9.3 The Inspector is NOT required to:

A. operate heating systems when weather conditions or other circumstances may cause equipment damage.
B. operate automatic safety controls.
C. ignite or extinguish solid fuel fires, or move fireplace inserts and stoves or firebox contents.
D. observe:

1. the interior of flues.
2. humidifiers.
3. electronic air filters.
4. the uniformity or adequacy of heat supply to the various rooms.
5. the function and efficiency of multi-zone HVAC system dampers and thermostats.
6. seals and gaskets.
7. adequacy of combustion air components.
8. draft characteristics.
9. window or portable heating systems.
10. fireplace insert flue connections.
11. automatic fuel feed devices.
12. heat distribution assists (gravity fed and fan assisted).
13. fuel-burning fireplaces and appliances located outside the inspected structures.
14. glass enclosures and screens.

10. SYSTEM : COOLING

10.1 The Inspector shall observe:

A. permanently installed cooling systems including:

1. cooling equipment.
2. normal operating controls.
3. distribution system.
4. air filters.
5. the presence or absence of an installed cooling source in each habitable space.

10.2 The Inspector shall:

A. describe:

1. energy source.
2. cooling equipment type.
3. distribution type.

B. operate the systems using normal operating controls.

C. open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance.

10.3 The Inspector is NOT required to:

A. operate cooling systems when weather conditions or other circumstances may cause equipment damage.
B. observe window or portable air conditioners.
C. observe the uniformity or adequacy of cool-air supply to the various rooms.

11. SYSTEM : INTERIORS

11.1 The Inspector shall observe:

A. walls, ceiling and floors.
B. steps, stairways, balconies and railings.
C. counters and a representative number of cabinets.
D. a representative number of doors and windows.
E. separation walls, ceilings, and doors between a dwelling unit and an attached garage or another dwelling unit.
F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines and food waste grinders by using normal operating controls to activate the primary functions.

11.2 The Inspector shall:

A. operate a representative number of windows and interior doors.
B. report signs of water penetration into the building or signs of abnormal or harmful condensation on building components.
C. report absence of secondary fire egress from bedrooms.

11.3 The Inspector is NOT required to observe:

A. paint, wallpaper and other finish treatments on the interior walls, ceilings, and floors.
B. carpeting.
C. draperies, blinds or other window treatments.
D. recreational facilities or another dwelling unit.
E. non-primary features of any observed appliance.
F. installed and freestanding kitchen and laundry appliances not listed in section 11.1.F

12. SYSTEM : INSULATION & VENTILATION

12.1 The Inspector shall observe:

A. insulation and vapor retarders in unfinished spaces.
B. ventilation of attics and foundation areas.
C. kitchen, bathroom, and laundry venting systems.

12.2 The Inspector shall describe:

A. presence or absence of insulation and vapor retarders in unfinished spaces.

12.3 The Inspector is NOT required to report on:

A. concealed insulation and vapor retarders.
B. venting equipment which is integral with household appliances.

GLOSSARY

Arc Fault Circuit Interrupter (“AFCI”): A type of safety device that is designed to quickly shut-off electric power in the event of arcing .

Automatic Safety Controls: Devices designed and installed to protect systems and components from unsafe conditions .

Client: A customer who contracts with a home Inspector for a home inspection.

Component : A readily accessible and observable aspect of a system, such as a floor, or wall, but not individual pieces such as boards or nails where many similar pieces make up the system .

Cross Connection: A physical connection or arrangement between potable water and any source of contamination.

Dangerous or Adverse Situations: Situations which pose a threat of injury to the Inspector, and those situations that require the use of special protective clothing or safety equipment.

Describe: Report in writing a system or component by its type, or other observed characteristics, to distinguish it from other components used for the same purpose.

Dismantle: To take apart or remove any component, device or piece of equipment that is bolted, screwed, or fastened by other means and that would not be taken apart or removed by a homeowner in the course of normal household maintenance.

Distribution System(s): Components including but not limited to; fans, ducts with supports, fan coil units, registers, insulation, pumps, pipes and lines with supports, radiators, and convectors that are used for supplying heating or cooling in habitable spaces.

Electronic Controls: Digital, computerized, low-voltage or solid-state operating devices.

Functional Drainage: A drain is functional when it empties in a reasonable amount of time and does not overflow when another
fixture is drained simultaneously.

Functional Flow: A reasonable flow at the highest fixture in a dwelling when another fixture is operated simultaneously.

Ground Fault Circuit Interrupter (“GFCI”): A type of safety device that is designed to quickly shut-off electric power in the event of a hot and neutral imbalance.

Habitable Space: A space in a building for living, sleeping, eating or cooking. Bathrooms, toilet rooms, closets, halls, storage or utility spaces and similar areas are not considered habitable rooms.

Immediate Major Repair: A major defect , which if not quickly addressed, will be likely to do any of the following:

1. worsen appreciably,

2. cause further damage,

3. be a serious hazard to health and/or personal safety

Inspector: A person certified as a Home Inspector by the Arizona Board of Technical Registration.

Installed: Attached or connected such that the installed item requires tools for removal.

Major Defect: A system or component that is unsafe or the primary function is not working properly .

Normal Operating Controls: Homeowner operated devices such as a thermostat, wall switch or safety switch.

Observe : The act of making a visual examination of the primary function of a system or component and reporting on its Condition.

On-site Water Supply Quality: Water quality is based on the bacterial, chemical, mineral and solids content of the water.

On-site Water Supply Quantity: Water quantity is the rate of flow of water.

Primary Function: The function of a device that is most reasonably apparent such as heat provided at elements or burners at a stove/oven, but not added features such as clocks, calibration, temperature settings, induction, convection or other characteristics.

Readily Accessible: Available for visual inspection without requiring moving of personal property, dismantling, destructive measures, or any action which will likely involve risk to persons or property.

Readily Openable Access Panel: A panel provided for homeowner inspection and maintenance that has removable or operable fasteners or latch devices in order to be lifted off, swung open, or otherwise removed by one person, and its edges and fasteners are not sealed in place. Limited to those panels within normal reach or from a 4 -foot stepladder, and otherwise readily accessible.

Recreational Facilities: Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities.

Representative Number:For multiple identical components such as windows and electrical outlets, the inspection of one such component per room. For multiple identical exterior components , the inspection of one such component on each side of the building.

Roof Drainage Systems: Gutters, scuppers, roof drains, downspouts, leaders, splash blocks, and similar components used to carry water off a roof and away from a building.

Safety Glazing: Tempered glass, wired glass, laminated glass, or rigid plastic.

Secondary Fire Egress: Openings , such as doors or windows, that allow direct access to the exterior of the structure from bedrooms.

Shut Down: A piece of equipment whose safety switch or circuit breaker is in the “off” position, or its fuse is missing or blown, or a system that cannot be operated by the device or control that a home owner should normally use to operate it.

Structural Component:
A component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).

System: A combination of interacting or interdependent components, assembled to carry out one or more functions.

Technically Exhaustive: An inspection is technically exhaustive when it involves the use of measurements, instruments, testing, calculations, and other means to develop scientific or engineering findings, conclusions, and recommendations.

Underfloor Crawl Space: The area within the confines of the foundation and between the ground and the underside of the lowest floor structural.

Unsafe: A condition in a readily accessible, installed system or component that is judged by the Inspector to be a significant risk of serious bodily injury during normal day-to-day use.

Compiling Your Report