(a) Foundations. The inspector shall:
(1) report the type of foundation (for example, slab-on-grade
or pier and beam);
(2) inspect the foundation, related structural components
and/or slab surfaces;
(3) inspect the crawl space area to determine the general
condition of foundation components and report the method used to observe the
crawl space if the inspector did not enter the crawl space because the space
was inaccessible, hazardous conditions were present, or access or visibility
was limited;
(4) render a written opinion as to the performance of
the foundation;
(5) report general indications of foundation movement
that are present and visible, such as sheetrock cracks, brick cracks, out-of-square
door frames or floor slopes;
(6) report as in need of repair any post tensioned cable
ends that are not protected;
(7) report as in need of repair a crawl space that does
not appear to be adequately ventilated;
(8) report as in need of repair conditions or symptoms
that may indicate the possibility of water penetration that are present and
visible, such as improper grading around foundation walls or plumbing leaks;
and
(9) report as in need of repair conditions that are present
and visible and may be adversely affecting foundation performance, such as
erosion or water ponding.
(b) Specific limitations for foundations. The inspector is
not required to enter a crawl space or any areas where headroom is less than
18 inches and the width of the access opening is less than two feet, or where
the inspector reasonably determines conditions or materials are hazardous
to health or safety of the inspector.
(c) Interior walls, doors, ceilings and floors. The inspector
shall:
(1) report as in need of repair deficiencies of the surfaces
of walls, ceilings and floors as related to structural performance or water
penetration that are present and visible;
(2) report as in need of repair accessible doors that
do not operate properly, excluding locks and latches;
(3) report as in need of repair deficiencies in steps,
stairways, balconies and railings,
(4) report as in need of repair spacings between intermediate
balusters, spindles, or rails for steps, stairways, balconies, and railings
that permit passage of an object greater than four inches in diameter; and
(5) report as in need of repair the absence of safety
glass in hazardous locations.
(d) Specific limitations for Interior walls, doors, ceilings
and floors. The inspector is not required to do the following:
(1) determine the condition of floor, wall or ceiling coverings
unless such conditions affect structural performance or indicate water penetration;
(2) report obvious damage to floor, wall or ceiling coverings;
(3) determine the condition of paints, stains and other
surface coatings; or
(4) determine condition of cabinets.
(e) Exterior walls and doors, windows and door glazing. The
inspector shall:
(1) report as in need of repair present and visible deficiencies
of exterior walls that are related to structural performance and water penetration;
(2) report as in need of repair deficiencies in the condition
and operation of exterior doors and garage doors, including door locks and
latches when present.
(3) report as in need of repair damaged glazing in windows
and exterior doors;
(4) report as in need of repair any insulated windows
that are obviously fogged or display other evidence of broken seals;
(5) report as in need of repair the absence of safety
glass in hazardous locations;
(6) report as in need of repair missing or damaged window
and door screens;
(7) report as in need of repair in homes having burglar
bars the absence of functional keyless burglar bars in appropriate locations;
(8) report as in need of repair inoperable windows at
burglar bar locations of sleeping rooms or egress areas and any inoperable
windows at other randomly sampled accessible burglar bar locations; and
(9) report as in need of repair spacings between intermediate
balusters, spindles and rails that permit passage of an object greater than
four inches in diameter.
(f) Specific limitations for exterior walls and doors, windows
and door glazing. The inspector is not required to do the following:
(1) report the condition or presence of storm windows or doors,
awnings, shutters or security devices or systems;
(2) determine the condition of paints stains or other
surface coatings; or
(3) determine the presence of, or extent or type of, insulation
or vapor barriers in exterior walls.
(g) Fireplace and chimney. The inspector shall:
(1) report as in need of repair deficiencies in the visible
components and structure of the chimney and fireplace;
(2) inspect the interior of the firebox and the visible
flue area, and report as in need of repair built up creosote in visible areas
of the firebox and flue (the inspector is not required to determine the adequacy
of the draft or perform a chimney smoke test);
(3) report as in need of repair a damper that does not
operate;
(4) report as in need of repair the presence of non-combustible
hearth extension;
(5) report as in need of repair deficiencies in the lintel,
hearth and material surrounding the fireplace, including clearances from combustible
materials;
(6) report as in need of repair the absence of firestopping
at the attic penetration of the chimney flue, where accessible;
(7) report as in need of repair any gas log lighter valves
that do not function or leak gas;
(8) report as in need of repair any circulating fan that
does not operate, if present;
(9) report as in need of repair deficiencies in combustion
air vent, if present; and
(10) report as in need of repair deficiencies in chimney
coping or crown, caps or spark arrestor (inspected from ground level at a
minimum).
(h) Roof, roof structure and attic. The inspector shall:
(1) report the type of roof covering and report as in need
of repair:
(A) a roof covering that is not appropriate for the slope of
the roof;
(B) fasteners that are not present or that are not appropriate,
(where it can be reasonably determined); and
(C) roof jacks, flashing and counter flashing that are not
present or not properly installed.
(2) inspect the general condition of, and report
evidence of previous repairs to, flashing, skylights and other roof penetrations;
(3) report as in need of repair inadequate attic space
ventilation;
(4) report as in need of repair deficiencies in the roof
covering, structure and sheathing;
(5) report any visible evidence of moisture penetration;
(6) report as in need of repair the lack of or inappropriate
installation of components such as purlins, struts, collar ties or rafter
ties, where necessary;
(7) report as in need of repair excessive deflections
or depressions in the roof's surface relating to the performance of the framing
and the roof deck;
(8) enter and inspect attic space(s) except when inadequate
access or hazardous conditions exist as reasonably determined by the inspector
and report the method used to inspect the attic if the inspector did not enter
the attic;
(9) report the method used to inspect the roof if the
inspection is performed from other than roof level;
(10) inspect for the presence, and report the approximate
depth of, insulation where visible; and
(11) report as in need of repair deficiencies in visible
installed gutter and downspout systems.
(i) Specific limitations for roof, roof structure and attic.
The inspector is not required to do the following:
(1) determine the remaining life expectancy of the roof covering;
or
(2) inspect the roof from the roof level if the inspector
reasonably determines that the inspector cannot safely reach or stay on the
roof, or that damage to the roof or roof covering may result from walking
on the roof.
(j) Porches and decks. The inspector shall:
(1) report as in need of repair structural deficiencies in
porches, decks, steps, balconies and carports as to visible footings, joists,
deckings, railings and attachment points, where applicable; and
(2) report as in need of repair (except for decks which
are not higher than 30 inches as measured from the adjacent grade) spacings
between intermediate balusters, spindles or rails that permit passage of an
object greater than four inches in diameter.
(k) Specific limitations for porches and decks. The inspector
is not required to inspect detached structures or waterfront structures and
equipment, such as docks or piers.
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