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TREC
GUIDELINES
LONE
STAR HOME INSPECTIONS provides to you a thorough
inspection and a professionally printed report. Hundreds of
items are inspected at every home inspection. To give you a better
understanding of what to expect we have included this section to
provide to you the Texas Real Estate Commission's Standards of
Practice. These guidelines regulate the inspection process in
Texas. Every home inspection incorporates these standards at a
minimum. Before buying a home we recommend you review the
Standards of Practice.
Standards
of Practice
Texas Real Estate Commission
Rules Relating to the Provisions of The Real Estate License Act
Adopted Rules
R. Licensed Real Estate Inspectors
§§535.227-535.231
The
Texas Real Estate Commission (TREC) adopts new §§535.227-535.231,
concerning standards of practice, with
changes to the proposed text as
published in the
December 31,
1999, issue of the Texas Register (24
TexReg 11871).
The new sections are adopted in
connection
with the repeal of §535.222 of this title (relating to Standards of
Practice). These actions divide the current standards of practice for
inspectors into five sections to make the standards easier to read and
to cite. Generally, the new sections track the content of the current
standards of practice, listing the systems, components and items in a
home the inspector must include in an inspection unless the inspector’s
client agrees to limit the scope of the inspection. The new sections
continue to establish the minimum standards for an inspection
performed by a licensed inspector. The new sections also contain a
number of substantive changes recommended by the Texas Real Estate
Inspector Committee, an advisory committee of nine professional
inspectors appointed by TREC.
New §535.227
addresses general provisions: definitions,
the scope of
an inspection, departure provisions, under
which an
inspector may exclude an item from the
inspection,
and enforcement. New §535.228 addresses
inspection
guidelines for structural system, including the
foundation,
walls and doors, windows, fireplace and
chimney, roof,
porches and decks. New §535.229
addresses
inspection guidelines for mechanical systems:
appliances,
cooling systems, heating systems, ducts,
vents and
flues, and plumbing systems. New §535.230
addresses
inspection guidelines for electrical systems.
New §535.231
addresses optional systems, such as
swimming pools
or septic systems, which an inspector
may agree to
inspect.
The Texas
Association of Realtors (TAR) generally
supported
adoption of the new sections but suggested
extensive
changes to the proposed text. The Texas Real
Estate
Inspector Committee reviewed the suggestions at
public
meetings on January 14, 2000, and March 10, 2000,
and
recommended their inclusion in the final version of the new sections.
The commission concurred with the
committee’s
recommendations and modified the final text
to reflect the
following changes. Where possible,
definitions
were deleted if the ordinary definition of the term is sufficiently
clear. The sections were broken into smaller subdivisions to make them
easier to read and to cite. In most instances, references to
"hazards" were deleted as unnecessary, since most of the
conditions an inspector is required to report relate to the health or
safety of the occupants of the home. More precise language was used to
indicate which items must be inspected and which conditions or
deficiencies must be reported or reported as in need of repair by the
inspector, rather than implying the need to report the condition or
item as in need of repair if the inspector is required to inspect for
the presence, or absence, of an item or condition. In most cases, the
inspector would be required to report the item or condition under the
general scope provision of §535.227; the final version of the text of
the new sections merely clarifies for each item or condition whether
it is to be reported or reported as in need of repair so as to avoid
any confusion on the point.
The Texas Real
Estate Inspector Committee also recommended changes based on public
comments and
discussion at
its meetings. The commission concurred and
made the
following changes. More specific language was
added to
§535.228 to describe the structural components of guardrails. A
requirement for reporting the absence of a
range exhaust
vent in §535.229 was broadened to include
electric
ranges, since a range exhaust vent serves a fire
protection
function for electric ranges as well as gas ranges.
A specific
limitation was added to §535.230 to clarify that
the inspector
is not responsible for determining whether
circuit
breakers are accurately labeled in a service panel.
Language was
added to the same section to require the
inspector to
use a separate testing device (other than the
built-in GFCI
test button) to determine if the GFCI protection device operates
properly. A provision relating to parallel wiring in §535.230 was
deleted as unnecessary.
Inspections of
outbuildings under §535.231 will be subject
to the same
standards governing inspection of the principal structure with regard
to electrical, plumbing, heating, ventilation or air-conditioning
systems. A provision was deleted in §535.231 which appeared to
require an inspector to perform a coliform analysis of the well water,
when the inspector might not be authorized to do so. A provision was
added to §535.231 to require the inspector to report the proximity of
septic systems when inspecting a private water well, to be consistent
with the requirements when inspecting the septic system. Inspections
of swimming pool heaters must be conducted under the same standards as
apply generally to a heating system, and a subsection relating to
built-in security and fire protection equipment was deleted as in
possible conflict with standards governing persons holding another
state license to perform such inspections.
The Texas
Association of Real Estate Inspectors commented generally in support
of the new sections with
the changes
recommended by the Texas Real Estate
Inspector
Committee.
A number of
comments were made by individual inspectors
in opposition
to the proposed new sections. One inspector
questioned
whether the amount of time required for an inspector to complete a
report under the new standards
would create economic
pressure on consumers, assuming
any increase in the cost of
business by an inspector would
be passed on to the
consumer. Based on the recommendation of the Texas Real Estate
Inspector
Committee, the commission
determined that the changes
in the standards primarily
confirmed what should have been included in the inspector’s report
under the existing
standards and declined to
reduce the information to be
provided to the consumer.
Several inspectors questioned
whether the standards
should refer to any specific building
code and whether the
standards were becoming overly
concerned with enforcement
of building codes. Based on
the recommendation of the
Texas Real Estate Inspector
Committee, the commission
determined that the single
reference to ground fault
circuit interruptor devices in a
specific electric code was
necessary in the interest of
consumer safety and that
reliance upon building codes as
a basis for reporting items
in need of repair was appropriate to provide a consistent means of
determining when repairs were needed. A number of inspectors suggested
replacing terms used in the standards with their more commonly used
counterparts, such as replacing "garbage disposer" with
"garbage disposal" or replacing "garage door
operator" with "garage door opener." Based on the
recommendation of the Texas Real Estate Inspector Committee, the
commission determined that the language used in the standards was
technically correct and declined to make the requested changes.
The new sections are
adopted under Texas Civil Statutes,
Article 6573a, §5(h),
which authorize the Texas Real Estate Commission to make and enforce
all rules and regulations necessary for the performance of its duties.
§535.227. Standards of
Practice: General Provisions.
(a) Definition of terms.
The following words have the
following meanings, unless
the context clearly indicates
otherwise.
(1) Act - The Real Estate
License Act, Article 6573a, Texas Civil Statutes.
(2) Functioning -
Performing in an expected or required manner; carrying out the design
purpose or intended operation of a part, system, component, member.
(3) Inaccessible - Not
having access without the use
of special tools,
equipment, or instruments, 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 inadequate
clearance, walkways,
passageways, or hazardous
condition.
(4) In Need of Repair -
Does not adequately function
or perform.
(5) Inspect - To look at
and examine accessible items, parts, systems or components without,
except as required by the rules of the Texas Real Estate Commission,
laboratory, scientific or engineering evaluation or testing,
destructive tests or the dismantling or removal of parts, members or
components.
(6) Inspector - A person
licensed as a professional
inspector, a person
licensed as an apprentice inspector or
a person licensed as a real
estate inspector.
(7) Performance - The act
of carrying out, completing, executing or achievement of an operation,
design or function in a manner consistent with the intent of the
manufacturer, designer or accepted industry practice.
(8) Report - A written or
oral communication of the
inspector’s opinions,
observations, determinations, and
findings in an inspection.
(9) Standards of Practice -
§535.227 of this title (relating to Standards of Practice: General
Provisions), §535.228 of this title (relating to Standards of
Practice: Inspection Guidelines for Structural Systems, §535.229 of
this title (relating to Standards of Practice: Inspection Guidelines
for Mechanical Systems: Appliances, Cooling Systems, Heating Systems,
Ducts, Vents and Flues, and Plumbing Systems), §535.230 of this title
(relating to Standards of Practice: Inspection Guidelines for
Electrical Systems) and §535.231 of this title (relating to Standards
of Practice: Optional Systems).
(b) Scope.
(1) The standards of
practice are the minimum levels
of inspection practice
required of inspectors for the
accessible parts,
components, and systems typically
found in improvements to
real property, excluding
detached structures, decks,
docks and fences. The
inspector may provide a
higher level of inspection
performance than required
by the standards of practice
and may inspect parts,
components, and systems in
addition to those described
by the standards of practice.
(2) The inspector shall:
(A) inspect items, parts,
systems, components and conditions which are present and visible at
the time
of the inspection, but
the inspector is not required to
determine or estimate the
remaining life expectancy or
future performance of any
inspected item, part, system
or component;
(B) operate mechanical and
electrical equipment,
systems, and appliances
during an inspection in normal
modes and operating range
at the time of the inspection;
(C) report which of the
parts, components, and systems present in the property have or have
not been inspected;
(D) report as in need of
repair inspected parts, components or systems that are not functioning
or that
the standards of practice
require the inspector to report
as in need of repair;
(E) address all of the
parts, components, and systems contained in the standards of practice
in the property being inspected.
(F) complete the standard
inspection report form
under §535.223 of this
title (relating to Standard Inspection Reports)if that section
applies;
(G) identify in any written
report the inspector who
performed the inspection by
name and license number;
(H) comply with any other
law or license requirement necessary to perform inspections or
services other than what is required by the standards of practice,
such as an air-conditioning and refrigeration contractor license which
may be required for the inspector to make a direct in-line connection
to a refrigerant system, or a structural pest control license which
may be required to perform a wood-destroying-insect inspection;
(3) In the event of a
conflict between a specific provision and a general provision in the
standards of practice, the specific provision controls. The standards
of practice do not apply to the following:
(A) parts, components or
systems other than those specifically described;
(B) conditions other than
those specifically described, such as environmental conditions,
presence of toxic or hazardous wastes or substances, presence of
termites or other wood-destroying insects or organisms, compliance
with codes, ordinances, statutes or restrictions or the efficiency,
quality, durability of any item inspected;
(C) any part, component or
system the inspector excludes under the departure provision in this
section; and
(D) any determination of
insurability or warrantability of any part, component or system.
(c) Departure
Provision.
(1) An inspector shall
exclude from the inspection any part, component or system which the
inspector is not competent or qualified to inspect.
(2) An inspector may
exclude any part, component or system required for inspection by the
standards of practice which is inaccessible, cannot be inspected due
to circumstances beyond the control of the inspector, or
the inspector’s client
has agreed is not to be inspected.
(3) This departure
provision does not prohibit an inspector from specializing nor require
the inspector to specifically exclude other parts, components or
systems not ordinarily considered a part of the inspector’s
specialty. However, the inspector shall comply with the standards of
practice for the items being inspected.
(4) If an inspector
excludes any part, component or system listed in the standards of
practice, other than one which the client has agreed is not to be
inspected, the inspector shall:
(A) advise the client at
the earliest practicable time that the specific part, component or
system will not be included in the inspection; and
(B) state in any written
inspection report that the excluded part, component or system was not
inspected.
(d) Enforcement.
Failure to
comply with §535.227 of this title (relating to
Standards of Practice: General
Provisions), §535.228 of
this title (relating to Standards
of Practice: Inspection
Guidelines for Structural
Systems, §535.229 of this
title (relating to Standards of
Practice: Inspection
Guidelines for Mechanical Systems:
Appliances, Cooling
Systems, Heating Systems, Ducts,
Vents and Flues, and
Plumbing Systems), §535.230 of
this title (relating to
Standards of Practice: Inspection
Guidelines for Electrical
Systems) and §535.231 of this
title (relating to
Standards of Practice: Optional Systems) is a ground for disciplinary
action as prescribed by the Act, §23 (1)(7) and §535.224 of this
title (relating to Proceedings before the Committee).
§535.228. Standards of
Practice: Inspection Guidelines
for Structural Systems.
(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 absence 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.
§535.229. Standards of
Practice: Inspection
Guidelines for Mechanical
Systems: Appliances,
Cooling Systems, Heating
Systems, Ducts, Vents and
Flues, and Plumbing
Systems.
(a) Dishwasher. The
inspector shall:
(1) report as in need of
repair any deficiencies in the
door gasket, control knobs
and interior parts, including
the dish tray, rollers,
spray arms and the soap dispenser;
(2) report as in need of
repair any interior signs of rust;
(3) report as in need of
repair a door spring that does
not operate properly;
(4) report as in need of
repair deficiencies in the discharge hose or piping or the lack of
back flow prevention;
(5) report as in need of
repair units that are not securely mounted;
(6) report as in need of
repair any water leaks;
(7) inspect the unit’s
operation in normal mode with
the soap dispenser closed;
and
(8) report as in need of
repair spray arms that do
not turn, soap dispensers
that do not open or drying
elements that do not
operate.
(b) Food waste
disposer.
The inspector shall:
(1) report as in need of
repair any deficiencies in the
splash guard, grinding
components, wiring and exterior;
(2) report as in need of
repair a unit that is not securely mounted; and
(3) inspect the operation
of the unit and report as in
need of repair any unusual
noise or vibration level and
any signs of water leaks.
(c) Range exhaust
vent. The
inspector shall:
(1) report as in need of
repair any deficiencies in the filter, vent pipe, light and switches;
(2) inspect the operation
of the blower and report as
in need of repair any
unusual sounds or vibration levels,
or if the blower does not
operate at all speeds;
(3) report as in need of
repair a vent pipe that does
not terminate outside the
structure when the unit is not
of recirculating type or
configuration.
(4) report as in need of
repair a vent pipe that is of
inadequate material; and
(5) report as in need of
repair the absence of a range
exhaust vent.
(d) Electric or gas ranges.
The inspector shall:
(1) report as in need of
repair broken or missing
knobs, elements, drip pans
or other parts, inadequate
clearance from combustible
material, or the absence of
an anti-tip device;
(2) report as in need of
repair signal lights and elements or burners that do not operate at
low and high settings;
(3) report as in need of
repair improper materials
that are used for the gas
branch line and the connection
to the appliance; and
(4) report as in need of
repair the absence of a gas
shut-off valve, or valve
that is not properly located, is
inaccessible, or leaks.
(e) Electric or gas
ovens.
The inspector shall:
(1) report as in need of
repair any broken or missing
knobs, handles, glass
panels, door hinges, lights or light
covers or other parts, or
inadequate clearance from
combustible material;
(2) report as in need of
repair deficiencies in the door gasket, tightness of closure and
operation of the latch;
(3) report as in need of
repair an oven that is not securely mounted;
(4) report as in need of
repair heating elements and thermostat sensing elements that are not
properly
supported;
(5) report as in need of
repair deficiencies in the operation of the heating elements or the
lighting, operation and condition of the flame;
(6) report as in need of
repair deficiencies in the
operation of the clock and
timer, thermostat and door
springs; and
(7) report as in need of
repair any inaccuracy of the
thermostat more than a 25
degree range plus or minus of
a 350 degree setting, as
measured by a thermometer.
(f) Microwave
oven. The
inspector shall:
(1) report as in need of
repair any broken or missing
knobs, handles, glass
panels, or other parts, or a unit that
is not securely mounted;
(2) report as in need of
repair any deficiencies in the door and seal (the
inspector is not required to test for
radiation);
(3) report as in need of
repair an oven that does not
operate by heating a
container of water or with other test
equipment, as reasonably
determined by the inspector;
and
(4) report as in need of
repair a light that does not operate.
(g) Trash
compactor. The
inspector shall:
(1) inspect the overall
condition of the unit;
(2) report as in need of
repair a unit that does not operate or operates with unusual noise or
vibration levels; and
(3) report as in need of
repair a unit that is not securely mounted in place.
(h) Other built-in
appliances. The inspector shall report as in need of repair any
deficiencies in condition or operation of other built-in appliances
not listed in this
section.
(i) Bathroom exhaust vents
and electric heaters. The
inspector shall operate the
unit, and report as in need of
repair unusual sounds,
speed and vibration levels or,
when possible, vent pipes
that do not terminate outside
the structure.
(j) Whole house vacuum
system. The inspector shall:
(1) inspect the condition
of the main unit;
(2) report as in need of
repair a unit that does not operate; and
(3) inspect the system from
all accessible outlets throughout the house.
(k) Water
heaters. The
inspector shall:
(1) report the energy
source;
(2) inspect the unit and
report as in need of repair fittings that leak or are corroded;
(3) report as in need of
repair temperature and pressure relief valve piping that lacks gravity
drainage, is improperly sized (no smaller than the outlet fittings),
has deficiencies in
material, or lacks a correct termination;
(4) report as in need of
repair a temperature and
pressure relief valve that
does not operate when the valve is of an operable type and operation
will not cause
damage to persons or
property as reasonably determined
by the inspector (for
example, it would be reasonable not
to operate the valve if
there is improper or undetermined
termination of the drain
pipe, a corroded or damaged
valve, improper
installation of valve or drain pipe, the
drain pipe is of
inappropriate material or there is no
water supply cut-off valve
at the unit);
(5) report as in need of
repair any broken or missing parts, covers or controls;
(6) report as in need of
repair deficiencies in the burner, flame and burner compartment, the
operation of heating elements and the condition of wiring;
(7) report as in need of
repair deficiencies in materials used for the gas branch line and the
connection to the appliance, the absence of a gas shut-off valve, or a
valve that is not properly located, is inaccessible, or leaks;
(8) if applicable, report
as in need of repair deficiencies in the vent pipe, draft diverter,
draft hood and their condition, draft, proximity to combustibles and
vent termination point, observing for adequate combustion and draft
air;
(9) report as in need of
repair the lack of a safety pan and drain (including the termination
of the drain line)
when applicable;
(10) report as in need of
repair an unsafe location or
installation; and
(11) inspect garage units
or units which are located in rooms or enclosures opening into a
garage and report
as in need of repair the
following:
(A) a lack of protection
for physical damage to the unit; and
(B) burners, burner
ignition devices or heating elements, switches or thermostats that are
not a minimum of 18 inches above the lowest garage floor elevation.
(l) Doorbell and
chimes.
The inspector shall:
(1) inspect the condition
of the unit and report as in
need of repair a unit that
does not operate; and
(2) report as in need of
repair any deficiencies in visible and accessible parts.
(m) Attic power
vents. The
inspector shall:
(1) report as in need of
repair deficiencies in the operation and installation of the unit,
including the wiring
and mounting of the
thermostat control, if so equipped
and accessible; and
(2) report as in need of
repair unusual sounds or speed and vibration levels.
(n) Garage door operator.
The inspector shall:
(1) report as in need of
repair deficiencies in the installation, condition and operation of
the garage door
operator;
(2) operate the door both
manually and by an installed automatic door control;
(3) report as in need of
repair a door that does not automatically reverse during closing
cycle, any installed
electronic sensors that are
not operable or not installed
at the proper heights above
the garage floor; and
(4) report as in need of
repair door locks or side
ropes that have not been
removed or disabled.
(o) Hydrotherapy or
whirlpool equipment. The inspector shall:
(1) report as in need of
repair a unit that does not operate, leaks, or is inaccessible;
(2) report as in need of
repair a unit that lacks a ground fault circuit interrupter or has an
interrupter that does not operate;
(3) report as in need of
repair switches that are not
in a safe location or do
not operate;
(4) report evidence of
leaks under the tub if the access cover is available and accessible,
reporting when the cover is absent or inaccessible (the inspector is
not required to determine the adequacy of self-draining
features of the circulation
system); and
(5) report as in need of
repair deficiencies in the ports, valves, grates and covers.
(p) Specific limitations
for appliances. The inspector
is not required to do the
following:
(1) operate or determine
the condition of other auxiliary components of inspected items; or
(2) inspect self-cleaning
functions.
(q) Cooling systems other
than evaporative coolers.
The inspector shall:
(1) report the type of
system and energy sources;
(2) operate the system
using normal control devices except when the outdoor temperature is
less than 60
degrees Fahrenheit;
(3) inspect for proper
performance; such as by observing the temperature difference between
the supply air and the return air or noticeable vibration of the
blower fan and report as in need of repair any deficiencies;
(4) report as in need of
repair the lack of, or deficiencies in drainage of, condensate drain
line and secondary drain line when applicable, including pipes made of
inadequate material;
(5) report as in need of
repair a primary drain pipe that terminates in a sewer vent, if the
termination is visible;
(6) report as in need of
repair a safety pan that is not
appropriately sized for the
evaporator coil or free of
water or debris;
(7) report as in need of
repair a return chase and plenum that are not free of
improper and hazardous
conditions, such as gas
pipes, sewer vents, refrigerant
piping or electrical
wiring.
(8) report as in need of
repair the lack of insulation
on refrigerant pipes and
the primary condensate drain
pipe;
(9) report as in need of
repair a condensing unit that
does not have adequate
clearances, or air circulation, or
that has deficiencies in
the condition of fins, location,
levelness and elevation
above ground surfaces; and
(10) report as in need of
repair conductor sizing and
over-current protective
devices that are not appropriately
sized for the unit.
(r) Evaporative
coolers.
The inspector shall:
(1) operate the motor and
report as one or two speed;
(2) observe the electrical
pigtail connection at the
motor;
(3) inspect the power
source in the unit;
(4) report as in need of
repair a pump that does not
function or deficiencies in
the spider tubes, tube clips and
bleeder system;
(5) report as in need of
repair deficiencies in the water supply line and float bracket;
(6) report as in need of
repair the absence of a minimum one-inch air gap between water
discharge at float and water level;
(7) report as in need of
repair deficiencies in the fan
(blower) and squirrel cage
or rust build-up, deterioration or corrosion;
(8) report as in need of
repair deficiencies in the fan
belt and pulleys;
(9) report as in need of
repair deficiencies in the housing side panels, the water trays, the
exterior housing and the roof frame;
(10) report as in need of
repair deficiencies in the roof jack or other mounting point and the
location of the seasonal damper at the unit; and
(11) report as in need of
repair deficiencies in the interior registers and the supply duct.
(s) Specific limitations
for cooling systems. The inspector is not required to do the
following:
(1) inspect for the
pressure of the system coolant or
determine the presence of
leaks;
(2) program digital-type
thermostats or controls; or
(3) operate setback
features on thermostats or controls.
(t) Heating systems. The
inspector shall:
(1) report the type of
heating system and its energy
sources;
(2) report as in need of
repair a system that does not
operate properly using
normal control devices;
(3) report as in need of
repair deficiencies in the
controls and accessible
operating components of the
system;
(4) in gas units, inspect
the burner, and report as in
need of repair deficiencies
in the burner compartment,
type, condition, draft and
termination of the vent pipe, or
proximity to combustibles;
the lack of combustion and
draft air or inappropriate
location, or the lack of forced
air in the burner
compartment (full evaluation of the
integrity of a heat
exchanger requires dismantling of the
furnace and is beyond the
scope of a visual inspection);
(5) report as in need of
repair gas units that display flame impingement, uplifting flame,
improper flame color or excessive scale buildup;
(6) report as in need of
repair gas units that use improper materials for the gas branch line
and the connection to the appliance;
(7) report as in need of
repair in gas units deficiencies in materials used for the gas branch
line and the connection to the
appliance, the absence of a gas
shut-off valve, or a valve
that is not properly located, is
inaccessible, or leaks; and
(8) report as in need of
repair elements in electric
furnaces that do not
operate;
(9) report as in need of
repair a return chase or plenum that are not free of improper and
hazardous conditions, such as gas pipes, sewer vents, refrigerant
piping or electrical wiring; and
(10) report if the
inspector deemed the furnace to be inaccessible.
(u) Specific limitations
for heating systems. The inspector is not required to do the
following:
(1) inspect accessories
such as humidifiers, air purifiers, motorized dampers, heat reclaimers,
electronic air filters or wood-burning stoves;
(2) determine the
efficiency or adequacy of a system;
(3) program digital-type
thermostats or controls; or
(4) operate radiant
heaters, steam heat systems or unvented gas-fired heating appliances.
(v) Ducts, vents (including
dryer vents) and flues. The
inspector shall:
(1) report as in need of
repair deficiencies such as
damaged ducting or
insulation, improper material or
improper routing of ducts
where visible and accessible;
(2) report as in need of
repair the absence of air flow at all accessible supply registers in
the habitable areas of the structure;
(3) report as in need of
repair deficiencies in accessible duct fans and filters;
(4) report as in need of
repair deficiencies in installation, such as gas piping, sewer vents,
electrical wiring or junction boxes in the plenum, returns or chases
or improper sealing, where visible;
(5) report as in need of
repair deficiencies in the flue
system components;
(6) report as in need of
repair a flue or vent pipe that does not properly terminate; and
(7) report as in need of
repair deficiencies in materials used for the venting systems.
(w) Specific limitations
for ducts and vents. The inspector is not required to do the
following:
(1) determine the
efficiency, adequacy or capacity of the systems;
(2) determine the
uniformity of the supply of conditioned air to the various parts of
the structure;
(3) determine the types of
materials contained in insulation, wrapping of pipes, ducts, jackets,
boilers and
wiring;
(4) operate venting systems
unless ambient temperatures or other circumstances, in the reasonable
opinion of the inspector, are conducive to safe operation without
damage to the equipment; or
(5) operate a unit outside
its normal operating range as reasonably determined by the inspector.
(x) Plumbing
systems. The
inspector shall:
(1) inspect and report as
in need of repair deficiencies in the type and condition of all
accessible and visible water supply and waste-water and vent pipes;
(2) inspect and report as
in need of repair deficiencies in the operation of all fixtures and
faucets where the flow end of the faucet is not connected to an
appliance;
(3) report as in need of
repair the lack of back-flow
devices, anti-siphon
devices or systems or air gaps when
applicable;
(4) report as in need of
repair incompatible materials
in connecting devices
between differing metals in the
supply system, where
visible;
(5) report as in need of
repair deficiencies in water
supply by viewing
functional flow in two fixtures operated simultaneously;
(6) report as in need of
repair deficiencies in functional drainage at accessible plumbing
fixtures;
(7) report as in need of
repair deficiencies in installation and identification of hot and cold
faucets;
(8) report as in need of
repair mechanical drainstops
that are missing or do not
operate if installed on sinks,
lavatories and tubs;
(9) report as in need of
repair commodes that have
cracks in the ceramic
material, are improperly mounted
on the floor, leak or have
tank components which do not
operate;
(10) report as in need of
repair accessible supply and drain pipes that leak;
(11) report as in need of
repair the lack of a visible vent pipe system to the exterior of the
structure or improper routing or termination of the vent system;
(12) report as in need of
repair a shower enclosure
that leaks; and
(13) report as in need of
repair any exterior faucet
attached or immediately
adjacent to the structure that
does not operate properly.
(y) Specific limitations
for plumbing systems. The inspector is not required to do the
following:
(1) operate any main,
branch or shut-off valves;
(2) inspect any system that
has been shut down or
otherwise secured;
(3) inspect any components
that are not visible or accessible;
(4) inspect any exterior
plumbing components such
as water mains, private
sewer systems, water wells,
sprinkler systems or
swimming pools;
(5) inspect fire sprinkler
systems;
(6) inspect or operate
drain pumps or waste ejector
pumps;
(7) inspect the quality or
the volume of well water;
(8) determine the
potability of any water supply;
(9) inspect
water-conditioning equipment, such as softeners or filter
systems;
(10) inspect solar water
heating systems;
(11) determine the
effectiveness of anti-siphon devices on appropriate fixtures or
systems;
(12) operate free-standing
appliances;
(13) inspect private water
supply systems, swimming pools, or pressure tanks;
(14) inspect the gas supply
system for leaks; or
(15) inspect for sewer
clean-outs.
§535.230. Standards of
Practice: Inspection
Guidelines for Electrical
Systems.
(a) Service entrance and
panels. The inspector shall:
(1) inspect service
entrance cables and report as in
need of repair deficiencies
in the integrity of insulation,
drip loop, separation of
conductors at weatherheads and
clearances;
(2) report as in need of
repair a drop, weatherhead
or mast that is not
securely fastened;
(3) report as in need of
repair the lack of a grounding
electrode conductor in the
service where visible, or the
lack of secure connection
to the grounding electrode or
grounding system;
(4) report as in need of
repair accessible main or subpanels that are not secured to the
structure or appropriate for their location (weather-tight if exposed
to weather, appropriate clearances and accessibility), do not have
inside covers (dead fronts) in place, do not have conductors protected
from the edges of metal panel
boxes, do not have trip
ties installed on labeled 240 volt circuits, do not have
proper fasteners or do not have
knockouts filled ;
(5) inspect and report as
in need of repair deficiencies in the type and condition of the wiring
in the panels, in the compatibility of overcurrent protectors for the
size of conductor being used and in sizing of listed equipment of
overcurrent protection and conductors, when power requirements for
listed equipment are readily available and breakers are labeled;
(6) report as in need of
repair a panel that is installed in a hazardous location, such as a
clothes closet;
(7) report as in need of
repair the absence of appropriate connections, such as copper/aluminum
approved devices, pig-tailed connections or crimp connections; and the
absence of anti-oxidants on aluminum conductor terminations; and
(8) report as in need of
repair the lack of main disconnect(s).
(b) Specific limitations
for service entrance and panels. The inspector is not required to do
the following:
(1) determine service
capacity amperage or voltage
or the capacity of the
electrical system relative to
present or future use;
(2) determine the
insurability of the property;
(3) conduct voltage drop
calculations; or
(4) determine the accuracy
of breaker labeling.
(c) Branch circuits,
connected devices and fixtures.
The inspector shall:
(1) report the type of
branch circuit wiring;
(2) inspect all accessible
receptacles and report as in need of repair a receptacle in which:
(A) power is not present;
(B) polarity is incorrect;
(C) the unit is not
grounded, if applicable;
(D) there is evidence of
arcing or excessive heat;
(E) the unit is not secured
to the wall;
(F) the cover is not in
place; or
(G) ground fault circuit
interrupter devices are not properly installed as set forth by the
current edition of
the National Electric Code,
publication 70A of the
National Fire Protection
Association, or do not operate
properly as shown by use of
a separate testing device;
(3) operate all accessible
wall and appliance switches and report as in need of repair a switch
that:
(A) does not operate or is
damaged;
(B) displays evidence of
arcing or excessive heat; or
(C) is not fastened
securely with cover in place.
(4) inspect installed
fixtures including lighting devices and ceiling fans;
(5) report as in need of
repair an inoperable or missing fixture;
(6) report as in need of
repair deficiencies in exposed wiring, wiring terminations, junctions
and junction boxes;
(7) report as in need of
repair deficiencies or absences of conduit in appropriate locations or
conduit that is not terminated securely;
(8) report as in need of
repair appliances and electrical gutters that do not have proper
bonding;
(9) report as in need of
repair subpanels that are not
properly bonded and
grounded;
(10) report as in need of
repair the lack of disconnects in appropriate locations;
(11) inspect (if branch
circuit aluminum wiring is
discovered in the main or
subpanels) a random sampling of accessible receptacles
and switches and report as in
need of repair the absence
of appropriate connections,
such as copper/aluminum
approved devices, pig-tailed
connections or crimp
connections;
(12) report as in need of
repair the improper use of
extension cords; and
(13) report as in need of
repair the absence of, or
deficiencies in, the
installation and operation of smoke
or fire detectors not
connected to a central alarm system.
§535.231. Standards of
Practice: Optional Systems.
(a) Scope. This section
covers other systems and
attachments that an
inspector may 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 know current and
safe procedures for
inspecting the items described in this
section. The inspector
shall determine and provide a
report of the condition of
the equipment, systems, parts
or components by visual
observation and operation 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, §535.227 of this
title (relating to
Standards of Inspection: General Provisions) applies to the
inspection.
(b) Inspection guidelines
for gas lines. The inspector
shall:
(1) inspect and report as
in need of repair deficiencies in the condition and type of all
accessible and visible gas piping; and
(2) test gas lines by using
a local or an industry-accepted procedure.
(c) Specific limitations
for gas lines. The inspector is
not required to inspect
sacrificial anode bonding or for its
existence.
(d) Inspection guidelines
for outbuildings. The inspector shall:
(1) inspect the building
and report as in need of repair water penetration or deficiencies in
structural performance; and
(2) report as in need of
repair deficiencies in electrical, plumbing, heating, ventilation or
air-conditioning
systems that the standards
of practice would require the inspector to report for the principal
structure.
(e) Inspection guidelines
for outdoor cooking equipment. The inspector shall:
(1) report the energy
source and operate the unit;
(2) report as in need of
repair deficiencies in operation, control knobs, handles, burner bars,
grills, box, rotisserie (if present) and heat diffusion material;
(3) report as in need of
repair a unit or pedestal that
is not stable;
(4) report as in need of
repair gas units that use improper materials for the gas branch line
and the connection to the appliance; and
(5) report as in need of
repair a gas unit that has no shut-off valve, an inaccessible valve or
a valve that leaks;
(f) Inspection guidelines
for lawn and garden sprinkler
system. The inspector
shall:
(1) operate all zones or
stations on the system manually;
(2) report as in need of
repair deficiencies in water
flow or pressure at the
circuit heads;
(3) report as in need of
repair surface water leaks, the absence or improper installation of
anti-siphon valves and backflow preventers or the absence of shut-off
valves;
(4) inspect and report as
in need of repair deficiencies in the condition and mounting of the
control box and visible wiring; and
(5) report as in need of
repair deficiencies in the operation of each zone and associated
valves, spray head
patterns and areas of
non-coverage within the zone.
(g) Specific limitations
for lawn and garden sprinkler system. The inspector is not required to
inspect the automatic function of the timer or control box, the rain
sensor or the effectiveness
and sizing of anti-siphon
valves or backflow
preventers.
(h) Inspection guidelines
for private water wells. The
inspector shall:
(1) operate at least two
fixtures simultaneously;
(2) report the type of pump
and type of storage equipment;
(3) report as in need of
repair deficiencies in water
pressure and flow and
operation of pressure switches;
(4) inspect and report as
in need of repair deficiencies in the condition of visible and
accessible equipment and components;
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