Inspector Nation Home Inspection Standards of Practice

I. Purpose
This document was written to provide a standard of practice for home inspectors that perform home inspections in regions or states that do not regulate the use of the title “Home Inspector” and or “Professional Home Inspector” and to enhance existing state standards of practices established by state licensure acts. The goal of this standard of practice is to clearly define the scope and limitations of a home inspection.

II. Definitions
1. Board. – The Inspector Nation Board
2. Home inspection. – A written evaluation of two or more of the following components of a residential building: heating system, cooling system, plumbing system, electrical system, structural components, foundation, roof, exterior, and or interior components.
3. Home inspector. – A home inspector also referred to as member or inspector who has satisfied the membership requirements of Inspector Nation.
4. Residential building. –A building that contains at least one kitchen, one full bathroom, and one habitable living/sleeping area. A building that is intended to be, or that is in fact, used as a residence by one or more individuals.

III. Inspector Nation Board, members
1. Membership. – The Inspector Nation Board shall be composed of at least four members. The members must meet all of the following qualifications;
1) A public member who has never conducted a home inspection or held a home inspection license.
2) Two home inspectors, one of whom must have at least 15 years of experience actively inspecting.
3) A licensed general contractor
4) A professional engineer
5) A professional member with a doctorate level education in engineering or a related field
6) A real estate or legal professional

IV. Board Powers and Responsibilities
1. Meetings. – The Board shall hold at least three regular meetings each year as provided by rules adopted by the Board. The Board may hold additional meetings upon the call of any two Board members. A majority of the Board membership constitutes a quorum.
2. General. – The Board has the power to do all of the following:
1) Examine and determine the qualifications and fitness of applicants for membership
2) Adopt and publish a code of ethics and standard of practice for members.
3) Issue, renew, deny, revoke, and suspend memberships under this document.
4) Conduct investigations, hold membership hearings, request records, to ensure that membership quality.
5) Employ professional, clerical, investigative, or special personnel necessary to carry out the provisions of this document.
6) Purchase or rent office space, equipment, and supplies necessary to carry out the provisions of this document
7) Adopt a seal by which it shall authenticate its proceedings, official records, and memberships.
8) Establish education requirements for membership.
9) Establish continuing education requirements for membership renewal.
10) Create and implement rules to maintain and establish quality membership.

V. Ownership Responsibility
1. Gregory Enterprises, The Home Inspection Training Center, Inspector Nation, The Board and or all of the associated owners and employees cannot guarantee that every member, home inspector or person who claims to be a home inspector will follow guidelines as presented and therefore cannot be held responsible for any actions or failures of the said home inspector or organization member. Gregory Enterprises, The Home Inspection Training Center, Inspector Nation, The Board and or all of the associated owners and employees make every effort to assure that certified member present evidence of knowledge of the membership and or individual identified certification, however, assume no liability related to the negligence, error, omission or performance of the members, home inspectors or person who claims to be a home inspector.

VI. Membership Requirements
1) Meet two of the following three conditions:
a. Have a high school diploma or its equivalent and satisfactorily complete an education program approved by the Board. The program must be completed within four years of the date the applicant submits an application for licensure under this section.
b. Be licensed for at least six months as a home inspector by a State recognized by the Board.
c. Have completed at least 500 home inspections for compensation.
d. Have successfully completed an examination presented by the Board.
e. Have education and experience the Board considers to be equivalent to listed requirements
2) Membership. – Upon compliance with the conditions of membership under this section, to be eligible to be a member an applicant must meet all of the insurance requirements of this subsection.
a. General liability insurance in the amount of two hundred fifty thousand dollars ($250,000), which insurance may be individual coverage or coverage under an employer policy, with coverage parameters established by the Board.
b. One of the following:
a. Minimum net assets in an amount determined by the Board, which amount may not be less than five thousand dollars $5,000.
b. A bond in an amount determined by the Board, which amount may not be less than five thousand dollars $5,000.
c. Errors and omissions insurance in the amount of two hundred fifty thousand dollars ($250,000), which insurance may be individual coverage or coverage under an employer policy, with coverage parameters established by the Board.
d. Evidence of licensure in a State that has insurance or net assets requirements that meets or exceed requirements of this section.
3) The Board may deny or refuse to issue or renew a membership, may suspend or revoke a membership, or may impose probationary conditions on a member if the member has engaged in any of the following conduct:
a. Employed fraud, deceit, or misrepresentation in obtaining or attempting to obtain or renew a membership
b. Committed an act of malpractice, gross negligence, or incompetence in the practice of home inspections.
c. Engaged in conduct that could result in harm or injury to the public.
d. Been convicted of or pled guilty or nolo contendere to any misdemeanor involving moral turpitude or to any felony.
e. Been adjudicated incompetent.
f. Engaged in any act or practice that violates any of the provisions of this document or any rule issued by the Board, or aided, abetted, or assisted any person in a violation of any of the provisions of this document
g. Failed to maintain general liability insurance.
h. Failed to main State Licensure or other credentials used to obtain membership.
i. Had State Home Inspection or other professional licensed revoked or suspended
4) Members must report Criminal Convictions and Disciplinary Actions. – A member who is convicted of any felony or misdemeanor or is disciplined by any governmental agency or Board in connection with any other professional membership, any occupational or professional license shall file with the Board a written report of the conviction or disciplinary action within 30 days of the final judgment, order, or disposition of the case.

VII. Duties of the Inspector Nation Home Inspector Member
1) Home Inspection Report. – The member must give to each person for whom the inspector performs a home inspection a written report of the home inspection. The home inspector must give the person the report by the date set in a written agreement by the parties to the home inspection. If the parties to the home inspection did not agree on a date in a written agreement, the member must give the person the report within three business days after the inspection was performed. In the event of an emergency or event out of the control of the member, the delivery of the report can be delayed as long as the parties to the home inspection are notified prior to the original report deadline.
2) Summary Page. – A written report for a home inspection must include a summary page that contains the information as described in this section. All other subject matters pertaining to the home inspection must appear in the body of the report. The summary page should contain a statement that reminds the parties to the home inspection to read the entire report. The statement should also remind the parties to the home inspection that the subject of negotiability of any item in the report should be referred to a Real Estate Agent or an Attorney.
i. The summary page must describe in writing:
a) any system or component of the home that does not function as intended, allowing for normal wear and tear that does not prevent the system or component from functioning as intended including safety hazards.
b) any system or component that presented tangible evidence of a concern during the inspection to prevent the confirmation of “functioning as intended”. This system would be considered as “appears not to function as intended” and or that requires subsequent examination, further investigation, and or evaluation by a specialist.
c) The summary page may describe any system or component that poses a concern to the home inspector such as a safety concern, such as a statement to remind the client of a system upgrade or improvement that would improve overall client safety.
ii. State Building Codes. – A member should avoid reporting a deficiency using the wording “a violation of a building Code or building code violation or code violation”. If a member includes a deficiency in the written report of a home inspection that is stated specifically as a violation of a building code, the member should do all of the following:
a) Consult Local and State agencies and licensing boards to ensure that current statutes do not prevent a home inspector from reporting deficiencies as “Code Violations”. Follow all State guidelines.
b) Determine and report the date of construction, renovation, and any subsequent installation of each system or component of the home thought to be in violation.
c) Identify the building code through the local code enforcement agency that was enforced at the time of construction, renovation, subsequent installation or replacement of each system or component of the home thought to be in violation.
d) Identify the deficient system or component, describe the system or component, state the implication of each identified code violation, direct the client to the appropriate licensed professional for verification and correction of the assumed violation.

VIII. DEFINITIONS

Standard of Practice defined terms Subsection 8-A
a) Abnormal Without regard to age and only considering the intended function of a system or component, A condition that is not considered as a sign of the normal operation of a system or a component, therefore can be considered as tangible evidence that the system or component is not currently functioning as intended or has had a history of not functioning as intended. Damaging to the systems of the house, abnormal should not be used or interpreted as “Abnormal” concerning health related concerns, or suitability for habitability.
b) Automatic safety controls Devices designed and installed to protect systems and components from excessively high or low pressures and temperatures, excessive electrical current, loss of water, loss of ignition, fuel leaks, fire, freezing, or other unsafe conditions.
c) Central air conditioning: A system that uses ducts to distribute cooled or dehumidified air to more than one room or uses pipes to distribute chilled water to heat exchangers in more than one room, and that is not plugged into an electrical convenience outlet.
d) 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 component.
e) Cosmetic damage: Superficial blemishes or defects that do not interfere with the functionality of the component or system.
f) Cross connection: Any physical connection between potable water and any source of contamination.
g) Dangerous or adverse situations: Situations that pose a threat of injury to the inspector, or those situations that require the use of special protective clothing or safety equipment other than standard coveralls, gloves, and safety glasses.
h) D.D.I.D A report writing format that describes a system and or component that does not function as intended or a system and or component that appears not to function as intended. The statement should describe the system or component, state how the condition is defective; explain the implications of conditions listed; and direct the client to a course of action for repair, further investigation by a specialist, or subsequent observation;
i) Describe: Report in writing a system or component by its type, or other inspected characteristics, to distinguish it from other systems or components used for the same purpose. The descriptions are focused on the subject house and not intended to distinguish systems and components from properties other than the subject property.
j) 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 dismantled by a homeowner in the course of normal household maintenance
k) Enter: To go into an area to inspect all visible components without moving or modifying the surroundings of the area except for opening an access door.
l) Functioning as intended: A system that when inspected or operated during the home inspection presented no recognizable tangible evidence that would cause the inspector to come to the conclusion that an obvious visual defect or deficiency is present. This does not include tangible evidence that could be discovered by a specialist such as an engineer during an invasive inspection, and or a technically exhaustive evaluation.
m) Functional drainage: A drain that empties in a reasonable amount of time and does not overflow when an adjacent fixture is drained simultaneously.
n) Functional flow: A reasonable flow at the highest fixture in a dwelling when another fixture is operated simultaneously. Functional flow is judged based on a flow of water that appears to visibly fill at least 40 percent of the fixture opening.
o) Habitable space: A space in a building for living, sleeping, eating or cooking. A habitable space is not a bathroom, toilet room, closet, or any space used or designed for storage.
p) Harmful: Damaging to the systems of the house, harmful should not be used or interpreted as “harmful” concerning health related concerns, or suitability for habitability.
q) Inspect: The act of making a visual examination.
r) Installed: Attached or connected such that an item requires tools for removal.
s) Normal operating controls: Homeowner operated devices such as a thermostat, wall switch, or safety switch.
t) On-site water supply quality: Water quality is based on bacterial, chemical, mineral, and solids content of the water. Water quality may also include an assessment of odor and color.
u) On-site water quantity: The rate of flow of on-site well, water supply pressure, or flow rate.
v) Operate: To cause a system or piece of equipment to operate in a manner that was intended for the function of the system and or component.
w) Readily accessible Approachable or enterable for visual inspection without the risk of personal danger, damage to any property or alteration of the accessible space, equipment, or opening.
x) Readily openable access panel A panel that the inspector can identify as a panel intended by the manufacturer 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, taped, or painted in place. This definition is limited to non-service type panels and panels within normal reach or from a four-foot stepladder, and that are not taped, sealed, blocked by stored items, furniture, or building components.
y) Readily visible: Seen by using natural or artificial light without moving personal property or the use of equipment or tools other than a standard flashlight.
z) Representative number: For multiple identical components such as windows and electrical outlets, one such component per room; and, for multiple identical exterior components, one such component on each side of the building. Windows of all shapes, styles, or size are considered as identical components.
aa) Roof drainage systems: Gutters, downspouts, leaders, splash block, and system and or components used to carry water off a roof and away from a building.
bb) Signs:
Visual evidence related to a condition, an object, or an event whose presence indicates the probable presence of another condition or the probable occurrence of another event
cc) Shut down: A piece of equipment or a system which cannot be operated by the device or
control that a homeowner should normally use to operate it. If its safety switch or
circuit breaker is in the “off” position, or its fuse is missing or blown, the inspector is
not required to reestablish the circuit for the purpose of operating or inspecting.
dd) Solid fuel heating device:
Any wood, coal, or other similar organic fuel burning device, including fireplaces whether masonry or factory built, fireplace inserts and stoves, wood stoves (room heaters), central furnaces, and combinations of these devices
ee) Structural component: A component that supports non-variable forces or weights (dead loads) and
variable forces or weights (live loads).
ff) Structural Component Inspection
A visual inspection of a structural component or structural system during a home inspection without consideration for adequacy, design, sizing, code compliance, or feasibility of use.
gg) System: A combination of interacting or interdependent components, assembled to carry out one or more functions.
hh) Tangible Evidence: Evidence that can be documented by a written description. The documentation would describe an observation, a procedure, or a sign
ii) Technically exhaustive: An inspection involving the use of measurements, instruments, testing,
calculations, and other means to develop scientific or engineering findings,
conclusions, and recommendations to gather tangible evidence.
The inspector is not required to use technically exhaustive methods to make
determinations of functioning as intended.
jj) Under floor crawl space:
The area within the confines of the foundation and between the ground and the underside of the lowest floor structural component.

IX. STANDARDS OF PRACTICE
This Section sets forth the minimum standards of practice expected of Inspector Nation members. Members that work in states or regions that require professional licensure should ensure that all home inspections are conducted according to their specific licensure laws as precedence over this standard. Inspector Nation’s standards of practice should be used to enhance or clarify existing licensure standards of practice or to establish a standard where licensure does not exist. Members should strive to meet or exceed Inspector Nation standards of practice in addition to any state or regional licensure laws.

1. PURPOSE
i. Home Inspections performed according to the Inspector Nation Standard of Practice are intended to provide the client with an understanding of the property condition, as inspected at the time of the home inspection. The client should note that the home inspection access and therefore the ability gather tangible evidence varies based on the state of the home; such as furnished or unfurnished. Unless otherwise noted, the client should assume that the home was furnished at the time of the inspection, and visit the home in the unfurnished or empty state prior to purchasing the home.

2. SCOPE
i. Home Inspector shall:
a) Inspect readily visible and readily accessible installed systems and components described in the Inspector Nation Standard of Practice.
b) Submit a written report to the client that shall:
a. Describe those systems and components requested to be described in this standard.
b. State which systems and components present at the home and designated for inspection in this standard were not inspected, and the reason for not inspecting;
c. State in the D.D.I.D format any system or component that was accessible for inspection and found not to function as intended based documented on tangible evidence.
d. State in the D.D.I.D format any system or component that was accessible for inspection and appeared not to function as intended, given that when inspected or operated during the home inspection the system or component presented tangible evidence of a concern during the inspection to prevent the confirmation of “functioning as intended”. This system would be considered as “appears not to function as intended” and or that requires subsequent examination, further investigation, and or evaluation by a specialist. When a system or component appears not to function as intended and the home inspector determines that evaluation by an engineer is needed, the implication requirement for the D.D.I.D can be directed to the engineer.
e. State the name, license number, and signature of the person conducting the inspection.
c) This Section does not limit home inspectors from:
a. Reporting observations and conditions, including safety or habitability concerns, or rendering opinions that they are so qualified to do.
b. Excluding systems and components from the home inspection if requested by the client. Such exclusions should be documented in the home inspection report or in a format that is clear to the client such as a in written contract or verbal agreement.
ii. GENERAL LIMITATIONS
a) Home inspections done within the scope of this standard are not technically exhaustive.
b) This Section applies to buildings with four or fewer dwelling units, and individually owned residential units within multi-family buildings, and their attached garages or carports. In general, the scope of a home inspection is limited to buildings that are covered under residential building codes. This limitation does not prohibit a member from inspecting a commercial building using this standard if so qualified.
iii. GENERAL LIMITATIONS FOR REPORTING
a) Home inspectors are not required to report on:
a. Service life or remaining life expectancy of any component or system;
b. The conditions, circumstances or cause of the reported defects;
c. The methods, materials, and costs of repairs to return a system or component to the “functioning as intended” state.
d. The fitness of the property for any specialized use;
e. Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; including modifications made to or additions added to the property.
f. The market value of the property;
g. The ability of a property to be sold or marketed;
h. The advisability or inadvisability of the purchase of the property;
i. Any component or system that is evidently not accessible, or not inspected;
j. The presence or absence of wood damaging organisms, rodents, bats, reptiles, or insects; or
k. The presence or absence of health-related concerns;
l. The presence or absence of environmental concerns;
m. The absence or presence of fungal growths such as but not limited to mold and or mildew, or the advisability or necessity to remove fungal growth such as mold and or mildew.
n. The presence or absence of issues directly related to the location of the property; such as but not limited to considerations related to trains, landfills, noise, odors, and or crime rates.
o. Underground systems, or items not permanently installed.
p. Abandoned systems or components, such as but not limited to wells, septic systems, electrical systems;
q. Cosmetic issues;
b) Home inspectors are not required to:
a. Offer warranties, assurances, or guarantees of any kind;
b. Grade or rate any system or component as satisfactory;
c. Calculate the strength, adequacy, or efficiency of any system or component including sizing and balance of HVAC systems;
d. Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely affect the health or safety of the home inspector or other persons;
e. Operate any system or component that is shut down, thought to be defective, or otherwise considered inoperable;
f. Operate any system or component that does not respond to normal operating controls;
g. Move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility;
h. Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including toxins, mold, animal waste, carcinogens, noise, contaminants in the building or in soil, water, and air;
i. Determine the effectiveness of any system installed to control or remove suspected hazardous substances;
j. Determine the need to remove, clean or remediate any suspected hazardous substances such as but not limited to mold.
k. Predict future condition, remaining service, including failure of components after the day of the home inspection;
l. Predict or determine operating costs of system and or components;
m. Predict or determine energy efficiency of systems and or components:
n. Evaluate acoustical characteristics of any system or component;
o. Inspect special equipment or accessories that are not listed as components to be inspected in this standard;
p. Disturb insulation, except as outlined in the standards;
q. Disturb insulation when safety concerns are present.
c) Home inspectors shall not:
a. Offer or perform any act or service contrary to law; or
b. Offer or perform engineering, architectural, plumbing, HVAC, electrical or any other service requiring an occupational license in the jurisdiction where the inspection is taking place, unless the home inspector holds a valid occupational license, in which case the home inspector shall inform the client that the home inspector is so licensed, and therefore qualified to go beyond the home inspection and perform additional inspections beyond those within the scope of the Standards of Practice.

3. DUTIES
i. STRUCTURAL COMPONENTS
a) The home inspector shall inspect structural components including:
(1) Foundation; (2) Floors;
(3) Walls;
(4) Columns or piers; (5) Ceilings; and
(6) Roofs.
b) The home inspector shall describe the type of:
(1) Foundation;
(2) Floor structure; (3) Wall structure;
(4) Columns or piers;
(5) Ceiling structure; and
(6) Roof structure.
c) The home inspector shall:
(1) Probe structural components where deterioration is suspected; in lieu of probing with a tool, deterioration can be verified by other means such as sounding and pressure application.
(2) Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected;
(3) Report the methods used to inspect under floor crawl spaces and attics; and
(4) Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.
ii. EXTERIOR
a) The home inspector shall inspect:
(1) Wall cladding, flashings, and trim;
(2) Entryway doors and a representative number of windows;
(3) Garage door operators;
(4) Decks, balconies, stoops, steps, areaways, porches and applicable railings;
(5) Eaves, soffits, and fascias;
(6) Driveways, patios, walkways, and retaining walls; and
(7) Vegetation, grading, and drainage with respect only to their effect on the condition of the building.
b) The home inspector shall:
(1) Describe wall cladding materials;
(2) Operate all entryway doors;
(3) Operate garage doors manually or by using permanently installed controls for any garage door operator;
(4) Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and
(5) Probe exterior wood components where deterioration is suspected.
c) The home inspector is not required to inspect:
(1) Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories;
(2) Fences;
(3) For the presence of tempered glass or safety glazing in doors and windows;
(4) Garage door operator remote control transmitters;
(5) Geological conditions;
(6) Soil conditions;
(7) Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities);
(8) Detached buildings or structures; or
(9) For the presence or condition of buried fuel storage tanks.
(10) For the absence or presence of environmental hazards to concerns, such as but not limited to mold and asbestos.
(11) Determine past or present material, system, or component recalls, wide spread consumer concerns or class actions for any system or component.
(12) Determine the presence of environmental concerns such as but not limited to identifying siding materials that may be considered as a presumed asbestos containing material.
iii. ROOFING
a) The home inspector shall inspect:
(1) Roof coverings;
(2) Roof drainage systems;
(3) Flashings;
(4) Skylights, chimneys, and roof penetrations; and
(5) Signs of leaks or abnormal condensation on building components.
b) The home inspector shall:
(1) Describe the type of roof covering materials; and
(2) Report the methods used to inspect the roof covering.
c) The home inspector is not required to:
(1) Walk on the roofing; or
(2) Inspect attached accessories including solar systems, antennae, and lightning arrestors.
(3) Estimate remaining service life of the roof covering materials or associated systems such as but not limited to flashings.
(4) Determine past or present material recalls, consumer concerns or class actions for any system or component.
(5) Determine the presence of environmental concerns such as but not limited to identifying roofing materials
that may be considered as a presumed asbestos containing material.
iv. PLUMBING
a) The home inspector shall inspect:
(1) Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections;
(2) Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage;
(3) Hot water systems including: water heating equipment; normal operating controls; automatic safety
controls; and chimneys, flues, and vents;
(4) Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and
(5) Sump pumps when accessible and visible.
b) The home inspector shall describe:
(1) Water supply and distribution piping materials;
(2) Drain, waste, and vent piping materials;
(3) Water heating equipment, including fuel or power source, storage capacity for storage units or labeled GPM for tankless units, and location; and
(4) The location of any main water supply shutoff device.
c) The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance or when exterior weather temperatures would result in freezing or ice formation.
d) The home inspector is not required to:
(1) State the absence/presence or effectiveness of anti-siphon devices;
(2) Determine whether water supply and waste disposal systems are public or private;
(3) Operate automatic safety controls;
(4) Operate any valve except water closet flush valves, fixture faucets, and hose faucets;
(5) Inspect:
(A) Water conditioning systems;
(B) Fire and lawn sprinkler systems;
(C) On-site water supply quantity and quality;
(D) On-site waste disposal systems;
(E) Foundation irrigation systems;
(F) Bathroom air jet tubs, except as to functional flow and functional drainage;
(G) Swimming pools;
(H) Solar water heating equipment; or
(I) Overflow systems, fixtures or devices such as but not limited to tub overflow drains
(J) Washing machine drains
(6) Inspect the system for proper sizing, design, or use of proper materials;
(7) Determine past or present material recalls, consumer concerns or class actions for any system or component;
(8) Determine the absence/presence or necessity for water pressure regulators and or thermal expansion devices;
(9) For the necessity and or presence of tempered glass or safety glazing in bathrooms;
(10) Determine the absence of washing machine service connections or verify functional flow or drainage for such connection;
(11) Determine the presence of environmental concerns such as but not limited to identifying insulating materials that may be considered as a presumed asbestos containing material;
(12) Determine the absence or presence of anti-scald devices;
(13) Determine safe water heating temperatures to prevent burns or injury; or
(14) Determine if water heater capacity is adequate.
(15) Determine the feasibility of plumbing system replacement for historical systems such as but not limited to galvanized piping.
v. ELECTRICAL
a) The home inspector shall inspect:
(1) Electrical service entrance conductors;
(2) Electrical service equipment, grounding equipment, main overcurrent device, and main and distribution panels;
(3) Amperage and voltage ratings of the electrical service;
(4) Branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities;
(5) The operation of a representative number of installed ceiling fans, lighting fixtures, switches and
receptacles located inside the house, garage, and on the dwelling’s exterior walls;
(6) The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures;
(7) The operation of ground fault circuit interrupters; and
(8) Smoke detectors and permanently installed carbon monoxide alarms.
b) The home inspector shall describe:
(1) Electrical service amperage and voltage;
(2) Electrical service entry conductor materials;
(3) The electrical service type as being overhead or underground; and
(4) The location of main and distribution panels.
c) The home inspector shall report in writing the presence of any readily accessible single strand aluminum branch circuit wiring that was suspected to have been installed between 1963 and 1974 on 15 and 20 amp branch circuits.
d) The home inspector shall report in writing on the presence or absence of smoke detectors, and permanently installed carbon monoxide alarms in any homes with fuel fired appliances or attached garages, and operate their test function, if accessible, except when detectors are part of a central system.
e) The home inspector is not required to:
(1) Insert any tool, probe, or testing device inside the panels;
(2) Test or operate any overcurrent device except ground fault circuit interrupters;
(3) Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or
(4) Determine past or present material recalls, consumer concerns, or class actions for any system or component.
(5) Determine the adequacy of any electrical system based on load calculations and or system sizing.
(6) Inspect:
a. Low voltage systems; such as but not limited to alarms systems, door bells, and accent lighting.
b. Security systems and heat detectors;
c. Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system;
d. Built-in vacuum equipment;
e. Back up electrical generating equipment;
f. Other alternative electrical generating or renewable energy systems such as solar, wind or hydro power; or
g. Automotive charging stations.
vi. HEATING
a) The home inspector shall inspect permanently installed heating systems including:
(1) Heating equipment;
(2) Normal operating controls;
(3) Automatic safety controls;
(4) Chimneys, flues, and vents, where readily visible;
(5) Solid fuel heating devices;
(6) Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and
(7) The presence or absence of an installed heat source for each habitable space.
b) The home inspector shall describe:
(1) Energy source; and
(2) Heating equipment and distribution type.
c) The home inspector shall operate the systems using normal operating controls in the winter season and visually inspect the system in the summer months when conditions are not advisable for operation due to exterior temperatures over 80 degrees Fahrenheit.
d) The home inspector shall open readily openable access panels provided by the manufacturer for routine homeowner maintenance when possible and safe.
e) Determine past or present material recalls, consumer concerns or class actions for any system or component.
f) Determine the presence of environmental concerns such as but not limited to identifying duct materials and or sealants that may be considered as a presumed asbestos containing material.
g) Determine the presence of environmental concerns such as but not limited to identifying mold on or inside the air handlers and or duct systems.
h) The home inspector is not required to:
(1) Operate heating systems in summer months or when other circumstances may cause equipment damage;
(2) Operate automatic safety controls;
(3) Determine the adequacy or presence of insulating materials.
(4) Determine the adequacy of heating and cooling effectiveness during extreme conditions, heating days under 38 degrees Fahrenheit or cooling days over 90 degrees Fahrenheit.
(5) Determine if a system can heat any habitable room above 65 degrees Fahrenheit.
(6) Determine the system adequacy, required air flow, supply/ return duct sizing, required system BTUs, predicted load or system sizing;
(7) Ignite or extinguish solid fuel fires; or
(8) Ignite a pilot light; or
(9) Inspect:
(A) The interior of flues;
(B) Fireplace insert flue connections;
(C) Heat exchanges;
(D) Humidifiers;
(E) Electronic air filters;
(F) The uniformity or adequacy of heat supply to the various rooms; including feasibility of a single zone system in a multi floor house.
(G) Solar space heating equipment.
vii. AIR CONDITIONING
a) The home inspector shall inspect:
(1) Central air conditioning and through-the-wall installed cooling systems including:
(A) Cooling and air handling equipment; and
(B) Normal operating controls.
(2) Distribution systems including:
(A) Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan- coil units; and
(B) The presence or absence of an installed cooling source for each habitable space.
b) The home inspector shall describe:
i. Energy sources; and
ii. Cooling equipment type.
c) The home inspector shall operate the systems using normal operating controls
d) The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance, unless taped or sealed and therefore not accessible.
e) The home inspector is not required to:
(1) Operate cooling systems in the winter or when other circumstances may cause equipment damage; or when exterior temperatures are below 65 degrees Fahrenheit.
(2) Inspect window air conditioners;
(3) Inspect the uniformity or adequacy of cool-air supply to the various rooms; or
(4) Determine the cooling effectiveness of bonus rooms and or upper levels of single zoned systems;
(5) Determine the adequacy or presence of insulating materials;
(6) Determine the adequacy of heating and cooling effectiveness during extreme conditions, heating days under 38 degrees Fahrenheit or cooling days over 90 degrees Fahrenheit;
(7) Determine if a system can cool a home below 74 degrees Fahrenheit; or
(8) Determine the system adequacy, required air flow, supply/ return duct sizing, required system tonnage, predicted load or system sizing.
(9) Determine the presence of environmental concerns such as but not limited to identifying duct materials and or sealants that may be considered as a presumed asbestos containing material.
(10) Determine the presence of environmental concerns such as but not limited to identifying mold on or inside the air handlers and or duct systems.
viii. INTERIORS
a) The home inspector shall inspect:
(1) Walls, ceiling, and floors;
(2) Steps, stairways, balconies, and railings;
(3) Counters and a representative number of built-in cabinets; and
(4) A representative number of doors and windows.
b) The home inspector shall:
(1) Operate a representative number of windows and interior doors; and
(2) Report signs of water penetration into the building or signs of abnormal or harmful condensation on building components.
c) The home inspector is not required to inspect:
(1) Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors;
(2) Carpeting;
(3) Draperies, blinds, or other window treatments;
(4) Windows for failed thermal seals;
(5) Areas, systems, and or components where personal property of the homeowner limits or blocks access.
(6) floors and walls under refrigerators or built in appliance such as but not limited to washing machines, icemakers, wine cooler and dishwashers
(7) Determine the presence of environmental concerns such as but not limited to identifying ceiling, flooring,
wall materials that may be considered as a presumed asbestos containing material.
(8) Determine the need to remove, clean or remediate any suspected hazardous substances such as but not
limited to mold.
ix. INSULATION AND VENTILATION
a) The home inspector shall inspect:
(1) Insulation and vapor retarders in unfinished spaces;
(2) Ventilation of attics and foundation areas;
(3) Kitchen, bathroom, and laundry venting systems; and
(4) The operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control.
b) The home inspector shall describe:
(1) Insulation in unfinished spaces; and
(2) The absence of insulation in unfinished space at conditioned surfaces.
c) The home inspector is not required to report on:
(1) Concealed insulation and vapor retarders; or
(2) Venting equipment that is integral with household appliances
d) The home inspector shall:
(1) Move insulation where readily visible evidence indicates the possibility of a problem; and
(2) Move floor insulation where plumbing drain/waste pipes penetrate floors, adjacent to earth-filled stoops or porches, and at exterior doors.
e) The home inspector is not required to:
(1) Report the presence or signs rodents or pest such as but not limited to bats, bees, snakes, or spiders.
(2) Determine the “R” value, depth, or adequacy of insulating materials.
(3) Determine the presence of environmental concerns such as but not limited to identifying insulating materials
that may be considered as a presumed asbestos containing material.
x. BUILT-IN KITCHEN APPLIANCES
a) The home inspector shall inspect and operate the basic functions of the following kitchen appliances:
(1) Permanently installed dishwasher(s), through a normal cycle;
(2) Range(s), cook top(s), and permanently installed oven(s);
(3) Trash compactor(s);
(4) Garbage disposal(s);
(5) Ventilation equipment or range hood(s); and
(6) Permanently installed microwave oven(s).
b) The home inspector is not required to inspect:
(1) Clocks, timers, self-cleaning oven functions, or thermostats for calibration or automatic operation;
(2) Non built-in appliances;
(3) Refrigeration units including but not limited to refrigerators, ice makers, and or wine coolers;
(4) To determine the adequacy of cleaning of the dishwasher;
(5) To determine the adequacy of grinding or any disposal appliance;
(6) To determine the calibration of any cooking device including but not limited to ranges, ovens or permanently installed microwaves;
(7) Laundry appliances as they are considered as personal property and are not operated;
(8) To determine the presence of a service for clothes drying appliances or whether such service is for and electrical or gas appliance; or
(9) To determine if the duct material for the clothes dryer is plastic, foil, or metal.
(10) To determine if 220 volt appliance services are equipped with four wire service cables and associated four prong receptacles.
c) The home inspector is not required to operate:
(1) Appliances in use; or
(2) Any appliance that is shut down or otherwise inoperable.
xi. CODE OF ETHICS
1) Members shall discharge their duties with fidelity to the public and to their clients, with fairness and impartiality to all.
2) Opinions expressed by Member shall be based only on their education, experience, and honest convictions.
3) A Member shall not disclose any information about the results of an inspection without the approval of the client for whom the inspection was performed, or the client’s designated representative.
4) No Member shall accept compensation or any other consideration from more than one interested party for the same service without the consent of all interested parties.
5) No Member shall express, within the context of an inspection, an appraisal or opinion of the market value of the inspected property.
6) Before the execution of a contract to perform a home inspection, a Member shall disclose to the client any interest he or she has in a business that may affect the client. No Member shall allow his or her interest in any business to affect the quality or results of the inspection work that the licensee may be called upon to perform.
7) A Member shall not solicit for repairs of systems or components found defective in the course of a home inspection performed by the Member or that Member’s company.
8) Members shall not engage in false or misleading advertising or otherwise misrepresent any matters to the public.
9) Members shall not inspect properties under contingent arrangements whereby any compensation or future referrals are dependent on reported findings or on the sale of a property.
xii. CONTINUING EDUCATION
1) All members agree to obtain 12 credit hours of continuing education annually.
2) The course topics must be directly related to the practice of home inspection.
3) No course can be repeated for credit within a three-year period.
4) A course on business or taxes can be substituted for one 4-hour home inspection elective every three years.
5) No singles course should be used to meet more than 4 credit hours.
6) All online courses must utilize a full e-learning monitored system.
7) Seminar courses must be in a classroom, lab or other approved setting.
8) All Courses must be provided from approved course sponsor.
9) All Course Sponsors must submit an application for approval annually.
10) All Course Sponsors must submit instructor applications for each course.
11) All Course Instructors must have a 4-year related degree or 10 years experience in the submitted course material; as well as 7 years of teaching experience.
12) All Course Instructors must meet three of the following criteria
1. Hold a home inspection license and actively perform home inspections for at least 7 years.
2. Hold a 4-year degree in engineering or a Board approved field
3. Have 10 years experience in a Board approved field directly related to the course material
4. Have 7 years teaching experience in a Board approved field
5. Hold a professional license in Engineering, Building or Architecture
6. Board Approved education, experience, or licensure
xiii. COMPLAINTS
1) Anyone who believes that a member has not satisfied the duties of this standard, may file a grievance with this Board in the form of a written complaint.
2) The complaint shall identify the member and describe the grievance in terms of the standard items and section that was violated.
3) A copy of the contract agreement, the inspection report, and any reports made by other consultants shall be included with the complaint.
4) The complaint shall be in writing, signed by the complainant, sealed and dated by a notary. The complaint shall include the complainant's mailing address and a daytime phone number at which the complainant may be reached. The street address of the inspection property must be included if the complaint pertains to an inspection of a house.
5) Supporting information shall be included to justify the complaint. Supporting information shall refer to specific violations of the standards. This information may be provided by the complainant and must be confirmed or supported by an architect, professional engineer, licensed contractor, another licensed home inspector, or other person with knowledge of the inspection and the inspection standards.
6) Complaints must be files within 3 years of the date of the home inspection, within 3 months after the discovery of the deficiency, and or prior to making repairs of the subject system and or component.
7) The complainant agrees to allow the member, the member’s representative and a representative of Inspector Nation to visit the subject property.
8) The Home Inspector reserves the right to call and utilize an Inspector Nation Board Member as an unbias expert.

Supplemental A: Pre-Dry Wall Inspection
Download Supplemental A: Pre-Dry Wall Inspection


Inspector Nation
Membership Standards of Practice
Revision 11; 1999 to 2018