ON THE GULF HOME INSPECTION SERVICES Inspector's perform all Home Inspections, Wind Mitigation Inspections, Roof Certification Inspections and 4 Point Inspections whether performed in Safety Harbor, Largo, Oldsmar, Clearwater, St Petersburg, Palm Harbor, Pinellas Park, Pinellas County, Pasco County or the surrounding Tampa Bay area in accordance with InterNACHI's Standards of Practice and the Florida Standards of Practice which are provided below for your review.
interNachi Standards of Practice
Table of Contents
1. Definitions and Scope
2. Limitations, Exceptions & Exclusions
3. Standards of Practice
3.1. Roof
3.2. Exterior
3.3. Basement, Foundation, Crawlspace & Structure
3.4. Heating
3.5. Cooling
3.6. Plumbing
3.7. Electrical
3.8. Fireplace
3.9. Attic, Insulation & Ventilation
3.10. Doors, Windows & Interior
4. Glossary of Terms
1. Definitions and Scope
1.1. A general home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. The scope of work may be modified by the Client and Inspector prior to the inspection process.
1. The general home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.
2. The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.
1.2. A material defect is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at or beyond the end of its normal useful life is not, in itself, a material defect.
1.3. A general home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. Inspection reports may include additional comments and recommendations.
2. Limitations, Exceptions & Exclusions
2.1. Limitations:
1. An inspection is not technically exhaustive.
2. An inspection will not identify concealed or latent defects.
3. An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic defects, etc.
4. An inspection will not determine the suitability of the property for any use.
5. An inspection does not determine the market value of the property or its marketability.
6. An inspection does not determine the insurability of the property.
7. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
8. An inspection does not determine the life expectancy of the property or any components or systems therein.
9. An inspection does not include items not permanently installed.
10.These Standards of Practice apply only to properties with four or fewer residential units.
2.2. Exclusions:
I. The inspector is not required to determine:
1. property boundary lines or encroachments.
2. the condition of any component or system that is not readily accessible.
3. the service life expectancy of any component or system.
4. the size, capacity, BTU, performance or efficiency of any component or system.
5. the cause or reason of any condition.
6. the cause for the need of repair or replacement of any system or component.
7. future conditions.
8. compliance with codes or regulations.
9. the presence of evidence of rodents, birds, animals, insects, or other pests.
10.the presence of mold, mildew or fungus.
11.the presence of airborne hazards, including radon.
12.the air quality.
13.the existence of environmental hazards, including lead paint, asbestos or toxic drywall.
14.the existence of electromagnetic fields.
15.any hazardous waste conditions. 16.any manufacturers' recalls or conformance with manufacturer installation, or any information included for consumer protection purposes. 17.acoustical properties.
18.replacement or repair cost estimates.
19.estimates of the cost to operate any given system.
II. The inspector is not required to operate:
A. any system that is shut down.
B. any system that does not function properly.
C. or evaluate low-voltage electrical systems such as, but not limited to:
1. phone lines;
2. cable lines;
3. satellite dishes;
4. antennae;
5. lights; or
6. remote controls.
D. any system that does not turn on with the use of normal operating controls.
E. any shut-off valves or manual stop valves.
F. any electrical disconnect or over-current protection devices.
G. any alarm systems.
H. moisture meters, gas detectors or similar equipment.
III. The inspector is not required to:
1. move any personal items or other obstructions, such as, but not limited to, throw rugs, carpeting, wall coverings, furniture, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, pets, or anything else that might restrict the visual inspection.
2. dismantle, open or uncover any system or component.
3. enter or access any area that may, in the opinion of the inspector, be unsafe.
4. enter crawlspaces or other areas that may be unsafe or not readily accessible.
5. inspect underground items, such as, but not limited to, lawn irrigation systems, underground storage tanks or other indications of their presence, whether abandoned or actively used.
6. do anything which may, in the inspector's opinion, be unsafe or dangerous to the inspector or others, or damage property, such as, but not limited to: walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets.
7. inspect decorative items.
8. inspect common elements or areas in multi-unit housing.
9. inspect intercoms, speaker systems or security systems.
10.offer guarantees or warranties.
11.offer or perform any engineering services.
12.offer or perform any trade or professional service other than general home inspection.
13.research the history of the property, report on its potential for alteration, modification, extendibility or suitability for a specific or proposed use for occupancy.
14.determine the age of construction or installation of any system structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements.
15.determine the insurability of a property.
16.perform or offer Phase 1 or environmental audits.
17.inspect any system or component that is not included in these Standards.
3.1. Roof I.
The inspector shall inspect from ground level or the eaves:
1. the roof-covering materials;
2. the gutters;
3. the downspouts;
4. the vents, flashing, skylights, chimney and other roof penetrations; and
5. the general structure of the roof from the readily accessible panels, doors or stairs.
II. The inspector is not required to:
1. walk on any roof surface.
2. predict the service life expectancy.
3. inspect underground downspout diverter drainage pipes.
4. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
5. move insulation.
6. inspect antennae, satellite dishes, lightning arresters, deicing equipment, or similar attachments.
7. walk on any roof areas that appear, in the opinion of the inspector, to be unsafe.
8. walk on any roof areas if it might, in the opinion of the inspector, cause damage.
9. perform a water test.
10.warrant or certify the roof.
11.confirm proper fastening or installation of any roof-covering material.
3.2. Exterior I.
1. the exterior wall-covering material, flashing and trim;
2. all exterior doors, decks, stoops, steps, stairs, ramps, porches, railings, eaves, soffits and fascias;
3. and report as in need of repair any improper spacing between intermediate balusters, spindles and rails for steps, stairways, ramps, balconies and railings;
4. a representative number of windows;
5. the vegetation, surface drainage, retaining walls and grading of the property when they may adversely affect the structure, especially due to moisture intrusion;
6. and describe the exterior wall covering.
II. The inspector is not required to:
1. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.
2. inspect items that are not visible or readily accessible from the ground, including window and door flashing.
3. inspect or identify geological, geotechnical, hydrological or soil conditions.
4. inspect recreational facilities or playground equipment.
5. inspect seawalls, breakwalls or docks.
6. inspect erosion-control or earth-stabilization measures.
7. inspect for safety-type glass.
8. inspect underground utilities.
9. inspect underground items. 10.inspect wells or springs.
11.inspect solar, wind or geothermal systems.
12.inspect swimming pools or spas.
13.inspect wastewater treatment systems, septic systems or cesspools.
14.inspect irrigation or sprinkler systems.
15.inspect drainfields or dry wells.
16.determine the integrity of multiple-pane window glazing or thermal window seals.
3.3. Basement, Foundation, Crawlspace & Structure I.
The inspector shall inspect:
1. the foundation;
2. the basement;
3. the crawlspace;
4. and report observed indications of active water penetration;
5. for wood in contact with or near soil;
6. and report observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of square door frames, and unlevel floors;
7. and report on any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern.
II. The inspector is not required to:
1. enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector.
2. move stored items or debris.
3. operate sump pumps with inaccessible floats.
4. identify size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems.
5. provide any engineering or architectural service.
6. report on the adequacy of any structural system or component.
3.4. Heating I.
The inspector shall inspect:
1. the heating systems, using normal operating controls, and describe the energy source and heating method;
2. and report as in need of repair heating systems that do not operate;
3. and report if the heating systems are deemed inaccessible.
II. The inspector is not required to:
1. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, freshair intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems.
2. inspect fuel tanks or underground or concealed fuel supply systems.
3. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.
4. light or ignite pilot flames.
5. activate heating, heat pump systems or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment.
6. override electronic thermostats.
7. evaluate fuel quality.
8. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
3.5. Cooling I.
The inspector shall inspect:
1. the central cooling equipment using normal operating controls.
II. The inspector is not required to:
1. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.
2. inspect window units, through-wall units, or electronic air filters.
3. operate equipment or systems if the exterior temperature is below 65° Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment.
4. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks.
5. examine electrical current, coolant fluids or gases, or coolant leakage.
3.6. Plumbing I.
The inspector shall:
1. determine and report whether the water supply is public or private;
2. verify the presence and identify the location of the main water shut-off valve;
3. inspect the water heating equipment, including venting connections, energy-source supply system, and seismic bracing, and verify the presence or absence of temperature-/pressure- relief valves and/or Watts 210 valves;
4. inspect all toilets for proper operation by flushing;
5. inspect all sinks, tubs and showers for functional drainage;
6. inspect the interior water supply, including all fixtures and faucets, by running the water;
7. inspect the drain, waste and vent systems;
8. describe any observed fuel-storage systems;
9. inspect the drainage sump pumps, and operate pumps with accessible floats;
10.inspect and describe the location of the main water supply and main fuel shut-off valves;
11.inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
12.inspect and report as in need of repair deficiencies in installation of hot and cold water faucets;
13.inspect and report as in need of repair any mechanical drain stops that are missing or do not operate if installed in sinks, lavatories and tubs; and
14.inspect and report any evidence that toilets are damaged, have loose connections to the floor, leak, or have tank components that do not operate.
II. The inspector is not required to:
1. light or ignite pilot flames.
2. determine the size, temperature, age, life expectancy or adequacy of the water heater.
3. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems.
4. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply.
5. determine the water quality, potability or reliability of the water supply or source.
6. open sealed plumbing access panels.
7. inspect clothes washing machines or their connections.
8. operate any valve.
9. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection.
10.evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping.
11.determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices.
12.determine whether there are sufficient cleanouts for effective cleaning of drains.
13.evaluate fuel storage tanks or supply systems.
14.inspect wastewater treatment systems.
15.inspect water treatment systems or water filters.
16.inspect water storage tanks, pressure pumps or bladder tanks.
17.evaluate wait-time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.
18.evaluate or determine the adequacy of combustion air.
19.test, operate, open or close safety controls, manual stop valves and/or temperature or pressure-relief valves.
20.examine ancillary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation.
21.determine the existence or condition of polybutylene plumbing.
3.7. Electrical I.
The inspector shall inspect:
1. the service drop/lateral;
2. the meter socket enclosures;
3. the means for disconnecting the service main;
4. and describe the service disconnect amperage rating, if labeled;
5. panelboards and over-current devices (breakers and fuses);
6. and report on any unused circuit breaker panel openings that are not filled;
7. the service grounding and bonding;
8. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter or AFCI-protected using the AFCI test button, where possible;
9. and test all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible;
10.and report the presence of solid conductor aluminum branch circuit wiring, if readily visible;
11.and report on any tested receptacles in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall;
12.the service entrance conductors and the condition of the conductor insulation;
13.for the general absence of smoke or carbon monoxide detectors; and
14.service entrance cables, and report as in need of repair deficiencies in the integrity of the insulation, drip loop, or separation of conductors at weatherheads and clearances from grade and rooftops.
II. The inspector is not required to:
1. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.
2. operate electrical systems that are shut down.
3. remove panelboard cabinet covers or dead fronts.
4. operate or re-set over-current protection devices or overload devices.
5. operate smoke or carbon monoxide detectors.
6. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.
7. inspect the fire and alarm system or components.
8. inspect the ancillary wiring or remote control devices.
9. activate any electrical systems or branch circuits that are not energized.
10.inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices.
11.verify the service ground.
12.inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility.
13.inspect spark or lightning arrestors.
14.inspect or test de-icing equipment.
15.conduct voltage-drop calculations.
16.determine the accuracy of labeling.
17.inspect exterior lighting.
3.8. Fireplace I.
The inspector shall inspect:
1. and describe the fireplace;
2. and open and close the damper door, if readily accessible and operable;
3. hearth extensions and other permanently installed components;
4. and report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including the fireplace opening's clearance from visible combustible materials.
II. The inspector is not required to:
1. inspect the flue or vent system.
2. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.
3. determine the need for a chimney sweep.
4. operate gas fireplace inserts.
5. light pilot flames.
6. determine the appropriateness of any installation.
7. inspect automatic fuel-feed devices.
8. inspect combustion and/or make-up air devices.
9. inspect heat-distribution assists, whether gravity-controlled or fan-assisted.
10.ignite or extinguish fires.
11.determine the adequacy of drafts or draft characteristics.
12.move fireplace inserts, stoves or firebox contents.
13.perform a smoke test.
14.dismantle or remove any component.
15.perform a National Fire Protection Association (NFPA)- style inspection.
16.perform a Phase I fireplace and chimney inspection.
3.9. Attic, Insulation & Ventilation I.
The inspector shall inspect:
1. the insulation in unfinished spaces;
2. for the presence of attic ventilation;
3. mechanical ventilation systems;
4. and report on the general absence or lack of insulation or ventilation in unfinished spaces.
II. The inspector is not required to:
1. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard.
2. move, touch or disturb insulation.
3. move, touch or disturb vapor retarders.
4. break or otherwise damage the surface finish or weather seal on or around access panels or covers.
5. identify the composition or R-value of insulation material.
6. activate thermostatically operated fans.
7. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring.
8. determine the adequacy of ventilation.
3.10. Doors, Windows & Interior
I. The inspector shall inspect:
1. a representative number of doors and windows by opening and closing them;
2. the walls, ceilings, steps, stairways and railings;
3. and report as in need of repair any improper spacing between intermediate balusters, spindles and rails for steps, stairways and railings;
4. the garage doors and garage door openers' operation using the installed automatic door control;
5. and report as improper any photo-electric safety sensor that fails to respond adequately to testing;
6. and report as in need of repair any door locks or side ropes that have not been removed or disabled when the garage door opener is in use;
7. and report as in need of repair any windows that are obviously fogged or display other evidence of broken seals.
II. The inspector is not required to:
1. inspect paint, wallpaper, window treatments or finish treatments.
2. inspect central vacuum systems.
3. inspect for safety glazing.
4. inspect security systems or components.
5. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures.
6. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure.
7. move suspended-ceiling tiles.
8. inspect or move any household appliances.A
9. inspect or operate equipment housed in the garage, except as otherwise noted.
10.verify or certify proper operation of any pressure-activated auto-reverse or related safety feature of a garage door.
11.operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards.
12.operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.
13.operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights.
14.inspect microwave ovens or test leakage from microwave ovens.
15.operate or examine any sauna, steam-generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary devices.
16.inspect elevators.
17.inspect remote controls.
18.inspect appliances.
19.inspect items not permanently installed.
20.discover firewall compromises.
21.pools, spas or fountains.
22.determine the adequacy of whirlpool or spa jets, water force, or bubble effect.
23.determine the structural integrity or leakage of pools or spas.
4. Glossary of Terms
• accessible: in the opinion of the inspector, can be approached or entered safely without difficulty, fear or danger.
• activate: to turn on, supply power, or enable systems, equipment or devices to become active by normal operating controls. Examples include turning on the gas or water supply valves to the fixtures and appliances, and activating electrical breakers or fuses.
• adversely affect: to constitute, or potentially constitute, a negative or destructive impact. • alarm system: warning devices, installed or freestanding, including, but not limited to: carbon monoxide detectors, flue gas and other spillage detectors, security equipment, ejector pumps, and smoke alarms.
• appliance: a household device operated by the use of electricity or gas. Not included in this definition are components covered under central heating, central cooling or plumbing. • architectural service: any practice involving the art and science of building design for construction of any structure or grouping of structures, and the use of space within and surrounding the structures or the design, design development, preparation of construction contract documents, and administration of the construction contract.
• component: a permanently installed or attached fixture, element or part of a system.
• condition: the visible and conspicuous state of being of an object.
• crawlspace: the area within the confines of the foundation and between the ground and the underside of the lowest floor's structural component.
• decorative: ornamental; not required for the operation of essential systems or components of a home.
• describe: to report in writing a system or component by its type or other observed characteristics in order to distinguish it from other components used for the same purpose.
• determine: to arrive at an opinion or conclusion pursuant to examination.
• dismantle: to open, take apart or remove any component, device or piece that would not typically be opened, taken apart or removed by an ordinary occupant.
• engineering service: any professional service or creative work requiring engineering education, training and experience, and the application of special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, investigation, evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works or processes.
• enter: to go into an area to observe visible components.
• evaluate: to assess the systems, structures and/or components of a property.
•examine: to visually look (see inspect).
• foundation: the base upon which the structure or wall rests; usually masonry, concrete or stone, and generally partially underground.
• function: the action for which an item, component or system is specially fitted or used, or for which an item, component or system exists; to be in action or perform a task.
• functional: performing, or able to perform, a function.
• general home inspection: the process by which an inspector visually examines the readily accessible systems and components of a home and operates those systems and components utilizing these Standards of Practice as a guideline.
• home inspection: see general home inspection.
• household appliances: kitchen and laundry appliances, room air conditioners, and similar appliances.
• identify: to notice and report.
• inspect: to examine readily accessible systems and components safely, using normal operating controls, and accessing readily accessible areas, in accordance with these Standards of Practice.
• inspected property: the readily accessible areas of the buildings, site, items, components and systems included in the inspection.
• inspector: one who performs a real estate inspection.
• installed: attached or connected such that the installed item requires a tool for removal.
• material defect: a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at or beyond the end of its normal useful life is not, in itself, a material defect.
• normal operating controls: devices, such as thermostats, that would be operated by ordinary occupants which require no specialized skill or knowledge.
• observe: to visually notice.
• operate: to cause systems to function or turn on with normal operating controls.
• readily accessible: an item or component that is, in the judgment of the inspector, capable of being safely observed without the removal of obstacles, detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access.
• recreational facilities: spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment and athletic facilities.
• report: a written communication (possibly including images) of any material defects observed during the inspection.
• representative number: a sufficient number to serve as a typical or characteristic example of the item(s) inspected.
• residential property: four or fewer residential units.
• residential unit: a home; a single unit providing complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.
• safety glazing: tempered glass, laminated glass, or rigid plastic.
• shut down: turned off, unplugged, inactive, not in service, not operational, etc.
• structural component: a component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).
• system: an assembly of various components which function as a whole.
• technically exhaustive: a comprehensive and detailed examination beyond the scope of a real estate home inspection that would involve or include, but would not be limited to: dismantling, specialized knowledge or training, special equipment, measurements, calculations, testing, research, analysis, or other means.
• unsafe: in the inspector's opinion, a condition of an area, system, component or procedure that is judged to be a significant risk of injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation, or a change in accepted residential construction standards.
• verify: to confirm or substantiate.
CHAPTER 61-30 HOME INSPECTORS
As used in this chapter, the following terms have the following meanings:
(1) Additional Evaluation: Examination and analysis by a qualified professional engineer, contractor, tradesman or service technician beyond that provided by the home inspection.
(2) Alarm Systems: Warning devices, installed or free standing, including but not limited to: carbon monoxide detectors, flue gas and other spillage detectors, security equipment, ejector pumps and smoke alarms.
(3) Architectural Service: Any practice involving the art and science of building design for construction of any structure or groupings of structures and the use of space within and surrounding the structures or the design for construction, including but not specifically limited to, schematic design, design development, preparation of construction contract documents, and administration of the construction contract.
(4) Automatic Safety Controls: Devices designed and installed to protect systems and components from unsafe conditions.
(5) Component: A part of a system.
(6) Continuing Education Course: A course related to the practice of home inspection. Sales presentations of home inspection products shall not qualify as continuing education courses.
(7) Continuing Education Provider: An entity and any of its agents approved by the department to engage in providing continuing education courses as required by Chapter 61-30, F.A.C.
(8) Course Instructor: Any person approved by the department to conduct training for a department approved course. The instructor’s curriculum vitae must demonstrate particular education, knowledge, experience or skill which sets the applicant apart from those he or she will instruct.
(9) Decorative: Ornamental; not required for the operation of the essential systems and components of a home.
(10) Describe: To distinguish a system or component by its type or other observed significant characteristics; to distinguish it from other systems or components.
(11) Dismantle: To take apart or remove any component, device or piece of equipment that would not be taken apart or removed by a homeowner in the course of normal and routine homeowner maintenance.
(12) Directly Supervise: To direct and exercise control over the activities of a person by being physically present at the job site.
(13) Engineering Services: Any professional service or creative work requiring engineering education, training and experience and the application of special knowledge of the mathematical, material and engineering services to such professional service or creative work as consultation, investigation, evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works or processes.
(14) Household Appliances: Ranges, cook-tops, built-in dishwashers, food waste disposers, garage door openers, built-in ovens, built-in microwave ovens, refrigerators, freezers, clothes washers, clothes dryers, built-in trash compactors, ceiling fans or whole- house fans, if present and if the appliances are part of the intended real estate transaction.
(15) Inspect: To examine readily accessible systems and components of a home in accordance with the Standards of Practice adopted by the Department in Rules 61-30.801 through 61-30.811, F.A.C., using normal operating controls and opening readily openable access panels.
(16) Installed: Attached such that removal requires tools.
(17) Normal operating controls: Devices such as thermostats, switches or valves intended to be operated by the home.
(18) Prelicensure Education Course: An initial course of study approved by the department which provides the educational experience required to certify an individual for licensure as a home inspector pursuant to Rule 61-30.102, F.A.C. and Section 468.8313, F.S. Each course of study must be offered as a single course by a single course provider.
(19) Prelicensure Education Provider: An entity and any of its agents approved by the department to engage in providing prelicensure education courses as required by this chapter.
(20) Readily Accessible: Available for visual inspection without requiring dismantling or destructive means to gain access, moving of items, including but not limited to, furniture, personal property, stored items, clothing, wall or floor covering, or debris, dismantling, or any action which will likely involve risk to persons or property. For the purposes of this definition, readily accessible includes opening electrical covers or removing electrical panel covers if safe to do so and if it can be done easily without damaging property.
(21) Readily Operable Access Panel: A panel provided for homeowner inspection and maintenance that is within normal reach, can be removed by one person and is not sealed in place.
(22) Recreational Facilities:spas, saunas, steam baths, swimming pools, exercise, entertainment, athletic, playground or other similar equipment and associated accessories.
(23) Report: To communicate in writing.
(24) Representative Number: One component per room for multiple similar interior components such as window and electric outlets; one component on each side of the home for multiple similar exterior components.
(25) Roof Drainage Systems: Components used to carry water off a roof and away from a home.
(26) Service Life: Service life is the expected lifetime, or the acceptable period of use in service of a particular system or component. It is the time that any manufactured item can be expected to be “serviceable,” providing proper maintenance has taken place over the period concerned. Service life may vary from region to region, and inspection to inspection based on the home being inspected and the professional opinion and findings of the inspector.
(27) Shut Down: A state in which a system or component cannot be operated by normal operating controls.
(28) Significantly Deficient: Not operating in the manner in which the system or component was designed to operate, not capable of performing its intended function, or creates a significant risk of personal injury during normal, day-to-day use.
(29) Solid Fuel Burning Appliances: A hearth and fire chamber or similar prepared place in which a fire may be built and which is built in conjunction with a chimney; or a listed assembly of a fire chamber, its chimney and related factory-made parts designed for unit assembly without requiring field construction.
(30) Structural Component: A component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).
(31) System: A combination of interacting or interdependent components, assembled to carry out one or more functions.
(32) Technically Exhaustive: An investigation that involves dismantling; the extensive use of advanced techniques, measurements, instruments, testing, calculations, or other means.
(33) Training Day: The equivalent of 8 hours (an hour being no less than 50 minutes of instruction) including breaks and lunch.
(34) Under-floor Crawl Space: The area within the confines of the foundation and between the ground and the underside of the floor.
(35) Unsafe: A condition in a readily accessible, installed system or component which is judged to be a significant risk of personal injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation or a change in accepted residential construction standards.
(36) Wiring Methods: Identification of electrical conductors or wires by their general type, such as “non-metallic sheathed cable” (“Romex”), “armored cable” (“bx”) or “knob and tube”, etc.
61-30.801 Standards of Practice, General.
(1) Home inspections performed to these Standards of Practice are intended to provide the client with information regarding the overall condition of installed systems and components of the home based on observation of the visible and apparent condition of the structure and components at the time of the home inspection and to report on those systems and components inspected that, in the professional opinion of the inspector, are significantly deficient or at the end of their service lives. A home inspection does not include the prediction of future conditions.
(2) These standards shall not be construed as limiting the scope of the inspection process in those areas where the inspector is qualified and/or has special knowledge.
(3) The inspector shall inspect readily accessible, installed systems and components of homes listed in these Standards of Practice by using normal operating controls and opening readily operable access panels. Where multiple instances of the same component exist, a representative number shall be inspected.
(4) The inspector shall inspect and report as required by Section 468.8323, F.S., when required by these standards, systems or components by their type and/or significant characteristics.
(5) If not self-evident to the client at the time of inspection, the inspector shall give a reason why, in his or her opinion, the system or component was reported as significantly deficient or near the end of its service life.
(6) The inspector shall make recommendations for correction and/or monitoring, or further evaluation of the deficiencies that the inspector observed.
(7) These Standards of Practice do not limit inspectors from:
(a) Including other inspection services, in addition to those required by these Standards of Practice;
(b) Specifying repairs, provided the inspector is appropriately qualified;
(c) Excluding systems and components from the inspection if agreed upon in writing by the inspector and client.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13.
61-30.802 Standards of Practice, Structure.
(1) Structural system and components include the following:
(a) Foundation;
(b) Floor structure;
(c) Wall structure;
(d) Ceiling structure; (e) Roof structure; (f) Posts;
(g) Beams;
(h) Columns;
(j) Joists;
(k) Rafters;
(l) Trusses;
(m) Other framing; and
(n) Ventilation of foundation areas.
(2) The home shall inspect all of the visible structural systems and components by probing structural components where deterioration is visible or suspected or where clear indications of possible deterioration exist. Probing is not required when, in the opinion of the inspector, probing would only further damage any area already identified as defective or where no deterioration is visible or presumed to exist.
(3) The inspector is not required to enter or traverse any under-floor crawl space or attic, if in the opinion of the inspector:
(a) An unsafe or unsanitary condition exists;
(b) Enter areas in which inadequate clearance exists to allow the inspector safe entry or traversing;
(c) The potential exists to cause damage to insulation, ductwork, other components or stored items.
(4) The inspector is not required to provide any engineering or architectural services or offer an opinion as to the adequacy of any structural system or component.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13.
61-30.803 Standards of Practice, Electrical Systems.
(1) Electrical systems and components include the following:
(a) Service entrance conductors, drip loop, cables, and raceways;
(b) Main service equipment and main disconnects;
(c) Service grounding;
(d) Interior components of main service panels and sub panels;
(e) Conductors;
(f) Over current protection devices;
(g) Readily accessible installed lighting fixtures, switches, and receptacles;
(h) Ground fault circuit interrupters;
(i) Amperage and voltage rating of electrical service;
(j) Main disconnect(s);
(k) Methods or types of wiring;
(l) Smoke detectors;
(m) Carbon monoxide detectors;
(n) Arc fault circuit interrupters.
(2) The inspector shall inspect all of the visible and readily accessible electrical systems and components.
(3) The inspector is not required to inspect:
(a) Remote control devices;
(b) Security alarm systems and components;
(c) Low voltage wiring, systems and components, ancillary wiring and systems and components not a part of the primary electrical power distribution system;
(d) Generators, photovoltaic solar collectors or battery or electrical storage devices and associated equipment.
(4) The inspector is not required to:
(a) Measure amperage, voltage or impedance;
(b) Perform a load calculation;
(c) Insert any tool, probe, or device into any electrical component;
(d) Determine the accuracy of circuit labeling.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13.
61-30.804 Standards of Practice, HVAC Systems.
(1) HVAC systems and components include heating and air conditioning systems and components and HVAC distribution systems and components.
(2) Heating and air conditioning systems and components.
(a) The heating and air conditioning (HVAC) systems and components include the following:
1. Installed heating equipment;
2. Fuel storage and fuel distribution systems;
3. Vent systems, flues, and chimneys;
4. Ductwork and air distribution components;
5. Mechanical ventilation systems;
6. Heating system energy source(s);
7. Heating system capacity in BTUs or kilowatts.
(b) The inspector shall inspect all readily accessible heating and air conditioning systems and components.
(c) The inspector is not required to inspect:
1. Interiors of flues or chimneys which are not readily accessible;
2. Heat exchangers;
3. Humidifiers or dehumidifiers;
4. Electronic air filters, sanitizers, or UV lights;
5. Solar space heating systems;
6. Internal components such as coils and pans.
(3) HVAC distribution systems and components.
(a) The heating and air conditioning (HVAC) distribution systems and components include the following:
1. Energy source;
2. Cooling method by its distinguishing characteristics;
3. The presence of condensate over flow warning/shutoff devices.
(b) The inspector shall inspect readily accessible HVAC distribution systems.
(c) With regards to HVAC distribution systems, the inspector is not required to inspect:
1. Electronic air filters, sanitizers, or UV lights;
2. Humidistats;
3. Automatic HVAC zoned systems, dampers, controls, that are not readily accessible;
4. Removable window air conditioning systems.
(3) The inspector is not required to:
(a) Determine heat supply adequacy or distribution balance;
(b) Operate heat pump systems when ambient temperatures pose the potential for damage to the air conditioning system;
(c) Determine cooling supply adequacy, distribution balance or indoor air quality;
(d) Operate the air conditioning system when ambient temperatures pose the potential for damage to the air conditioning system.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13.
61-30.805 Standards of Practice, Roof Covering.
(1) Roof covering systems and components include the following: (a) Roofing materials;
(b) Flashings;
(c) Skylights, chimneys, and roof penetrations;
(d) Roof drainage systems;
(e) Ventilation of attics; and
(f) Insulation of attics.
(2) The inspector shall inspect all of the visible and readily accessible roof covering systems and components.
(3) The inspector is not required to inspect:
(a) Components or systems that are not readily accessible;
(b) Antenna or other installed accessories;
(c) Interiors of flues or chimneys which are not readily accessible.
(4) The inspector is not required to walk on the roof surface when, in the opinion of the inspector, the following conditions exist:
(a) Roof slope is excessive to safely walk on;
(b) There is no safe access to the roof;
(c) Climatic conditions render the roof unsafe to walk on;
(d) Condition of the roofing material or roof decking renders the roof unsafe to walk on;
(e) Walking on the roof may cause damage to the roof covering materials; and
(f) Walking will place any liability or danger to the homeowner or other representatives involved in the home inspection process.
(5) The inspector is not required to disturb insulation.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13.
61-30.806 Standards of Practice, Plumbing System.
(1) Plumbing systems and components include the following:
(a) Interior water supply piping and distribution systems including all fixtures, faucets, and components;
(b) Drain, waste and vent systems, including all plumbing fixtures;
(c) Plumbing related vent systems, flues, and chimneys;
(d) Drainage sumps, sump pumps, and related piping;
(e) Materials used for water supply, drain, waste, and vent piping;
(f) Water heating equipment including the energy source;
(g) Main water and main fuel shut-off valves.
(2) The inspector shall inspect all of the visible and readily accessible plumbing systems and components.
(3) The inspector is not required to inspect:
(a) Wells or water storage related equipment;
(b) Water conditioning systems;
(c) Solar water heating systems;
(d) Fire sprinkler systems;
(e) Private waste disposal systems;
(f) Irrigation system(s).
(4) The inspector is not required to:
(a) Test shower pans, tub and shower surround for leakage;
(b) Operate safety valves or shut-off valves;
(c) Determine whether water supply and waste disposal systems are public or private;
(d) Determine the quantity or quality of the water supply, or if the function flow at the time of the inspection or thereafter will meet the client’s needs.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13.
61-30.807 Standards of Practice, Interior Components.
(1) The interior components that shall be inspected include the following:
(a) Interior walls, ceilings, and floors;
(b) Steps, stairways, and railings;
(c) Countertops and representative number of installed cabinets;
(d) Garage doors;
(e) Interior and exterior doors and windows and their operating locks and latches or other opening mechanisms;
(f) Insulation and vapor retarders in unfinished spaces;
(g) Fireplaces and solid fuel burning appliances;
(h) Vent systems, flues, and chimneys;
(i) Household appliances.
(2) The inspector shall inspect all of the visible and readily accessible interior components. When inspecting doors and windows, the inspector may inspect a representative number of doors and windows. The inspector shall inspect household appliances for normal operation – using normal operating controls to activate a primary function. Inspectors will not operate systems or appliances with owners’ belongings, or if there is a risk to the property being inspected. Inspectors will first review the system to be operated and use professional judgment as to whether it is safe to operate using normal operating controls and report accordingly.
(3) The inspector is not required to inspect:
(a) Paint, wallpaper, window treatments, and other specialty finish treatments;
(b) Carpeting;
(c) Window treatments;
(d) Central vacuum systems;
(e) Recreational facilities;
(f) Fire screens and doors, if not permanently attached;
(g) Seals and gaskets on fireplaces;
(h) Automatic fuel feed devices;
(i) Mantles and fireplace surrounds;
(j) Combustion make-up air devices;
(k) Heat distribution assists whether gravity controlled or fan assisted in fireplaces.
(4) The inspector is not required to:
(a) Open or operate any windows or doors and access covers that are permanently or temporarily secured by mechanical means, are painted shut, or are blocked
by stored items or furniture;
(b) Ignite or extinguish fires;
(c) Light gas fireplaces or heaters, or other unlit pilot light devices;
(d) Determine draft characteristics for fireplaces and chimneys;
(e) Move fireplace inserts or stoves or firebox contents;
(f) Disturb insulation;
(g) Activate any system or appliance that is shut down, disconnected, or otherwise rendered inoperable; (
h) Operate or evaluate any system, component or appliance that does not respond to normal user controls;
(i) Operate any gas appliance that requires the manual lighting of a pilot light or burner device;
(j) Operate any system, appliance or feature that requires the use of special codes, keys, combinations, or devices or where user manual reference is required;
(k) Operate any system, component, or appliance where in the opinion of the inspector, damage may occur;
(l) Determine thermostat(s) calibration, adequacy of heating elements, operate or evaluate self cleaning cycles, door seals, indicator lights, timers, clocks or timed features, defrost cycles or frost free features, or other specialist features as it applies to the appliance device;
(m) Determine leakage from microwaves ovens;
(n) Determine the presence or operation of back draft damper devices in exhaust devices;
(o) Move any appliance;
(p) Confirm operation of every control or feature of a system or appliance.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13.
61-30.810 Standards of Practice, Exterior Components.
(1) Exterior systems and components include the following:
(a) Exterior wall cladding/siding, flashing and trim;
(b) All exterior doors;
(c) Attached decks, balconies, stoops, steps, porches, and their associated railings;
(d) Eaves, soffits and fascias where accessible from the ground level;
(e) Walkways, patios, and driveways leading to the dwelling entrances;
(f) Garages and carports.
(2) The inspector shall inspect all of the visible and readily accessible exterior systems and components.
(3) The inspector is not required to inspect:
(a) Window and door screening, shutters, awnings, and similar seasonal or protective accessories and devices;
(b) Fences;
(c) Recreational facilities;
(d) Outbuildings, with the exception of garages and carports;
(e) Swimming pools, seawalls, break-walls, boat lifts and/or docks.
(4) The inspector is not required to move furniture, appliances, lawn and garden equipment, tools, stored items, wall decorations, floor covering, clothing or any items that block the view and access to components or structures.
61-30.811 Standards of Practice, Site Conditions that Affect the Structure.
(1) Site conditions that affect the structure include the following:
(a) Vegetation;
(b) Grading;
(c) Surface drainage; and
(d) Retaining walls on the property when any of these are likely to adversely affect the structure.
(2) The inspector shall inspect all of the visible and readily accessible site conditions that affect the structure.
(3) The inspector is not required to inspect:
(a) Geological, geotechnical or hydrological site conditions;
(b) Erosion control and earth stabilization measures.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13.