Residential Remedy Home Inspections

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.

• The general home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.
• 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. Standards of Practice

2.1 Roof

I. The inspector shall inspect from ground level or the eaves:

• The roof-covering materials, gutters, downspouts, vents, flashing, skylights, the chimney (and any other roof penetrations), along with the general structure of the roof from the readily accessible panels, doors, or stairs.

II. The inspector shall describe:

• The type of roof-covering materials

III. The inspector shall report as in need of correction:

• Observed indications of active roof leaks

2.2 Exterior

I. The inspector shall inspect, describe, and report as in need of correction:

• Exterior wall-covering materials, flashing and trim as well as all exterior doors, walkways and driveways, stairs, steps, stairways, ramps, porches, patios, decks, balconies, carports, railings, guards, and handrails
• Vegetation, surface drainage, retaining walls and grading of the property where they may adversely affect the structure due to moisture intrusion.

2.3 Basement, Foundation, Crawlspace and Structure

I. The inspector shall inspect:

• The foundation, basement, crawlspace and any other structural components

II. The inspector shall describe:

• The type of location, foundation, and location of the access to the under-floor space

III. The inspector shall report as in need of correction:

• Observed indications of wood in contact with/near soil or active water penetration
• Observed indications of possible foundation movement, such as sheetrock cracks or brick cracks, unlevel floors, and out of square door frames
• Observed cutting, notching and boring of framing that may, in the inspectors opinion, present a structural or safety concern

2.4 Heating

I. The inspector shall inspect:

• The heating system, using normal operating controls

II.The inspector shall describe:

• The location, energy source, and heating type for the heating system

III. The inspector shall report as in need of correction:

• Any heating system that did not operate and if the heating system was deemed inaccessible

2.5 Cooling

I. The inspector shall inspect:

• The cooling system, using normal operating controls

II. The inspector shall describe:

• The location of the thermostat for the cooling system and the cooling method

III. The inspector shall report as in need of correction:

• Any cooling system that did not operate and if the cooling system was deemed inaccessible

2.6 Plumbing

I. The inspector shall inspect:

• Both the main water supply and the main fuel supply shut-off valves
• The water heating equipment including the energy source, venting connections, temperature/pressure relief (TPR) valves, Watts 210 valves, and seismic bracing
• The interior water supply including all fixtures including toilets, sinks, tubs, and showers to make sure they are operating properly
• The drain, waste and vent system and drainage sump pumps with accessible floats

II. The inspector shall describe:

• Whether the water supply is public or private as well as the location of the water supply shut-off valve
• The location of the main fuel supply shut-off valve and any observed fuel storage system
• The capacity of the water heating equipment, if labeled

III. The inspector shall report as in need of correction:

• Any deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously, as well as deficiencies in the installation of hot and cold water faucets. We would also report mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs. Toilets that were damaged, had lost connections to the floor, were leaking or had tank components that did not operate would also be reported.

2.7 Electrical

I. The inspector shall inspect:

• The service drop, head, gooseneck and drip loops will be inspected along with the overhead service conductors and attachment point, the service mast, service conduit and raceway, electric meter and base, service entrance conductors, the main service disconnect, panel boards and over-current protection devices (circuit breakers and fuses), and service grounding and bonding
• A number of switches, lighting fixtures and receptacles, including observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button where possible will be inspected
• All ground-fault circuit interrupter receptacles and circuit breakers will be observed and deemed to be GFCIs using a GFCI tester, where possible

II. The inspector shall describe:

• The main service disconnect’s amperage rating, if labeled: and the type of wiring observed.

III. The inspector shall report as in need of correction:

• deficiencies in the integrity of the service-entrance conductors’ insulation, drip loop, and vertical clearances from grade and roofs;
• any unused circuit-breaker panel opening that was not filled;
• the presence of solid conductor aluminum branch-circuit wiring, if readily visible;
• any tested receptacle 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; and
• The absence of smoke detectors.

2.8 Fireplace

I. The inspector shall inspect:

• Any readily accessible and visible portions of the fireplaces and chimneys; lintels above the fireplace openings; damper doors by opening and closing them, if readily accessible and manually operable; and cleanup doors and frames.

III. The inspector shall describe:

• The type of fireplace

III. The inspector shall report as in need of correction:

• Evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers; manually operated dampers that did not open and close; the lack of a smoke detector in the same room as the fireplace; the lack of carbon-monoxide detector in the same room as the fireplace; and clean outs not made of metal, pre-cast cement, or other non-combustible material

2.9 Attic, Insulation & Ventilation

I. The inspector shall inspect:

• Insulation in unfinished spaces, including attics, crawlspaces and foundation areas;
• Ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and
• Mechanicals exhaust systems in the kitchen, bathrooms and laundry area

II. The inspector shall describe:

• The type of insulation observed; and the approximate average depth of insulation observation and the unfinished attic floor area or roof structure

III. The inspector shall report as in need of correction:

• The general absence of insulation of ventilation in unfinished spaces

3.10 Doors, Windows & Interior

I. The inspector shall inspect:

• A representative number of doors and windows by opening and closing them as well as inspecting floors, walls, ceilings, stairs, steps, landings, stairways, ramps, railings, guards, handrails, and garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls

II. The inspector shall describe:

• A garage vehicle door as manually-operated or installed with a garage door opener

III. the inspector shall report as in need of correction:

• Improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; photo-electric safety sensors that did not operate properly; and any window that was obviously fogged of displayed other evidence of broken seals