CalNACHI members
are not bound by the CalNACHI Standards of Practice (SOP’s) and Code of Ethics (COE’s), and can perform their
inspections to the standards of their choice, be it those of any other state or national organization.
CalNACHI is a non-profit, corporation dedicated to advancing
the cause of consumers and its membership through education. The purchase of a property is typically the most significant
investment that consumers make, and that investment needs to be protected. As a consequence, thousands of inspections are
conducted daily that result in the production of legal documents, such as inspection reports, contracts, and a variety of
agreements, and it is essential therefore that consumers understand what a property inspection does include and what it does
not include.
CalNACHI property inspectors are professional individuals who
in exchange for a fee agree to accept the responsibility of evaluating and reporting on the interrelated conditions and components
of a property with a “degree of care that a reasonably prudent home inspector would exercise,” as stated in the
California Business and Professions Code. This same state law defines an inspection as “a non-invasive physical examination,
performed for a fee in connection with the transfer … of a property,” undertaken in an attempt to identify “material
defects” that could significantly “affect the value, desirability, habitability, or safety of the dwelling.”
However, even this definition is subject to interpretation and debate, and what constitutes a CalNACHI inspection needs to
be explained and clearly understood, for practical, ethical, and legal purposes. To borrow an example from medicine, a CalNACHI
property inspector is similar to a general practitioner, who has learned a lot about medicine and the human body but has not
specialized in any one particular discipline. Similarly, CalNACHI inspectors know a lot about the building trades, such as
roofing, plumbing, heating, air-conditioning, and electrical, but they are not licensed specialists. In fact, like general
practitioners, it is their responsibility to defer to specialists. For this reason, CalNACHI property inspections are limited
in their scope.
CalNACHI property inspections are “non-invasive” and
essentially visual and, as stated, are intended to alert consumers in a “written report” to “material defects”
that exist at the time of an inspection, defects that could significantly affect the value of a property or pose a threat
to health and safety. A property inspection is not technically exhaustive, and is not intended to be, and will not reveal
every defect and deficiency. For instance, a property inspection does not include research to establish code-compliance, recall
notices, or prior reports. Therefore, an inspection report should not be regarded as a substitute for the seller’s transfer
disclosure statement (TDS), which the sellers are required to provide by the Business and Professions Code, or as an insurance
policy, warranty, or guaranty. Some defects may be latent, and/or become apparent at a later point in time, which is why inspections
have been sensibly characterized as snapshots in time. And it is essential that consumers understand this and, thereby, have
reasonable expectations. However, the terms “non-invasive” and “visual” also need further explanation.
For example, an inspector may remove the interior cover from an electrical panel, which could be said to be invasive, and
inserting an electrical tester into a wall outlet could be construed as being more than a visual examination. Regardless,
most inspectors remove cover panels and use a variety of specialized instruments in the service of their clients, but the
use of such instruments does not distinguish them as specialists; only a licensing authority can legitimately confer that
distinction. CalNACHI inspectors adhere to clearly defined standards and state laws, and to this extent CalNACHI standards
are intended to be legally binding.
LIMITATIONS AND EXCLUSIONS TO THE
STANDARDS
These standards apply to residential properties, or those with four
or less dwelling units. All others are by default definition “commercial properties,” and governed by other standards.
In recognition and acceptance of the CALNACHI residential standards, consumers are also acknowledging and agreeing to the
following limitations and exclusions of said standards:
1. The inspection is not to establish code-compliance,
or conformance with regulatory requirements.
2. The inspection does not include any research, such
as that to establish boundaries, easements, the issuance of permits, or reports.
3. The inspection does not include any research, such
as that to confirm whether materials, components, or appliances have been subject to litigation or voluntary recall.
4. The inspector may decline to evaluate or inspect any aspect of a property, with or without the consent of a client,
but with the provision that it is disclaimed as part of a written report.
5. The inspector shall not speculate on the market value
of a property, or give any advice regarding its purchase.
6. The inspector shall not speculate on the life-expectancy
or future performance of any structure, appliance, component, or system.
7. The inspector shall not provide technical or specialized
information, unless licensed and authorized to do so.
8. The inspector shall not advise on environmental contaminants
other than to defer to specialists, or unless licensed and authorized to do so.
9. The inspector shall not evaluate or endorse any specialized
equipment used to mitigate environmental contaminants.
10. The inspector shall not speculate as to the cause of every defect or
deficiency.
11. The inspector shall not provide or speculate on the cost of repairs, upgrades, or improvements.
12. The inspector shall not advise on the suitability of a property for anything other than residential use.
13. The inspector shall not evaluate or report on “common” areas outside the units of a planned urban development
(PUD) or multi-family dwelling (condominium).
THE CalNACHI STANDARDS OF PRACTICE
SECTION ONE: GRADING & DRAINAGE
Positive grading and drainage are essential to the welfare of a property,
and are usually the primary concern of architects and builders. Moisture can deteriorate most surfaces, and the ideal site
will be graded to conduct water away from a building. In fact, the ideal building will be surrounded by hard surfaces that
slope way from the exterior walls, the interior floors will be several inches higher than the exterior grade, and the building
will have gutters and downspouts and a system of drainage designed to prevent any moisture from threatening the foundation
or the interior space. Unfortunately, many properties do not meet this ideal, conditions on most can generally be improved,
and all need to be monitored and maintained to prevent damage. Also, inspectors cannot see inside area drains and do not water-test
them, but they can become blocked by debris, occluded by silt, and damaged by movement. Therefore, buyers should question
sellers about the functionality of any such system, have it serviced by a specialist, or assume the risk of having a system
that does not function well and the damage that could result.
The
inspector IS required to report on:
1. The overall gradient
of the lot, such as being graded toward the street, etc.
2. The
visible condition of hard surfaces, drainage channels, area drains, and related components.
[Gutters are referenced under Roof: Section Four].
3. Areas
where moisture might adversely affect a primary structure.
The
inspector IS NOT required to report on:
1. Geological conditions, the type of soil, or its ability to percolate.
2. Concealed or subterranean drainage components.
3. The functionality of a drainage system and its components, including sump pumps, which often confirm existing or
anticipated drainage problems.
4. Grading and drainage on condominium or planned urban
development communities (PUD’s).
SECTION
TWO: FOUNDATION
All foundations are dependent on the soil beneath them for support,
but soils are not uniform. Some that might appear to be firm and stable can liquefy and become unstable during seismic activity.
Also, expansive soils can expand to twice their volume with the influx of water and move structures with relative ease, raising
and lowering them and cracking slabs and other hard surfaces. Regardless, foundations are not uniform, and conform to the
structural standard of the year in which they were built. Therefore, the inspector will identify the foundation type and report
on any evidence of significant deformation. However, cracks or deteriorated surfaces in foundations are common. In fact, it
would be rare to find a raised foundation wall that is not cracked or deteriorated in some way, or a slab foundation that
did not include some cracks concealed beneath the carpeting and padding. Regardless, CalNACHI inspectors cannot predict the
future performance of any structure or its foundation, regardless of its age or type.
The inspector IS required to report on:
1.
The generic foundation type, such as slab-on-grade or raised.
2. Condition of crawlspaces with built-in [engineered] access.
4. The generic type of
crawlspace ventilation.
5. The
generic type of insulation and vapor retarders.
6. Cracks
in hard surfaces, sloping floors, or unsquare openings.
The inspector IS NOT required to report on:
1. Any crawlspace area alleged to
be inaccessible or unsafe.
2. The
structural adequacy of foundation hardware (bolts and anchors), or the appropriate size and span of framing members [an engineering
analysis].
3. The
absence of insulation and vapor retarders [a variable standard].
SECTION THREE: EXTERIOR
It
is important to maintain a property, including painting or sealing walls, walkways, decks, and other hard surfaces, because
the cost of renovating a property will always exceed that of having maintained it. Regardless, it is particularly important
for homeowners to keep building walls sealed, because they provide the primary barrier against the elements. Unsealed cracks
at sill-plates and around windows, doors, and thresholds can permit moisture intrusion. Unfortunately, the evidence of such
intrusion can be concealed by a coat of fresh paint and may only become obvious during rains or when water ponds, which is
the primary reasons why a CalNACHI inspection should not be misinterpreted as a form of warranty or guarantee.
The inspector IS required to report on:
1. The condition of building walls, or disclaim with
explanation.
2. The
condition of wood trim, and/or other building material.
3. The
generic type and condition of windows.
4. The
condition of exterior doors and sliders.
5.
Impact-glazing [tempered glass], when the identifying mark is clearly visible.
5. The condition of attached structures, including
but not limited to: porches and stoops, decks, steps, handrails, balconies, guardrails, carports, and patio covers, unless
disclaimed in the standards or a report.
6. The
condition of the yard walls, fences, and gates. [See also 15.2].
7. Any vegetation that encroaches on a primary structure.
The inspector IS NOT required to report on:
1. Automatic or remotely controlled gates and their safety mechanisms.
2. Easements or boundaries,
rear and side yard set-backs, or encroachments to same
3. Ancillary
structures, including but not limited to: stables, barns, and storage sheds.
4. Wood destroying organisms, unless licensed and authorized
to do so.
5. Tree
houses, play structures, and recreational apparatus.
6. Handicapped
access compliance: ADA (American Disabilities Act).
7. Funiculars
or similar mechanical contrivances and modes of transport.
8. Window
shutters, storm shutters, security shutters, awnings and screens.
9. Engineered [retaining] walls.
10. Engineered barriers, seawalls, or docks.
11. The hermetic seal of dual-glazed
windows.
12. Flashings and moisture barriers,
concealed beneath building walls.
13.
Decorative lights and low-voltage lighting.
14.
Landscaping, including but not limited to trees, bushes, and plants.
15. Landscape accessories, including but not limited to fountains, ponds, bird- baths,
statuary, pots, concrete benches, and decorative arbors.
16.
Environmental contaminants, including but not limited to asbestos, lead and lead-based paint, radon, electromagnetic radiation,
and elevated decibel levels, or noise pollution.
SECTION FOUR: ROOF & ATTIC
There are many roof types, and every roof will wear differently relative to its age,
the number of its layers, the quality of its material, the method of its application, its exposure to direct sunlight or other
prevalent weather conditions, and the quality and regularity of its maintenance. Regardless of its design-life, every roof
is only as good as the waterproof membrane beneath it, which is concealed and cannot be examined without removing the roofing
material, and this is equally true of almost all roofs. In fact, the material on the majority of pitched roofs is not designed
to be waterproof only water-resistant. However, what remains true of all roofs is that, whereas their condition can be evaluated,
it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond
the scope of the inspection and disclaimed. The inspector may walk the surface of a roof in order to inspect it and its components,
but may inspect it by other means if the roof cannot be safely accessed, due to its height, weather conditions, or if the
roofing material could be damaged by foot traffic.
Attics
should be well-insulated and, in most cases, well-ventilated. However, the quality of each will vary from region to region,
and has become more stringent with the passage of time. The specific identification of insulating materials is beyond the
scope of an inspection, but consumers need to be aware than some old insulating materials may contain asbestos and other potential
carcinogens or environmental contaminants.
The
inspector IS required to report on:
1. The method used
to evaluate the roof.
2. The
generic type of roofing material, such as fiberglass shingle, etc.
4. The visible condition of the roof.
5. The visible condition of gutters
and other drainage components.
6. Areas
where drainage is indirect: design-flaw.
7. The
seal of roof penetrations (flashings).
8. The
attic access point, and the method used to evaluate the attic.
9. The visible condition of the attic and related components.
10. The generic type and approximate
thickness of the attic insulation.
11.
The generic type and provision for ventilation.
12.
Any evidence of bird, rodent, or animal activity within the attic.
The
inspector IS NOT required to report on:
1. The fact that a roof may or may not leak.
2. The remaining life-expectancy of any roofing material.
3. The cause or causes of defects.
4. Any component that is not roof-related, including
solar panels, weather-vanes, satellite dishes, antennae, lightning rods, etc.
5. Insulating material, other than in a generic sense:
cellulose, bat, etc.
SECTION
FIVE: CHIMNEYS
The inspection of masonry chimneys, factory-built chimneys, and
free-standing, wood-burning fireplaces is purely visual, and referred to by industry specialists as a level-one inspection.
Level-one inspections should not to be confused with level-two and level-three inspections, which are conducted by licensed
specialists who have knowledge of fire-codes and chimney specifications, and involve dismantling components and/or investigations
with specialized equipment, such as video-cameras.
The
inspector IS required to report on:
1. The specific chimney type, when
discernible.
2. The
chimney’s compliance with the 3-2-10 drafting rule.
3. The
condition of the walls, termination cap, crown, and visible flue.
4. The type and condition of the seals (flashings).
5. The condition of the firebox, hearth,
and surround.
6. The
condition of the damper and its components.
7. The
condition of the log-starter, ornamental fire, etc.
The inspector IS NOT required to report on:
1.
Any part
of a chimney that cannot be viewed or safely accessed.
2. The ability of a chimney to draft well.
3. The cause or causes of defects and deficiencies.
4. The future performance of any chimney type.
SECTION SIX: PLUMBING
Plumbing
systems have common components, but they are not uniform. In addition to fixtures, these components include gas pipes, water
pipes, pressure regulators, pressure relief valves, shut-off valves, drain pipes, vent pipes, and water-heating devices. The
water pressure in pipes is commonly confused with water volume, or functional flow, but whereas high volume may be desirable
high pressure is not. In fact, whenever street pressure exceeds eighty pounds per square inch (PSI) a regulator is required,
which typically comes factory preset between forty-five and sixty-five PSI. Regardless, consumers need to understand that
leaks will occur in any system and particularly a system with older pipes or one in which a regulator fails and high pressure
is able to stress the washers and diaphragms of components.
Waste and drainpipes are also not uniform, and range from a modern ABS type [acrylonitrile
butadiene styrene] to older types made of cast-iron, galvanized steel, clay, and even a cellulose material that has been coated
with tar (Orangeburg pipe). The condition of drainpipes is usually directly related to their age. Older ones are subject to
damage through decay and root or seismic activity, whereas ABS ones are virtually impervious to damage. However, inasmuch
as significant portions of drainpipes are concealed, inspectors can only infer their condition by observing the draw at drains.
Nonetheless, blockages and leaks will occur in the life of any system. Shower pans leak and must be flood-tested, but this
is the responsibility of licensed pest-control inspectors and beyond the scope of the inspection. [See Section 12]. Regardless,
blockages and leaks in main sewer pipes are common and are costly to repair or replace, and for this reason we sensibly disclaim
responsibility for evaluating the concealed portions and strongly recommend that buyers arrange to have the main sewer pipe
video-scanned, or accept the risk of any damage that might occur.
The inspector IS required to report on:
1. The location of emergency shut-off valves: gas, water, electricity, oil,
etc.
2. The type and condition
of the exposed supply and drain pipes.
3. The
functional flow of the water pipes, and the draw at drains.
4. The approximate age, capacity, and condition of water heating devices,
and confirm the presence of pressure temperature relief valves, similar safety devices, and seismic constraints.
The inspector IS NOT required to report on:
1. Any deactivated fuel supply (water,
gas, or oil), or dysfunctional igniters.
2.
The temperature settings on water heaters, or regulate to prevent scalding.
3. Wells or storage tanks, unless licensed and authorized to
do so.
4. Whether a sewage system
is public or private.
5.
Sewage ejection systems.
6.
The presence or location of cleanouts, main sewer pipe or otherwise.
7. Private sewage systems, unless licensed and authorized.
8. Water circulating
devices and/or their timers.
9. Water
softeners or water purification devices.
10.
Washers and dryers, their supply pipes, valves, and drain pipes.
11. Shut-off valves that are not in daily use.
13. The purity of the potable water supply.
14. Lawn sprinkler systems.
15. Fire-sprinkler systems.
16. The life-expectancy of any system, component, or
appliance.
SECTION SEVEN: ELECTRICAL
There are a wide variety of electrical systems with an even wider variety of components,
and any one particular system may not conform to current standards or provide the same degree of service and safety. What
is most significant about electrical systems however is that the National Electrical Code (NEC) is not retroactive, and therefore
many electrical systems do not comply with the latest safety standards. It is important to remember that electricity is dangerous,
and is best evaluated by a specialist and not a generalist. Inspectors are generalists, and do not perform load-calculations
to see if the supply equals the demand, nor remove circuit breakers or cover plates to inspect concealed components. Therefore,
in the interests of safety, every electrical deficiency and recommended upgrade should be regarded as a potential safety-hazard
that should be serviced as soon as conveniently possible by a licensed specialist.
The inspector IS required to report on:
1.
The type and condition of the service entrance.
2. The
size of the main service: voltage and amperage.
3. The
emergency accessibility of the panel.
4. The
visible condition of the circuit breakers.
5. The
visible condition of the wiring and connections.
6. The
presence of single-strand aluminum wiring within a panel.
7. The
way in which the panel is grounded.
8. The
condition of sub-panels, in the manner enumerated, 1 through 7, above.
9. A representative sample of lights, switches, and outlets.
The inspector IS NOT required to report on:
1. Any system or component that has
been deactivated.
2. The GFCI or AFCI function of breakers and outlets.
3. Any component
that poses either a perceived danger to the inspector or a potential for property damage.
4. Perform a load-calculation, or
guarantee that the supply meets the demand.
5. Confirm
compliance with current codes. (The NEC is not retroactive).
6. Evaluate security systems.
7. Evaluate hardwired smoke detectors. (See 10.4).
8. Evaluate computerized
or low voltage equipment.
9. Evaluate
electrical emergency back-up equipment.
SECTION EIGHT: HEATING & COOLING
The components of most heating and air-conditioning systems in California have a design-life
ranging from ten to twenty years, depending on the climate zone and the extent of their use, but can fail prematurely with
poor maintenance. Inspectors test and evaluate them in accordance with the standards of practice, which means that they do
dismantle any of the following concealed components: heat exchangers, also known as the fireboxes or combustion chambers,
electronic air-cleaners, humidifiers, and in-line duct motors or dampers. Similarly, they do not pressure-test components,
and will not reverse the cycle on a heat pump if doing so might damage a coil. However, from the point of view of safety,
you need to be aware that even the most modern fossil-fuel-burning systems can produce carbon monoxide, which in a sealed
or poorly ventilated room can result in sickness, debilitating injury, and even death. Therefore, it is essential that any
recommendation that is made for service or a second opinion be performed by a specialist, who might reveal additional defects
or recommend some upgrades that could affect your evaluation of the system(s).
The
inspector IS required to report on:
1. The type and fuel-use of the system.
2. The functionality of the
system, using the thermostat or conventional controls.
3. The
functionality, and not the quality, of a system and its components.
4. The presence of combustion-air and vents of fossil-fueled appliances.
5. The visible portions of the
distribution system, including ducts and pipes.
6. The
generic type of insulation on the ducts, plenum, etc.
7. The
point at which condensation is discharged.
The inspector IS NOT required to report on:
1. Any system that has been shut-down.
2. The adequacy of amperage,
tonnage, or compliance with California Environmental Resources Evaluation System (CERES).
3. The cause or causes of defects
or deficiencies.
6. Any
component that requires dismantling, other than removing inspection cover panels.
7. The calibration, or programming, of thermostats.
8. The uniformity
of the air-flow or distribution.
9. Thru-wall
or thru-window heating and cooling units.
10.
Fuel storage tanks and their components, unless licensed and authorized.
11. Solar, radiant heat, or geothermal heat-pump systems.
12. The condition of in-slab or concealed ducts.
13. Humidity control devices, and
electronic, or electrostatic filters.
14.
The life-expectancy of a system or its components.
SECTION NINE: LIVING
QUARTERS
Cracks around windows and doors confirm movement, commonly due to wood shrinkage, settling,
or seismic activity, and can reappear, and particularly if they are not repaired well. Such cracks may only have a cosmetic
significance but can become the subject of disputes, and are best evaluated by specialists. Similarly, there are a number
of environmental pollutants that could be present but not identified during an inspection, and particularly if a residence
was built prior to 1978, but which could be revealed by a specialist. In addition, there are a host of contaminants, such
as that from moisture penetrating carpet-covered cracks in floor slabs, as well as odors from household pets and cigarette
smoke that can permeate walls, carpets, heating and air conditioning ducts, and other porous surfaces, and which can be difficult
to eradicate. However, inasmuch as the sense of smell adjusts rapidly, and the sensitivity to such odors is not uniform, consumers
are advised to make this determination for themselves, and particularly if they or a family member suffers from allergies
or asthma.
The inspector IS required to report
on:
1. The visible condition of floors, walls, ceilings, closets, and attached cabinetry.
2. The condition of stairs, handrails, and guardrails.
3. A representative sampling of windows
and doors.
The inspector IS NOT required to
report on:
1. Cosmetic imperfections or the wear-and-tear associated with time and use.
2.
Any area
concealed by rugs, carpets, furniture, or similar items.
3. Curtains, window treatments, or wall
hangings.
4. Computerized systems or controls.
5. Intercoms, audio or media systems.
6. Elevators, dumb-waiters, or other means of mechanical transport.
7. Low-voltage systems.
8. Security systems.
9. The possibility of moisture intrusion.
10. Indoor air quality, unless licensed and authorized to do so.
11. Systems that are designed to mitigate environmental
contaminants.
SECTION TEN: SLEEPING QUARTERS
The threat of fire and carbon monoxide poisoning (the silent killer)
is greatest when people are asleep. Unfortunately however, several proven methods of combating these threats are not mandated.
For instance, arc-fault interrupters and hardwired smoke detectors have only recently been mandated for new construction,
and carbon monoxide detectors are still not required in most jurisdictions. And although CalNACHI standards do not supersede
local, regional, and national standards, consumers are urged to take whatever means necessary to safeguard themselves, including
having these important devices installed and practicing an emergency evacuation of sleeping quarters, and particularly with
children and the elderly.
The inspector IS required to report
on:
1. The visible condition of floors, walls, ceilings, and closets.
2. The adequacy of light and ventilation.
3. The adequacy for an emergency exit and egress.
4. The adequate separation from a garage.
5. The presence or absence of smoke detectors.
6. The condition of doors, floors, walls,
ceilings, and windows.
The inspector IS NOT required to
report on:
1. Cosmetic imperfections or the wear-and-tear associated with time and use.
2.
Sleeping
quarters that fail to meet conditions 1 through 4, above.
3. The functionality of smoke and carbon-monoxide detectors.
4. Cosmetic imperfections or the wear-and-tear associated with time and usage.
SECTION ELEVEN: KITCHENS
Kitchen appliances are tested for their functionality, and not for their performance
or the variety of their settings and cycles, and only built-in appliances are tested, which does not include refrigerators.
However, any appliance older than ten years is likely to exhibit decreased efficiency. Also, many older gas and electric ranges
are not anchored and can be tipped, by a child climbing on an open oven door, for instance, and should therefore be confirmed
to be secure and otherwise child-safe.
The inspector IS required to report on:
1. The condition of the floor, walls, ceiling,
windows, and doors.
2.
The functionality of built-in appliances, unless disclaimed.
3. Faucets and drains and report on their functional flow and draw.
5. The ground fault
capacity of countertop outlets.
6.
Confirm that island countertops are secure.
The
inspector IS NOT required to report on:
1. Cosmetic imperfections or the wear-and-tear associated with time and use.
2.
Curtains,
window treatments, or wall hangings.
3. Free-standing appliances.
4.
Countertop
or cabinetry lights, which are not built-in.
5. Dumb-waiters or similar mechanical devices.
6. The future performance of any appliance.
SECTION TWELVE: BATHROOMS
A
significant amount of accidents occur in bathrooms, usually due to wet and slippery floors, and less often because of hazardous
conditions involving water and electricity. However, safety is a truly personal responsibility that consumers should accept
not only for themselves but for dependant family members, such as children and the elderly. It is important, therefore, to
follow all recommendations for safety upgrades.
The
inspector IS required to report on:
1. The condition of the floor, walls,
ceiling, windows, and doors.
2.
Faucets and the drains in sinks, tubs, hydro-spas and showers.
3. Toilets and bidets, but not their shut-off valves.
4. The ground fault
protection of countertop outlets.
5.
The ground fault protection of hydro-spas.
6.
The presence of impact glazing where appropriate.
The
inspector IS NOT required to report on:
1. Flood-test showers or guarantee
the integrity of shower pans.
2.
Cosmetic deficiencies, mineral stains on enclosures, fixtures, etc.
3. Temperature regulating devices.
4. Steam showers and
their components.
5.
Saunas and their components.
SECTION THIRTEEN: LAUNDRY FACILITIES
Dryer
vents have been responsible for many house fires, injuries, and even deaths. The best dryer vents are smooth-walled and rigid
and extend no more than six feet to an exterior location. Water poses less of a threat, but washing machines should be installed
over drain-pans plumbed to the exterior, and washing machine hoses should be a resilient braided stainless steel, as opposed
to the older rubber type, and this is particularly important in locations where a leak or overflow could cause damage.
The inspector IS required to report on:
1. The condition of the floor, walls, ceiling, windows,
doors, and cabinets.
2. The
provision for hot and cold water, fuel for a dryer, and a gas dryer’s capacity to vent to the exterior or to an approved
location.
The inspector IS NOT required to
report on:
1. Cosmetic imperfections or the wear-and-tear associated with time and use.
2.
The functionality
of washers and dryers.
SECTION FOURTEEN: GARAGES
Many
fires begin in attached garages and spread inside residences, due in large measure to the presence of volatile fluids and
the flash-ignition of vapors. For these reasons, attached garages should have ventilation ports, firewalls, self-closing and
fire-rated house entry doors, and ground fault protected outlets. On a different subject, moisture intrusion is common in
garages. This typically appears as efflorescence (salt crystal formations) on slabs and the short stem walls surrounding slabs,
which is activated by moisture. However, inasmuch as the majority of residential garages are built on-grade and are subject
to moisture intrusion, this is be anticipated. It is essential, therefore, to monitor a garage during the rainy season and
to keep storage items raised above the slab floor.
The
inspector IS required to report on:
1. The condition of the slab, walls,
windows, etc.
2.
The generic type of garage door(s).
3.
A garage door that is heavy and, therefore, potentially dangerous.
4. Hardware, and confirm that springs have safety cables.
5. Garage door
openers and confirm their auto-reversing capacity.
6.
The presence of a plaster firewalls in attached garages.
7.
House entry doors and their fire-rating and self-closing capacity.
9. Confirm that wall outlets are ground fault protected.
The inspector IS NOT required to report on:
1.
Areas that are obstructed, by vehicles, or storage items, etc.
2. The adequate accommodation for all vehicles.
3. Storage facil