Sun Inspections has garnered an impressive reputation with over 600 5-star reviews, a testament to our unwavering commitment to excellence in every inspection we conduct. Our team takes pride in consistently delivering thorough and reliable inspection services that meet and exceed our clients’ expectations. These glowing reviews reflect the satisfaction of homeowners and buyers who have experienced firsthand our dedication to precision, professionalism, and customer satisfaction.
Once we’re finished with your home inspection, we would appreciate your honest review!
Tyler has been our go to inspector for years! We’ve since referred him to multiple agents, both within our company and outside of our company.He does an absolutely exceptional job evaluating the properties, has. all the technology in the world to uncover potential issues, and most importantly knows how to speak to the clients.You’ll get your reports same day and be ready to negotiate and get your transaction closed!Highly highly recommended!
My inspector showed up early and very polite. He had already pulled needed documents from the county and I didn't have to do anything. He had done his homework. He used a drone to survey my roof. He took photos of the attic. I had my report with photographs via email immediately. I highly recommend this company.
Needed a 4 point inspection for homeowners insurance. The price was great and was able to schedule the inspection for the next day. Adrian was prompt, helpful and answered all of our questions. We received the inspection report a few hours after he completed the inspection as promised. Will certainly use Sun Inspections for any future inspections we may need.
IT WAS MY FIRST TIME USING SUN INSPECTORS. THE SCHEDULING WAS FAST AND EASY. MY INSPECTOR (ADRIAN COLES) WAS ON TIME FOR THE APPOINTMENT AND VERY THOROUGH. I RECEICED THE TEST RESULTS WITH PHOTOS THE SAME DAY AS THE INSPECTION. I HIGHLY RECOMMEND THEM AND WILL ABSOLUTELY USE THEM AGAIN. WOULD GIVE 10 STARS IF AVAILABLE.
Tiago was on time, very professional and efficient. Tiago was very personable and answered any questions we had about the process. I will recommend Sun Inspections, and Tiago to my friends and family. Thank you!
Tiago showed up at my home on time for our appointment. He was actually 5-10 minutes early which is perfect. Tiago let me walk around the house with him as he did the inspection and explained what he was doing and what he was looking for. Tiago was very professional, polite, and informative. I would recommend this company and definitely Tiago.
Great service, professional and arrived before scheduled time which was Perfect for me. In and out in no time. Documents were emailed promptly. This is my 2nd time using this company and Tiago was great both times. Will use again in the future.
Scheduling an appointment was easy. They were punctual and thorough. I received the inspection report minutes after it was completed. Would highly recommend them.
I have used Sun Inspections multiple times now and would highly recommend them to anyone. They are super friendly and responsive. I needed a four-point done quick and they got out to my house the next day!
Needed a 4 Point for insurance and Sun came through.A seamless experience from start to finish.Brian C was professional with human touch.Drone was cool too.
Ease of appointment process was fantastic. I also got an appointment the next day! Brian my inspector, was prompt and very thorough. He was very patient ans answered all my questions. Can’t say enough good things about the whole process! I had the reports in my email inbox before he left my house.
I was in a panic on Friday in need of a 4pt inspection for my homeowners policy-which I never even heard of. I needed asap and it was Friday NIGHT. I searched the internet and saw Sun Inspections. It caught my eye cuz it said they could get the report back to me immediately. I took a chance and scheduled an appointment for Monday morning at 11:00 am. That in itself was a miracle!! Adrian came to property early and was waiting for me to arrive. He is truly the nicest gentleman ever with a lovely UK accent. He was so friendly and assured me everything was going to be ok. He explained what the inspection was, what he’ll be doing and he did just that. I received the report within a couple of hours. From the time I called to the time I got my report, not including Sat/Sunday, it was literally just a few hours. He was amazing and such a pleasure to meet. You cannot go wrong using Sun Inspections for your insurance needs!!
Fast and reliable. They were on time and they made a very thorough and quick analysis of my four-point inspection. Took less than 30 minutesand you cannot beat the price.
Tiago was on time, very pleasant and explained every step he was doing. Well worth the money. Had the final report within 15 minutes of completion. Would definitely recommend.
The 4 Point Wind Mitigation inspired by Sun Inspection went smoothly. Tiago Zunho de Oliveira was professional, thorough, and friendly. I received my inspection report the same day. I highly recommend Sun Inspection!
Sun Inspections I give 5 stars. They have a very convenient way of scheduling your own time and date on their website, when you would like the inspection done possibly same day. The Inspector was very professional and friendly. I received my inspections the same day which was great. Highly recommend Sun Inspections.
Tyler was a great inspector. He was very very responsive by text and email. We had a urgent matter and he was able to help us in a time of need without a hitch. I would recommend him and his company to anyone. Thanks again Tyler!
Fantastic experience using them again! Tyler was very polite, knowledgeable, prompt and thorough but certainly no lolly gagging. He's efficient and even gave me some tips on some suggested maintenance. Easy to schedule and pay online. He was very fast getting the report! I received my report in less than an hour of the inspection time. I will definitely use Sun Inspection again and highly recommend
Tyler was very courteous and professional. He notified me way in advance that he was stuck in traffic and would be a little late. To me that means a lot... at least I wasn't waiting wonder if he was going to show up. He was also fast and efficient. I would recommend Sun Inspections.
Tyler arrived on time (early) and worked for 2+ hours. Both reports were completed: 4 point and wind mitigation. I also had a home inspection. That report had a lot of info I didn't need. Too much info. He said I needed a railing for a 16" deck. That's a recommendation. It shouldn't be mentioned. He never asked me to move anything but said in the report that there was a lot of stuff in the way. He never told me prior to the inspection what areas he was going to look at. It's unreasonable to expect the homeowner to clear the house. Everything he needed to look at was accessible. He cited a lot of very easy fix items like an outlet cover in the garage. That's something that could easily be fixed.I had trouble following the format of the report. It was like underlining the whole book when studying. Every piece of info had equal amount of space. Put the BIG items first. Then all the smaller items after. I'd hate to have a buyer see that report. I'd be in big trouble. My house is in very good condition. I admit there are some miner things. Looking at the report it appears that the house is about ready to collapse. No one would want it.
Sun inspections did a great job on time had wind mitigation inspection and 4 point inspection done. They did excellent job in and out in no time inspector was awesome explained process and did a great job.Would highly recommend them
Very prompt service, friendly, and thorough. Reports were provided just minutes after inspection completion. Definitely would use again and will recommend to others.
Tiago Zuniga de Oliveira did our inspection. He was pleasant and very polite in his presentation. He clearly answered all of our questions as he was conducting the inspection. He provided his report within the time frame he promised. We highly recommend him for your future home inspections.
Tyler was awesome! Very professional and friendly. The whole process of hiring him was quick and easy. I also got my report within 30 minutes of him completing the inspection. I would highly recommend!
Great experience from start to finish with Sun Inspections! It was super easy to schedule online, price was extremely fair, representative showed up on time, was kind, did a thorough job, and sent me the report within the day. I would definitely recommend this company.
Arrived on time, thorough inspection in a short period of time and provided a detailed report within minutes after completion. Now waiting on the insurance companies acceptance. Very pleasant experience. I would highly recommend Sun Inspections.
The inspector showed up on time and explained what he was going to do and about how long it would take. He was very professional and polite and would recommend this service to everyone and if I needed this type service again would not hesitate to use them.
Tyler was very professional and on time got my report asap thanks for the good work. I would recommend Sun Inspections to anyone who needs that type of work. John Costello
Our tech was polite and on time for the appointment. He did a great job and took the time to explain everything. We received the report within 30 min of completion. I was very pleased with the service.
Sun inspections top notch..Tyler was very polite, professional, and timely. I needed 2 different inspections and he came back same day few hours...unbelievable..most places would make u reschedule and I am so glad I didn't have to do that...
Tyler, who handled this inspection from initial call to completion, did so all within 24 hours. I had a situation that had to be rushed for insurance coverage, Tyler understood. I also had computer connectivity issues, which would have delayed booking long enough that I wouldn't meet my deadline. He went above and beyond, helping me book it over the phone, he immediately drove to the house, completed a very thorough 4 point inspection, as well as a wind mitigation inspection. I had the report and photo's for my insurance company within an hour. Incredible service, professionalism and compassion for a special circumstance, during a holiday season. What else can be said? 5 star and then some, I really appreciated the service and attention. You would be well served to hire Sun Inspections. Mike Flanagan, Hudson Florida.
1.1. A 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 home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.
The 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. Ahome 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:
An inspection is not technically exhaustive.
An inspection will not identify concealed or latent defects.
An inspection will not deal with aesthetic concerns, or what could be deemed matters of taste, cosmetic defects, etc.
An inspection will not determine the suitability of the property for any use.
An inspection does not determine the market value of the property or its marketability.
An inspection does not determine the insurability of the property.
An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
An inspection does not determine the life expectancy of the property or any components or systems therein.
An inspection does not include items not permanently installed.
This Standards of Practice applies to properties with four or fewer residential units and their attached garages and carports.
2.2.Exclusions:
I. The inspector is not required to determine:
property boundary lines or encroachments.
the condition of any component or system that is not readily accessible.
the service life expectancy of any component or system.
the size, capacity, BTU, performance or efficiency of any component or system.
the cause or reason of any condition.
the cause for the need of correction, repair or replacement of any system or component.
future conditions.
compliance with codes or regulations.
the presence of evidence of rodents, birds, bats, animals, insects, or other pests.
the presence of mold, mildew or fungus.
the presence of airborne hazards, including radon.
the air quality.
the existence of environmental hazards, including lead paint, asbestos or toxic drywall.
the existence of electromagnetic fields.
any hazardous waste conditions.
any manufacturers’ recalls or conformance with manufacturer installation, or any information included for consumer protection purposes.
acoustical properties.
correction, replacement or repair cost estimates.
estimates of the cost to operate any given system.
II. The inspector is not required to operate:
any system that is shut down.
any system that does not function properly.
or evaluate low-voltage electrical systems, such as, but not limited to:
phone lines;
cable lines;
satellite dishes;
antennae;
lights; or
remote controls.
any system that does not turn on with the use of normal operating controls.
any shut-off valves or manual stop valves.
any electrical disconnect or over-current protection devices.
any alarm systems.
moisture meters, gas detectors or similar equipment.
III. The inspector is not required to:
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.
dismantle, open or uncover any system or component.
enter or access any area that may, in the inspector’s opinion, be unsafe.
enter crawlspaces or other areas that may be unsafe or not readily accessible.
inspect underground items, such as, but not limited to: lawn-irrigation systems, or underground storage tanks (or indications of their presence), whether abandoned or actively used.
do anything that may, in the inspector’s opinion, be unsafe or dangerous to him/herself or others, or damage property, such as, but not limited to: walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets.
inspect decorative items.
inspect common elements or areas in multi-unit housing.
inspect intercoms, speaker systems or security systems.
offer guarantees or warranties.
offer or perform any engineering services.
offer or perform any trade or professional service other than a home inspection.
research the history of the property, or report on its potential for alteration, modification, extendibility or suitability for a specific or proposed use for occupancy.
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.
determine the insurability of a property.
perform or offer Phase 1 or environmental audits.
inspect any system or component that is not included in these Standards.
3. Standards of Practice
3.1. Roof
I. The inspector shall inspect from ground level or the eaves:
the roof-covering materials;
the gutters;
the downspouts;
the vents, flashing, skylights, chimney, and other roof penetrations; and
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:
remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
move insulation.
inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments.
walk on any roof areas that appear, in the inspector’s opinion, to be unsafe.
walk on any roof areas if doing so might, in the inspector’s opinion, cause damage.
perform a water test.
warrant or certify the roof.
confirm proper fastening or installation of any roof-covering material.
3.2.Exterior
I. The inspector shall inspect:
the exterior wall-covering materials;
the eaves, soffits and fascia;
a representative number of windows;
all exterior doors;
flashing and trim;
adjacent walkways and driveways;
stairs, steps, stoops, stairways and ramps;
porches, patios, decks, balconies and carports;
railings, guards and handrails; and
vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.
II. The inspector shall describe:
the type of exterior wall-covering materials.
III. The inspector shall report as in need of correction:
any improper spacing between intermediate balusters, spindles and rails.
IV. The inspector is not required to:
inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.
inspect items that are not visible or readily accessible from the ground, including window and door flashing.
inspect or identify geological, geotechnical, hydrological or soil conditions.
inspect recreational facilities or playground equipment.
inspect seawalls, breakwalls or docks.
inspect erosion-control or earth-stabilization measures.
inspect for safety-type glass.
inspect underground utilities.
inspect underground items.
inspect wells or springs.
inspect solar, wind or geothermal systems.
inspect swimming pools or spas.
inspect wastewater treatment systems, septic systems or cesspools.
inspect irrigation or sprinkler systems.
inspect drainfields or dry wells.
determine the integrity of multiple-pane window glazing or thermal window seals.
3.3.Basement, Foundation, Crawlspace & Structure
I. The inspector shall inspect:
the foundation;
the basement;
the crawlspace; and
structural components.
II. The inspector shall describe:
the type of foundation; and
the 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 or near soil;
observed indications of active water penetration;
observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and
any observed cutting, notching and boring of framing members that may, in the inspector’s opinion, present a structural or safety concern.
IV. The inspector is not required to:
enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself.
move stored items or debris.
operate sump pumps with inaccessible floats.
identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems.
provide any engineering or architectural service.
report on the adequacy of any structural system or component.
3.4.Heating
I. The inspector shall inspect:
the heating system, using normal operating controls.
II. The inspector shall describe:
the location of the thermostat for the heating system;
the energy source; and
the heating method.
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.
IV. The inspector is not required to:
inspect, measure, or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, makeup air, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems.
inspect fuel tanks or underground or concealed fuel supply systems.
determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.
light or ignite pilot flames.
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.
override electronic thermostats.
evaluate fuel quality.
verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
measure or calculate the air for combustion, ventilation, or dilution of flue gases for appliances.
3.5.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.
IV. The inspector is not required to:
determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.
inspect portable window units, through-wall units, or electronic air filters.
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.
inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks.
examine electrical current, coolant fluids or gases, or coolant leakage.
3.6.Plumbing
I. The inspector shall inspect:
the main water supply shut-off valve;
the main fuel supply shut-off valve;
the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;
interior water supply, including all fixtures and faucets, by running the water;
all toilets for proper operation by flushing;
all sinks, tubs and showers for functional drainage;
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 based upon observed evidence;
the location of the main water supply shut-off valve;
the location of the main fuel supply shut-off valve;
the location of any observed fuel-storage system; and
the capacity of the water heating equipment, if labeled.
III. The inspector shall report as in need of correction:
deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
deficiencies in the installation of hot and cold water faucets;
active plumbing water leaks that were observed during the inspection; and
toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.
IV. The inspector is not required to:
light or ignite pilot flames.
measure the capacity, temperature, age, life expectancy or adequacy of the water heater.
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.
determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply.
determine the water quality, potability or reliability of the water supply or source.
open sealed plumbing access panels.
inspect clothes washing machines or their connections.
operate any valve.
test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection.
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.
determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices.
determine whether there are sufficient cleanouts for effective cleaning of drains.
evaluate fuel storage tanks or supply systems.
inspect wastewater treatment systems.
inspect water treatment systems or water filters.
inspect water storage tanks, pressure pumps, or bladder tanks.
evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.
evaluate or determine the adequacy of combustion air.
test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves.
examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation.
determine the existence or condition of polybutylene, polyethylene, or similar plastic piping.
inspect or test for gas or fuel leaks, or indications thereof.
3.7.Electrical
I. The inspector shall inspect:
the service drop;
the overhead service conductors and attachment point;
the service head, gooseneck and drip loops;
the service mast, service conduit and raceway;
the electric meter and base;
service-entrance conductors;
the main service disconnect;
panelboards and over-current protection devices (circuit breakers and fuses);
service grounding and bonding;
a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible;
all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and
for the presence of smoke and carbon-monoxide detectors.
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 and/or carbon monoxide detectors.
IV. The inspector is not required to:
insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.
operate electrical systems that are shut down.
remove panelboard cabinet covers or dead fronts.
operate or re-set over-current protection devices or overload devices.
operate or test smoke or carbon-monoxide detectors or alarms.
inspect, operate or test any security, fire or alarm systems or components, or other warning or signaling systems.
measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.
inspect ancillary wiring or remote-control devices.
activate any electrical systems or branch circuits that are not energized.
inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices.
verify the service ground.
inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility.
inspect spark or lightning arrestors.
inspect or test de-icing equipment.
conduct voltage-drop calculations.
determine the accuracy of labeling.
inspect exterior lighting.
3.8.Fireplace
I. The inspector shall inspect:
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
cleanout doors and frames.
II. 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 a carbon-monoxide detector in the same room as the fireplace; and
cleanouts not made of metal, pre-cast cement, or other non-combustible material.
IV. The inspector is not required to:
inspect the flue or vent system.
inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.
determine the need for a chimney sweep.
operate gas fireplace inserts.
light pilot flames.
determine the appropriateness of any installation.
inspect automatic fuel-fed devices.
inspect combustion and/or make-up air devices.
inspect heat-distribution assists, whether gravity-controlled or fan-assisted.
ignite or extinguish fires.
determine the adequacy of drafts or draft characteristics.
move fireplace inserts, stoves or firebox contents.
perform a smoke test.
dismantle or remove any component.
perform a National Fire Protection Association (NFPA)-style inspection.
perform a Phase I fireplace and chimney inspection.
3.9.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
mechanical 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 observed at the unfinished attic floor area or roof structure.
III. The inspector shall report as in need of correction:
the general absence of insulation or ventilation in unfinished spaces.
IV. The inspector is not required to:
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.
move, touch or disturb insulation.
move, touch or disturb vapor retarders.
break or otherwise damage the surface finish or weather seal on or around access panels or covers.
identify the composition or R-value of insulation material.
activate thermostatically operated fans.
determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring.
determine the adequacy of ventilation.
3.10.Doors, Windows & Interior
I. The inspector shall inspect:
a representative number of doors and windows by opening and closing them;
floors, walls and ceilings;
stairs, steps, landings, stairways and ramps;
railings, guards and 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 or displayed other evidence of broken seals.
IV. The inspector is not required to:
inspect paint, wallpaper, window treatments or finish treatments.
inspect floor coverings or carpeting.
inspect central vacuum systems.
inspect for safety glazing.
inspect security systems or components.
evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures.
move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure.
move suspended-ceiling tiles.
inspect or move any household appliances.
inspect or operate equipment housed in the garage, except as otherwise noted.
verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door.
operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards.
operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.
operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights.
inspect microwave ovens or test leakage from microwave ovens.
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 appliances or devices.
inspect elevators.
inspect remote controls.
inspect appliances.
inspect items not permanently installed.
discover firewall compromises.
inspect pools, spas or fountains.
determine the adequacy of whirlpool or spa jets, water force, or bubble effects.
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.
correction: Something that is substituted or proposed for what is incorrect, deficient, unsafe, or a defect.
cosmetic defect: An irregularity or imperfection in something, which could be corrected, but is not required.
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 and/or processes.
enter: To go into an area to observe visible components.
evaluate: To assess the systems, structures and/or components of a property.
evidence: That which tends to prove or disprove something; something that makes plain or clear; grounds for belief; proof.
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.
functional defect: A lack of or an abnormality in something that is necessary for normal and proper functioning and operation, and, therefore, requires further evaluation and correction.
general home inspection: See “home inspection.”
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 this Standards of Practice as a guideline.
household appliances: Kitchen and laundry appliances, room air conditioners, and similar appliances.
identify: To notice and report.
indication: That which serves to point out, show, or make known the present existence of something under certain conditions.
inspect: To examine readily accessible systems and components safely, using normal operating controls, and accessing readily accessible areas, in accordance with this Standards of Practice.
inspected property: The readily accessible areas of the buildings, site, items, components and systems included in the inspection.
inspection report: A written communication (possibly including images) of any material defects observed during 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: Describes the method by which certain devices (such as thermostats) can be operated by ordinary occupants, as they 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: A system or component that, in the judgment of the inspector, is 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 (verb form): To express, communicate or provide information in writing; give a written account of. (See also inspection report.)
representative number: A number sufficient 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 and 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.
