Here’s some of the great things people have been saying
Vitantonio Ranieri
Client
Review left on 04/05/23
Sonia Bourgeois
Agent
At this point I don’t know the outcome of the inspection. I do know that Tyler and Christina , the inspectors, did an amazing job. They are kind and respectful. It was very nice to meet them. Thank you
Review left on 04/03/23
Penelope Eden
Agent
Review left on 04/02/23
Leann phelps
Client
Great job
Review left on 04/01/23
Steven Lindstrom
Client
Review left on 03/31/23
Diana Shelton
Agent
Tyler and Kristina did a wonderful job! They arrived early and were extremely professional and thorough.
Review left on 03/30/23
Paul Cuticchia
Client
Review left on 03/22/23
Traci LeVines
Agent
Review left on 03/22/23
Robert Bonitz
Client
Review left on 03/19/23
Kirsten Nyquist
Client
Review left on 03/19/23
Traci LeVines
Agent
Tyler & Christina are amazing. One time with reports same day! I would highly recommend Gulf Coast Inspections!
Review left on 03/14/23
Kyle Brewer
Client
Review left on 03/13/23
Scott Geisler
Client
Tyler was extremely professional and courteous. He was early on both occasions and worked to respect the property each time. He explained what he was doing and what his findings were as well as provided the report within minutes. I am using him again next week for a different property and plan on recommending him and GulfCoast to anyone that mentions needing a home inspection of any kind completed.
Review left on 03/09/23
Tara Shoop
Client
Tyler and Kristina did a great job! Love working with them. 🙂
Review left on 03/02/23
Ashley Cristofano
Client
Very thorough. Took the time to walk through and explain each find and how it would effect each aspect of the home.
Review left on 02/28/23
Benjamin Westergaard
Agent
Review left on 02/28/23
Tara Shoop
Client
Did a great job as usual!
Review left on 02/24/23
Heather Panek
Agent
Review left on 02/24/23
Maureen Greif
Agent
Review left on 02/16/23
Robert Curtis
Client
Very Professional. Great work. Shows up at agreed time.
Review left on 02/13/23
Jennifer Shupe
Client
Review left on 02/12/23
Heather Panek
Agent
Review left on 02/12/23
Heather Panek
Agent
Review left on 02/11/23
Nick Lovely
Client
Review left on 01/31/23
Rebecca Kuhfeldt
Client
Polite knowledgeable
Review left on 01/25/23
Francheska Herrera
Agent
Review left on 01/25/23
Myriam Bednarek
Client
Review left on 01/23/23
Lou Asack
Agent
Review left on 01/23/23
Neil Wheaton
Client
Highly recommend
Tyler Book was on time, performed a detailed inspection and emailed results within a few minutes of completing the inspection.
Review left on 01/20/23
Greg Domoleczny
Client
Inspector was very professional and on time. He did a great job!
Review left on 01/18/23
Jonathan Davis
Agent
Fantastic and professional service. I highly recommend.
Review left on 01/18/23
Stephanie Stringer
Client
Review left on 01/16/23
Mike Bolock
Client
Review left on 01/13/23
Ashley John
Client
Review left on 01/06/23
Rita Slane
Client
Review left on 01/05/23
Diane MacLennan
Client
Review left on 12/30/22
Stephen Ashton
Client
Quick, responsive and helpful.
Review left on 12/28/22
Laurie Sullivan
Client
Review left on 12/25/22
Jean Clarke
Client
Review left on 12/23/22
Tony Harrison
Client
Review left on 12/19/22
Paul Hutchison
Client
Review left on 12/19/22
Tyler Fore
Client
Review left on 12/14/22
Jacqueline Levy
Client
Professional and Quick Service.
Review left on 12/14/22
Diana Warren
Client
Review left on 12/10/22
Diana Warren
Client
Review left on 12/10/22
Deborah Alleyne
Client
Reliable, flexible, professional, completed all reports almost immediately!
Review left on 12/06/22
Erika Schmidt
Client
Review left on 12/05/22
Elisha Alvarez
Client
Review left on 11/30/22
Victor Morella
Client
First class on time on target very professional and detailed.
Review left on 11/30/22
Traci LeVines
Agent
Tyler is the best at his profession! Prompt to respond & delivers reports same day! I would highly recommend Tyler & Christina!
Review left on 11/29/22
Denise Gill
Client
Professionally done and efficient
Review left on 11/25/22
Marcus Howard
Agent
they were great easy to set appointments and they show up early.
Review left on 11/25/22
Sheila Brown
Client
Tyler is very detailed and is a master at his profession. As he inspected the home he explained the findings and concerns. Thank you for your service Tyler!!
Review left on 11/23/22
Susan Ritchie
Client
Very professional & helpful & knowledgeable.
Review left on 11/22/22
Patrick Meehan
Client
Mr. Book did his inspection professionally, honestly, with a friendly manner, and with integrity.
He answered all of my questions directly and did not try to “upsell” me on anything.
I feel the price I paid for the wind mitigation inspection was fair market price.
I recommend him to anybody.
Review left on 11/21/22
Bill Funcheon
Client
Review left on 11/21/22
Lou Asack
Agent
Tyler was very efficient and took time to answer all our questions
Review left on 11/19/22
Mary Wise
Client
Review left on 11/19/22
Rae DiCapua
Client
Very polite, courteous and professional.
Review left on 11/18/22
Ollie Manhertz
Agent
Review left on 11/17/22
Delaney Driver
Client
Tyler was amazing! He was super responsive and came the next day after we called him. He also accommodated his schedule so that my boyfriend could be there for it. He really took his time to make sure that nothing was missed. The value is in the price and I felt so comfortable having him be the one to inspect our place. Would recommend again and again!
Review left on 11/17/22
JAMES HAYES
Client
Review left on 11/12/22
Garold Williams
Client
Very courteous. thorough, and professional.
Review left on 11/08/22
Anthony McFadden
Client
The inspector was prompt and efficient…Receive final report in less than 30 minutes!
Review left on 11/04/22
Jaime Morris
Client
Professional and thorough. Great People
Review left on 11/03/22
Jessica Getgen
Agent
As always Tyler and his team are incredibly thorough, taking the time to explain each concern of my clients in detail, leaving with no questions unanswered. He is timely, and easy to get ahold of in this busy business.
Review left on 10/23/22
Mikayla Mykytyn
Client
Very helpful and gives thorough inspection!
Review left on 10/23/22
Jim Smeaton
Agent
Fast, professional, and knowledgeable.
Review left on 10/19/22
Mary Baker
Client
Review left on 10/18/22
Paul Witek
Client
Thorough, high value service.
Review left on 10/16/22
Elizabeth Toledo
Client
Review left on 10/16/22
Sarah Beougher
Client
Review left on 10/12/22
Lindsey Van Deilen
Agent
Review left on 10/12/22
Kim Askew
Client
Review left on 10/04/22
Lindsey Van Deilen
Agent
Always a good experience working with Tyler. Very thorough, great communication, and easy to schedule. Will definitely use them again in the future.
Review left on 10/03/22
Holly Viola
Client
Very thorough! saved me a lot of money!
Review left on 09/22/22
April Elliott
Client
Review left on 09/19/22
Ernest Lee
Client
Review left on 09/14/22
James Parry
Client
Review left on 09/12/22
Danny Adkins
Client
Review left on 09/08/22
Lisa Landy
Client
Review left on 09/01/22
Lindsey Van Deilen
Agent
Tyler was wonderful to work with. He was flexible with timing, great with communication, and was very thorough with his inspection. I will definitely use him again!
Review left on 08/31/22
Paul Hutchison
Client
Review left on 08/23/22
Peter Fey
Client
Review left on 08/18/22
Penelope Eden
Client
Review left on 08/11/22
Skye Logan
Agent
Another pleasant experience from Tyler and Kristina. Very on-point and thorough inspection reports.
Review left on 08/11/22
Jessica Getgen
Agent
Ease of scheduling, on time to meeting and turn around time is wonderful. As always, a great team to work with.
Review left on 08/02/22
Maria Svensson
Client
Review left on 07/31/22
Skye Logan
Agent
Super fast response time, and definitely in getting the report in. Super awesome. I haven’t looked over it yet, but I’m sure it is thorough.
Review left on 07/30/22
Maria Svensson
Client
Review left on 07/27/22
Jessica Trese
Client
Review left on 07/25/22
Tami Taylor
Client
Review left on 07/22/22
David Poole
Client
Review left on 07/21/22
Edwin Pinzon
Client
Detail report and informative
Review left on 07/13/22
Heather Panek
Agent
Review left on 07/12/22
Tammy & Paul Meyer
Client
Review left on 07/11/22
Maria Svensson
Client
Review left on 07/11/22
Chasity Wright
Client
Very thorough reports .. thank you so much
Review left on 07/05/22
Heather Panek
Agent
Review left on 06/27/22
Peter Hinds
Client
Review left on 06/24/22
Judy Brett
Agent
On-time, friendly, professional, and one of the best I have worked with. Judy Brett
Review left on 06/21/22
Steve Cantatore
Agent
Review left on 06/20/22
Leigh Roseman
Client
Review left on 06/05/22
Bonnie Bellinger
Client
Very nice and efficient young man.
Review left on 06/03/22
Penelope Eden
Agent
Review left on 06/03/22
Jessica Getgen
Agent
As always time and time again! Efficient, leaves no stone unturned. Impressed my clients with their attention to every detail in the home. My go to team! Thanks again!
Review left on 06/02/22
Mark & Penni Eggers
Client
Review left on 06/01/22
Jessica Getgen
Agent
Timely, efficient and reliable. Ease and availability of scheduling is exceptional. Diligent in all aspects of inspection process.
Review left on 05/23/22
Lynn Heeran
Client
Very complete, competent inspection. Friendly, accommodating, and great suggestions as well.
Review left on 05/20/22
Bill Easley
Client
Review left on 05/20/22
Paul Krueger
Client
Review left on 05/15/22
John Murray
Client
I was able to schedule an appointment, have them inspect, and get my report all done within 24 hours. Great service!
Review left on 05/13/22
Quy Minh Tang
Client
Great teams, very help full answering everything that you need to know. The best.
Review left on 05/10/22
Jeff Pettit
Agent
Review left on 05/04/22
Daryl Sladek
Client
Great team, very thorough.
Review left on 04/29/22
Michael Ostafinski
Client
Review left on 04/28/22
Traci LeVines
Agent
Tyler & Christina are the best! Always willing to make an inspection happen even at the last minute. They are the first inspectors I call ALWAYS! They are professional, courteous, and prepare a factual non-alarming report! I highly recommend them
Review left on 04/27/22
Sandy Music
Agent
Review left on 04/23/22
Matthew Fishman
Client
Review left on 04/07/22
Heather Panek
Agent
Review left on 04/04/22
Janet Evans
Client
Review left on 04/02/22
Marisa Lembo
Client
Very professional, very thorough inspection! Highly recommend!
Review left on 03/29/22
Maureen Greif
Agent
Review left on 03/28/22
Maria Svensson
Client
Review left on 03/27/22
Jhon Faton
Client
Great
Review left on 03/25/22
Terry & Jane Taylor
Client
Review left on 03/21/22
Jessica Getgen
Agent
Review left on 03/21/22
Tara Seabrook
Agent
Tyler and Kristina have done a couple of home inspections for my clients in the last couple of months. They are very thorough and efficient! I would recommend them to anyone looking to purchase a new home.
Review left on 03/10/22
Frank Bruno
Client
Review left on 03/09/22
Wilson Germosen
Agent
super efficient and quick. great service and price
Review left on 03/05/22
John Desautels
Agent
Review left on 03/04/22
Jeff Pettit
Agent
Review left on 02/27/22
Paul Stscherban
Client
Fantastic job, excellent customer service!
Review left on 02/26/22
Paul Stscherban
Client
Fantastic job, excellent customer service!
Review left on 02/26/22
Benjamin Westergaard
Client
Review left on 02/24/22
Benjamin Westergaard
Client
Review left on 02/24/22
Liborio Musacchia
Client
Review left on 02/11/22
Traci LeVines
Agent
Tyler & Kristina are the best! They accommodate inspection requests even at the last minute! I have always had great results & they present the facts without being alarming! I would highly recommended them!
Review left on 02/08/22
Ratheesh Richard
Client
They were able to complete an inspection on very short notice to meet the terms of the contract.
Review left on 02/07/22
Heather Panek
Agent
Tyler is awesome! I use him on all of my inspections !
Review left on 02/06/22
Gaetano Falzarano
Client
Review left on 01/29/22
Ken Meszaros
Client
Review left on 01/28/22
Kathryn James
Client
Very detailed and thorough inspection!
Review left on 01/28/22
Leslie Griffin
Agent
Review left on 01/28/22
Bob Pileggi
Agent
Review left on 01/22/22
Robbin Williams
Client
Review left on 01/16/22
Bill Blaszynski
Agent
Efficient and great job
Review left on 01/13/22
Heather Panek
Agent
Review left on 01/12/22
Jason Caceres
Client
Tyler and his crew were super thorough and professional. They were happy to answer any questions and provided a lot of explanation. Highly recommend!
Review left on 01/01/22
JAMES DATES
Client
Great personality. Thorough and explained everything. Plus, very prompt.
Review left on 12/17/21
CHAD CORNELL
Client
Review left on 12/17/21
James Freeman
Client
Review left on 12/17/21
Taron Lexton
Client
Review left on 12/10/21
Crystal Berry
Client
Review left on 12/08/21
Ruben Ochoa
Client
Great team, very puntual and professional.
I highly recommend Tyler.
Ruben Ochoa
Review left on 12/07/21
Jody & Luis Perez
Client
Review left on 11/15/21
Skye Logan
Agent
Timely done. Professional pleasant team.
Review left on 11/12/21
John Comas
Client
Review left on 10/29/21
Tom and Cathy Franks
Client
Review left on 10/27/21
Shirley Jervis
Client
Review left on 10/26/21
Natalie Gallays
Agent
Love working with Gulf Coast Inspections. Very thorough and knowledgeable team. Joy to work with!
Review left on 10/21/21
Heather Panek
Agent
Review left on 10/06/21
Dennis Brownlee
Client
Excellent job and very thorough. The only thing I would add is to include the room name on the photos where repairs are noted; otherwise very happy !!!
Review left on 10/06/21
Skye Logan
Agent
Review left on 09/22/21
Taron Lexton
Client
Review left on 09/21/21
Laurie and Bob Walton
Client
Review left on 09/17/21
Virginia Cachon
Agent
Review left on 09/17/21
Scott Solary
Client
Review left on 09/15/21
Erica Field
Client
Review left on 08/31/21
Karen Moeller
Client
Review left on 08/28/21
Skye Logan
Agent
Always swift, thorough and my buyers have never had a complaint about him, reports, etc.
Review left on 08/28/21
Bob Pileggi
Agent
Review left on 08/26/21
Jimmy Hall
Client
Review left on 08/17/21
Bob Pileggi
Agent
Review left on 08/15/21
Vlad Langman
Client
Review left on 08/14/21
Lindsay Albert
Agent
He is awesome. Very helpful and honest.
Review left on 08/13/21
David Bill
Client
Review left on 08/10/21
Cheri Riley
Agent
Review left on 08/06/21
Vicky Koehlke
Agent
Review left on 08/02/21
Bob Pileggi
Agent
Review left on 08/01/21
James Freeman
Client
Review left on 08/01/21
Adam Rusin
Client
Review left on 07/28/21
Rosie Lopez
Client
Their punctuality is outstanding, very thorough on all details on inspection. Super professional. Highly recommended
Review left on 07/28/21
Megan King
Client
Tyler did such a great job. He was available on short notice and provided a thorough, easy to read and comprehend report. I would recommend Gulf Coast Inspections to anyone!
Review left on 07/14/21
Kimberlee Messner
Client
Review left on 07/03/21
Marcia Trujillo
Client
Review left on 07/02/21
Gayle Laymon
Client
He was very friendly and informative. Super easy to work with!
Review left on 07/01/21
Rosie Lopez
Client
Review left on 06/29/21
James Freeman
Client
Review left on 06/20/21
Bob Pileggi
Agent
Review left on 06/13/21
Skye Logan
Agent
Professional, thorough, fast. 🙂
Review left on 06/04/21
Nicki McKiernan
Agent
Review left on 05/27/21
Irene Lis-Planells
Agent
Review left on 05/20/21
Thomas Russo
Client
Review left on 05/19/21
Michael Kelley
Client
Review left on 05/18/21
Sherry Gao
Agent
Review left on 05/12/21
Holland Binford
Client
Tyler is great! He’s trustworthy, super detailed and very helpful at answering all of our questions. I am a repeat customer (twice now) and would continue to use him without a doubt.
Review left on 05/08/21
Jimmy Hall
Client
Review left on 05/07/21
Vicky Koehlke
Agent
Review left on 05/07/21
Moe Adams
Client
Review left on 05/07/21
Mark and Beth Flanigan
Client
Review left on 05/03/21
Traci LeVines
Agent
Review left on 04/30/21
Maudie Engel
Client
Tyler was punctual, friendly, took time explaining what he was inspecting & detail report as to what we should improve on, I was very pleased with his service.
Review left on 04/24/21
Tom Steck
Agent
Review left on 04/22/21
Gary Rayward
Client
Review left on 04/22/21
Nicki McKiernan
Agent
Review left on 04/21/21
Raf Castellanos
Client
Gulf Coast did an excellent and thorough inspection on a multifamily property that we were considering. Their inspection was so thorough that it saved us from entering into a potential bad deal. Tyler was a true professional and a pleasure to work with. Thank you so much
Review left on 04/16/21
Mark Banks
Client
Review left on 04/16/21
Aaron Hunt
Agent
Review left on 04/01/21
Alicia Warburton
Agent
Did a great job, and report was provided within hours of inspection.
Review left on 03/31/21
Josh Zanow
Agent
Review left on 03/30/21
Brennan Hervey
Client
Very responsive and helpful. Same day results with very good information.
Review left on 03/29/21
Kristine Parton
Client
Review left on 03/27/21
Penelope Eden
Agent
Review left on 03/16/21
Lydia Acevedo
Client
Professional, friendly, easy to work with.
Jay Jadofsky
Review left on 03/16/21
Frank Adis
Client
Review left on 03/15/21
Ashlyn Dobson
Agent
Review left on 03/15/21
Ashlyn Dobson
Agent
excellent, professional, and friendly!
Review left on 03/15/21
Penelope Eden
Agent
Review left on 03/11/21
Chris Minor
Client
Review left on 03/09/21
Paul Kuper
Client
Very thorough, great job
Review left on 03/02/21
Angela Smith
Client
Review left on 03/01/21
Mark and Beth Flanigan
Client
Review left on 02/28/21
Traci LeVines
Agent
Review left on 02/27/21
Ciera Ellis
Client
Review left on 02/26/21
Patty Pyle
Client
Review left on 02/18/21
Jesse Curtis
Client
Review left on 02/17/21
Paula Rivas
Client
Review left on 02/13/21
Melissa Jones
Agent
Review left on 02/08/21
Cindy Wenban
Client
Review left on 02/07/21
Vince Titara Arlene Diefenbach
Client
Review left on 02/06/21
Stephen Zweibach
Client
Review left on 02/05/21
Karen and Bruce Senn
Client
Review left on 02/05/21
Jon Brewster
Client
Review left on 02/04/21
Traci LeVines
Agent
Review left on 02/04/21
Penelope Eden
Agent
Thanks Again !
Review left on 02/02/21
Gayle Laymon
Client
Review left on 02/01/21
Oleg Leibman
Client
Review left on 01/29/21
Penelope Eden
Agent
Great Team – timely, thorough and great attitudes – will definitely use them again !
Review left on 01/19/21
Jeff Pettit
Agent
As a Realtor I’m looking for courtesy, knowledge and professionalism. The inspection was done with all those present. I look forward to seeing Gulf Coast Inspections on any of my transactions.
Review left on 01/19/21
Melissa Jones
Agent
Review left on 01/18/21
Robert Larsen
Agent
Review left on 01/14/21
Michael Van Meurer
Client
Review left on 01/09/21
Bianca Lorenzo
Agent
The Buyer was very impressed with how thorough Tyler and his partner were. They had advanced technology that made for accurate reading and took up less time. The report was given to us the same day. We will definitely use them again.
Review left on 01/07/21
Daryn Perkins
Client
Review left on 01/06/21
Melissa Jones
Agent
Review left on 12/30/20
Cailen Grady
Client
Review left on 12/23/20
Minerva Vasquez-Farmer
Client
Review left on 12/21/20
Nicki McKiernan
Agent
Review left on 12/17/20
Robert Laman
Client
Review left on 12/16/20
Brandon Edge
Client
Review left on 11/25/20
Lily Benitez-Sims
Agent
Review left on 11/24/20
Traci LeVines
Agent
Review left on 11/06/20
Chris Alfarone
Client
Tyler was great! Professional, concise, and efficient. Couldn’t recommend more.
Review left on 11/04/20
Maureen Greif
Agent
Review left on 11/04/20
Dan McKnight
Agent
Review left on 10/21/20
Keith & Dawn Grell
Client
Inspection is very thorough and well executed, one suggestion that I would make is to give a little more clarification on the heat and cold detection used to inspect the furnace/air. I clearly see that the image is red or blue but there is no reference of performance ie. normal or below normal, etc. Great report and very quick turn around. Thanks!
Review left on 10/21/20
Traci LeVines
Agent
Gulf Coast Inspections is a first class operation. I would highly recommend Tyler to anyone looking for a quality home inspection. He is polite, shows up on time & provides reports same day in most cases! 5 Stars for Tyler!!!!
Review left on 10/20/20
Anna Cruz-Diaz Alexander Avila-Rodriguez
Client
Review left on 09/21/20
Diana Sames
Agent
Review left on 09/17/20
Kat Stover
Client
Very professional and friendly, explained everything I needed to know!
Review left on 09/17/20
Timothy Walker
Client
Review left on 09/07/20
Kisha Linebaugh
Agent
Review left on 09/02/20
Amanda Campbell
Client
Tyler was very helpful and thorough! Pleasant experience all the way around
Review left on 08/31/20
Dana Garvin
Agent
Review left on 08/31/20
Harlan & Carrie Hall
Client
Review left on 08/24/20
Marie Ewing
Client
Review left on 08/21/20
Haike Abraham
Agent
Tyler is an outstanding inspector with a great eye for detail. Great communication and timely.
Review left on 08/20/20
Traci LeVines
Agent
Tyler went above & beyond to accommodate a last minute (within 12 hours) inspection request! He was gracious, kind & extremely knowledgeable. The buyer’s felt very comfortable & assured by the inspection provided . I would definitely recommend Gulf Coast Inspections to anyone needing a fair & honest home inspection!
Review left on 08/18/20
Jim & Emily Benedick
Client
Review left on 08/18/20
Greg Thompson
Client
Great job Tyler!!
Review left on 08/12/20
Nicki McKiernan
Agent
Review left on 08/12/20
To schedule your inspection online, first start by selecting your county.
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.
